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HomeMy WebLinkAbout2024-09-05 Planning Commission Agenda PacketCorcoran Planning Commission Agenda September 5, 2024 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum – Public Comment Opportunity 5.Minutes a. Minutes – August 1, 2024, Meeting* 6.New Business a.Public Hearing. Domino’s Site Plan, CUP, VAR (City File 24-018). i.Staff Report ii.Open Public Hearing iii.Close Public Hearing iv.Commission Discussion & Recommendation b.Public Hearing. Slabaugh Preliminary Plat & VAR (City File 23-029) i.Staff Report ii.Open Public Hearing iii.Close Public Hearing iv.Commission Discussion & Recommendation 7.Reports/Information a.Other Business b.Planning Project Update* c.City Council Report* – Council Liaison Vehrenkamp 8.Commissioner Liaison Calendar Suggested City Council Meetings 9/12/2024 9/26/2024 10/10/2024 10/24/2024 11/14/2024 11/25/2024 Kozicky Brummond Lind Yang Brummond Hargeaves 9.Adjournment HYBRID MEETING OPTION AVAILABLE The public is invited to attend the regular Planning Commission meetings at City Hall. Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 305 224 1968 US Enter Meeting ID: 847 1826 9472 Video Link and Instructions: https://us02web.zoom.us/j/8471826 9472 Or visit http://www.zoom.us and enter Meeting ID: 847 1826 9472 *Please note in-person comments will be taken at the scheduled meeting where noted. Comments received via email to the City P lanner (dklingbeil@corcoranmn.gov) or via public comment cards will also be accepted. All email and public comment cards must be received by the 4PM of the day before the meeting. For more information on options to provide public comme nt visit: corcoranmn.gov Corcoran Planning Commission Minutes August 1, 2024 - 7:00 pm The Corcoran Planning Commission met on August 1, 2024, in Corcoran, Minnesota. All five Planning Commissioners were present in the Council Chambers. Members of the public were able to participate in-person and monitor the meeting through electronic means using the audio and video conferencing platform Zoom. Present: Commissioners Brummond, Hargreaves, Kozicky, Lind, and Yang were all present at the start of the meeting. Also present: Community Development Director Davis McKeown, Planner Klingbeil, and Council Liaison Vehrenkamp. 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion made by Lind, seconded by Kozicky, to approve the agenda for the August 1, 2024, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). 4. Open Forum (none) 5. Minutes Commissioner Lind noted an error in the minutes template that listed three commissioners present when is should have noted that all five were present. Motion made by Brummond, seconded by Hargreaves, to approve the July 2, 2024, Planning Commission Minutes with the noted change to the number of commissioners present. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). 6. New Business – Public Comment Opportunity a. Public Hearing. Jay Brown Garage CUP. (City File No. 24-019) i. Planner Klingbeil presented the Staff Report. ii. Public Hearing Motion made by Hargreaves, seconded by Lind, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). iii. Commission Discussion & Recommendation – Commission discussion included an acknowledgement from Kozicky that the proposed location for the structure is screened by trees and is not visible from Oakdale Drive; Hargreaves asked the applicant their reason for the additional sidewall height; Lind acknowledged the applicant’s previous inquiry which led to an amendment of the zoning ordinance for eave and overhang requirements; Brummond made a not that the City has begun to consider processing these requests through the administrative permit process. Motion made by Brummond, seconded by Hargreaves, to recommend approval of the Conditional Use Permit for Jay Brown’s accessory structure. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). b. Public Hearing. Rural Commercial Development Rights Zoning Ordinance Amendment (City File No. 23-023) i. Staff Report – Staff Report was presented by Community Development Director Davis McKeown. ii. Public Hearing 1. Josh McKinney, 11900 Vagabond Ave N, Plymouth, asked if there was a maximum building area associated with each development right. Motion made by Brummond, seconded by Kozicky, to close the Public Hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). iii. Commission Discussion & Recommendation – Commission discussion included an inquiry from Lind regarding the transferability of development rights and property owners ability to sell their rights; Lind asked if there were more efficient methods rather than requiring parcels in the TCR to be rezoned; Kozicky noted a formatting error in the preferred uses table in the attached survey results; Brummond expressed appreciation for the visual aid that came with the survey results as well as disappointment in losing the Agricultural zoning district. Motion made by Lind, seconded by Hargreaves, to recommend approval of the draft ordinance amending sections of the zoning ordinance as it relates to the development rights program, as well as the draft resolution supporting the findings of fact. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0). c. Hope Meadows PUD Amendment (City File No. 24-025) i. Staff Report – Staff Report was presented by Community Development Director Davis McKeown. ii. Commission Discussion & Recommendation – Commission Discussion included comments from the applicants, Josh McKinny, Mark Anderson, and Brian Lother. During the discussion, McKinny discussed the difference between the current application and the preliminary application, the higher quality of villa and townhomes, loss of density, and trying to clean up the conditions of approval from the preliminary PUD; Lind asked for the benefits of the preliminary application to be presented, Mark Anderson, discussed the benefits which included: a trail tunnel under County Road 116, trunk sewer line installation on the northeast side of County Road 116, and additional Right-of-Way conveyed from the development; Community Development Director Davis McKeown added that the PUD would add public pathways, increase housing variety, lower density for other parts of the city, and provide right-of-way access to a private lot north of the development; Community Development Director Davis McKeown also noted that the applicant dedicated part of the development area for the water tower site; Brian Lother discussed the church’s history owning the lot to the north, which included a 20 ft. easement at the time of selling, which is now a 50 ft. right-of-way easement; Kozicky inquired on the purpose of public pathways through parking areas and the tree cover screening along the northern boundary of the development site; Community Development Director Davis McKeown noted that the applicant is proposing a fence in addition to the proposed trees for additional screening; Brian Lother discussed the location of the denser uses being placed further away from existing residential parcels; Kozicky inquired about the neighborhood feedback from the application; Hargreaves asked if the senior living building was designed at that point and whether Hope Way could be realigned; Hargreaves asked for clarification between the rowhomes and the townhomes; Hargreaves asked about reducing the number of parking spaces; Planner Davis McKeown noted that a parking study was conducted, which found that a reduction in parking will likely cause users to park elsewhere in surrounding neighborhoods; Lind proposed the idea of reducing the number of buildings in the development; Brummond noted the discussions regarding parking requirements at the State; Josh McKinny discussed the entitlements of the preliminary plat, and the variability that the final design of this phase may change; Kozicky discussed other areas of the metro in-filling; Brummond asked about the possibility of restricting the easement to only utility and not right-of-way; Lind expressed concerns surrounding the safety of the intersection of Hope Way and County Road 116, and the lack of benefits proposed to improve the intersection; Mark Anderson discussed the additional turn lanes at this intersection and the intersection of County Road 116 and County Road 30 that will be installed with the development; Councilor Vehrenkamp noted the Council’s previous discussions with the County Commissioner regarding the County Road safety in Corcoran. Motion made by Brummond, seconded by Kozicky, to recommend approval of the PUD Amendment for Hope Meadows. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0) 7. Reports/Information a. Other Business – None. b. Planning Project Update* - None. c. City Council Report* – Council report included a discussion regarding the removal of the Council Liaison requirements for the Commissioners, and the potential increase in work sessions with the Council. 8. Commissioner Liaison Calendar City Council Meetings 8/8/2024 8/22/2024 9/12/2024 9/26/2024 10/10/2024 10/24/2024 Yang Hargreaves Kozicky Brummond Lind Yang 9. Adjournment Motion made by Brummond, seconded by Lind, to adjourn the August 1, 2024, Planning Commission meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Yang. (Motion passed 5:0) The meeting adjourned at 8:40 pm . Page 1 of 14 STAFF REPORT Agenda Item 6a. Planning Commission Meeting: September 5, 2024 Prepared By: Dwight Klingbeil Topic: Domino’s Site Plan, Conditional Use Permit, and Variance 20115 and 20121 County Road 10 (PID 23-119-23-43-0003 & 23-119-23-43-0004) (City File No. 24-027) Action Required: Recommendation 1. Application Request Strack Construction Company on behalf of College Town Pizza requests approval of a Site Plan, Conditional Use Permit, and Variance for a take-out only Domino’s pizza at 20115 and 20121 County Road 10. 2. Background Concept Plan Council reviewed a conceptual version of this application at the May 21, 2024, regular meeting. Council provided feedback on the color choice of the façade and expressed general support of a sign variance request to allow for additional wall signage in lieu of a freestanding sign. Lot Consolidation The current condition of the site consists of two separate properties, 20115 County Road 10 (the former location of the 10-50 Club) and 20121 County Road 10 (the former location of the Corcoran Meat Locker). In order to develop a drive-through restaurant on this site, the applicant requested approval of a lot consolidation. Section 926 of the City Code allows lot consolidations to be approved administratively. Staff reviewed the application and found that it satisfied the requirements for the consolidation. Staff administratively approved this portion of the request on July 16, 2024. The applicant must record the lot consolidation with Hennepin County for the approval to be finalized. 3. Context Zoning and Land Use Figure 1 Site Location Page 2 of 14 The two parcels, with a combined total 0.52 acres, are guided Commercial in the Comprehensive Plan and zoned Neighborhood Commercial (C-1). The property is in the Southeast District. The site includes the two buildings for the previous uses: the Corcoran Meat Locker and the 10-50 Club. Surrounding Properties The properties to the north, east and south are also guided Commercial and zoned C-1. The property to the west is the City Park, which is guided Parks/Open Space and zoned Public Institutional (P- I). Natural Characteristics of the Site The Comprehensive Plan identifies no significant natural features on site. However, the west parcel is entirely in the shoreland overlay district (unnamed creek Henn_9228, located on the park property) and a portion of the east parcel is also in the district. 4. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, and City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo, and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a site plan and conditional use permit is limited to whether the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan and/or conditional use permit. The City has a higher discretion with a variance, as the burden of proof is on the applicant to show that the variance standards have been met. Conditions can be applied to mitigate the impact of granting the variance. B. Consistency with Ordinance Standards Figure 2: Zoning Map Page 3 of 14 Site Plan The request is for approval of a site plan for a take-out only Domino’s restaurant in the C-1 district. The proposal includes a 1,125 square-foot building on a 0.52-acre lot, with a drive-through and off-street parking spaces. Lot Analysis Lot standards for the C-1 district are as follows: Minimum lot area: Single-tenant building 25,000 square feet Multi-tenant building 1 acre Minimum lot width 100 feet Minimum lot depth 200 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 25 feet Side 20 feet Rear 20 feet Adjacent to Residential 50 feet Maximum Principal Building Height 35 feet Maximum Building Size 50,000 square feet Maximum Impervious Surface Coverage 80% *Major Roadways are State Highways and County Roads. Figure 3: Site Plan Page 4 of 14 The existing lots do not comply with these standards and are legal, non-conforming. The combined lots will result in a 22,655 square-foot parcel excluding the right-of-way, that reduced the extent of nonconformity in minimum lot dimensions. The proposed impervious surface area would reduce the existing 19,469 square feet of impervious surface area (53.9% lot coverage) to 17,074 square feet (47.3% of lot coverage). Since the degree of nonconformities are decreased by these changes, a variance is not needed. Location and Building Setbacks The proposed building is setback 30 feet from the south property line (along County Road 50) and 51 feet from the northeast property line (along County Road 10). The proposed setbacks along both County Roads do not comply and will require a variance from these standards since this is a new building. The setback from the northwest property line is 46 feet, which complies with the minimum rear setback of 20 feet and eliminates the building encroachment onto the City Park parcel. Parking lot drive aisles are subject to a 100 foot setback from County Road frontages (this can be reduced to 25 feet with additional landscaping) and a 10 foot setback from interior property lines. The drive aisle for the parking lot is setback 5 feet from all sides of the property. There is off-street parking located on the northeast and northwest portion of the property. The parking spaces are setback from the interior northwest property line by 22.6 feet. However, the parking on the northeast portion of the site only has a 5 foot setback from the road easement. A variance is required to allow the drive aisle and parking as shown. Building Size, Height, and Architecture The site currently consists of two structures that have a cumulative footprint of roughly 7,194 sq. ft. The applicant plans to demolish these two structures and construct a 1,120 sq. ft. building. The design for the building plan features a flat roof with three staggered heights. At its tallest point it is 20 ft., which complies with the 35 ft. height limit for the C-1 district. The building is unique as there is no customer access to the building. Customers will either approach the drive- through on the south or the walk-up window on the north. The building materials consist of coal colored stone, prefinished slate lap siding, metal accents, black fiber cement siding, and vinyl siding around the cooler. City Code allows for stone, lap siding, and fiber siding for building materials. City Code also allows for metal siding so long as it does not exceed 20% wall coverage in Figure 4: Building Rendering Page 5 of 14 non-residential districts. Other materials may be allowed if deemed appropriate by the Zoning Administrator. The proposed materials comply with City standards. Parking & Drive Aisle Under Section 1060 of the Zoning Ordinance, the minimum number of parking stalls required for a restaurant with a floor area of 963 sq. ft. is 8. The site plan shows 13 parking stalls, which complies with the minimum requirements of the zoning ordinance. However, the submitted plans do not comply with the minimum dimension requirements for parking stalls. The parking stalls on site have an angle of 60 degrees, which requires a stall width of 10.33 ft, stall length of line of 22’, stall depth of 19’, and a drive aisle width of 16 ft. The plans submitted by the applicant show parking stall dimensions of 9 ft., stall length of line of 21 ft, dimension the parking stall width of 9 ft, stall length of line of 21’, and a drive aisle that is less than 16 ft. in certain spots. A variance is required to allow the proposed parking dimensions. Access The plan shows a single access point onto County Road 10. This replaces two existing access points on County Road 10 and two on County Road 50. Additionally, the proposal will remove on-street parking on County Road 10 and provide off-street parking for employees and customers. An infrastructure feasibility study for this project was completed in June of this year. This study found that the consolidation of access points was a significant improvement over the current conditions of the site. Additionally, with County Road 50 having a stopped condition at the intersection with County Road 10, it is the preferred street for the entrance location. The site does not offer much space for vehicles to que in line for the drive-through. However, unlike the typical drive-through, the proposed restaurant would not allow drive up orders and would require all orders to be placed ahead of time. Because of this, staff does not anticipate queuing with this site to be a concern. Hennepin County will ultimately control and permit the access to the site. Lighting The applicant submitted a photometric plan that does not meet the requirements of the Zoning Ordinance. Section 1060.040 of the City Code restricts the maximum glare of lighting fixtures to 1 foot-candle as measured from the property line. The submitted photometric plan shows some glare exceeding 1 footcandle onto the park property. A condition of approval requires the applicant to submit revised plans that meet zoning standards. The applicant did not provide a specification sheet for the lighting fixtures. Code requires light fixtures and freestanding luminaries to have a cutoff angle that is 90 degrees or less. Additionally, the height limit of freestanding luminaries is either 30 ft. or the height of the roofline of the principal building, whichever is less. The building is shown to be 20 ft. at its highest point. Therefore, exterior lighting cannot be taller than Page 6 of 14 20 ft. A condition of approval will require the applicant to submit a lighting plan that details the type of light, cutoff angle, and height that complies with Section 1060.040 of the City Code prior to issuance of a building permit. Landscaping The site is subject to the landscape standards in Section 1060.070 which requires the following: • One overstory tree per 1,000 sq. ft. of gross building floor area or one tree per 50 lineal ft. of site perimeter, whichever is greater. The site perimeter is 740 ft., which would require 15 overstory trees to be planted on site. The plan shows 18 overstory trees. • One understory shrub for each 300 sq. ft. of building or one tree per 30 lineal ft. of site perimeter, whichever is greater. The site perimeter is 740 ft., which would require 25 shrubs to be planted. The plan shows a total of 31 understory shrubs. Of the trees planted, code requires no more than 33% of the required number of trees to be one species. The landscaping plan shows one species of coniferous and three species of deciduous trees. The applicant will be required to specify the quantity of each species to be planted. Additionally, the landscaping plan indicates the planting of coniferous shrubs that have a maturity height of 12-15 inches. The minimum plant size requirements for shrubs shall be 3-4 ft. high. The applicant must revise the landscaping plan to meet this requirement. Signage The applicant submitted two sign plans for the site. The first sign plan includes a 32 sq-ft tile and a 55.49 sq ft sign on the north façade of the building. These signs would cover 7.2% of the wall face, where 10% is allowed. Additionally, Sign Plan Option 1 also includes a 64 square foot, 16’ tall freestanding sign on the corner of County Road 50 and County Road 10. Code allows a freestanding sign on the site, but this creates a less-than-ideal situation near the corner of two County Roads. Alternatively, the applicant submitted an additional sign plan, which removes the freestanding sign, reduces the area of the wall signs on the north façade to 44.5 square feet (3.66% of building face), and adds wall signs on the south (44.5 square feet, 3.66% of building face) and east (15.76 square feet or 5.32% of building face) facades. Chapter 84 of the City Code only allows an individual wall sign on the primary face of the building, so this alternate sign plan would require approval of a variance from these standards. Figure 5: Freestanding sign from option 1 Page 7 of 14 Grading and Drainage City Engineers had a chance to review the submitted grading plan and have incorporated their comments into the attached staff report. In their review, they recommended that that drainage swales maintain a minimum slope of 2%. The grading shown in the swale on County Road 50 is shown to be 1.31%, engineers recommend incorporating an additional drain tile for these flatter areas. It was also noted that the drainage along County Road 10 will need to be reviewed more extensively, as the area appears to be flat and may trap water. The complete analysis of the grading and drainage of this proposal can be found in the engineering memo dated August 22, 2024. Refuse Section 1060.020 requires all exterior storage of trash/garbage to be in an accessory building enclosed by walls and roof or in closed containers within a totally screened area. The applicant’s site plan and renderings include a trash enclosure west of the building with doors facing north. This complies with the applicable screening requirements for refuse. Conditional Use Permit to allow a Drive-Through business Drive-through businesses are allowed as a conditional use in the C-1 district. Section 1070.020 of the Zoning Ordinance outlines general evaluation criteria for CUPs. In order to grant a CUP, the CUP standards of Section 1070.020 Subd. 3 must be met: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. Granting the CUP for a new take-out only Domino’s restaurant aligns with Goal 3 of the Land Use Chapter in the 2040 Comprehensive Plan, which is to create new land use opportunities to expand and diversify the City’s tax base by encouraging new commercial development. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. Figure 6: Requested wall sign flexibility from option 2 Page 8 of 14 The establishment, maintenance, or operation of the use will promote and enhance the public welfare as it will revitalize a neighborhood commercial site at the intersection of two county roads. The use also provides several improvements compared to the current site. The requested use would eliminate on-street parking along County Road 10, eliminate non-conforming building setback from the northwestern property line, and would eliminate building encroachment onto City Park property. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Assuming the recommended conditions of approval are adopted, staff does not find reason to believe the CUP for the drive-through would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the conditional use will likely not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed commercial use as confirmed in the feasibility study completed for the project. The applicant shall be responsible for improvements to accommodate the site. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The site generally conforms to the applicable regulations of the C-1 district. While variances are requested and required, the proposed use will allow for several improvement to the existing conditions on a site that is challenging due to its triangular shape and county road frontages on two of three sides. Additionally, the direct access on to a County Road is ideal for the proposed use. Page 9 of 14 g. The conditional use and site conform to performance standards as specified by this Chapter. The conditional use and site generally conform to the performance standards found within the Zoning Ordinance. Areas of the site that do not conform to required performance standards will need to be addressed with a variance. A condition of approval for the CUP is that the proposed variances are either granted or plans must be revised to conform to the Ordinance as written. In addition to the CUP standards, drive-through businesses must also comply with the standards found in Section 1060.060 Subd. 12: a. The business shall be located on a site with direct access to a minor arterial street, collector or service road. The business will have direct access to County Road 50, which is a minor connector road and meets this standard. b. Drive-Through Lanes: Drive-through or drive-in lanes are not allowed between the building and a lot line that faces a public street. This does not pertain to driveways. The proposed drive-through is in between the building and a public street, and will require approval of a variance. c. All portions of the business with drive through facilities, including but nont limited to, the building in which they are located, service windows and stacking spaces, shall be separated from residentially zoned or guided property by an arterial or collector street or shall be set back at least 300 feet from residentially zoned or guided property. All portions of the business will be setback at least 300 feet from any residentially zoned or guided property. d. The public address or order system shall not be audible from any adjacent residentially zoned or guided property. This type of drive-through does not have a public address system, as orders are placed ahead either online or over the phone. e. Adequate stacking distance shall be provided as determined by the City Engineer, which does not interfere with other driving areas, parking spaces, or sidewalks. Stacking spaces shall not interfere with parking spaces or traffic circulation. Page 10 of 14 The infrastructure feasibility study notes that the business plan requires users to place orders ahead from their phone prior to picking up the order. This will result in vehicles not needing to que to order. The stacking space provided does not interfere with other driving areas, parking spaces, or sidewalks. f. The applicant shall demonstrate that such use will not significantly lower the existing level of service on streets and intersections. Staff has no reason to believe the use will significantly lower the existing level of service on streets and intersections. g. Screening shall be provided of automobile headlights in the drive-through lane to adjacent properties. Such screening shall be at least three feet (3’) in height and fully opaque, consisting of a wall, fence, dense vegetation, berm, or grade change. The landscaping plan provided shows a sufficient amount of trees and shrubs to screen vehicle headlights at the intersection of County Road 50 and County Road 10. However, the applicant must revise these plans to include a different species of coniferous shrubs to meet the minimum height requirement for this screening. h. A bypass lane shall be provided for each drive-through use, allowing cars to leave the drive-through lane from the stacking area. A bypass lane is provided for vehicles to drive around any vehicle queued to pick up their order. Variance for reduced building, parking and drive-aisle setbacks The required building, parking and drive-aisle setbacks along major roads in the C-1 district is 100 feet. The applicant requested a variance to allow a 30-foot and 50-foot building setback, as well as a 5-foot parking & drive-aisle setback. The burden of proof is on the applicant to show that all variance standards from Section 1070.040, Subd. 2(B) are met with their request. A. That there are practical difficulties in complying with the Zoning Ordinance. B. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. Page 11 of 14 C. That the granting of the variation will not alter the essential character of the locality. D. The proposed variance would be in harmony with the general purposes and intent of the ordinance. E. The variance is consistent with the Comprehensive Plan F. The City may impose conditions on the variance to address the impact of the variance. There are practical difficulties in complying with the Zoning Ordinance. The site itself is unique in its shape, as two of its three lot lines front a county roadway. The setback from frontages along major roadways in the C-1 district is 100 ft. At its widest point, the site is 198 ft. wide. This means that the minimum setbacks from each frontage overlap one another, resulting in no buildable space on the site. While the City has a clause that allows setbacks to be reduced with additional landscaping, there is not enough space on the site to accommodate additional landscaping. These conditions are unique to this parcel and were not created by landowners nor the applicant. The granting of the variation will not alter the essential character of the locality, as it would allow the applicant to develop a commercial site on the subject property. This is consistent with the previous use, as well as the guided use in the comprehensive plan. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The intent of the C-1 district is to provide establishment of single and multi- use commercial buildings at major intersections on small neighborhood scale sites where public sewer is available. The request would allow the applicant to develop a commercial restaurant at the intersection of two county roads, which is consistent with the purpose and intent of the ordinance. Variance for Drive-through between the building and County Road 50. Section 1060.060 of the Corcoran City Code prohibits placing drive-through lanes between a building and a lot line that faces a public street. The applicant is requesting approval of a variance from this standard to allow the installation of a drive-through lane on the south side of the property, between the building and County Road 50. Similar to the setback variance request, the burden of proof is on the applicant to show that all variance standards from Section 1070.040, Subd. 2(B) are met with their request. There are practical difficulties in complying with the Zoning and Subdivision Ordinance standards. The site is unique as it only has one lot line that does not face a public street. The site is also limited by where the County is willing to permit access, and the Page 12 of 14 location shown was set through discussions with the County. To allow for stacking, the drive aisle must wrap around the building. While it may be possible to install a drive- through lane on the west side of the property, this would create two possible conflicts with the zoning ordinance. If vehicles in the drive-through are oriented south toward County Road 50, vehicle headlights in the drive-through will shine onto the public road where the access is located. This would violate the standard in code which requires vehicle headlights in drive-throughs to be blocked by screening of a height of at least 3 ft. If the vehicles in the drive-through are oriented north, this may cause a stacking issue for the drive-through lane. The granting of this variation will not alter the essential character of the locality. The proposed variance would be in harmony with the general purposes and intent of the ordinance, as it would allow for a commercial drive-through business in the C-1 district. The variance would allow for development of the site in a manner that is consistent with the commercial uses anticipated in the Comprehensive Plan. The landscaping plan shows landscaping between the drive aisle and County Road 50 to mitigate the impact of locating the drive-through lane between the street and the building. Variance for increased wall signage Chapter 84 of the City Code allows for a single wall sign on the primary entrance and a single freestanding sign, which cannot exceed 64 sq. ft. in copy area and 16 ft. in height. Due to the narrowness of the site, and the possibility of additional right-of-way being taken during future intersection improvement projects, the applicant is requesting a variance from the wall sign limitation to allow wall signage on multiple faces of the building in lieu of a freestanding sign. Again, the burden of proof is on the applicant to show that all variance standards from Section 1070.040, Subd. 2(B) are met with their request. There are practical difficulties complying with the sign standards on this site. Due to site size and location of the site, it is difficult to erect a freestanding sign that is not in the site visibility triangle for the intersection of County Road 50 and County Road 10. These conditions are unique to this site and were not created by the landowners nor the applicant. In order to have an adequate means of business identification, the applicant requests approval of wall signage on multiple faces of the building in lieu of a freestanding sign. Staff has no reason to believe the granting of this variation will alter the essential character of the locality. The proposed variance would be in harmony with the general purposes and intent of the ordinance as it would provide an adequate means of business identification, while protecting the safety and welfare of the public by minimizing freestanding signs that would otherwise be hazardous to vehicles and pedestrians. Page 13 of 14 The City may impose conditions to prevent any unsightly and chaotic signage on the site. These conditions may include: sign copy area, brightness, quantity of wall signs and logo tiles, and restrictions on freestanding signs. Variance from Minimum Parking Dimension Requirements Section 1060.060 of the Corcoran City Code requires parking stalls with angles of 60 degrees to have the following minimum dimensions: 10.33 ft. stall width parallel to aisle, 22 ft. stall length of line, 19 ft. stall depth, and a 16’ aisle width. The applicant is requesting a variance from these standards to allow for a 9 ft. stall width, a 21 ft. length of line, and a minimum drive aisle of 13 ft. in certain spots. There are practical difficulties in complying with the Zoning and Subdivision Ordinance standards. The site is unique in its size and shape, which creates challenges in site layout while maintaining other requirements. The unique shape and size of the site was not created by the landowner or applicant. The granting of the variance will not alter the essential character of the locality, as it is improving the parking conditions of existing nonconforming parking spaces. The proposed variance is in harmony with the general purposes of the ordinance. The proposed variance does not conflict with the Comprehensive Plan, as would provide a sufficient amount of parking for a commercial use on a site that is guided for commercial use. There are several conditions of approval to be added with this variance. The applicant shall provide plans that clearly dimension the drive aisle width at its most narrow point for all three sides of the site. Based on staff measurements, at the narrowest points, the drive aisle width on the northeast side of the property is 15 ft., and the drive aisle width on the northwest side of the property is 13 ft. It is worth noting that the traffic flow on the site will be one-way. Staff has researched other parking design guides and it is not unheard of for drive aisles to be this narrow in one-way lots. With the consideration of the one-way traffic flow and the difficult site constraints, staff is comfortable allowing for the variance with the a condition of approval that the drive aisle on the northeast portion of the property must be at least 15 ft wide. The parking stalls on the northwest side of the property are measured at roughly 55 degrees. Code allows for a minimum drive width of 12 ft. for parking stalls angled at 45 degrees. With consideration of the site constraints, the one-way traffic, and the parking angle between 45 and 60 degrees, staff is comfortable allowing the variance reducing the drive aisle width on this side to 13 ft. with a condition of approval that the drive aisle width on this side of the property by at least 13 ft. wide. Most of the stalls had a width of 9 ft. Staff is comfortable allowing a stall width of 9 ft for parking at the proposed angles. Staff noted at least two stalls that were narrower than that. A condition of approval should require any stall that is less than 9 ft wide be Page 14 of 14 marked as a compact parking spot. Any compact parking spaces shall comply with the compact parking standards found in Section 1060.060 Subd. 4(C.3). Summary Staff reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and finds that the variance standards have been met and recommends approval. However, the Planning Commission can add conditions of approval to mitigate the impact of granting the variances or recommend denial should the Commission find the variance standards have not been met. 5. Recommendation Move to recommend approval of the draft resolutions approving the site plan, conditional use permit, and the variance. Attachments: 1. Draft Resolution Approving the Site Plan & Conditional Use Permit 2. Draft Resolution Approving the Variance from the setback standards and the sign standards 3. Engineering Memo dated August 22, 2024 4. Public Safety Memo dated August 7. 2024 5. Applicant Narrative 6. Site Plan 7. Civil Plans dated July 3, 2024 8. Building Renderings dated July 3, 2024 9. 911/Emergency Services Exhibit dated July 25, 2024 10. Sign Plan option 1 & 2 City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 6 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN AND CONDITIONAL USE PERMIT FOR A DRIVE-THROUGH/WALK-OUT ONLY DOMINO’S PIZZA RESTURANT ON THE NORTHWEST CORNER OF COUNTY ROAD 50 & COUNTY ROAD 10 (PID 23-119-23-43- 0004 & 23-119-23-43-0003) (CITY FILE NO. 24-027) WHEREAS, Strack Construction, Co. Inc. (“the applicant”) requests approval of a site plan and conditional use permit for to develop a drive-through and walk-out only Domino’s Resturant, a commercial development on property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the plan at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a site plan and conditional use permit, subject to the following conditions: 1. A site plan and conditional use permit are approved to allow for the construction of building addition as shown on the application received by the City on June 27, 2024 and revisions received on July 3, 2024, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the variance request to allow a drive-through to face the public street, reduced structural setbacks, and reduced parking setbacks for Domino’s. Otherwise plans shall be revised to conform to zoning standards. 3. Stormwater plans must be approved by Elm Creek Watershed Management Organization. 4. A conditional use permit is approved to allow a drive-through business, subject the following conditions and findings: a. Applicable criteria are satisfied as outlined in Section 1060.060 Subd. 12 (Drive Through Business). i. The business will have direct access to a minor collector street. ii. The business must receive approval of a variance to install a drive- through lane facing a public street or submit revised plans to comply with this standard. iii. All portions of the business are setback at least 300 ft. from residentially zoned or guided property. iv. The business will not have an order system that is audible from adjacent residentially zoned or guided property. v. Adequate stacking space is provided for an order-ahead drive-through business. vi. There is no reason to believe that the use will significantly lower the existing level of service on streets and intersections. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 6 vii. Sufficient screening of automobile headlights in the drive-through will be provided based on the landscape plan submitted on July 3, 2024. viii. A bypass lane has been provided for the drive-through, allowing cars to leave the drive-through lane from the staking area. b. Applicable criteria are satisfied as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. i. The use complies with the Comprehensive Plan, including public facilities and capital improvement plans. Granting the conditional use permit will create new land use opportunities to expand and diversify the City’s tax base by encouraging new commercial development. This satisfies Goal 3 of the Land Use chapter in the 2040 Comprehensive Plan. ii. The establishment, maintenance, or operation of the use will promote and enhance the public welfare as it will revitalize a neighborhood commercial site that is located at the intersection of two county roads that are currently unused. Additionally, consolidation of access points and removal of on-street parking on County Road 10 would be beneficial to traffic safety in the area and would enhance the general public welfare. iii. The drive-through business will not be injurious to the use, enjoyment, and property values of surrounding properties. The City does not have reason to believe the drive-through business would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted in the C-1 district, nor substantially diminish or impair property values within the neighborhood. iv. The establishment of the drive-through business with the above listed conditions will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. v. Adequate public facilities can be reasonably provided to accommodate commercial use as confirmed in the feasibility study completed for the project. The applicant shall be responsible for improvements to accommodate the site. Reasonable modifications to the site design as required above will allow for emergency services to navigate the site. vi. The conditional use conforms or can reasonably conform with modifications included as conditions of approval, to the regulations of the C-1 zoning district and the Southeast District. vii. The commercial kennel and site can reasonably conform to performance standards as specified by the Zoning Ordinance with required modifications to the submitted plans. 5. Trees, shrubs, curb, retaining walls and other private improvement shall be located outside of the public street easement and drainage and utility easement. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 6 a. If the City determines that encroachments are necessary, the applicant will be required to enter into an encroachment agreement with the City. 6. Any signage not in compliance with the standards in Chapter 84 of the City Code must receive approval of a variance from City Council and a sign permit for each sign prior to construction of the signs. 7. Prior to approval of the building permit, the plans must be revised to show the following: a. Photometric plan must be updated to reduce glare to less than 1-foot candle beyond the property line or to the centerline of a public street. b. A lighting plan must be submitted for any exterior lighting. This must be in compliance with Section 1060.040 of the Zoning Ordinance. The following light fixture details must be provided: i. Light type ii. Brightness iii. Height iv. Any relevant prismatic control devices that are used to eliminate glare c. The landscaping plan must be modified to contain the following materials: i. Revised to provide details as required in Section 1070.050, Subd. 6(E) of the Zoning Ordinance. ii. Specific species must be identified. No more than 33% of the required trees can be of the same species. iii. Revised coniferous shrub selection to meet the minimum height requirements of 3-4 ft. iv. Furthest south-west proposed tree will need to be relocated to a minimum of 10’ from the sanitary sewer alignment. v. Provide confirmation from Hennepin County that the proposed trees are allowed in the Right-of-Way. d. Show vehicle tracks and vehicle swing separately on turning movement. e. Grading plan must be modified to contain the following: i. Clearly labeled EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces. ii. Calculations for pipe capacity shall be provided to ensure a larger size isn’t necessary. iii. Drainage along County Road 10 appears to be flat and may trap water. f. Design and certification of all retaining walls exceeding 4’ in height. g. Detail of curb with concrete swale. h. On construction drawings, show pedestrian ramp designs for the site including spot elevations of landings and curb lines. i. Water and Sanitary Sewer i. Profile views for all utilities shall be provided with construction drawings. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 4 of 6 ii. Move water service to the property lot line and confirm if the shutoff will be a gate valve or more likely a curb stop. j. Typical section for parking lot k. Placement of mechanical equipment and/or utility service structures. i. These items must be screened in compliance with Section 1060.030 13. The applicant must either enter into an encroachment agreement for the retaining wall in the County right-of-way or revise plans to remove wall from right-of-way. 14. The applicant must connect to municipal sanitary sewer. 15. As part of the application, the applicant must enter into a Site Improvement Performance Agreement to cover the public and private improvements for the project. This must be executed by the developer and the City, financial guarantees in place and fees paid. 16. A building permit is required prior to beginning construction. 17. FURTHER, the following conditions must be met prior to issuance of building permits: a. Record the approving final plat, resolutions and associated documents with Hennepin County and provide proof of recording to the City. b. The applicant shall submit any and all necessary permits to the watershed and receive approval and provide proof of permits to the City. c. Plans must be submitted to confirm the metal roof material for the front porch overhang meets the following standards: i. Compliance with the MN State Building Code. ii. Has a high-quality commercial thickness/weight. 18. FURTHER, the following conditions must be met prior to release of remaining escrow: a. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. 19. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 5 of 6 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jason (Jay) Tobin City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 6 of 6 ATTACHMENT A See attached City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING THREE VARIANCES FOR “DOMINO’S” ON THE PROPERTIES LOCATED AT THE NORTHWEST CORNER OF COUNTY ROAD 50 AND COUNTY ROAD 10 (PID 23-119-23-43-0004 & 23-119-23-43-0003) (CITY FILE NO. 24-027) WHEREAS, Strack Construction, Co. Inc. (“the applicant”) requests approval of a site plan, conditional use permit, and lot consolidation to develop a Domino’s preliminary plat for 60 residential lots, 1 amenity lot, and 5 outlots on property described as follows: See Attachment A WHEREAS, the applicant also requested approval of three variances from the underlying district standards, performance standards, and the sign standards; WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for three variances subject to the following findings and conditions; 1. The requested variance from Section 1040.030, Subd. 8 to allow a 30’ front setback from County Road 50, and a 51’ front setback from County Road 10, and the request variance from Section 1060.060, Subd. 4 to allow 5’ parking and drive aisle setback is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. The applicant requests flexibility from the minimum front setback along major roadways. At its widest point, the setbacks for both County Roads overlap one another and engulf the site. b. That the conditions upon which a petition for a variation is based are unique to the parcels of land for which the variance is sought and were not created by the landowners. The subject property on a 0.52 acre site that is bordered by County Road 50 to the south and County Road 10 to the north. These constraints result in a lot design and structure placement restrictions that are unique to the project boundaries. c. That the granting of the variation will not alter the essential character of the locality. The variation will allow the applicant to develop a commercial use on the site which is consistent with the previous uses on the site. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The intent of the C-1 district is to provide establishment of single and multi-use commercial buildings at major intersections. The request would allow the applicant to develop a commercial restaurant at the intersection of two county roads, which is consistent with the purpose and intent of the ordinance. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 5 e. The variance is consistent with the Comprehensive Plan and re-establishes a commercial use on the site. 2. The requested variance from Section 1060.060, Subd. 12(B) to allow a drive-through lane between the building and a lot line that faces a public street is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning and Subdivision Ordinance standards. The site only has one lot line that does not face a public street. Due to the access point on the site, installing a drive-through lane on that side of the lot would result in either vehicle headlight screening issues or vehicle queuing issues. b. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The subject property only has one internal boundary line and is bordered by County Roads on all other boundary lines. These constraints result in a structure and drive-through lane that is unique to the project boundaries. c. That the granting of the variation will not alter the essential character of the locality. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. e. The variance is consistent with the Comprehensive Plan as a deviation does not conflict with the Commercial land use guiding. 3. The requested variance from Chapter 84.05 (3.f) to allow wall signs on multiple faces of the building is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning and Subdivision Ordinance standards. Due to the size of the site, and its proximity to two major roadway, it is difficult to erect a freestanding sign that is outside of the site visibility triangle. b. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is south and were not created by the landowner. The subject property is a narrow site that fills much of the site visibility triangle in the intersection of County Road 50 and County Road 10. c. The granting of the variation will not alter the essential character of the locality. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance as it would provide an adequate means of business identification, while protecting the safety and welfare of the public by minimizing hazards to vehicles and pedestrians. e. The variance is consistent with the Comprehensive Plan. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 5 f. The City may impose conditions that would limit the size, brightness, and quantity of wall signs, as well as restrict freestanding signs in an effort to prevent unsightly and chaotic signage of the site. 4. The requested variance from Section 1060.060, Subd. 4(C.2) to allow reduced stall widths, stall lengths, stall depth, and drive aisle width is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning and Subdivision Ordinance standards. The size and shape of the site create practical difficulties in complying with the dimensional requirements for parking stalls while complying with other requirements of the ordinance. b. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The 0.52-acre site is uniquely shaped as it only three boundary lines on a narrow parcel. The landowner did not create the unique conditions of the parcel. c. That the granting of the variation will not alter the essential character of the locality. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. e. The variance is consistent with the Comprehensive Plan as the deviation would provide parking for a commercial user on a site that is guided for Commercial land use. f. The City imposes the following conditions for the variance from Section 1060.060, Subd. 4(C.2) i. The applicant must provide plans that clearly dimensions the narrowest point of the drive aisle on all three sides of the site. ii. The minimum drive aisle width on the northeast side of the site fronting County Road 10 shall be 15 ft. iii. The minimum drive aisle width on the northeast side of the site fronting the city park shall be 13 ft. iv. Any parking stall that is less than 9 ft. wide shall be marked as a compact space. Compact spaces shall comply with the standards found in Section 1060.060 Subd. 4(C.3). v. There shall be no more than two compact parking spaces on this site. 5. The applicant is required to record this resolution with the Hennepin County’s Recorder’s Office and provide proof of recording to the City. VOTING AYE VOTING NAY City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 4 of 5 McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jason (Jay) Tobin City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 5 of 5 ATTACHMENT A Parcel 1: The East 450.00 feet, as measured along the north and south lines, of the South 933.80 feet as measured at right angles to the south line, of the Southwest Quarter of the Southwest Quarter (SW ¼ of SW ¼) of Section 36, Township 119, Range 23, Hennepin County, Minnesota. Abstract Property. Parcel 2: The South 933.80 feet of the Southwest Quarter of the Southwest Quarter (SW ¼ of SW ¼) of Section 36, Township 119, Range 23, Hennepin County, Minnesota, as measured at right angles to the south line thereof; except the East 450 feet as measured along the north and south lines thereof, and except that part thereof which lies West of a line parallel with and distant 40 feet East of the West line of said section. Abstract property. Parcel 3: That part of the Southwest Quarter of the Southwest Quarter (SW ¼ of SW ¼), of Section 36, Township 119, Range 23, lying North of the South 933.80 feet as measured at right angles to the South line thereof. Except the West 450.00 feet of the North 200.00 feet as measured at right angles to the North and West lines thereof. Also except the West 40.00 feet of said Southwest Quarter of the Southwest Quarter, Hennepin County, Minnesota. Abstract Property. Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, City Engineer Steve Hegland, PE Project: Domino’s of Corcoran Date: August 22, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Certificate of Survey – Domino’s dated June 27, 2024 2. Civil Plans – Domino’s dated June 27, 2024. Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. In addition to engineering comments, the proposed plans are subject to review by planning, and shall comply with all other City of Corcoran zoning, land-use and code requirements. 3. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of County Road 10 or County Road 50 without Hennepin County permission. 4. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. This would include the utility services extended into the park. 5. Final civil construction plans shall include all Corcoran standard detail plates that pertain to construction which is to take place. 6. Development shall be responsible for identifying and mitigating all environmental cleanup from the site, if necessary, including areas in which previous uses had encroached onto the City park. Provide the site with any Phase 1 or subsequent environmental reports for the property. Plat: 1. The applicant shall provide a 5’ drainage and utility easement per City Code along the west property boundary. 2. ROW is typically not provided with a lot consolidation. The site plan identifies an existing 66-foot right of way per Hennepin County State Aid Highway Plats. 3. We would recommend a 10’ utility easement be provided beyond the 66-foot right of way to accommodate small utilities. August 9, 2024 Domino’s Kevin Mattson, PE Public Works Director Page 2 of 3 Erosion Control/SWPPP 1. The site should implement appropriate erosion prevention and sediment control measures on grading plan such as a rock construction entrance, bio logs for swales, silt fence, and flared end inlet protection. 2. As the site plan is less than 1 acre a SWPPP is not anticipated to be necessary with this project. Site Plans 1. Work will require a Hennepin County permit for access and Hennepin County shall review and approve all work along their roadways. 2. All sidewalk shall be a minimum of 5’ in width. 3. Typical section for parking lot shall shown on plans. 4. Furthest south-west proposed tree must be minimum of 10’ from sanitary sewer alignment. 5. Show vehicle tracks and vehicle swing separately on turning movement. There are locations where the vehicle is outside the pavement and it should be confirmed if this is just the swing of the vehicle. 6. Provide confirmation from Hennepin County that trees are to be allowed to be planted in the Hennepin County ROW. Grading/Stormwater 1. Label clearly on plans EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces. 2. All drainage swales should maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the city engineer. Grading shown in the swale along CR50 is shown to be 1.31%. if flatter grades are incorporated draintile should be added to ensure areas drain. 3. Pipe under driveway entrance shall be minimum of 15”. Calculations for pipe capacity shall be provided to ensure that larger size isn’t necessary. 4. Review drainage along County Road 10. Area appears to be flat and may trap water. 5. All walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the city. 6. Provide detail of curb with concrete swale. A curbing may need to be added to swale to ensure it contains runoff and doesn’t erode along edges. 7. On construction drawings, show pedestrian ramp designs for the site including spot elevations of landings and curb lines. Watermain/Sanitary Sewer 1. Profile views for all utilities shall be provided with construction drawings. Modification to sewer and water elevations may be necessary depending on profiles. 2. Sewer service should be 6” until property line where it can be reduced to 4”. The City has required larger services for its commercial properties to ensure that redevelopment in the future has minimal interruption to trunk infrastructure. 3. Move water service to the property lot line. Confirm if the shutoff will be a gate valve or more likely a curb stop. August 9, 2024 Domino’s Kevin Mattson, PE Public Works Director Page 3 of 3 4. There are many park elements within the utility alignment that are not shown on the site plan including a portion of the baseball field and significant riprap armoring of the creek. These shall be identified on the plans and the contractor shall be responsible for restoring all elements in a timely manner. Because this is an active park use, the timing of certain construction activities may be limited by the city to ensure minimal disruption to the park and its programming. 5. Hydrant spacing to be reviewed by public safety with final construction plans. 6. If fire protection is necessary for the building a separate fire and water service shall be provided with individual shutoff valves prior to the building. 7. If larger water service is required that can’t be accomplished with a service saddle, the tee must be cut in. 8. Ensure sanitary sewer manhole location is not in wheel path. 9. Applicant is proposing to create a drop structure with the manhole. The City requires that drop structures be lined with a spray in liner if retrofitted. End of Comments Conditional Use Permit Application Narrative We are applying for a Conditional Use Permit to build and operate a drive-through business within a C-1, Neighborhood Commercial zoned area. There will be minimal to no impact on the surrounding properties, and all necessary precautions will be taken during construction to reduce and/or eliminate any impacts on the surrounding area. The project will consist of demolition of the existing buildings to make way for the re-development of a new free standing (1,000 sf ±) Dominos pizza drive-through, take-out only store. As part of the demolition, the contractor will coordinate the abandonment of the septic system and sealing of well on-site. The business owner expects 4-6 employees per shift. The hours of operation will be from 10 am to Midnight seven days a week. Once the store is open for business, the owner may choose to change closing time to 2 am on Friday and Saturday only but will go through the appropriate permitting processes to do so. Beyond the potential extension of hours of operation, there will be no further expansion of the building or parking areas. Access to the site will be minimal with only one access point on the South property line located as far away from the main intersection as possible. The site is situated between two county roads and a public park, the impact of the redevelopment and operation of business will provide minimal impact. To help reduce future impacts screening will be provided between the site and park to the West. The neighboring areas to the North, East, and south are also guided commercial uses and Zoned C-1. Variance Application Narrative We are applying for multiple variances as part of the redevelopment of the two parcels located at the western end of the intersection of County Road 10 and County Road 50 (Rebecca Park Trl.). The variances being requested are as follows (detail below): Signage, Building Setback, and Parking/Drive Aisle Setback. We are applying for the variances due to the constraints the site provides, and the standards of the business proposed for the site. The signage variance is being requested to allow for 2 additional signs, beyond the one allowed by code. The variance is specifically for the proposed signs on the north and south faces of the building. The proposed signage is the standard for this building prototype, will not project into setbacks or ROWs, and will be illuminated only during hours of operation. The setback variance is requested for a proposed 5 ft building setback. Due to the shape and size of the site, the district standard of a 100 ft setback renders the site practically undevelopable. The same request is being made regarding the parking/drive aisle setback. In addition to the setback, we are also applying for a variance of the drive-through lane placement. The proposed drive-through lane is placed between the building and adjacent public street as required per code. To allow for the drive-through to exist, for appropriate and safe turning movements through the site, the proposed drive-through lane location is the most appropriate placement. All reasonable efforts were made to design the site to conform to the best of applicants ability given the constraints of the site. None of the requested variances will create harmful conditions or outcomes for the surrounding properties or general public, and are consistent with the overall character of the growing area. Furthermore, as noted by city staff in their review of the concept for the site, the proposed redevelopment will eliminate a number of existing non- conformities and encroachments by the current buildings on the subject lots. As stated in the same review, “it is not possible to redevelop the site and comply with all of the district performance standards”. N: \ 0 0 5 1 7 6 5 . 0 1 \ D W G \ C I V I L \ 0 0 5 1 7 6 5 . 0 1 C V 0 1 . D W G CO R C O R A N D O M I N O ' S © 2 0 2 4 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . SHEET INDEX PRELIMINARY PLANS CORCORAN DOMINO'S CORCORAN, MN PREPARED FOR: STRACK CONSTRUCTION 715 15TH AVE NE ST. JOSEPH, MN 56374 CONTACT: JAYSON REVOIR PHONE: 320 251 5933 EMAIL: JREVOIR@STRACKCO.COM Vicinity Map (NOT TO SCALE, MAP BACKGROUND SOURCED FROM GOOGLE MY MAPS) SHEETSREVISIONDATENO. PERMIT SET 05/17/24 .. .. .. .. .. .. .. .. .. FOR PREPARED BY: PROJECT NUMBER: 0051765.01 CONTACT: JEFF WESTENDORF Phone   :hLWeZaWer 'rLYe 6XLWe  Fax  0LnneWonNa 01  Toll Free   PRELIMINARY PLANS CORCORAN DOMINO'S CORCORAN, MN FOR INITIAL SUBMITTAL DATE: 05/03/24 SHEET: C001 PROJECT NUMBER: 0051765.01 SITE Sheet List Table SHEET NUMBER SHEET TITLE C001 COVER C100 EXISTING CONDITIONS C200 SITE PLAN C300 GRADING PLAN C400 UTILITY PLAN L100 LANDSCAPE PLAN STOSTOSTOSTOSTO STO STO STO X X X X X X X X X X POH POH POH POH POH POH POH POH POH POH POH POH POH POH POH POH POH POH PO H PO H PO H PO H PO H SA N SA N SA N SA N SA N SA N SA N SA N SA N SITE BENCHMARK ELEV.= 959.46 (88 DATUM) (TOP OF NAIL IN PP) BUILDING BUILDING CULVERT END T.O.C ELEV.= 960.59 INV. ELEV. = 957.73 CULVERT INV. ELEV.= 956.64 FLOOR ELEV. = 960.45 FLOOR ELEV. = 963.00 FLOOR ELEV. = 965.67 FLOOR ELEV. = 961.13 FLOOR ELEV. = 958.61 FLOOR ELEV. = 960.99 T.O.C ELEV.= 957.90 INV. ELEV. = 936.23 A C A C A C DECK DECK G G T E E E E UNDERGROUND GAS SIGN UNDERGROUND GAS SIGN UNDERGROUND GAS SIGN C S S S S S W 5 3 . 5 64. 2 2 5 . 2 12. 1 2 9 . 7 1.4 50. 4 36. 3 4 8 . 8 4.2 5. 8 4.3 1 5 . 4 5 . 9 32. 4 1 2 . 3 30. 5 3 8 . 3 29. 9 2 4 . 1 SE COR. OF SW 1/4 OF SE 1/4 SEC. 23, T. 119, R. 23 S. LINE OF SW 1/4 OF SE 1/4 SEC. 23, T. 119, R. 23 S 34°20'25" W 23.20 S 3 5 ° 2 6 ' W ( D ) S 3 5 ° 5 9 ' 2 5 " W 2 0 3 . 6 4 N 35°59'25" E 14.29 S 00°01'05" W 30.80 N 4 3 ° 2 8 ' 2 5 " E 2 0 7 . 9 0 N 4 2 ° 2 0 ' W 7 8 . 1 0 ( D ) S 4 2 ° 2 0 ' E 1 6 7 . 9 ( D ) N 4 2 ° 5 5 ' E ( D ) WEST (D) S 4 1 ° 4 6 ' 3 5 " E 1 6 4 . 3 0 E. LINE OF SW 1/4 OF SE 1/4 SEC. 23, T. 119, R. 23 SOUTH 28 (D) N 4 1 ° 4 6 ' 3 5 " W 7 8 . 0 2 N 35°26' E (D) N 89°26'35" W 312.85 WEST (D) N 89°26'35" W 312.03 S 33°47' W (D) S 3 5 ° 5 9 ' 2 5 " W 4 4 . 7 1 252.5059.53 S. LINE OF NE'LY 200 FT OF SW 1/4 OF SE 1/4 SEC. 23, T. 119, R. 23 LYING SW'LY OF CTY RD NO. 10C 1 C 2 EASEMENT DESCRIBED PER NO. 9 OF SCHEDULE B SECTION 2 CURB & G U T T E R CURB & G U T T E R BUILDING HEIGHT = 27.4 FT BUILDING HEIGHT = 21.3 FT BUILDING HEIGHT = 18.82 FT BUILDING HEIGHT = 19.4 FT 4.00 FEET 16. 8 4 27. 8 7 169 . 9 9 33. 6 5 2 3 9 . 3 4 2 . 9 8 N 4 1 ° 4 6 ' 3 5 " W 2 4 2 . 3 2 45. 0 3 146 . 8 7 16. 0 0 AID HIGHWAY NO. 10, PLAT 8 WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T UNDERGROUND WATER IS GRAPHICALLY SHOWN PER WENCK ASSOCIATES PLAN DATED 11/3/17 N 3 5 ° 2 6 ' E ( D ) 7.6 19 . 0 9. 8 5.5 5. 5 6. 7 5.4 4.8 41 . 6 6. 0 5. 0 X X PO H PO H PO H PO H PO H PO H POH POH POH POH 960 960 958 95 5 956 959 958 956 957 9 5 8 9 5 9 95 7 95 7 9 5 7 95 8 9 5 9 9 6 0 961 9 6 2 963 964 965 96 496 3 964 963 9 6 2 96 1 96 0 960 9 5 9 96 0 9 6 1 9 6 1 9 6 2 REMOVE EX. ASPHALT (TYP.) REMOVE EX. GRAVEL REMOVE EX. CONCRETE (TYP.) REMOVE EX. ASPHALT (TYP.) REMOVE EX. FENCE REMOVE EX. CONCRETE (TYP.) REMOVE EXISTING BUILDING REMOVE EX. CONCRETE (TYP.) REMOVE EXISTING BUILDING \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\\\\\\\\\\\\\\\\\\\\\\\\\ REMOVE EX. STORM CONTRACTOR TO COORDINATE REMOVAL & RELOCATION OF OVERHEAD ELECTRIC LINES \\\\\\\\\\\\\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\\\\ REMOVE EX. FENCE X X X X XX X X X X X XXXX X CONTRACTOR TO COORDINATE SEALING OF WELL WITH MINNESOTA DEPARTMENT OF HEALTH CONTRACTOR TO COORDINATE ABANDONMENT OF SEPTIC SYSTEM WITH HENNEPIN COUNTY (TYP.) REMOVE EX. BOLLARDS (TYP.) CONTRACTOR TO COORDINATE REMOVAL AND RELOCATION OF EX. UNDERGROUND GAS SIGNAGE WITH UTILITY (TYP.) SAW CUT 161 SF WETLAND FILL SHEET NUMBER: DATE: Ph o n e                : h L W e Z a W e r ' r L Y e  6 X L W e     Fa x            0L n n e W o n N a  0 1      To l l F r e e            LI C E N S E N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A VE R T I C A L S C A L E : HO R I Z O N T A L S C A L E : DR A W N : CH E C K E D : DE S I G N E D : IN I T I A L I S S U E : RE V I S I O N S : PR E P A R E D F O R : N: \ 0 0 5 1 7 6 5 . 0 1 \ D W G \ C I V I L \ 0 0 5 1 7 6 5 . 0 1 E X 0 1 . D W G 05/17/24 CO R C O R A N D O M I N O ' S C100 CO R C O R A N , M N CO R C O R A N DO M I N O ' S EX I S T I N G CO N D I T I O N S 05 / 1 7 / 2 4 ... 05 / 0 3 / 2 4 71 5 1 5 T H A V E N E ST . J O S E P H , M N 5 6 3 7 4 ST R A C K C O N S T R U C T I O N 43 0 1 9 GR E T C H E N S C H R O E D E R FOR PERMIT ONLY © 2 0 2 4 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'20'40'60' 1" = 20' PE R M I T S E T .... 05 / 1 7 / 2 4 .... 20 ' 4' o r 2' PROJECT NUMBER: 0051765.01 PROPERTY LINE \\\\\\CURB & GUTTER SAW CUT PAVEMENT SAN SANITARY SEWER WAT WATER MAIN STO STORM SEWER CONCRETE BITUMINOUS BUILDING TREE LIGHT POLE TRAFFIC SIGN EXISTING PROPOSED SAN WAT STO CONSTRUCTION BARRICADE WAT HYDRANTWAT GAS GASGAS PUG UNDERGROUND ELECTRICPUG TUG UNDERGROUND TELEPHONETUG POH OVERHEAD ELECTRICPOH TOH OVERHEAD TELEPHONETOH FO TELEPHONE FIBER OPTICFO CTV CABLE TELEVISIONCTV RETAINING WALL FENCEX SOIL BORING LOCATIONSB-19 TREE LINE X EXISTING REMOVALS \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ \\\\\\ REMOVAL LEGEND 1.LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THIS PLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2.CONTRACTOR SHALL COORDINATE LIMITS OF REMOVALS WITH PROPOSED IMPROVEMENTS AND FIELD VERIFY CONDITION OF EXISTING APPURTENANCES TO REMAIN. CONTRACTOR SHALL BE RESPONSIBLE FOR PROTECTING OR REPLACING MISCELLANEOUS ITEMS (SUCH AS FENCES, SIGNS, IRRIGATION HEADS, ETC.) THAT MAY BE DAMAGED BY CONSTRUCTION. 3.CONTRACTOR SHALL PLACE ALL NECESSARY EROSION CONTROL MEASURES REQUIRED TO MAINTAIN SITE STABILITY PRIOR TO EXECUTING ANY SITE REMOVALS. 4.CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATION WITH UTILITY PROVIDERS FOR REMOVAL AND/OR RELOCATION OF EXISTING UTILITIES AFFECTED BY SITE DEVELOPMENT. ALL PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE CONTRACTOR. REMOVAL NOTES S S X *X X X 4 5 4 T 1 1 19 13 8 B 15 13 13 8 19 14 4 A S.1 S.4 S.2 14 14 10A 9' 21' 19' 34.31' 24' 4' 5' 5' 14' 23'17.21' 11.59' R12' R30' R30' R3' R20' R5' R10' R10' STO STO STO X X X X X X X X X POH POH POH POH POH POH POH POH POH POH POH POH PO H PO H PO H PO H PO H SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N T.O.C ELEV.= 955.21 INV. ELEV. = 936.53 T.O.C ELEV.= 957.90 INV. ELEV. = 936.23 SN G CURB & G U T T E R CURB & G U T T E R 4.00 FEET R.O.W. PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 50, PLAT 10 WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T UNDERGROUND WATER IS GRAPHICALLY SHOWN PER WENCK ASSOCIATES PLAN DATED 11/3/17 B A A 9A 9A 6' 6' 10A 25 25 33 B 40 A SHEET NUMBER: DATE: Ph o n e                : h L W e Z a W e r ' r L Y e  6 X L W e     Fa x            0L n n e W o n N a  0 1      To l l F r e e            LI C E N S E N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A VE R T I C A L S C A L E : HO R I Z O N T A L S C A L E : DR A W N : CH E C K E D : DE S I G N E D : IN I T I A L I S S U E : RE V I S I O N S : PR E P A R E D F O R : N: \ 0 0 5 1 7 6 5 . 0 1 \ D W G \ C I V I L \ 0 0 5 1 7 6 5 . 0 1 S P 0 1 . D W G 05/17/24 CO R C O R A N D O M I N O ' S C200 CO R C O R A N , M N CO R C O R A N DO M I N O ' S SI T E P L A N 05 / 1 7 / 2 4 ... 05 / 0 3 / 2 4 71 5 1 5 T H A V E N E ST . J O S E P H , M N 5 6 3 7 4 ST R A C K C O N S T R U C T I O N 43 0 1 9 GR E T C H E N S C H R O E D E R FOR PERMIT ONLY © 2 0 2 4 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'20'40'60' 1" = 20' PE R M I T S E T .... 05 / 1 7 / 2 4 .... 20 ' 4' o r 2' PROJECT NUMBER: 0051765.01 S.1 S.10 S.2 REFERENCE STOP SIGN 30" X 30"R1-1 SIZE MnDOT DESIGNATION S.4 ACCESSIBLE PARKING DO NOT ENTER 12" X 18" 30" X 30" R7-8M R5-1 1 B612 CURB AND GUTTER 4 BITUMINOUS CURB 8 PRIVATE CONCRETE SIDEWALK 9A PRIVATE PEDESTRIAN CURB RAMP 10A PRIVATE PARALLEL PEDESTRIAN CURB RAMP 13 TRAFFIC ARROW 14 SIGN INSTALLATION 15 ACCESSIBLE SIGNAGE AND STRIPING 19 PAVEMENT SECTIONS 25 CURB CUT WITH EROSION CONTROL MAT 33 CURB CUT WITH CONCRETE SWALE 40 MODULAR BLOCK RETAINING WALL 1 ·EXISTING ZONING:C1, NEIGHBORHOOD COMMERCIAL ·PROPOSED ZONING:C1, NEIGHBORHOOD COMMERCIAL ·PARCEL DESCRIPTION:2311923430003 2311923430004 ·PROPERTY AREA:36,130 SF (.83 AC) ·EXISTING IMPERVIOUS SURFACE:19,469 SF (53.9%) ·PROPOSED IMPERVIOUS SURFACE:17,074 SF (47.3%) ·BUILDING GROSS SIZE:1,125 SF RESTAURANT KITCHEN: 875 SF RESTAURANT STORAGE:: 250 SF ·BUILDING SETBACK PER CODE:100'=FRONT 20'=SIDE 20'=REAR ·PARKING SETBACK:100'=FRONT AND ROW 10'=SIDE AND REAR ·PARKING SPACE/DRIVE AISLE (60°):10.33' WIDE X 19' LONG, 16' AISLE ·PARKING RATIO REQUIREMENT CITY OF CORCORAN RETAIL/OFFICE:8 +1 SPACE / 200 SF OF BLDG TOTAL SPACES REQUIRED:13 SPACES (875/200= 4.38+8= 12.38= 13) ·PARKING PROVIDED:13 SIGN LEGEND SITE DETAILS (SI-0XX) SITE DEVELOPMENT SUMMARY 1.BACKGROUND INFORMATION FOR THIS PROJECT PROVIDED BY O'MALLEY & KRON LAND SURVEYORS, INC., MINNESOTA, 01/25/24. 2.LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THIS PLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANY DISCREPANCIES ARE FOUND, THE ENGINEER SHOULD BE NOTIFIED IMMEDIATELY. 3.REFER TO BOUNDARY SURVEY FOR LOT BEARINGS, DIMENSIONS AND AREAS. 4.ALL DIMENSIONS ARE TO FACE OF CURB OR EXTERIOR FACE OF BUILDING UNLESS OTHERWISE NOTED. 5.REFER TO ARCHITECTURAL PLANS FOR EXACT BUILDING DIMENSIONS AND LOCATIONS OF EXITS, RAMPS, AND TRUCK DOCKS. 6.ALL CURB RADII ARE SHALL BE 3.0 FEET (TO FACE OF CURB) UNLESS OTHERWISE NOTED. 7.ALL CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISE NOTED. 8.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGGERS AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE CITY AND ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS. 9.BITUMINOUS PAVEMENT AND CONCRETE SECTIONS TO BE IN ACCORDANCE WITH THE RECOMMENDATIONS OF THE GEOTECHNICAL ENGINEER. 10.CONTRACTOR SHALL MAINTAIN FULL ACCESS TO ADJACENT PROPERTIES DURING CONSTRUCTION AND TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES. 11.CONTRACTOR TO COORDINATE RELOCATION OF OVERHEAD ELECTRIC UTILITY LINES GENERAL SITE NOTES PROPERTY LINE SETBACK LINE EASEMENT LINE CURB AND GUTTER LOT LINE RETAINING WALL CONCRETE PAVEMENT NUMBER OF PARKING STALLS TRANSFORMER SITE LIGHTING EXISTING PROPOSED FENCEXX NORMAL DUTY BITUMINOUS PAVEMENT TRAFFIC SIGN POWER POLE BOLLARD / POST CONCRETE SIDEWALK TIP-OUT CURB AND GUTTER SITE LEGEND 5 T A FLUSH CURB B TRANSITION CURB SITE KEYNOTESA FFE=963.00 T STO X X X X X X X X X SA N SA N SA N SA N SA N SA N SA N INV. ELEV. = 936.23 G UNDERGROUND GAS SIGN UNDERGROUND GAS SIGN WA T WA T WA T WA T WA T WA T WA T WA T WA T 960 960 958 95 5 956 959 958 956 957 9 5 8 9 5 9 95 7 95 7 9 5 7 95 8 9 5 9 9 6 0 961 9 6 2 963 964 965 96 496 3 964 963 9 6 2 96 1 96 0 960 9 5 9 96 0 9 6 1 9 6 1 9 6 2 962.03 962.03962.41 B 962.41 F 962.41 B 962.41 F 962.41 B 962.91 F 962.41 B 962.91 F 962.41 962.03 962.95 962.45 962.45 962.87 963.00 962.22 962.07 B 962.64 F 962.14 B 962.67 F 962.17 B 962.21 F 962.21 B 962.20 F 962.20 B 962.00 F 962.00 B 962.00 F 962.00 B 962.47 F 961.97 B 962.41 F 961.91 962.00 962.37 962.25 961.13 961.11 962.35 962.11961.68 961.66 961.41 961.25 958.00 960.46 962.20 B 963.00 F 962.50 962.31 961.15 961.74 961.40 B 962.30 F 961.80 962.21 961.98 961.49 961.71 962.60 962.77 962.61 962.91 960.34 960.00 960.24 960.08 960 962 96 1 961 9 6 1 96 2 9 6 2 96 1 96 1 962 96 0 96 1 961.13 961.11 960.24 960.34 960.25960.00 963.00 962.91 962.60 962.12 B 962.55 F 962.05 B 962.08 F 962.08 962.84 962.41 962.51962.51 962.58962.58 B 963.00 F 962.50 B 962.28 F 961.78 961.43 962.41 963.00 963.00 1.3 1 % 1.31% 1.31%1.31% 0. 9 1 % TW: 960.40 TW: 961.10 TW: 961.19 TW: 961.91 TW: 961.00 TW: 961.80 TW: 962.00 TW: 962.00 TW: 962.00 BW: 959.90 BW: 955.94 BW: 955.78 BW: 958.44 BW: 958.39 BW: 958.62 BW: 959.29 BW: 959.57 BW: 961.50 96 2 9 6 1 962956.50 959 958 960 957 956 SHEET NUMBER: DATE: Ph o n e                : h L W e Z a W e r ' r L Y e  6 X L W e     Fa x            0L n n e W o n N a  0 1      To l l F r e e            LI C E N S E N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A VE R T I C A L S C A L E : HO R I Z O N T A L S C A L E : DR A W N : CH E C K E D : DE S I G N E D : IN I T I A L I S S U E : RE V I S I O N S : PR E P A R E D F O R : N: \ 0 0 5 1 7 6 5 . 0 1 \ D W G \ C I V I L \ 0 0 5 1 7 6 5 . 0 1 G D 0 1 . D W G 05/17/24 CO R C O R A N D O M I N O ' S C300 CO R C O R A N , M N CO R C O R A N DO M I N O ' S GR A D I N G PL A N 05 / 1 7 / 2 4 ... 05 / 0 3 / 2 4 71 5 1 5 T H A V E N E ST . J O S E P H , M N 5 6 3 7 4 ST R A C K C O N S T R U C T I O N 43 0 1 9 GR E T C H E N S C H R O E D E R FOR PERMIT ONLY © 2 0 2 4 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'20'40'60' 1" = 20' PE R M I T S E T .... 05 / 1 7 / 2 4 .... 20 ' 4' o r 2' PROJECT NUMBER: 0051765.01 PROPERTY LINE 982 980 POND NORMAL WATER LEVEL RIDGE LINE TOP AND BOTTOM OF RETAINING WALL EMERGENCY OVERFLOW SB-19 SOIL BORING LOCATION STO STORM SEWER DRAIN TILE WATER MAIN SANITARY SEWER EXISTING PROPOSED INDEX CONTOUR INTERVAL CONTOUR982 980 WAT SAN SPOT ELEVATION FLOW DIRECTION SB-19 RETAINING WALL GRADING LIMITSGL CURB AND GUTTER FLARED END SECTION (WITH RIPRAP) GRADING LEGEND 1.LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THIS PLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY IF ANY DISCREPANCIES ARE FOUND. 2.CONTRACTORS SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF VESTIBULE, SLOPED PAVEMENT, EXIT PORCHES, RAMPS, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS, EXACT BUILDING UTILITY ENTRANCE LOCATIONS, AND EXACT LOCATIONS AND NUMBER OF DOWNSPOUTS. 3.ALL EXCAVATION SHALL BE IN ACCORDANCE WITH THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR TRENCH EXCAVATION AND BACKFILL/SURFACE RESTORATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA. 4.ALL DISTURBED UNPAVED AREAS ARE TO RECEIVE SIX INCHES OF TOPSOIL AND SOD OR SEED. THESE AREAS SHALL BE WATERED UNTIL A HEALTHY STAND OF GRASS IS OBTAINED. SEE LANDSCAPE PLAN FOR PLANTING AND TURF ESTABLISHMENT. 5.THE CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO APPROPRIATE MNDOT STANDARDS. 6.ALL SLOPES SHALL BE GRADED TO 3:1 OR FLATTER, UNLESS OTHERWISE INDICATED ON THIS SHEET. 7.CONTRACTOR SHALL UNIFORMLY GRADE AREAS WITHIN LIMITS OF GRADING AND PROVIDE A SMOOTH FINISHED SURFACE WITH UNIFORM SLOPES BETWEEN POINTS WHERE ELEVATIONS ARE SHOWN OR BETWEEN SUCH POINTS AND EXISTING GRADES. 8.SPOT ELEVATIONS SHOWN INDICATE FINISHED PAVEMENT ELEVATIONS & GUTTER FLOW LINE UNLESS OTHERWISE NOTED. PROPOSED CONTOURS ARE TO FINISHED SURFACE GRADE. 9.SEE SOILS REPORT FOR PAVEMENT THICKNESSES AND HOLD DOWNS. 10.CONTRACTOR SHALL DISPOSE OF ANY EXCESS SOIL MATERIAL THAT EXISTS AFTER THE SITE GRADING AND UTILITY CONSTRUCTION IS COMPLETED. THE CONTRACTOR SHALL DISPOSE OF ALL EXCESS SOIL MATERIAL IN A MANNER ACCEPTABLE TO THE OWNER AND THE REGULATING AGENCIES. 11.CONTRACTOR SHALL PROVIDE A STRUCTURAL RETAINING WALL DESIGN CERTIFIED BY A LICENSED PROFESSIONAL ENGINEER. 12.ALL CONSTRUCTION SHALL CONFORM TO LOCAL, STATE AND FEDERAL RULES INCLUDING THE NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM (NPDES) PERMIT REQUIREMENTS. 13.PRIOR TO PLACEMENT OF ANY STRUCTURE OR PAVEMENT, A PROOF ROLL, AT MINIMUM, WILL BE REQUIRED ON THE SUBGRADE. PROOF ROLLING SHALL BE ACCOMPLISHED BY MAKING MINIMUM OF 2 COMPLETE PASSES WITH FULLY-LOADED TANDEM-AXLE DUMP TRUCK, OR APPROVED EQUAL, IN EACH OF 2 PERPENDICULAR DIRECTIONS WHILE UNDER SUPERVISION AND DIRECTION OF THE INDEPENDENT TESTING LABORATORY. AREAS OF FAILURE SHALL BE EXCAVATED AND RE-COMPACTED AS SPECIFIED HEREIN. 14.EMBANKMENT MATERIAL PLACED BENEATH BUILDINGS AND STREET OR PARKING AREAS SHALL BE COMPACTED IN ACCORDANCE WITH THE SPECIFIED DENSITY METHOD AS OUTLINED IN MNDOT 2105.3F1 AND THE REQUIREMENTS OF THE GEOTECHNICAL ENGINEER. 15.EMBANKMENT MATERIAL NOT PLACED IN THE BUILDING PAD, STREETS OR PARKING AREA, SHALL BE COMPACTED IN ACCORDANCE WITH REQUIREMENTS OF THE ORDINARY COMPACTION METHOD AS OUTLINED IN MNDOT 2105.3F2. 16.ALL SOILS AND MATERIALS TESTING SHALL BE COMPLETED BY AN INDEPENDENT GEOTECHNICAL ENGINEER. EXCAVATION FOR THE PURPOSE OF REMOVING UNSTABLE OR UNSUITABLE SOILS SHALL BE COMPLETED AS REQUIRED BY THE GEOTECHNICAL ENGINEER. THE CONTRACTOR SHALL BE RESPONSIBLE FOR COORDINATING ALL REQUIRED SOILS TESTS AND INSPECTIONS WITH THE GEOTECHNICAL ENGINEER. GRADING NOTES 0.00% 900.00 900.00 TW=XXX.XX BW=XXX.XX E.O.F. FFE=963.00 T 215 LF - 4" PVC SSWR @ 3.75% CONNECT TO EX. SAN MH 8' OUTSIDE DROP IE(TOP)=945.03 IE(BOT.)=937.03 WET TAP TO EX. WATERMAIN 1-1/2" GV 1-1/2" WATER STUB 4" SSWR STUB IE=953.58 SAN MH 1 RE=962.15 IE(N)=953.30 IE(W)=953.10 7 LF - 4" PVC SSWR @ 4.00% 1 211 LF - 1-1/2" WATER STO STO STO X X X X X X X X X POH POH POH POH POH POH POH POH POH POH POH PO H PO H PO H PO H PO H PO H SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N CULVERT END T.O.C ELEV.= 955.21 INV. ELEV. = 936.53 T.O.C ELEV.= 957.90 INV. ELEV. = 936.23 SN G UNDERGROUND GAS SIGN EASEMENT DESCRIBED PER NO. 9 OF SCHEDULE B SECTION 2 COUNTY STATE AID HIGHWAY NO. 10, PLAT 8 R.O.W. PER HENNEPIN COUNTY STATE AID HIGHWAY NO. 50, WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WAT UNDERGROUND WATER IS GRAPHICALLY SHOWN PER WENCK ASSOCIATES PLAN DATED 11/3/17 2 INSULATE. SEE NOTE 12. INSULATE. SEE NOTE 12. 53 LF - 12" STRM @ 2.64%FES 101 IE=958.00 FES 100 IE=956.50 SHEET NUMBER: DATE: Ph o n e                : h L W e Z a W e r ' r L Y e  6 X L W e     Fa x            0L n n e W o n N a  0 1      To l l F r e e            LI C E N S E N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A VE R T I C A L S C A L E : HO R I Z O N T A L S C A L E : DR A W N : CH E C K E D : DE S I G N E D : IN I T I A L I S S U E : RE V I S I O N S : PR E P A R E D F O R : N: \ 0 0 5 1 7 6 5 . 0 1 \ D W G \ C I V I L \ 0 0 5 1 7 6 5 . 0 1 U T 0 1 . D W G 05/17/24 CO R C O R A N D O M I N O ' S C400 CO R C O R A N , M N CO R C O R A N DO M I N O ' S UT I L I T Y P L A N 05 / 1 7 / 2 4 ... 05 / 0 3 / 2 4 71 5 1 5 T H A V E N E ST . J O S E P H , M N 5 6 3 7 4 ST R A C K C O N S T R U C T I O N 43 0 1 9 GR E T C H E N S C H R O E D E R FOR PERMIT ONLY © 2 0 2 4 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'20'40'60' 1" = 20' PE R M I T S E T .... 05 / 1 7 / 2 4 .... 20 ' 4' o r 2' PROJECT NUMBER: 0051765.01 1.THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS ARE BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND LIMITED MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION SHALL NOT BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR SHALL VERIFY EXISTING CONDITIONS PRIOR TO CONSTRUCTION AND NOTIFY THE OWNER OR ENGINEER OF DISCREPANCIES. 2.ALL SANITARY SEWER, STORM SEWER AND WATER MAIN MATERIAL AND INSTALLATIONS SHALL BE PER CITY REQUIREMENTS, MINNESOTA PLUMBING CODE, AND IN ACCORDANCE WITH THE CURRENT EDITION OF "STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA. 3.PRIOR TO CONSTRUCTION, THE CONTRACTOR SHALL OBTAIN THE NECESSARY FEDERAL, STATE AND LOCAL PERMITS FOR THE PROPOSED WORK OR VERIFY WITH THE OWNER OR ENGINEER THAT PERMITS HAVE BEEN OBTAINED. PERMIT FEES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR UNLESS OTHERWISE ARRANGED WITH THE OWNER. 4.CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF DOORWAYS, RAMPS, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY CONNECTION LOCATIONS. 5.ALL PRIVATE LARGE UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE LOCAL JURISDICTION AND MINNESOTA PLUMBING CODE. ALL SMALL / DRY UTILITIES SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE SPECIFICATIONS OF THE APPROPRIATE UTILITY COMPANY. THE CONTRACTOR SHALL COORDINATE THE SERVICE LINE CONSTRUCTION WITH THE UTILITY COMPANIES. 6.CONTRACTOR SHALL OBTAIN ALL NECESSARY CITY PERMITS FOR UTILITY CONNECTIONS, AND UTILITIES SHALL BE INSPECTED AND APPROVED BY THE CITY. THE CITY SHALL BE NOTIFIED 48-HOURS PRIOR TO COMMENCING WITH THE UTILITY CONSTRUCTION OR ANY REQUIRED TESTING. CONTRACTOR SHALL NOT OPERATE, INTERFERE WITH, CONNECT ANY PIPE OR HOSE TO, OR TAP ANY WATER MAIN BELONGING TO THE CITY UNLESS DULY AUTHORIZED TO DO SO BY THE CITY. ANY ADVERSE CONSEQUENCES OF SCHEDULED OR UNSCHEDULED DISRUPTIONS OF SERVICE TO THE PUBLIC ARE TO BE THE RESPONSIBILITY OF THE CONTRACTOR. 7.WATER MAIN LENGTHS AS SHOWN ARE APPROXIMATE HORIZONTAL LENGTHS. ALLOW FOR ADDITIONAL PIPE WHEN INSTALLING ON SLOPES OR WHEN DEFLECTIONS ARE REQUIRED. THE JOINT DEFLECTIONS SHALL NOT EXCEED THE MAXIMUM RECOMMENDED BY THE PIPE MANUFACTURER OR BY LOCAL GOVERNING SPECIFICATIONS. FITTINGS REQUIRED TO CONSTRUCT WATER MAIN SHALL BE INCLUDED IN WATER MAIN CONSTRUCTION. 8.PROVIDE WATER MAIN THRUST RESTRAINTS PER CITY STANDARD REQUIREMENTS. 9.A MINIMUM VERTICAL SEPARATION OF 18 INCHES IS REQUIRED AT ALL WATER LINE CROSSINGS WITH SANITARY SEWER OR STORM SEWER AND WATER LINES SHALL CROSS ABOVE ANY SEWER. IF THIS IS NOT ACHIEVABLE, SANITARY AND STORM SEWER SHALL BE CONSTRUCTED OF A MATERIAL APPROVED FOR USE WITHIN A BUILDING AND AS LISTED IN TABLE 701.2 OF THE MINNESOTA PLUMBING CODE. THE WATER LINE SHALL NOT HAVE JOINTS OR CONNECTION WITHIN 10-FEET OF THE CROSSING. INSULATE CROSSINGS WITH STORM SEWER. 10.UTILITY SERVICES TYPICALLY TERMINATE 5' OUTSIDE BUILDING WALL UNLESS OTHERWISE SHOWN OR NOTED. 11.DUCTILE IRON WATER LINES SHALL BE CLASS 52, PER AWWA C115 OR C151. COPPER WATER LINES SHALL BE TYPE K PER ASTM B88. PVC WATER LINES SHALL BE PER AWWA C900 AND INSTALLED PER AWWA C605 IF ALLOWED BY CITY. 12.ALL WATER LINES SHALL HAVE 7.5' MINIMUM COVER. INSULATE WATER MAIN IF LESS THAN 7.5' OF COVER. INSULATION SHALL BE DOW STYROFOAM HI BRAND 35 OR EQUIVALENT, WITH 4 INCHES OF THICKNESS. 13.SANITARY SEWER PIPE OUTSIDE THE BUILDING ENVELOPE AND NOT WITHIN 10' OF WATER LINE SHALL BE POLYVINYL CHLORIDE (PVC) SDR 35 OR 26. SDR 26 IS REQUIRED FOR DEPTHS GREATER THAN 15 FEET. SANITARY AND STORM SEWER PIPE WITHIN 10 FEET OF THE BUILDING AND UNDER FOOTINGS, AND WITHIN10 FEET OF WATER LINE SHALL BE SCHEDULE 40 PER ASTM D2665. ALL PLASTIC SANITARY SEWER SHALL BE INSTALLED PER D2321. SOLVENT WELD JOINTS MUST INCLUDE USE OF A PRIMER WHICH IS OF A CONTRASTING COLOR TO THE PIPE AND CEMENT. ALL SANITARY SEWER SHALL BE TESTED ACCORDING TO MINNESOTA PLUMBING CODE, PART 712.0. 14.STORM SEWER PIPE: A.RCP AND HDPE PIPE MAY BE INSTALLED WITH APPROVAL OF LOCAL GOVERNING AGENCY OR MN DEPARTMENT OF LABOR . B.REINFORCED CONCRETE PIPE SHALL BE CLASS 5 FOR PIPE DIAMETERS 18" AND SMALLER, CLASS 3 FOR PIPE DIAMETERS 21" AND LARGER UNLESS OTHERWISE NOTED, PER ASTM C76, WITH GASKETS PER ASTM C443. C.HDPE STORM PIPE 4- TO 10-INCHES IN DIAMETER SHALL MEET REQUIREMENTS OF AASHTO M252. HDPE STORM PIPE 12- TO 60-INCHES IN DIAMETER SHALL MEET REQUIREMENTS OF ASTM F2306. FITTINGS SHALL BE PER ASTM D3212 AND INSTALLED PER ASTM D2321. D.PVC STORM SEWER PIPE AND FITTINGS SHALL BE SCHEDULE 40 PIPE PER ASTM D2665 AND INSTALLED PER ASTM D2321. E.ALL STORM SEWER JOINTS AND STRUCTURE CONNECTIONS SHALL BE GASTIGHT OR WATERTIGHT AS REQUIRED BY MINNESOTA PLUMBING CODE, PART 707.3. STORM SEWER LOCATED WITHIN 10-FEET OF A BUILDING AND/OR WATER LINE SHALL BE TESTED PER MINNESOTA PLUMBING CODE, PART 712. 15.ALL NONCONDUCTIVE PIPE SHALL BE INSTALLED WITH A LOCATE (TRACER) WIRE PER MINNESOTA PLUMBING CODE 604.10.1. 16.AFTER CONSTRUCTION IS COMPLETED, THE CONTRACTOR SHALL PROVIDE THE OWNER WITH AN AS-BUILT RECORD OF UTILITY CONSTRUCTION. THE AS-BUILT SHALL INCLUDE LOCATION AND LENGTH DEVIATIONS OR CHANGES TO THE PLAN. CONTRACTOR TO VERIFY WITH OWNER OR ENGINEER WHETHER A PLAN WITH POST-CONSTRUCTION ELEVATIONS IS REQUIRED. GENERAL UTILITY NOTES UTILITY LEGEND EXISTING PROPOSED SANITARY SEWER STORM SEWER WATER MAIN EASEMENT LINE PROPERTY LINE HYDRANT GATE VALVE DRAIN TILE FLARED END SECTION (WITH RIPRAP) LIGHT POLE GAS UNDERGROUND ELECTRIC UNDERGROUND TELEPHONE OVERHEAD ELECTRIC OVERHEAD TELEPHONE TELEPHONE FIBER OPTIC CABLE TELEVISION SANITARY SEWER FORCE MAIN CURB AND GUTTER SAN STO WAT WAT GAS GAS PUG PUG TUG TOH POH POH TOH TOH FO FO CTV CTV FM FM S DT SAN TOP STO IENUMBER UTILITY CROSSINGS -1 WM TOP * -952.83 # WM IE 954.39 SAN IE - -2 -945.83 947.59- 4 5 4 FFE=963.00 T STO STO X X X X X X X X X POH POH POH POH POH POH POH POH PO H PO H PO H PO H SA N SA N SA N SA N SA N T.O.C ELEV.= 957.90 INV. ELEV. = 936.23 G CURB & G U T T E R CURB & G U T T E R WA T WA T WA T WA T WA T WA T WA T B A A C A B A CC C B C C D D B B C C A CODE QTY BOTANICAL / COMMON NAME SIZE SPACING O.C.MATURE SIZE CONIFEROUS TREES 4 BHS PICEA GLAUCA 'DENSATA' / BLACK HILLS WHITE SPRUCE 6` HT B&B AS SHOWN H 30`-40` W 20`-30` DECIDUOUS TREES 14 ASM ACER SACCHARUM 'BARRETT COLE' / APOLLO® SUGAR MAPLE 2.5" CAL AS SHOWN H 30-40` W 10-12` DPB BETULA PLATYPHYLLA 'FARGO' / DAKOTA PINNACLE® BIRCH 2.5" CAL AS SHOWN H 40-50` W 15-20` SKH GLEDITSIA TRIACANTHOS INERMIS 'SKYCOLE' / SKYLINE® HONEY LOCUST 2.5" CAL AS SHOWN H 40`-50` W 30`-35` CONIFEROUS SHRUBS 12 BUJ JUNIPERUS SABINA 'BUFFALO' / BUFFALO JUNIPER #5 CONT.4`-0" O.C.H 12-15" W 4-6` DECIDUOUS SHRUB 19 AFD CORNUS SERICEA 'FARROW' / ARCTIC FIRE® RED TWIG DOGWOOD #5 CONT.4`-0" O.C.H 3-5` W 3-5` DBH DIERVILLA LONICERA / DWARF BUSH HONEYSUCKLE #1 CONT.3`-0" O.C.H 2-3` W 2-3` BCV VIBURNUM TRILOBUM 'BAILEY COMPACT' / BAILEY'S COMPACT VIBURNUM #5 CONT.4`-0" O.C.H 3-5` W 3-5` PERENNIALS 42 VAR ASTILBE CHINENSIS 'VISION IN RED' / VISION IN RED ASTILBE #1 CONT.24" O.C.H 18-20" W 18-24" ICD HEMEROCALLIS X 'ICE CARNIVAL' / ICE CARNIVAL DAYLILY #1 CONT.24" O.C.H 24-28" W 18-24" GRASSES 58 KFG CALAMAGROSTIS X ACUTIFLORA 'KARL FOERSTER' / KARL FOERSTER FEATHER REED GRASS #5 CONT.30" O.C.H 4-5` W 2-3` PDS SPOROBOLUS HETEROLEPIS / PRAIRIE DROPSEED #1 CONT 24" O.C.H 2-3` W 2-3` SHEET NUMBER: DATE: Ph o n e                : h L W e Z a W e r ' r L Y e  6 X L W e     Fa x            0L n n e W o n N a  0 1      To l l F r e e            LI C E N S E N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D L A N D S C A P E A R C H I T E C T U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A VE R T I C A L S C A L E : HO R I Z O N T A L S C A L E : DR A W N : CH E C K E D : DE S I G N E D : IN I T I A L I S S U E : RE V I S I O N S : PR E P A R E D F O R : N: \ 0 0 5 1 7 6 5 . 0 1 \ D W G \ C I V I L \ 0 0 5 1 7 6 5 . 0 1 P L 0 1 . D W G 05/17/24 CO R C O R A N D O M I N O ' S L100 CO R C O R A N , M N CO R C O R A N DO M I N O ' S LA N D S C A P E PL A N 05 / 1 7 / 2 4 ... 05 / 0 3 / 2 4 71 5 1 5 T H A V E N E ST . J O S E P H , M N 5 6 3 7 4 ST R A C K C O N S T R U C T I O N 44 0 1 8 JE F F W E S T E N D O R F FOR PERMIT ONLY © 2 0 2 4 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'20'40'60' 1" = 20' PE R M I T S E T .... 05 / 1 7 / 2 4 .... 20 ' 4' o r 2' PROJECT NUMBER: 0051765.01 ABBREVIATIONS: B&B = BALLED AND BURLAPPED CAL. = CALIPER HT. = HEIGHT MIN. =MINIMUM O.C. = ON CENTER QTY .= QUANTITY CONT. = CONTAINER NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. PLANT SCHEDULE LANDSCAPE LEGEND SHRUBS DECIDUOUS TREE CONIFEROUS TREE PERENNIALS EDGER A SHREDDED HARDWOOD MULCH (TYP.) B EDGER (TYP.) C SOD (TYP.) D ROCK MULCH (TYP.) ALANDSCAPE KEYNOTES CANOPY/ EVERGREEN TREE REQUIREMENT (THE GREATER OF) 1 CANOPY/ EVERGREEN TREE PER 1000 SF OF GROSS BUILDING FLOOR AREA (1,122/1000= 1.12= 2 TREES) OR 1 CANOPY/ EVERGREEN TREE PER 50 LF OF SITE PERIMETER (883/50= 17.66= 18 TREES) *50% OF THE CANOPY/ EVERGREEN TREES MAY BE SUBSTITUTED WITH 3 ORNAMENTAL TREES TO ONE CANOPY/ EVERGREEN TREE NOT MORE THAN 30% OF THE REQUIRED NUMBER OF TREES SHALL BE COMPOSED OF A SINGLE SPECIES. TREES REQUIRED= 18 TREES PROVIDED= 18 ( 4 PROPOSED CONIFEROUS TREES + 14 PROPOSED DECIDUOUS TREES) SHRUB REQUIREMENT (THE GREATER OF) 1 SHRUBS PER 300 SF OF GROSS BUILDING FLOOR AREA (1,122/300= 3.74= 4 SHRUBS) OR 1 SHRUBS PER 30 LF OF SITE PERIMETER (883/30= 29.43= 30 SHRUBS) SHRUBS REQUIRED= 30 SHRUBS SHRUBS PROVIDED= 31 ( 12 PROPOSED CONIFEROUS SHRUBS + 19 PROPOSED DECIDUOUS SHRUBS) LANDSCAPE SUMMARY LAST REVISED: 10/23/18SHRUB & PERENNIAL CONTAINER PLANTING LA27-C N.T.S. 2X CONT. DIAMETER SET CONTAINER ROOT SOIL ON UNDISTURBED SUBSOIL OR MILD COMPACTED SOIL FOR DEPTH TO MATCH FINISH GRADE SCARIFY SIDES AND BOTTOM OF HOLE. DEPTH PER CONTAINER SOIL DEPTH BACKFILL PLANT PIT WITH SPECIFIED PLANTING SOIL OR AS APPROVED EDGING AT PLANTING BEDS, AS SPECIFIED, ADJACENT TO LAWN AREAS MULCH AS SPECIFIED (AND FILTER FABRIC, AS INDICATED) REMOVE CONTAINER, SCARIFY SIDES, AND SET SOIL MASS ON COMPACTED SOIL BASE MOUND, MATCHING SHRUBS NATURAL GROUNDLINE WITH FINISHED GRADE LAST REVISED: 10/19/18DECIDUOUS TREE PLANTING LA28 N.T.S. SET ROOT BALL ON UNDISTURBED SUBSOIL OR COMPACTED SOIL MOUND MATCHING TREES NATURAL GROUNDLINE WITH FINISHED SITE GRADE. REFER TO AMERICAN STANDARD FOR NURSERY STOCK FOR MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED AT OR NEAR FINISHED GROUNDLINE. SCARIFY SIDES AND BOTTOM OF HOLE. BACKFILL PLANT PIT WITH SPECIFIED BACKFILL SOIL. FORM 3" DEEP WATERING BASIN. PLACE MULCH, DEPTH AS SPECIFIED, OVER PLANT PITS - DO NOT PILE AGAINST TRUNK. TREE WRAP MATERIAL FROM GROUNDLINE UPWARD TO FIRST BRANCHES, AS REQUIRED. PRUNE OUT MISDIRECTED BRANCHES. PROVIDE ONE CENTRAL LEADER. GUYING AND STAKING, AS REQUIRED, FOR ONE (1) YEAR ON ALL DECIDUOUS AND CONIFEROUS TREES: TOP STAKES 5' ABOVE GROUND (MAX.) OR TO FIRST BRANCH. BOTTOM OF STAKE 3' (MIN.) BELOW GROUND. STAKING POSTS TO BE 2"X2" STAINED WOOD OR PAINTED STEEL DELINEATOR POSTS. PLACE 3 POSTS EQUIDISTANT AROUND AND OUTSIDE ROOT BALL. SECURE TREE TO POSTS WITH 16" LONG POLYPROPYLENE OR POLYETHYLENE, 40 MIL., 1.5" WIDE STRAP. 2X BALL DIAMETER SET ROOT BALL ON UNDISTURBED SUBSOIL OR COMPACTED SOIL MOUND MATCHING TREES NATURAL GROUNDLINE WITH FINISHED SITE GRADE. REFER TO AMERICAN STANDARD FOR NURSERY STOCK FOR MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED AT OR NEAR FINISHED GROUNDLINE. SCARIFY SIDES AND BOTTOM OF HOLE. BACKFILL PLANT PIT WITH SPECIFIED BACKFILL SOIL. FORM 3" DEEP WATERING BASIN. PLACE MULCH, DEPTH AS SPECIFIED, OVER PLANT PITS - DO NOT PILE AGAINST TRUNK. PRUNE OUT MISDIRECTED BRANCHES. PROVIDE ONE CENTRAL LEADER. GUYING AND STAKING, AS REQUIRED, FOR ONE (1) YEAR ON ALL DECIDUOUS AND CONIFEROUS TREES: TOP STAKES 5' ABOVE GROUND (MAX.) OR TO FIRST BRANCH. BOTTOM OF STAKE 3' (MIN.) BELOW GROUND. STAKING POSTS TO BE 2"X2" STAINED WOOD OR PAINTED STEEL DELINEATOR POSTS. PLACE 3 POSTS EQUIDISTANT AROUND AND OUTSIDE ROOT BALL. SECURE TREE TO POSTS WITH 16" LONG POLYPROPYLENE OR POLYETHYLENE, 40 MIL., 1.5" WIDE STRAP. 2XBALL DIAMETER LAST REVISED: 10/19/18EVERGREEN TREE PLANTING LA29 N.T.S. 1.CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL. 2.ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS. 3.NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4.ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. 5.CONTRACTOR SHALL PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. 6.ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3. 7.PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED. 8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 9.PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 10.PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLAIR IS LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR/ROOT FLAIR. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 11.OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS. 12.PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. 13.WRAP ALL SMOOTH-BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST. 14.STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR. 15.THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 16.BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (SELECT TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 6" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. 17.MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL AND COLORED RED, OR APPROVED EQUAL. ROCK MULCH TO BE BUFF LIMESTONE, 1 1/2" TO 3" DIAMETER, AT MINIMUM 3" DEPTH, OR APPROVED EQUAL. ROCK MULCH TO BE ON COMMERCIAL GRADE FILTER FABRIC, BY TYPAR, OR APPROVED EQUAL WITH NO EXPOSURE. MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. MULCH TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 18.EDGING TO BE COMMERCIAL GRADE VALLEY-VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE, AS INDICATED. POLY EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD AT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. SPADED EDGE TO PROVIDE V-SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN-GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 19.ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. PARKING LOT ISLANDS TO BE SODDED WITH SHREDDED HARDWOOD MULCH AROUND ALL TREES AND SHRUBS. SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALL BE STAKED. SEED AS SPECIFIED AND PER MN/DOT SPECIFICATIONS. IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. 20.PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS-BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE-YEAR WARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR. 21.CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR. 22.REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. 23.REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER. PLANTING NOTES SYMBOLS 1 A101 SIM 101 DOOR TAG 1 A101 SIM BUILDING SECTION WALL SECTION1 A101 SIM DETAIL SECTION1 A101 1 A101 SIM ENLARGED PLAN NEW DOOR EXISTING DOOR 1 REVISION REVISION DELTA 0 GRID LINE 1 A101 SIM EXTERIOR ELEVATION INTERIOR ELEVATION1 A101 Name Elevation LEVEL 1t WINDOW / STOREFRONT / CURTAINWALL TYPE WALL TYPE1i 1 1i # #KEY NOTE Room name 101 150 SF ROOM PROJECT NAME: PROJECT DESCRIPTION DOMINO'S SHELL PROJECT DESCRIPTION:NEW SLAB ON GRADE RETAIL TENANT DOMINOS SHELL BUILDING. EXISTING BUILDING TO BE REMOVED AND LOT(S) REDEVOPED. PROJECT DELIVERY TO BE DESIGN-BUILD MEP BY THE GENERAL CONTRACTOR. INTERIOR BUILDOUT TO BE SEPERATELY PERMITTED. ADDRESS:20115 COUNTY RD 10 CORCORAN, MN 55340 PID:2311923430003, 2311923430004 PROPOSED USE:"B" (CLASSIFICATION) BUILDING HEIGHT:1 STORY (20'-0" MAX) FIRE PROTECTION:NOT SPRINKLED *REFER TO SHEET A001 FOR MORE EXTENSIVE CODE REVIEW PROJECT AREA:1,134 GSF CLIENT PROJECT TEAM TEAM HONEY BADGER 1617 US-12 WILLMAR, MN 56201 CONTACT: BLAKE GRAVES EMAIL: BLAKEGRAVES@TEAMHONEYBADGER.COM PHONE: 320-444-5410 GENERAL CONTRACTOR STRACK CONSTRUCTION CO. INC. 715 15TH AVE NE ST. JOSEPH, MN 56374 CONTACT: MATT STRACK EMAIL: MSTRACK@STRACKCO.COM PHONE: 320-251-5933 ARCHITECT CIVIL ENGINEER STRUCTURAL ENGINEER MECHANICAL/ELECTRICAL/PLUMBING THIS PROJECT IS BEING DELIVERED AS DESIGN BUILD MECHANICAL, ELECTRICAL AND PLUMBING BY THE GENERAL CONTRACTOR UNDER A SEPARATE SUBMTITTAL(S) SANDMAN STRUCTURAL ENGINEERS 1587 30TH AVE SOUTH MOORHEAD, MN 56560 CONTACT: JUSTIN SHOENBERG EMAIL: JUSTIN.SCHOENBERG@SANDMANSE.COM PHONE: 218-284-3047 THIELEN & GREEN 7455 VILLAGE DRIVE, SUITE #110 LINO LAKES, MINNESOTA 55014 CONTACT: KRIS THIELEN - ARCHITECT (MN #59237) EMAIL: KMT@TANDGARCH.COM PHONE: 763-553-7927 WESTWOOD 12701 WHITEWATEER DRIVE. SUITE 300 MINNETONKA, MN 55343 CONTACT: JEFF WESTENDORF EMAIL: JEFF.WESTENDORF@WESTWOODPS.COM PHONE: 952-697-5722 GENERAL FIRE DEPT NOTES 1. ALL LIFE SAFETY SYSTEMS SHALL BE DESIGNED PER APPLICABLE FIRE PREVENTION CODE - SEE LIFE SAFETY PLAN 2. FIE EXTINGUISHER REQUIREMENTS SHELL BE AS DETERMINED BY FIELD INSPECTION AND NFPA 10. THE CONTRACTOR SHALL SUPPLY ALL FIRE EXTINGUISHERS AND CABINETS AS REQUIRED - SEE LIFE SAFETY PLAN FOR SUGGESTED LOCATION(S) 3. BUILDING ADDRESS NUMBERS SHALL BE PROVIDED ON THE FRONT OF THE BUILDING AND SHALL BE VISIBLE / LEGIBLE FROM THE PUBLIC RIGHT-OF-WAY, SAID NUMBERS SHALL CONTRAST VISUALLY WITH THEIR BACKGROUND. ADDRESS NUMBERS SHALL BE PROVIDED BY THE GENERAL CONTRACTOR 4. COMMERCIAL DUMPSTERS OR CONTAINERS WITH A CAPACITY OF ONE-AND- ONE-HALF CUBIC YARDS OR GREATER SHALL NOT BE STORED OR PLACED WITHIN FIVE FEET OF COMBUSTIBLE WALLS, OPENINGS, OR ROOF EAVE LINES UNLESS THESE AREAS ARE PROTECTED BY AN APPROVED AUTOMATIC FIRE SPRINKLER SYSTEM 5. POST "NO PARKING - FIRE LANE" SIGNS ALONG VEHICULAR ACCESS ROADS NOTES TO BIDDERS AS REQUIRED BY CHAPTER 1341.0030 IEBC SECTION 305, ACCESSIBILITY FOR EXISITING BUILDINGS, SECTION 305.7 ALTERATIONS AFFECTING AN AREA CONTAINING A PRIMARY FUNCTION, PROVIDE SEPARATE LINE ITEMS FOR THE SCOPE OF WORK PERTAINING TO THE FOLLOWING IMPROVEMENTS TO THE ACCESSIBLE ROUTE: 1. PARKING FACILITIES 2. ACCESSIBLE ENTRANCES 3. ACCESSIBLE ROUTE TO THE PRIMARY FUNCTION AREA 4. TOILET FACILITIES 5. DRINKING FOUNTAINS THE FOLLOWING ITEMS ARE TO BE LISTED IN THE BID AS SEPARATE LINE ITEM, ADD OR DEDUCT ALTERNATES. REFER TO THE FOLLOWING PLANS FOR ADDITIONAL AND/OR COMPLETE INFORMATION 1. N/A DEFERRED SUBMITTALS THE FOLLOWING ITEMS WILL BE SUBMITTED AS DEFERRED SUBMITTALS BY THE APPROPRIATE INSTALLING SUBCONTRACTOR OR VENDOR. FOR EACH DEFERRED SUBMITTAL ITEM, THE SUBCONTRACTOR OR VENDOR SHALL FIRST SUBMIT SIGNED AND SEALED ENGINEERED DRAWINGS AND CALCULATIONS TO THE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO SUBMITTAL TO THE BUILDING OFFICIAL OR FIRE MARSHAL. ARCHITECT’S REVIEW WILL BE FOR GENERAL CONFORMANCE WITH THE BUILDING DESIGN ONLY. SUBCONTRACTOR OR VENDOR SHALL BE RESPONSIBLE FOR DETERMINING SUBMITTAL REQUIREMENTS AND PAYMENT OF ALL FEES FOR SUBMITTALS. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR COORDINATING THE TIMING OF SUBMITTALS SO AS TO NOT INTERFERE WITH OVERALL CONSTRUCTION SCHEDULE, ALLOWING TIME FOR APPROPRIATE REVIEWS FOR ARCHITECT AND BUILDING OFFICIAL OR FIRE MARSHAL. NO DELAYS OR TIME EXTENSIONS WILL BE ALLOWED FOR FAILURE TO ALLOW APPROPRIATE TIME FOR REVIEW. 1. MECHANICAL, ELECTRICAL, AND PLUMBING ENGINEERING 2. IT, LOW-VOLTAGE, AV, DATA, SECURITY 3. SIGNAGE (INTERIOR AND/OR EXTERIOR) GENERAL NOTES 1. IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR AND THEIR SUB- CONTRACTORS, MATERIAL SUPPLIERS, AND/OR THEIR CONSULTANTS TO REVIEW THE CONTRACT DOCUMENTS IN ITS ENTIRETY. 2. ITEMS SHOWN IN ONE LOCATION IN THE DRAWINGS AND/OR INCLUDED IN THE SPECIFICATIONS SHALL BE CONSIDERED PART OF THE WORK AND SHALL APPLY AT SIMILAR LOCATIONS THROUGHOUT THE PROJECT. IN THE EVENT OF INCONSISTENCIES BETWEEN THE DRAWINGS PROVIDED THE GENERAL CONTRACTOR SHALL SEEK CLARIFICATION FROM THE ARCHITECT OF RECORD. 3. NO DEVIATIONS FROM THE CONTRACT DOCUMENTS, INCLUDING SPECIFICATIONS, SHALL BE MADE WITHOUT WRITTEN APPROVAL FROM THE OWNER AND/OR ARCHITECT. 4. DO NOT SCALE DRAWINGS. 5. GENERAL CONTRACTOR AND/OR SUB-CONTRACTORS ARE REQUIRED TO VERIFY ALL CONDITIONS PRIOR TO COMMENCING WORK. 6. IT IS THE RESPONSIBILITY OF THE GENERAL CONTRACTOR TO CONFIRM WITH THE OWNER AND/OR LANDLORD ANY PROJECT REQUIREMENTS PRIOR TO BIDDING WORK INCLUDING: PRE-APPROVED SUBCONTRACTORS, MATERIALS, CONSTRUCTION REQUIREMENTS, ETC. 7. THE GENERAL CONTRACTOR SHALL NOTIFY ARCHITECT IN WRITING ANY DISCREPANCIES, ERRORS AND/OR OMISSIONS PRIOR TO STARTING THAT PORTION OF WORK IN A TIMELY MATTER TO ALLOW REVIEW BY AOR AND OWNER FOR RESPONSE. NO WORK IS TO OCCUR IN AREA OF CONFLICT UNTIL WRITTEN RESPONSE AND APPROVAL IS ACHIEVED BY ALL PARTIES (OWNER, ARCHITECT, GENERAL CONTRACTOR). 8. THE GENERAL CONTRACTOR IS TO NOTIFY ARCHITECT AND OWNER IMMEDIATELY ANY HAZARDOUS SUBSTANCES ENCOUNTERED IN THE FIELD. 9. ALL WORK SHALL BE PERFORMED BY APPROPRIATE SKILLED PERSONALE AND MATERIALS USED SHALL BE OF FIRST QUALITY. 10. THE GENERAL CONTRACTOR IS RESPONSIBLE TO PROTECT THE EXISTING STRUCTURE, FINISHES, LANDSCAPING, MEP SYSTEMS UNLESS REQUIRED TO REMOVE OR REPLACE AS SPECIFIED IN THE CONSTRUCTION DOCUMENTS 11. WATER RESISTANT GYP. BD. SHALL BE USED AT ALL W ET LOCATIONS 12. ALL EXISTING WALLS AND/OR FENESTRATION ARE TO REMAIN U.N.O. 13. IF REQUIRED, THE GENERAL CONTRACTOR SHALL PREPARE FIRE SPRINKLER DESIGN DRAWINGS, SUBMIT AND RECEIVE APPROVAL PRIOR TO INSTALLATION AS REQUIRED WITH THE LOCAL AGENCIES HAVING JURISDICTION ON THIS PROJECT. THE AUTOMATIC SPRINKLER SYSTEM MUST BE INSTALLED IN ACCORDANCE WITH THE CODES LISTED BELOW AND LOCAL AMENDMENTS. A SEPARATE PERMIT BY DESIGN BUILD ENGINEERING COORDINATED BY THE GENERAL CONTRACTOR IS REQUIRED TO BE SUBMITTED TO THE AUTHORITY HAVING JURISDICTION FOR APPROVAL. 14. THE GENERAL CONTRACTOR SHALL PROVIDE ADEQUATE BLOCKING AS DIRECTED BY THE MANUFACTURER FOR ALL WALL MOUNTED EQUIPMENT OR DEVICES, AND SHALL COORDINATE WITH THE OWNER'S REPRESENTATIVE FOR ALL ITEMS NOTED AS "BY OWNER" OR "BY OTHERS". 15. DRAWINGS WERE PREPARED USING PRODUCT SPECIFIC CONFIGURATION INFORMATION, ACTUAL DIMENSIONS AND DETAILS OF SELECTED MATERIALS MAY CHANGE BEFORE INCORPORATION INTO THE WORK. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR ACCOMMODATING ANY CHANGES TO OTHER MATERIALS THAT ARE NECESSARY BECAUSE OF THESE DIFFERENCES. 16. TYPICAL AND PROJECT SPECIFIC DETAILS ARE INCLUDED IN THE DRAWINGS, WHERE DETAILS OR DESIGN INTENT CANNOT BE DETERMINED SEEK CLARIFICATION PRIOR TO COMMENCING WORK 17. ALL WORK SHALL CONFORM TO LAWS, REGULATIONS, CODES AND ORDINANCES OF FEDERAL, STATE, COUNTY, CITY OR ANY OTHER JURISDICTION AS EACH MAY APPLY. IN THE EVENT OF ANY CONFLICT BETWEEN ANY OF THE PROJECT REQUIREMENTS, THE MOST STRINGENT REQUIREMENT SHALL GOVERN 18. EXITS, EXIT SIGNS, FIRE ALARM PANELS, HOSE CABINETS, FIRE EXTINGUISHERS LOCATIONS AND STANDPIPE CONNECTIONS, AS APPLICABLE, SHALL NOT BE CONCEALED BY CURTAINS, MIRRORS, OR OTHER DECORATIVE MATERIAL 19. ALL EXIT DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT 20. REFER TO INDIVIDUAL SHEETS FOR OTHER GENERAL NOTES SPECIFIC TO THAT SECTION TRUE NORTH PLAN NORTH PROJECT LOCATION LOCATION MAP TRUE NORTH PLAN NORTH PROJECT LOCATION KEY PLAN ACT ACOUSTIC CEILING TILE ADJ ADJACENT BD BOARD BO BOTTOM OF BM BEAM CL CENTER LENE CLG CEILING CMU CONCRETE MASONRY UNIT COL COLUMN CONC CONCRETE DIM DIMENSION EQ EQ EXIST EXISTING FLR FLOOR FO FACE OF FP FILLER PANEL GYP BD GYPSUM BOARD HT HEIGHT INSUL INSULATION MAX MAXIMUM MIN MINIMUM NIC NOT IN CONTRACT NTS NOT TO SCALE OC ON CENTER PLY WD PLYWOOD PT PRESSURE TREATED PTD PAINTED RO ROUGH OPENING TBD TO BE DETERMINED TYP TYPICAL UNO UNLESS NOTED OTHERWISE VIF VERIFY IN FIELD W/ WITH WD WOOD ABBREVIATIONS OWNER ACKNOWLEDGEMENT THIELEN & GREEN REQUIRES APPROVAL OF THE FOLLOWING PERMIT DOCUMENTS PRIOR TO SUBMITTING FOR CITY PLAN REVIEW. PLEASE REVIEW THE PERMIT DOCUMENTS IN FULL AND MAKE NOTE OF ANY ADDITIONAL CHANGES THAT SHOULD BE ADDRESSED. AN AUTHORIZED SIGNATURE BELOW INDICATES THE APPROVAL OF THIS DESIGN AND AUTHORIZES THIELEN & GREEN TO PROCEED WITH THE PERMITTING PROCESS AS OUTLINE IN THE CONTRACT AGREEMENT. X CLIENT NAME DATE Scale Date Drawn By Checked By Project Number ISSUE DATE 7455 VILLAGE DRIVE, SUITE #110 LINO LAKES, MN 55014 763-553-7927 WWW.TANDGARCH.COM CITY STAMP AREA PRELIMINARY NOT FOR CONSTRUCTION STRACK CONSTRUCTION CO. INC. 715 15TH AVE NE, ST. JOSEPH, MN 56374 320-251-5933 WWW.STRACKCO.COM 7/ 2 / 2 0 2 4 8 : 4 4 : 5 8 P M As indicated A000 COVER SHEET KMT CAD 05/03/2024 358_2024 20 1 1 5 C O U N T Y R D 1 0 CO R C O R A N , M N 5 5 3 4 0 SCHEMATIC DESIGN P&Z SUBMITTAL 05/03/2024 07/02/2024 DO M I N O ' S SH E L L SHEET INDEX NUMBER SHEET NAME REVISION ARCHITECTURAL A000 COVER SHEET A001 CODE PLAN A050 ARCHITECTURAL SITE PLAN A100 ARCHITECTURAL FLOOR PLAN A580 EXTERIOR ELEVS & SECTION A800 ARCHITECTURAL RENDERINGS CIVIL C200 SITE PLAN C400 SANITARY SEWER AND WATERMAIN PLAN REVISION SCHEDULE NO. DESCRIPTION DATE EXTERIOR INTERIOR APPLICABLE CODES BUILDING CODE: 2020 MINNESOTA STATE BUILDING CODE ENERGY CODE: 2024 MINNESOTA COMMERCIAL ENERGY CODE ACCESSIBILITY: 2020 MINNESOTA ACCESSIBILITY CODE MECHANICAL: 2020 MECHANICAL AND FUEL GAS CODE PLUMBING: 2020 MINNESOTA PLUMBING CODE FIRE: 2020 MINNESOTA FIRE CODE ELECTRICAL: MINNESOTA ELECTRICAL CODE CHAPTER 3: USE AND OCCUPANCY CLASSIFICATION PROPOSED OCCUPANCY: "B" (CLASSIFICATION) CHAPTER 5: BUILDING HEIGHTS AND AREAS BUILDING AREA: 1,134 GFA; CONSTRUCTION TYPE: V-B BUILDING SPRINKLED: NO 504.3 ALLOWABLE BUILDING HEIGHT: 40'-0" 504.4 ALLOWABLE STORIES: 2 STORIES 506.2 ALLOWABLE AREA: 9,000 SF ALLOWABLE CHAPTER 6: TYPES OF CONSTRUCTION EXISTING BUILDING CONSTRUCTION TYPE: V-B PRIMARY STRUCTURAL FRAME:0 EXTERIOR BEARING WALLS:0 INTERIOR BEARING WALLS:0 NONBEARLING EXTERIOR WALLS AND PARITIONS:0 (10 < X < 30) NONBEARING INTERIOR WALLS AND PARTIONS:0 FLOOR CONSTRUCTION:0 ROOF CONSTRUCTION:0 CHAPTER 8: INTERIOR FINISHES OCCUPANCY GROUP: "B" (CLASSIFICATION) SPRINKLED: NO 803.13 INTERIOR EXIT STAIRWAYS AND RAMPS AND EXIT PASSAGEWAYS: B CORRIDORS AND EXIT ENCLOSURE FOR EXIT ACCESS STAIRWAYS: B ROOMS AND ENCLOSED SPACES: C CHAPTER 10: MEANS OF EGRESS 1004 FUNCTION OF SPACE: INDOOR ROOM# ROOM NAME LOAD FACTOR OCCUPANT LOAD (PER 1004.5) • 100 TENANT SPACE 150 / 789 005.26 • 101 WALK-IN COOLER 300 / 201 000.67 TOTAL OCCUPANT LOAD: 005.93 1006.2 NUMBER OF EXITS: 1 REQUIRED; 1 PROVIDED 1006.2.1 COMMON PATH OF EGRESS TRAVEL: <100'-0" REQUIRED; 53'-1" PROV 1017.2 EXIT ACCESS TRAVEL DISTANCE: <200'-0" REQUIRED; 53'-1" PROV 1020.1 CORRIDORS CONSTRUCTION: 0-HOUR RATED WITH EXISTING SPRINKLER SYSTEM CHAPTER 29: PLUMBING SYSTEMS 2902.01MINIMUM NUMBER OF FIXTURES • TENANT RESTROOMS BY INTERIOR BUILDOUT - SEPERATELY PERMITTED OCCUPANTS 00"0.0" 00 EXIT WIDTH REQ. EXIT WIDTH PROV. FIRE EXTINGUISHER LOCATION - FINAL LOCATION BY G.C., SEE LIFE SAFETY NOTE #5 FOR ADD INFO EGRESS ROUTE CEILING MOUNTED EXIT LIGHT - REFER TO REFLECTED CEILING PLAN FOR ADDITIONAL INFORMATION PATH OF TRAVEL: 53'-1" 792 SF TENANT SPACE 100 203 SF WALK-IN COOLER 101 36"1.18" 5.92 PATH OF TRAVEL: 49'-4" 5 A580 5 A580 Scale Date Drawn By Checked By Project Number ISSUE DATE 7455 VILLAGE DRIVE, SUITE #110 LINO LAKES, MN 55014 763-553-7927 WWW.TANDGARCH.COM CITY STAMP AREA PRELIMINARY NOT FOR CONSTRUCTION STRACK CONSTRUCTION CO. INC. 715 15TH AVE NE, ST. JOSEPH, MN 56374 320-251-5933 WWW.STRACKCO.COM 7/ 2 / 2 0 2 4 8 : 4 4 : 5 8 P M As indicated A001 CODE PLAN KMT AUTHOR 05/03/2024 358_2024 20 1 1 5 C O U N T Y R D 1 0 CO R C O R A N , M N 5 5 3 4 0 SCHEMATIC DESIGN P&Z SUBMITTAL 05/03/2024 07/02/2024 DO M I N O ' S SH E L L CODE INFORMATION CODE PLAN LEGEND LIFE SAFETY PLAN NOTES 1. REFER TO DOOR SCHEDULE FOR ADDITIONAL ACCESSIBILITY AND/ OR EGRESS REQUIREMENTS 2. CONTINUATION OF ACCESSIBLE AND EGRESS ROUTE OF TRAVEL BEYOND THE AREA OF WORK BY OTHERS 3. EXITS, EXIT SIGNS, FIRE ALARM PANELS, HOSE CABINETS, FIRE EXTINGUISHER LOCATIONS, AND STANDPIPE CONNECTIONS (AS APPLICABLE) SHALL NOT BE CONCEALED BY CURTAINS, MIRRORS, OR OTHER DECORATIVE MATERAIL(S) 4. ALL EXIT DOORS SHALL BE READILY OPENABLE FROM THE EGRESS SIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR EFFORT 5. FIRE EXTINGUISHER ARE TO BE PROVIDED AS REQUIRED BY THE MINNESOTA FIRE CODE. MULTI-PURPOSE EXTINGUISHERS REQUIRE A MINIMUM RATING OF 4A:2BC (10 LB) AND SPACED WITH MAXIMUM TRAVEL DISTANCE OF 75'-0 FROM ANY POINT TO A FIRE EXTINGUISHER. K-CLASS PORTABLE FIRE EXTINGUISHERS ARE REQUIRED IN COMMERCIAL KITCHENS, D-CLASS PORTABLE FIRE EXTINGUISHERS SHALL BE INSTALLED IN MACHINE SHOPS 1/4" = 1'-0"1 ARCHITECTURAL CODE PLAN REVISION SCHEDULE NO. DESCRIPTION DATE EXTERIOR INTERIOR A580 4 A580 3 A580 2 A580 1 1 2 4 66 7 9 8 9 9 10 15 16 8 19 20 Scale Date Drawn By Checked By Project Number ISSUE DATE 7455 VILLAGE DRIVE, SUITE #110 LINO LAKES, MN 55014 763-553-7927 WWW.TANDGARCH.COM CITY STAMP AREA PRELIMINARY NOT FOR CONSTRUCTION STRACK CONSTRUCTION CO. INC. 715 15TH AVE NE, ST. JOSEPH, MN 56374 320-251-5933 WWW.STRACKCO.COM 7/ 2 / 2 0 2 4 8 : 4 4 : 5 9 P M 3/32" = 1'-0" A050 ARCHITECTURAL SITE PLAN KMT AUTHOR 05/03/2024 358_2024 20 1 1 5 C O U N T Y R D 1 0 CO R C O R A N , M N 5 5 3 4 0 SCHEMATIC DESIGN P&Z SUBMITTAL 05/03/2024 07/02/2024 DO M I N O ' S SH E L L GENERAL SITE PLAN NOTES 1. ARCHTIECTURAL SITE PLAN IS FOR REFERENCE ONLY - CIVIL ENGINEERING IS A DEFERRED SUBMITTAL PROVIDED BY THE OWNER AS NEEDED; NOT IN CONTRACT 2. ALL GROUND MOUNTED EQUIPMENT SHALL BE SCREENED FROM PUBLIC VIEW - TYPICAL 3. ALL SIGNAGE SHOWN FOR REFERENCE ONLY - PROVIDED BY OTHERS UNDER A DEFERRED SUBMITTAL 4. ALL EXTERIOR LIGHTING SHOWN FOR REFERENCE ONLY -REFER TO DESIGN- BUILD ELECTRICAL DRAWINGS FOR ADD. INFO. - REFER TO EXTERIOR ELEVATIONS FOR BUILDING MOUNTED FIXTURES - COORDINATE FINAL LOCATIONS WITH OWNER IN FIELD PRIOR TO INSTALLATION 5. GC TO VERIFY THAT ALL ENTRANCE LANDINGS ARE FLUSH WITH FINISHED FLOOR AND PATCH/ REPAIR AS REQUIRED 6. GC TO VERIFY THAT ALL PAVED SURFACES ADJACENT TO THE BUILDING SLOPE AWAY TO PROVIDE POSITIVE DRAINAGE SITE PLAN KEYNOTES 3/32" = 1'-0"1 CONCEPTUAL SITE PLAN 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 BUILDING ENTRY/ EXIT STOOP LOCATION - REFER TO STRUCT TYPICAL STOOP DETAIL FOR ADD. INFO. - SLOPE AWAY FROM BUILDING AT MAX 2% - MAINTAIN ADA REQUIREMENTS PER 2020 MAC BUILDING FOOTPRINT, REFER TO PLAN SET FOR ADDITIONAL NOTES BOLLARD LOCATION, SEE CIVIL FOR ADDITIONAL NOTES REFER TO CIVIL DWGS FOR EXTENTS OF LANDSCAPING, SHOWN FOR REFERENCE ONLY SEE CIVIL FOR 1 1/2" WATER SERVICE SCUPPER LOCATION, GC TO PROVIDE GUTTER AND DOWNSPOUT, REFER TO ELEVATIONS FOR ADD INFO DASHED LINE INDICATES APPROX LOCATION OF MECH UNIT, EXHAUST FAN AND/OR ROOF HATCH, GC TO FIELD VERIFY ALL LOCATIONS DURING BIDDING, SEE ROOF PLAN FOR ADD INFO SEE CIVIL PLAN FOR MODIFICATION OF EXISTING SITE NEW EXTERIOR MTL BUILDING AWNING WITH INTEGRAL GUTTER, REFER TO SECTIONS FOR ADD INFO ACCESSIBLE STALL, SEE CIVIL FOR ADDITIONAL NOTES MONUMENT SIGN UNDER DEFERRED SUBMITTAL BY OWNER, GC TO PROVIDE CONDUIT WITH PULLSTRING FOR SITE LIGHTING WHERE REQ, SHOWN FOR REFERENCE SIGN FOUNDATION, GC TO COORDINATE WITH SIGN MANUF FOR REQUIREMENTS UNDER DEFERRED SUBMITTAL, SHOWN FOR REFERENCE GAS METER, GC TO COORDINATE FINAL LOCATION WITH OWNER PRIOR TO ROUGH IN, SEE CIVIL AND MECH FOR ADD INFO LIGHT POLE LOCATIONS, REFER TO ELEC AND CIVIL DRAWINGS FOR ADDITIONAL INFO TRASH ENCLOSURE, SEE A051 FOR ADD INFO ACCESSIBLE CURB, SEE CIVIL FOR ADD INFO ELECTRICAL SERVICE, SEE ELEC PLANS BY GC UNDER DEFERRED SUBMITTAL PICKUP SPEAKER CALL AND/OR ROPE DETECTOR FOR OLO WINDOW, GC TO COORDINATE WITH OWNER REQUIREMENTS PRIOR TO INSTALL, PROVIDE REFER TO GEOTECHNICAL REPORT FOR ADDITIONAL SITE INFO SEE CIVIL FOR 4" WASTE20 REVISION SCHEDULE NO. DESCRIPTION DATE EXTERIOR INTERIOR GENERAL FLOOR PLAN NOTES 1. DIMENSIONS ARE TO THE FACE OF SHEATHING OR MASONRY UNLESS NOTED OTHERWISE 2. WALL TYPES WITH FIRE RATINGS SHALL CONTINUE FROM FLOOR TO FLOOR OR ROOF ABOVE, UNLESS NOTED OTHERWISE 3. THE HINGE SIDE OF ALL INTERIOR DOOR FRAMES SHALL BE PLACED 4" FROM THE ADJACENT INTERIOR WALL AS MEASURED TO THE JAMB, UNLESS NOTED OTHERWISE, INTERIOR DOORS PLACED IN MASONRY WALLS SHALL BE PLACED A MINIMUM OF 4" AND MAXIMUM OF 8" AWAY FROM WALLS TO COORDINATE WITH MASONRY COURSING, UNLESS NOTED OTHERWISE 4. FIRE DAMPERS SHALL BE PROVIDED WHERE DUCTS PENETRATE FIRE-RATED WALLS, FLOORS, OR CEILING ASSEMBLIES 5. ALL INTERIOR PARTITIONS IN EXCESS OF 30'-0" OF LENGTH SHALL HAVE FULL HEIGHT CONTROL JOINTS INSTALLED WITH 30'-0" MAXIMUM SPACING, UNLESS NOTED OTHERWISE, WHERE POSSIBLE, ALIGN CONTROL JOINTS TO DOORS AND WINDOWS 6. FIXTURES, FURNITURE, VENDING, AND EQUIPMENT SUPPLIED BY OWNER, SHOWN FOR REFERENCE ONLY, REFER TO EQUIPMENT PLANS 7. FLOOR FINISH TRANSITIONS OCCUR AT CENTERLINE OF DOOR FRAME UNLESS NOTED OTHERWISE 8. USE VINYL REDUCER STRIPS IN THICKNESS TO MATCH ADJACENT FLOOR MATERIALS - PROVIDE AT EDGES OF RESILIENT FLOOR WHEREVER EDGE IS EXPOSED - SUBMIT SAMPLES FOR PROFILE AND COLOR SELECTION 9. ALL MISC PANELS, FIRE EXTINGUISHER CABINETS, EXPOSED DUCTING PARTS, LOUVERS, VENTILATION COVERS AND ANY EQUIPMENT NOT FACTORY FINISHED SHALL BE PAINTED TO MATCH THE ADJACENT SURFACE ON WHICH IT OCCURS 10. REFER TO FINISH SCHEDULES, CEILING PLANS, AND ELEVATIONS FOR FURTHER FINISH INFORMATION 11. ANY EXPOSED SINK PIPES TO BE WRAPPED TO MEET ADA REQUIREMENTS 20' - 0"26' - 8"13' - 0" 14 ' - 3 1 / 8 " 6" 1' - 0"13' - 10"5' - 4"39' - 6" 16' - 0" 14 ' - 7 " 59' - 8" 15 ' - 1 0 " 15 ' - 4 " 6" 14 ' - 1 0 " 5 A580 5 A580 13 ' - 5 3 / 4 " 4' - 6" 792 SF TENANT SPACE 100 203 SF WALK-IN COOLER 101 100A 101 59' - 8" 3' - 1 0 " 6" 1" 11 ' - 4 " 1' - 8 " 1" 1' - 8 " 6" 1 2 1 2 3 5 6 7 8 9 10 11 4' - 8"6' - 0"3' - 2" 100B Scale Date Drawn By Checked By Project Number ISSUE DATE 7455 VILLAGE DRIVE, SUITE #110 LINO LAKES, MN 55014 763-553-7927 WWW.TANDGARCH.COM CITY STAMP AREA PRELIMINARY NOT FOR CONSTRUCTION STRACK CONSTRUCTION CO. INC. 715 15TH AVE NE, ST. JOSEPH, MN 56374 320-251-5933 WWW.STRACKCO.COM 7/ 2 / 2 0 2 4 8 : 4 4 : 5 9 P M As indicated A100 ARCHITECTURAL FLOOR PLAN KMT CAD 05/03/2024 358_2024 20 1 1 5 C O U N T Y R D 1 0 CO R C O R A N , M N 5 5 3 4 0 SCHEMATIC DESIGN P&Z SUBMITTAL 05/03/2024 07/02/2024 DO M I N O ' S SH E L L 1/4" = 1'-0"1 ARCH FLOOR PLAN BUILDING ENTRY/ EXIT STOOP LOCATION - REFER TO STRUCT TYPICAL STOOP DETAIL FOR ADD. INFO. - SLOPE AWAY FROM BUILDING AT MAX 2% - MAINTAIN ADA REQUIREMENTS PER 2020 MAC WIC BY OWNER VERIFY EXTENTS WITH OWNER INCLUDING SLAB REQUIREMENTS PRIOR TO INSTALL, SEE STRUCT FOR ADD INFO INTERIOR BUILDOUT BY TENANT UNDER SEPARATE PERMIT GC TO PROVIDE NEW ELECTRICAL METER WITH SERVICE, VERIFY WITH OWNER PANEL SIZE AND LOCATION PRIOR TO INSTALLATION, SEE ELEC DWGS FOR ADD INFO - DEFERRED SUBMITTAL BY GC REFER TO ROOF PLAN FOR RTU LOCATION(S) FOR TENANT SPACE GC TO PROVIDE 1 1/2" COLD WATER LINE WITH METER, REVIEW LOCATION OF PLUMBING STUB WIH CIVIL PRIOR TO TO INSTALLATION GC TO PROVIDE 4" WASTE LINE WITHIN BUILDING SPACE, SEE CIVIL DWGS FOR ADD INFO GC TO PROVIDE GAS PIPE AND METER SIZED TO DELIVER A VOLUME EQUIVALENT TO ONE MILLION BTUH TO EA TENANT SPACE, REFER ROOF PLAN FOR ADDITIONAL NOTES, SEE MEP DWGS FOR ADD INFO PROVIDE FIRE EXTINGUISHER WITHIN SHELL SPACE, FINAL LOCATION BY G.C. (MAX SEPARATION TRAVEL DISTANCE 75''-0") GC TO PROVIDE EXIT SIGNAGE WITH EM LIGHTING AT DOOR PER CODE, SEE ELEC DWGS FOR ADD INFO GC TO PROVIDE 4" CONC SLAB WITHIN TENANT SPACE, PROVIDE 10 MIL VAPOR BARRIER W/ SAND BASE AS REQ, VERIFY REQ WITH GEOTECHNICAL REPORT, SEE STRUCTURAL FOR ADDTIONAL INFORMATION NOT USED FLOOR PLAN KEYNOTES 1 2 3 4 5 6 7 8 9 10 11 12 REVISION SCHEDULE NO. DESCRIPTION DATE FINISH FLOOR 100' -0" T.O. COOLER 108' -0" ROOF 111' -6" T.O. PARAPET 116' -0" T.O. PARAPET 2 118' -0" T.O. PARAPET 3 120' -0" SID-1 FINISH FLOOR 100' -0" ROOF 111' -6" T.O. PARAPET 2 118' -0" T.O. PARAPET 3 120' -0" MTL-1 SID-2 1 3 6"1' - 10"11' - 4"1' - 10"6" STN-1 MTL-2 FINISH FLOOR 100' -0" T.O. COOLER 108' -0" ROOF 111' -6" T.O. PARAPET 116' -0" T.O. PARAPET 2 118' -0" T.O. PARAPET 3 120' -0" STN-1 SID-2 SID-3 SID-1 VINYL COOLER BY OWNER 100A 7' - 6"10' - 0"2' - 6" 20' - 0" 100B FINISH FLOOR 100' -0" T.O. COOLER 108' -0" ROOF 111' -6" T.O. PARAPET 116' -0" T.O. PARAPET 2 118' -0" T.O. PARAPET 3 120' -0" MTL-1 MTL-1 SID-3 SID-2 COOLER BY OWNER STN-1 MTL-1 2 SID-1 39' - 7"5' - 3"3' - 0"9' - 0"2' - 0"1' - 0" 59' - 10" 2 7 ELEVATION MATERIAL SF'S GALVALUME (COOLER): 127 SF SIDING-2: 687 SF SID-3: 170 SF STN-1: 152 SF STOREFRONT: 28 SF FINISH FLOOR 100' -0" T.O. COOLER 108' -0" ROOF 111' -6" T.O. PARAPET 116' -0" T.O. PARAPET 2 118' -0" T.O. PARAPET 3 120' -0" 792 SF TENANT SPACE 100 203 SF WALK-IN COOLER 101 Scale Date Drawn By Checked By Project Number ISSUE DATE 7455 VILLAGE DRIVE, SUITE #110 LINO LAKES, MN 55014 763-553-7927 WWW.TANDGARCH.COM CITY STAMP AREA PRELIMINARY NOT FOR CONSTRUCTION STRACK CONSTRUCTION CO. INC. 715 15TH AVE NE, ST. JOSEPH, MN 56374 320-251-5933 WWW.STRACKCO.COM 7/ 2 / 2 0 2 4 8 : 4 5 : 0 2 P M 3/16" = 1'-0" A580 EXTERIOR ELEVS & SECTION KMT AUTHOR 05/03/2024 358_2024 20 1 1 5 C O U N T Y R D 1 0 CO R C O R A N , M N 5 5 3 4 0 SCHEMATIC DESIGN P&Z SUBMITTAL 05/03/2024 07/02/2024 DO M I N O ' S SH E L L 3/16" = 1'-0"4 DRIVE-THRU ELEVATION 3/16" = 1'-0"3 DRIVER PICK UP ELEVATION 3/16" = 1'-0"2 FRONT ELEVATION 3/16" = 1'-0"1 REAR ELEVATION STN-1 ROCKMOUNT STACKED STONE COAL CANYON SID-1 PREFINISHED LAP SIDING JAMES HARDIE GRAY SLATE SID-2 LUX METAL OR EQUIV METAL SIDING W/ 6" REVEALS SID-3 PREFINISHED NICHIHA SIDING ILLUMINATION SERIES CUSTOM COLOR TRICORN BLACK REVISION SCHEDULE NO. DESCRIPTION DATE EXTERIOR ELEV. NOTES 1. REVIEW ALL MANUFACTURER RECOMMNEDATIONS FOR INSTALLATION OF EXTEIOR MATERIAL AS SCHEDULED 2. ALL SIGNAGE SHOWN FOR REFERENCE ONLY -PROVIDED BY OTHERS UNDER A DEFERRED SUBMITTAL, PROVIDE POWER AS REQ, COORDINATE LOCATION WITH OWNER PRIOR TO ROUGH IN 3. ALL EXTERIOR LIGHTING SHOWN FOR REFERENCE ONLY -REFER TO DESIGN- BUILD ELECTRICAL DRAWINGS FOR ADD. INFO. -COORDINATE FINAL LOCATIONS WITH OWNER IN FIELD PRIOR TO INSTALLATION 4. GC TO VERIFY THAT ALL ENTRANCE LANDINGS ARE FLUSH W ITH FINISHED FLOOR AND PATCH/ REPAIR AS REQUIRED 5. GC TO VERIFY THAT ALL PAVED SURFACES ADJACENT TO THE BUILDING SLOPE AWAY TO PROVIDE POSITIVE DRAINAGE 6. PROVIDE FLASHING AT GRADE AND/OR PAVED SURFACES AS REQ, REFER TO SECTIONS FOR ADD INFO EXTERIOR ELEV. KEYNOTES BOLLARD, SEE CIVIL FOR ADD INFO SIGNAGE BY TENANT, GC TO COORDINATE POWER AS REQ, VERIFY EXTENDS IN FIELD WITH ALL OTHER TRADES NOT USED WALL SCONCE SCUPPER WITH DOWNSPOUT OVERFLOW SCUPPER PREMANUF AWNING DRIVE THRU WINDOW, SEE SCHED FOR ADD INFO 1 2 3 4 5 6 7 8 3/16" = 1'-0"5 SECTION 1 Scale Date Drawn By Checked By Project Number ISSUE DATE 7455 VILLAGE DRIVE, SUITE #110 LINO LAKES, MN 55014 763-553-7927 WWW.TANDGARCH.COM CITY STAMP AREA PRELIMINARY NOT FOR CONSTRUCTION STRACK CONSTRUCTION CO. INC. 715 15TH AVE NE, ST. JOSEPH, MN 56374 320-251-5933 WWW.STRACKCO.COM 7/ 2 / 2 0 2 4 8 : 4 5 : 0 2 P M A800 ARCHITECTURAL RENDERINGS KMT AUTHOR 05/03/2024 358_2024 20 1 1 5 C O U N T Y R D 1 0 CO R C O R A N , M N 5 5 3 4 0 SCHEMATIC DESIGN P&Z SUBMITTAL 05/03/2024 07/02/2024 DO M I N O ' S SH E L L REVISION SCHEDULE NO. DESCRIPTION DATE STO STO STO X X X X X X X X X POH POH POH POH POH POH POH POH POH POH POH POH PO H PO H PO H PO H PO H PO H SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SA N SAN SAN SA N SN SN G WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WA T WAT WAT 4 5 4 FFE=963.00 20.6713.12 49.54 :32.6Steering Angle 8.53 8.53 6.0 Fire Truck feet : : : Width Track Lock to Lock Time SHEET NUMBER: DATE: Ph o n e                : h L W e Z a W e r ' r L Y e  6 X L W e     Fa x            0L n n e W o n N a  0 1      To l l F r e e            LI C E N S E N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D L A N D S U R V E Y O R U N D E R T H E L A W S O F T H E ST A T E O F MI N N E S O T A I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D L A N D S C A P E A R C H I T E C T U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A VE R T I C A L S C A L E : HO R I Z O N T A L S C A L E : DR A W N : CH E C K E D : DE S I G N E D : IN I T I A L I S S U E : RE V I S I O N S : PR E P A R E D F O R : N: \ 0 0 5 1 7 6 5 . 0 1 \ D W G \ E X H I B I T \ 0 0 5 1 7 6 5 . 0 1 X B 0 1 . D W G 05/17/24 CO R C O R A N D O M I N O ' S XB100 CO R C O R A N , M N CO R C O R A N DO M I N O ' S TU R N MO V E M E N T 05 / 1 7 / 2 4 05 / 1 7 / 2 4 05 / 1 7 / 2 4 ... 05 / 0 3 / 2 4 71 5 1 5 T H A V E N E ST . J O S E P H , M N 5 6 3 7 4 ST R A C K C O N S T R U C T I O N 43 0 1 9 GR E T C H E N S C H R O E D E R . . 44 0 1 8 JE F F W E S T E N D O R F FOR PERMIT ONLY © 2 0 2 4 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'20'40'60' 1" = 20' PE R M I T S E T .... 05 / 1 7 / 2 4 .... 20 ' 4' o r 2' PROJECT NUMBER: 0051765.01 STO STO X X X X X POH POH POH POH POH POH POH PO H PO H PO H SA N SA N SA N SA N SA N SA N SA N SA N SAN SN SN G WA T WA T WA T WA T WA T WA T WA T WA T WAT 20.6713.12 49.54 :32.6Steering Angle 8.53 8.53 6.0 Fire Truck feet : : : Width Track Lock to Lock Time FIRE HYDRANT FIRE HYDRANT 96.7' 188.5' SHEET NUMBER: DATE: Ph o n e                : h L W e Z a W e r ' r L Y e  6 X L W e     Fa x            0L n n e W o n N a  0 1      To l l F r e e            LI C E N S E N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D L A N D S U R V E Y O R U N D E R T H E L A W S O F T H E ST A T E O F MI N N E S O T A I H E R E B Y C E R T I F Y T H A T T H I S P L A N W A S P R E P A R E D B Y M E OR U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A DU L Y L I C E N S E D L A N D S C A P E A R C H I T E C T U N D E R T H E L A W S OF T H E S T A T E O F MI N N E S O T A VE R T I C A L S C A L E : HO R I Z O N T A L S C A L E : DR A W N : CH E C K E D : DE S I G N E D : IN I T I A L I S S U E : RE V I S I O N S : PR E P A R E D F O R : N: \ 0 0 5 1 7 6 5 . 0 1 \ D W G \ E X H I B I T \ 0 0 5 1 7 6 5 . 0 1 X B 0 1 . D W G 05/17/24 CO R C O R A N D O M I N O ' S XB100 CO R C O R A N , M N CO R C O R A N DO M I N O ' S TU R N MO V E M E N T 05 / 1 7 / 2 4 05 / 1 7 / 2 4 05 / 1 7 / 2 4 ... 05 / 0 3 / 2 4 71 5 1 5 T H A V E N E ST . J O S E P H , M N 5 6 3 7 4 ST R A C K C O N S T R U C T I O N 43 0 1 9 GR E T C H E N S C H R O E D E R . . 44 0 1 8 JE F F W E S T E N D O R F FOR PERMIT ONLY © 2 0 2 4 W e s t w o o d P r o f e s s i o n a l S e r v i c e s , I n c . Common Ground Alliance Call 48 Hours before digging: 811 or call811.com 0'30'60'90' 1" = 30' PE R M I T S E T .... 05 / 1 7 / 2 4 .... 30 ' 6' o r 3' PROJECT NUMBER: 0051765.01 File Location Client Sales rep Date Revision Printed artwork colors are not always representative of final product colors. Please refer to specifications for call out or salesman for samples. These drawings are the exclusive property of Bauer Sign Company. Not to be duplicated in any way without expressed written permission! FINAL ELECTRICAL CONNECTION IS CLIENT’S RESPONSIBILITY Web: www.bauersignusa.comPhone: 262-784-0500Fax: 262-784-6675 2500 South 170th New Berlin, Wisconsin Proudly Made in the USA! Scale: 1/4” - 1’ OPTION 1 PG 1/3 Domino’s Corcoran - 20115 County Rd 10 Jordan cb 07/24/24 cb 07/25/24 EXISTING PROPOSED RED PORTION OF TILE FACES MAIN ROAD PROFILE VIEW SIDE 2; SCALE 1/8” - 1’ 8'- ¾” 6'-11¼" 4’- 0” 8’-0” 8’ - 8 ” 16 ’ - 0 ” 1’-2” 48 ” 40 ” 96” SPECIFICATIONS FABRICATE AND INSTALL A D/F INTERNALLY ILLUMINATED PYLON SIGN WITH MANUAL MESSAGE BOARD. TILES TO BE CHANNEL LETTER MODULES WITH #7328 WHITE ACRYLIC / 1” WHITE TRIMCAPS .040 WHITE ALUM RETURNS MANUAL MESSAGE BOARD HOUSED IN CABINET BUILT WITH ALUM EXTRUSION, 1.5” RETAINERS PTM 3M 3630-127 INTENSE BLUE POLE TO BE 6.75” OD, PAINTED WHITE ILLUMINATED WITH WHITE LEDs POWERED WITH APPROPRIATE LOAD POWER SUPPLIES GRAPHICS TO BE 3M 3630-127 INTENSE BLUE AND 3630-33 RED SHOWN AS 3LINES 10” COPY TILE: 96 x 48 = 32 SQ FT MESSAGE BOARD CAB: 48 X 96 =32 SQ FT TOTAL = 64 SQ FT File Location Client Sales rep Date Revision Printed artwork colors are not always representative of final product colors. Please refer to specifications for call out or salesman for samples. These drawings are the exclusive property of Bauer Sign Company. Not to be duplicated in any way without expressed written permission! FINAL ELECTRICAL CONNECTION IS CLIENT’S RESPONSIBILITY Web: www.bauersignusa.comPhone: 262-784-0500Fax: 262-784-6675 2500 South 170th New Berlin, Wisconsin Proudly Made in the USA! Scale: 3/8” - 1’ OPTION 1 PG 2/3 Domino’s Corcoran - 20115 County Rd 10 Jordan cb 07/24/24 cb 07/25/24 White blockout vinyl applied overBlue Vinyl border (blue vinyl thickness matches blue trimcap) 4’-3⅛” (51⅛”) 14’-10⅛” 25’-2⅛” 19-7¾” 51⅛”6½” 50⅛” 25⅞” 30" SPECIFICATIONS FABRICATE AND INSTALL ONE SET OF INTERNALLY ILLUMINATED, RACEWAY MOUNTED CHANNEL LETTERS AND STAND ALONE TILE. FACES TO BE #7328 WHITE ACRYLIC RETURNS TO BE .040X5” AND BACKS TO BE .040 ALUMINUM EXTERIORS PAINTED WHITE (LOGO), PTM INTENSE BLUE 3630-127 (LETTERS) ILLUMINATED WITH WHITE LEDs LOGO MODULE FACES TO BE DECORATED WITH TRANSLUCENT RED 3630-33 AND INTENSE BLUE 3630-127 VINYL LETTERS TO HAVE INTENSE BLUE 3630-127 VINYL BORDER APPLIED AND 3M BLOCKOUT WHITE FOR “S” INSERTS TRIMCAPS TO BE 1” WHITE, PTM INTENSE BLUE 3630-127 FOR LETTERS ONLY POWERED WITH APPROPRIATE LOAD POWER SUPPLIES RACEWAY TO BE 3.5” x 5”x 297.5” EXTRUSION PAINTED TBD TO MATCH WALL *”D” Sized to 30”, everything else is in proportion/sizes listed are to nearest 1/8”QTY: 1 QTY: 1 4’- 0” 8’-0” 8'- ¾” 8' - ¾” 5’ - 0” 22 ½” TILE: 50.125 x 25.875 = 9 SQ FT “DOMINO’S”: 30 X 178.125 =37.11 SQ FT PICK UP MODULE: 22.5 x 60 = 9.38 SQ FT TOTAL = 55.49 SQ FT STAND ALONE TILE: 96 x 48 = 32 SQ FT File Location Client Sales rep Date Revision Printed artwork colors are not always representative of final product colors. Please refer to specifications for call out or salesman for samples. These drawings are the exclusive property of Bauer Sign Company. Not to be duplicated in any way without expressed written permission! FINAL ELECTRICAL CONNECTION IS CLIENT’S RESPONSIBILITY Web: www.bauersignusa.comPhone: 262-784-0500Fax: 262-784-6675 2500 South 170th New Berlin, Wisconsin Proudly Made in the USA! PROPOSED OPTION 1 PG 3/3 Domino’s Corcoran - 20115 County Rd 10 Jordan cb 07/24/24 cb 07/25/24 File Location Client Sales rep Date Revision Printed artwork colors are not always representative of final product colors. Please refer to specifications for call out or salesman for samples. These drawings are the exclusive property of Bauer Sign Company. Not to be duplicated in any way without expressed written permission! FINAL ELECTRICAL CONNECTION IS CLIENT’S RESPONSIBILITY Web: www.bauersignusa.comPhone: 262-784-0500Fax: 262-784-6675 2500 South 170th New Berlin, Wisconsin Proudly Made in the USA! Scale: 1/2” - 1’ OPTION 2 PG 1/2 TILE: (40.125 x 20.625) = 5.75 SQ FT + “DOMINO’S” (142.5 x 24) = 23.75 SQ FT + PICK UP MODULE: (48 X 18) = 6 SQ FT TOTAL = 35.5 SQ FT. TILE: (26.75 x 13.75) = 2.55 SQ FT + “DOMINO’S” (95 x 16) = 10.56 SQ FT + PICK UP MODULE: (32 X 12) = 2.67 SQ FT. TOTAL = 15.78 SQ FT.TILE: (50.125 x 25.875) = 9 SQ FT Domino’s Corcoran - 20115 County Rd 10 Jordan cb 07/24/24 cb 07/25/24 White blockout vinyl applied overBlue Vinyl border (blue vinyl thickness matches blue trimcap) 2’-3¼” (27¼”) 7’-11”10’-5¾”27¼” 26¾” 13¾” 16" 3’-4⅞” (40⅞”) 11’-10½” 15-8⅝” 40⅞” 40⅛” 20⅝” 24" 20’-1¾” 4’ - 0” 18 ” 13’-5⅛” 2’ - 8” 12 ” 4’-3⅛” (51⅛”) 50⅛” 25⅞” 51⅛” File Location Client Sales rep Date Revision Printed artwork colors are not always representative of final product colors. Please refer to specifications for call out or salesman for samples. These drawings are the exclusive property of Bauer Sign Company. Not to be duplicated in any way without expressed written permission! FINAL ELECTRICAL CONNECTION IS CLIENT’S RESPONSIBILITY Web: www.bauersignusa.comPhone: 262-784-0500Fax: 262-784-6675 2500 South 170th New Berlin, Wisconsin Proudly Made in the USA! Scale: 3/8” - 1’ OPTION 2 PG 2/2 Domino’s Corcoran - 20115 County Rd 10 Jordan cb 07/24/24 cb 07/25/24 SPECIFICATIONS FABRICATE AND INSTALL ONE 16” AND TWO 24” SETS OF INTERNALLY ILLUMINATED, RACEWAY MOUNTED CHANNEL LETTERS AND THREE STAND ALONE TILES. FACES TO BE #7328 WHITE ACRYLIC RETURNS TO BE .040X5” AND BACKS TO BE .040 ALUMINUM EXTERIORS PAINTED WHITE (LOGO), PTM INTENSE BLUE 3630-127 (LETTERS) ILLUMINATED WITH WHITE LEDs LOGO MODULE FACES TO BE DECORATED WITH TRANSLUCENT RED 3630-33 AND INTENSE BLUE 3630-127 VINYL LETTERS TO HAVE INTENSE BLUE 3630-127 VINYL BORDER APPLIED AND 3M BLOCKOUT WHITE FOR “S” INSERTS TRIMCAPS TO BE 1” WHITE, PTM INTENSE BLUE 3630-127 FOR LETTERS ONLY POWERED WITH APPROPRIATE LOAD POWER SUPPLIES RACEWAYS TO BE 3.5” x 5” EXTRUSION PAINTED TBD TO MATCH WALLS Page 1 of 9 STAFF REPORT Agenda Item 6b. Planning Commission Meeting: September 5, 2024 Prepared By: Natalie Davis McKeown Topic: Slabaugh Addition Preliminary Plat and Variance (PID 10-119-23-21-0013 and 10-119-23-21-0014) (City File No. 24-029) Action Required: Recommendation 120-Day Review Deadline for Preliminary Plat: December 10, 2024 60-Day Review Deadline for Variance: October 11, 2024 1. Application Request The applicant, Gideon Slabaugh, requests approval of a preliminary plat application for “Slabaugh Addition.” The plat will square off both properties by pushing the west property line of 9925 Ebert Road to the existing west property line of 9945 Ebert Road. The application includes a variance request to create a lot that does not abut or have direct access to an improved street or private drive. 2. Background Both properties were previously platted as a part of “Ebert Addition.” Right-of-way (ROW) in this plat was taken to allow for Ebert Road to be an S- shaped road in the future since the existing houses were relatively close to the road and limited the ability to take additional ROW in this area. This flexibility did not allow for Ebert Road to be fully upgraded to City street standards even though it is considered a public road. Lot line adjustments are allowed without platting if the standards in Section 926, Subd. 1 of the City Code are met. Section 926, Subd. 1(E) includes the requirement that all parcels resulting from the lot line adjustment shall have frontage and access on an existing improved street. Since Ebert Road does not meet City street standards, it does not qualify as an existing improved street. Currently, both lots have frontage on Oakdale Drive which does qualify as an existing improved street. However, the requested change in lot lines will remove the frontage that 9945 Ebert Road has on Oakdale Drive. Both properties are currently directly accessed from Ebert Road. Since the application Figure 1 Site Location Page 2 of 9 could not meet the standards for a lot line adjustment, a formal preliminary and final plat application is required. The applicant started to speak with staff about a potential lot line adjustment in 2022. The City’s typical platting process was shared with the applicant, and it was discussed that a new plat would likely trigger an additional ROW requirement from both parcels to move forward with improving Ebert Road. The applicant asked to be placed on the Council agenda to discuss the ROW further. Feedback provided from Council at the meeting on May 12, 2022, was in favor of foregoing additional ROW on the west side of Ebert Road in favor of securing ROW on the east side of Ebert Road in the future should that property develop. Shortly after the meeting in May, the applicant decided to move forward with reconstructing their house after a fire within the same legal, nonconforming footprint previously “grandfathered” on the property. However, they wanted to expand the outside porch area. The proposed expansion was no further into the setback than the previous footprint of the house and porch; however, the porch area was expanded to wrap around the house continuously. This expansion was approved through a variance on October 27, 2022. 3. Context Zoning and Land Use The two existing parcels are located in the Rural Residential (RR) zoning district, and the Comprehensive Plan designates the site as Rural/Ag Residential. The properties are not located within the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are located within the RR district, designated as Rural/Ag Residential, and outside of the MUSA. The present land uses on all surrounding properties include single-family residential and/or agricultural uses. Natural Characteristics of the Site The City’s Natural Resource Inventory Areas map shows a disturbed woodland area on the northern half of 9945 Ebert Road, and this extends down to the north edge of 9925 Ebert Road. This area is not indicated as a high-quality natural community. The applicant requested a wetland waiver from the delineation requirements. The waiver was administratively approved after a field inspection confirmed no indication of wetlands on either property. 4. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and other City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report, the Page 3 of 9 detailed comments are included in the attached Engineering Memo and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinances. If the proposed subdivision meets these standards, the City must approve the preliminary plat. The Planning Commission may choose to discuss whether they agree with staff’s analysis that the preliminary plat is consistent with ordinance standards. Should the Commission find that the preliminary plat does not comply with the City’s ordinance standards, conditions for preliminary approval can be recommended by the Commission. If the Commission recommends denial, findings of fact should be provided. The City has a higher discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. Conditions can be applied to mitigate the impact of granting the variance. B. Consistency with Ordinance Standards Preliminary Plat Lot Size A comparison of the RR district standards and the proposed lot dimensions are reflected in the table below. RR District Minimum Lot 1 9945 Ebert Road Lot 2 9925 Ebert Road Lot area 2 acres 2.7 acres 2.9 acres Lot width* 200 feet 413.77 feet 490.85 feet (Ebert Road) 275.5 feet (Oakdale Drive) Lot depth 300 feet 300.61 feet 288 feet (Ebert Road) 467 feet (Oakdale Drive) * As measured at the front lot line. Also referred to as “street frontage”. Both lots comply with the minimum lot dimensional standards for the RR district. Figure 2 Preliminary Plat Page 4 of 9 Setbacks The minimum setbacks for the RR district are detailed in the table below: Minimum Principal Structure Setback Minimum Accessory Structure Setback Front (All Other Roads) 50 feet 50 feet Side 25 feet 20 feet Rear 25 feet 15 feet The existing home locations are not changing with this plat. The house on 9945 Ebert Road (Lot 1) complies with the minimum principal structure setbacks. The house on 9925 Ebert Road (Lot 2) does not comply with the minimum front or rear setbacks for the district; however, this condition is a legal, nonconformity and was affirmed with a variance approved by the City in 2022 when the property owner rebuilt the house after a fire and expanded the porch within the required front and side setbacks. The degree of nonconformity is not changing as a result of the requested change in lot lines. Therefore, a variance is not required at this time to allow the home to remain in its current location. There are two sheds that currently are located on Lot 1 that will now be located on Lot 2 as a result of the change in lot lines. Since Lot 2 has two front lot lines, it also has two rear lot lines (and does not have a side lot line). The sheds are nearest to the proposed north lot line of Lot 2 and comply with the 15’ setback required from a rear lot line. There is a third shed more centrally located within Lot 2 and far exceeds the minimum required setbacks for accessory structures. Accessory Structure Footprint Lot 1 does not include any accessory structures after the proposed changed in lot lines. Section 1030.020 provides that a lot of 2.9 acres in the RR district is allowed an overall Figure 3 House Setbacks Page 5 of 9 accessory structure footprint of 1,781 square feet. Additionally, one structure of less than 200 square feet can be exempt from the total footprint calculation. There is one shed that is under 50 square feet. The other two sheds are approximately 210 square feet each. The lot complies with the accessory structure footprint maximum. Streets and Access No new streets are proposed as a part of this plat. Both lots will continue to have direct access on Ebert Road. As explained in the background portion of this staff report, additional ROW is needed in order to improve Ebert Road to City street standards. The City Council previously stated an openness to forego additional ROW on the west side of Ebert Road in favor of exploring options for additional ROW to be provided from the property on the east side of Ebert Road should it develop in the future. This is in line with the road design anticipated with Ebert Addition which is shown to have an S- shape. No new ROW is proposed as part of this plat. Perimeter Drainage and Utility Easements The preliminary plat reflects a 10’ perimeter D&U for both lots. This complies with City standards. D&Us were established with Ebert Addition, so an easement vacation will be required for the portion of the easement that is no longer required due to Figure 4 Accessory Structures on Proposed Lot 2 (9925 Ebert Road) Figure 5 Ebert Road Planned S-shape Page 6 of 9 the change in lot lines. This is anticipated to be processed by the City Council at the regular meeting on September 26, 2024. Well and Septic Lot 1 has an existing well shown nearly on the shared lot line; the survey indicates a setback of 1.5’. The well is located within the 10’ perimeter D&U setback. The survey on file with the City at the time of Ebert Addition did not include well locations, so it is unclear when the well was located in this area. It is assumed the well location predates subdivision of the property. The Engineering Memo states that the well shall be moved and have Minnesota Department of Health (MDH) required setbacks upon replacement. For the well to remain in the existing location, a formal encroachment agreement is required to be approved by the City Engineer. A well is shown within Lot 2 south of the house outside of any D&U easements. A septic site is shown for both Lot 1 and Lot 2. The Engineering Memo notes that the drainfields for the septic locations are not shown and must not be located within any easements upon replacement. Planning staff located the survey used prior to the Ebert Addition subdivision which indicates the approximate location of the drainfields. It appears these are not located within any easements or ROW. Wetlands The applicant requested a wetland waiver from the delineation requirement based on the assumption that there are no known wetlands on the two properties and no improvements are proposed at this time. The City’s Wetland Specialist completed a site visit on July 25, 2024. This visit confirmed there are no indicators of wetlands within the Figure 6 Lot 1 Well Location Figure 7 Approx. Septic Drainfield Areas (dashed line) Page 7 of 9 plat boundaries. The wetland waiver was administratively approved based on these findings. Landscaping A landscape plan is not required since this plat involves less than 4 residential units. Per Section 1060.070, a minimum of one overstory tree must be provided per dwelling unit. Since no new lots or dwelling units will be created with this plat, staff believes no additional trees are required at this time. Park Dedication Section 955.020 of the Subdivision Ordinance states, “Park Dedication is only due in cases where additional new parcels are created.” Since this preliminary plat is a lot line adjustment, no new lots are created. Therefore, park dedication is not due. Variance Section 945.020, Subd. 1 describes standards for lot arrangement and states “[…] all lots shall abut and have direct access to an improved street or private drive [,,,].” The applicant requests a variance from this standard. Section 1070.040 provides the following standards to review variance requests. 1. That there are practical difficulties in complying with the Zoning Ordinance. The League of MN Cities defines a three-factor test for the term “practical difficulties”: - The property owner proposes to use the property in a reasonable manner not otherwise allowed by the Zoning Ordinance. - The plight of the landowner is due to circumstances unique to the property and not created by the landowner; and - The variance will not alter the essential character of the locality. Section 1070.040, Subd. 2(B) of the Zoning Ordinance specifically calls out the last two factors as their own standards. Therefore, the City typically uses this first standard to focus on evaluating the “reasonableness” of the request. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. 3. That the granting of the variation will not alter the essential character of the locality. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. 5. The variance is consistent with the Comprehensive Plan. 6. The City may impose conditions on the variance to address the impact of granting the variance. Page 8 of 9 The applicant’s narrative explains that there are practical difficulties in complying with the Zoning Ordinance. Both properties have been accessed through Ebert Road for over 30 years, and it would be burdensome and disruptive for both properties to construct driveways to create direct access on Oakdale Drive. Additionally, there would be safety concerns to have two driveways with direct access on to Oakdale Drive. Staff agrees with this assertion and adds that the use is not changing, and the City’s spacing standards on collector roadways would not allow for the properties to have a driveway on to Oakdale Drive. Removing Lot 1’s frontage along Oakdale Drive will not impact the property’s access to Ebert Road and Oakdale Drive. The request allows for reasonable use of both properties. The applicant’s narrative explains that the existing conditions of the parcels necessitating the variance were created before the present owners purchased their respective properties. Allowing access on an unimproved public street (Ebert Road) was authorized as part of the Ebert Addition subdivision. At this time, improvements to Ebert Road are not doable due to limited ROW and the existing structure locations on both properties which makes this a unique condition to these parcels. Additional ROW will be needed from the property on the east side of Ebert Road to allow for the street to be upgraded. Granting the variance will not change or negatively impact the existing neighborhood as both properties presently do not have access to an improved road. Staff adds that the change in lot lines that will remove frontage on Oakdale Drive for Lot 1 will not result in a visible change to the general public. The new lot configuration will not increase the need for access onto an improved public street, and the change in lot lines will not create a need for additional vehicles or use of Ebert Road. The variance is compliant with the general purposes and intent of the Zoning Ordinance as it will allow for more orderly use of both properties involved as the area that will be annexed by Lot 2 is currently unused and should the property owner of Lot 2 want to add structures in the future there will be more space to allow compliance with setbacks. The proposed reconfiguration of the lots will allow future land development with consideration for surrounding uses in a manner that can be more responsive to market needs and consistent with the RR district. Staff further notes the change in lot lines will address the legal, nonconforming size of Lot 2 (1.5 acres) with a resulting lot size of 2.9 acres, and the size of Lot 1 will remain compliant with the Zoning Ordinance. The variance is not in conflict with the 2040 Comprehensive Plan or the Rural/Ag Residential land use designation. Staff does not propose any conditions of approval to mitigate the impact of granting the variance since ultimately the use and access of the properties is not changing and there will be no obvious impact to the surrounding area. Further, conditions of approval for the variance appear unnecessary as it is possible the property to the east will develop in the future, and Ebert Road would be improved at that time. Page 9 of 9 Summary Staff finds that the proposed preliminary plat and variance are generally consistent with the City’s Comprehensive Plan, Subdivision Ordinance, and Zoning Ordinance. The draft resolution approves the preliminary plat and variance with the condition that the property owner for Lot 1 enter into an encroachment agreement with the City for the well located within the D&U easement. 5. Recommendation Move to recommend the approval of the draft resolution approving the preliminary plat and variance. Attachments: 1. Resolution 2024- Approving the Preliminary Plat and Variance. 2. Applicant Variance Narrative. 3. City Engineer’s Memo Dated 8/21/2024. 4. Existing Conditions Survey. 5. Preliminary Plat “Slabaugh Addition”. 6. Preliminary Plat “Ebert Addition”. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT AND A VARIANCE FOR “SLABAUGH ADDITION” ON THE PROPERTIES LOCATED AT 9925 EBERT ROAD AND 9945 EBERT ROAD (PID 10-119-23-21-0013 AND 10-119-23-21-0014) (CITY FILE NO. 24-029) WHEREAS, Gideon Slabaugh (“the applicant”) requested approval of a preliminary plat to allow for a lot line adjustment between the two properties described as follows; See Attachment A. WHEREAS, the applicant also requested approval of a variance from the requirement that the resulting lots have frontage and access on an improved public street, and; WHEREAS, the Planning Commission reviewed the preliminary plat and variance at a duly called public hearing, and; WHEREAS, the Planning Commission recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary and variance subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on August 12, 2024, except as amended by this resolution. 2. The requested variance from Section 954.020, Subd. 1 to allow the two resulting lots to forego lot frontage and/or access on an improved public street based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. Both properties have been accessed through Ebert Road for over 30 years. It would be burdensome for both properties to now be required to construct a driveway to Oakdale Drive, and this would not be allowed per the City’s spacing guidelines on collector roadways. The use of these properties is not changing. The loss of lot frontage on Oakdale Drive for Lot 1 in the proposed plat will not affect how the lot accesses Oakdale Drive. Granting the variance allows for continued and reasonable use of both properties within the plat. b. That the conditions upon which a petition for a variation is based are unique to the parcels of land for which the variance is sought and were not created by the landowners. The existing conditions of the parcels necessitating the variance request were created before the present owners purchased their respective properties. Limited right-of-way was previously obtained in this area due to the existing location of the houses in relation to Ebert Road. It was determined that additional right-of-way must be obtained on the east side of Ebert Road in the City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 4 event there is further development in the area to improve Ebert Road to city standards. c. That the granting of the variation will not alter the essential character of the locality. Both properties do not have access to an improved road presently. The change in lot lines that will remove frontage from Lot 1 of the proposed plat will not result in a visible change to the general public. The new lot configuration will not increase the need for access on to an improved public street, and the change in lot lines will not create a need for additional vehicles or use of Ebert Road. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The adjustment to the lot lines will allow for more orderly use of both properties involved as the area that will be annexed by Lot 2 of the plat is currently unused. Should the property owner of Lot 2 want to add structures in the future there will be more space to allow compliance with setbacks. The proposed reconfiguration of the lots will allow future land development with consideration for the surrounding uses in a manner that can be more responsive to market demand and consistent with the Rural Residential zoning district. The change in lot lines will expand Lot 2 from a 1.5-acre site to a 2.9-acre site which will remove an existing legal, nonconformity. Granting the variance does not conflict with these intents, nor does it conflict with the general intents and purposes of the Zoning Ordinance as provided in Section 1010.020. e. The variance is consistent with the Comprehensive Plan and maintains the Rural/Ag Residential land use designation. 3. The applicant must comply with all conditions in the City Engineers Memo dated August 26, 2024. 4. The encroachment of the existing well on Lot 1 into the City’s drainage and utility easement must be approved by the City Engineer and addressed through an encroachment agreement to be recorded with the final plat. 5. Existing drainage and utility easements that are no longer based on the perimeter of the lot lines must be vacated with the final plat. 6. Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 4 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 26th day of September 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 4 of 4 ATTACHMENT A That part of the east 316.50 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 119, Range 23, Hennepin County, Minnesota that lies northerly of the line described as follow: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South 01 degrees 11 minutes 03 seconds West, along the east line of said Northeast Quarter of the Northwest Quarter a distance of 415.66 feet to the point of beginning of the line to be described; thence North 83 degrees 54 minutes 57 seconds West, to the west line of the east 316.50 feet of said Northeast Quarter of the Northwest Quarter and said line there terminating. AND That part of the east 316.50 feet of the Northeast Quarter of the Northwest Quarter of Section 10, Township 119, Range 23, Hennepin County, Minnesota that lies northerly of the centerline of Oakdale Drive which lies southerly of a line described as follow: Commencing at the northeast corner of said Northeast Quarter of the Northwest Quarter; thence on an assumed bearing of South 01 degrees 11 minutes 03 seconds West, along the east line of said Northeast Quarter of the Northwest Quarter a distance of 415.66 feet to the point of beginning of the line to be described; thence North 83 degrees 54 minutes 57 seconds West, to the west line of the east 316.50 feet of said Northeast Quarter of the Northwest Quarter and said line there terminating. THE SAME AS Lots One (1) and Two (2), Block One (1), Ebert Addition, Hennepin County, Minnesota. Memo To:Kevin Mattson, PE Public Works Director From:Kent Torve, PE, City Engineer Steve Hegland, PE, Client Manager Project:Slabaugh Lot Line Adjustment Date:August 26, 2024 Exhibits: This Memorandum is based on a review of the following document: 1. Ebert Addition Plat, 1994 2. Existing Conditions—Slabaugh, 8/12/2024 by Northwestern Surveying and Engineering 3. Preliminary Plat of Slabaugh Addition, 8/12/2024 by Northwestern Surveying and Engineering 4. Final Plat – Slabaugh Addition Comments: Boundary Survey and Plat Review 1. The easterly (Ebert Road) boundary description has been reviewed by Stantec Registered Land Surveyor and is consistent with the 1994 original plat. 2. The southern plat boundary along Oakdale Drive provides the necessary ROW. 3. The required 10 foot easements are shown along the replatted lot line boundaries. o Sheds on Lot 2 are shown within the 25 foot lot line setbacks, and upon replacement shall be moved outside easements/ROW. o Septic drainfields are not shown, and upon replacement shall be moved outside of easements. o Well is shown 1.5 feet from the lot line for the north lot, shall be moved outside of easement and have MDH required setbacks upon replacement. EB E R T R O A D EB E R T R O A D OAKD A L E D R I V E EB E R T A D D I T I O N EA S T L I N E O F T H E N W 1/ 4 O F S E C T I O N 1 0 NORTH LINE OF THE NW 1/4 OF SECTION 10 HE N N E P I N C O U N T Y MO N U M E N T A T T H E N E CO R N E R O F T H E N W 1 / 4 O F SE C . 1 0 , T 1 1 9 N , R 2 3 W WE S T L I N E O F T H E E A S T 3 1 6 . 5 0 F E E T O F TH E N E 1 / 4 O F T H E N W 1 / 4 O F S E C . 1 0 HENNEPIN COUNTY MONUMENT AT THE NW CORNER OF THE NW 1/4 OF SEC. 10, T119N, R23W HE N N E P I N C O U N T Y M O N U M E N T AT T H E S O U T H Q U A R T E R O F SE C . 1 0 , T 1 1 9 N , R 2 3 W EX I S T I N G W E L L 23 . 4 15.0 50.1 4 5 . 7 19 . 1 19 . 6 EXISTING WELL SEPTIC 8' X 4 ' S H E D SEPTIC 1. 5 2.3 ’ EB E R T R O A D EB E R T R O A D OAKD A L E D R I V E S L A B A U G H EA S T L I N E O F T H E N W 1/ 4 O F S E C T I O N 1 0 NORTH LINE OF THE NW 1/4 OF SECTION 10 HE N N E P I N C O U N T Y MO N U M E N T A T T H E N E CO R N E R O F T H E N W 1 / 4 O F SE C . 1 0 , T 1 1 9 N , R 2 3 W WE S T L I N E O F T H E E A S T 3 1 6 . 5 0 F E E T O F TH E N E 1 / 4 O F T H E N W 1 / 4 O F S E C . 1 0 HENNEPIN COUNTY MONUMENT AT THE NW CORNER OF THE NW 1/4 OF SEC. 10, T119N, R23W HE N N E P I N C O U N T Y M O N U M E N T AT T H E S O U T H Q U A R T E R O F SE C . 1 0 , T 1 1 9 N , R 2 3 W EX I S T I N G W E L L 23 . 4 15.0 50.1 38 . 3 19 . 1 19 . 6 EXISTING WELL SEPTIC SH E D SEPTIC 1. 5 ’ 10 10 10 10 SITE Page 1 of 4 Agenda Item 7b. MEMO Meeting Date: September 5, 2024 To: Planning Commission From: Dwight Klingbeil Re: Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1. Kwik Trip CUP, Lot Line Adjustment, and Site Plan (PID 12-119-23-14-0006; 12-119- 23-14- 0004) (City File 23 -006) Kwik Trip Inc. submitted a Site Plan, Lot Line Adjustment and CUP application for the two parcels north of Mama G’s in early 2023. A feasibility study was required to evaluate the infrastructure needs of the project. The feasibility study has been distributed to the applicant. Staff and the applicant team continue to work through requirements for the application to move forward. The application is still incomplete, and the item is not currently scheduled for any upcoming meetings. 2. Commercial and Industrial Development Standards (Citywide) (City File 23-023) The purpose of this zoning ordinance amendment is to address and evaluate the allowed uses and use specific standards within commercial and industrial developments. The Council adopted a work plan at the November 20, 2023, regular meeting, and requested the Planning Commission to provide their initial feedback. The Planning Commission discussed this item at the December 5, 2023, meeting and expressed their desire Commercial and Industrial Development Standards address a number of items such as: specific architectural standards, infrastructure investment incentives, encouragement toward sustainable development practices, proper transitions of intensities and height, the permitted and conditional uses of each zoning type, verbiage, and lighting standards. City Staff prepared a survey for current landowners and lessees to express their opinions on items addressed with this update. Staff mailed the online survey invitation to property owners and tenants whose property is either currently zoned, or guided for Page 2 of 4 Commercial, Industrial, or Mixed-Use. The comment period for this survey closed on January 31, 2024. During the February 8, 2024, City Council meeting, Council directed staff to prioritize Rural Commercial (CR) and Transitional Rural Commercial (TCR) district updates for approval by the end of quarter 2. Staff presented feedback from the Planning Commission and results from the Business Community Survey to the City Council at the April 25, 2024, regular Council meeting for further direction. The City Council and Planning Commission discussed the Commercial and Industrial standards during the May 21, 2024, Joint Work Session. A survey invitation for feedback on Rural Commercial Subdivisions was posted to the City’s media pages and mailed out to properties within 500 feet of CR & TCR parcels. Council discussed the results of this survey during the June 27, 2024, meeting. A public hearing for an ordinance amendment removing self-storage/mini-storage from the CR and I-1 districts was held at the July 2, 2024, Planning Commission meeting. After some discussion, the Planning Commission motioned to recommend approval of this ordinance amendment. Council approved the zoning ordinance amendment, removing self-storage/mini-storage from the CR & I-1 districts at the July 25, 2024, meeting. A public hearing to clarify the use of development rights for subdivision in the UR, RR, CR, and TCR districts wa s held at the August 1, 2024, Planning Commission meeting. The Planning Commission motioned unanimously to recommend approval of the draft ordinance. Council approved the Zoning Ordinance Amendment at the August 22, 2024, meeting. 3. 3019 Addition Comprehensive Plan Amendment, Rezoning, and Preliminary Plat (PID 07-119-23-14-0003) (City File 23-027) Craig Scherber & Associates LLC applied for a Preliminary Plat, Rezoning, and Comprehensive Plan Amendment for a Rural Residential and Rural Commercial Development on the property at PID 07-119-23-14-0003. The application includes 15 commercial lots and 4 single-family residential lots. The applicant received Council feedback on a concept version of this proposal at the February 8, 2024, meeting. A feasibility study has been completed to evaluate the infrastructure needs of the project. This item is not currently scheduled for any upcoming meetings. 4. Pioneer Trail Industrial Park Final Plat & Final PUD (PID 32-119-23-43-0005, 32- 119-23-43-0006, 32-119-23-43-0013)(City File 23-030). Contour Development LLC applied for a Final Plat and a Final PUD at 6210 Pioneer Trail. The application consists of 0 lots and 3 outlots. This application is incomplete for City review and is not currently scheduled for any upcoming meetings. 5. Chastek Farm Preliminary Plat, Preliminary PUD, Rezoning (PID 25-119 -23 -12 -0002) (City File 23-034). Trek Real Estate & Development, Inc. submitted an application for a Preliminary Plat, Preliminary Planned Unit Development (PUD), and Rezoning of the Chastek Farm located at 7600 Maple Hill Road. The request is to allow the development of 117 single-family for-sale lots on the 38.16-acre site. 101 of these lots would have a width of 55 feet, and the remaining 16 would have a width of 65 feet. The Public Hearing for this item was held during the May 2, 2024, Planning Commission Meeting. After some discussion, the Planning Commission recommended approval (5-0) of the application as presented. The applicant requested to remove this item from the May 21, 2024, Regular City Council Meeting. The Council tabled this item during the June 27, 2024, meeting. The Council motioned to deny the item 3:2 at the July 25, 2024, meeting. Page 3 of 4 6. 610 Extension Business Park Concept Plan (PID 12-119-23-23-0001) (City File 24-003). United Properties submitted a Concept Plan application to develop a business park at the Oswald Farm, located at 19510 County Road 30. The narrative provided by the applicant describes the proposed business park to range from 864,000 - 1,017,500 sq ft on the 76.89-acre parcel. The applicant submitted revised plans which indicate two 128,000 sq ft buildings, and two 168,000 sq ft buildings. The applicant received informal feedback from the Council during the May 21, 2024, City Council meeting. A work session for this item has been scheduled for September 26, 2024. 7. Tonka Auto CUP (PID 26-119-23-12-0004) (City File 24-008). Jake Hautman submitted a Conditional Use Permit application to allow the operation of an auto repair business, Tonka Auto, at 20201 County Road 50. The application is incomplete for city review and is not currently scheduled for any upcoming meetings. 8. Corcoran Industrial Northeast (PID 01-119-23-11-0001) (City File 24-010). Hemple Real Estate is seeking Council feedback on conceptual light industrial development at 10585 County Road 101. The plan includes 2 primary industrial buildings ranging from 200,200 to 342,000 sq ft on a 78.85-acre site. The applicant received informal feedback from the Council during the March 28, 2024, Council meeting. This item is not currently scheduled for any upcoming meetings. 9. Heitke Lot Line Adjustment (PID 28-119-23-33-0001 & 28-119 -23-34 -0001)(City File 24-013). Dan Heitke submitted application materials for a lot line adjustment which would allow his property at 7000 Rolling Hills Road to annex roughly 1.16 acres from Outlot A of Heitke Farm Addition. This item is incomplete for City review and is not currently scheduled for any upcoming meetings. 10. Jay Brown Garage CUP (PID 05-119-23-41-0006) (City File 24-019). Jay Brown submitted application materials for a Conditional Use Permit to allow the construction of an additional accessory building that exceeds the 3969 square foot limit at 22355 Oakdale Drive. The public hearing for this item was held during the August 1, 2024, Planning Commission meeting. The Planning Commission motioned unanimously to recommend approval of the CUP request. Council approved this item during the August 22, 2024, regular meeting. 11. Bellwether 10th Addition (PID 12-119-23-21 -0074) (City File 24-020). Pulte submitted application materials for a final plat, final PUD, and an easement vacation for Bellwether 10th, which would allow the development of 26 single-family lots. Council approved this item during the August 8, 2024, meeting. 12. Camp Solberg (PID 08-119-23-31-0004) (City File 24-021). Aaron and Melissa Solberg submitted an application for a preliminary and final plat to create two single-family residential lots on Outlot B of Weinand Woods located at PID 08-119-23-31-0004. This item is incomplete for city review and is not currently scheduled for any upcoming meetings. 13. Kariniemi Orchards Preliminary Plat (PID 11-119-23-11-0012) (City File 24-024). Nathan Kariniemi submitted an application for a preliminary open space & preservation plat to allow for the development of 16 single-family lots at 20400 County Road 30. This item is incomplete and is not currently scheduled for any upcoming meetings. 14. Hope Meadows Final Plat, Final PUD (PID 11-119-23-11-0012) (City File 24-025). JPB Land, LLC. submitted application materials for a Final Plat and a Final Planned Page 4 of 4 Unit Development for the first phase of “Hope Meadows”. For the first phase, the applicant is requesting approval of a Final Plat that would allow the development of 52 rowhome lots and 4 villa lots near the northwest corner of Hunters Ridge and County Road 116. The Planning Commission discussed the PUD Amendment during the August 1 meeting. After some discussion, the Commission motioned to recommend approval of the PUD amendment. This item has been scheduled for the September 12, 2024, Council meeting. 15. Domino’s Pizza (PID 23-119-23-43-0003, 23-119-23-43-0004) (City File 24-027). Strack Construction, Co. Inc. is seeking approval of a lot consolidation, site plan, CUP, and variance to allow the development of a Domino’s drive-thru/walk-out only store on the former site of the Corcoran Meat Locker and the 10-50 Club. This item is complete for City review and the public hearing has been scheduled for the September 5, 2024, Planning Commission meeting. 16. Tavera 7 Final Plat, Final PUD (PID 35-119-23-24-0007) (City File 24-028). Lennar has submitted application materials for Final Plat and Final PUD for Tavera 7th, which would develop 40 twin-homes, 60 villas, and 6 outlots. This item is incomplete for City review and is not currently scheduled for any upcoming meetings. 17. Slabaugh Plat (PID 10-119-23-24-0014 & 10-119-23-21-0013) (City File 24-029). Gideon Slabaugh submitted application materials for a preliminary plat, final plat, easement vacation, and variance for the property at 9925 Ebert Road. The request would allow the applicant to annex a portion of the neighboring property, 9945 Ebert Road, and square off the two lots. The applicant also requests approval of a variance to allow these properties to replat without upgrading Ebert Road. The public hearing for this item is scheduled for the September 5, 2024, Planning Commission meeting. 18. Upward Acres Final Plat (PID 17 -119-23-13-0001) (City File 24-031). Skies Limit LLC. submitted an application for the final plat of Upward Acres, which would allow the development of 6 single-family lots at 22625 County Road 10. City Council approved the preliminary plat and variance for Upward Acres during the June 27, 2024, meeting. This item is under review for completeness and is not currently scheduled for any upcoming meetings. 19. Heather Meadows 3rd Addition Preliminary Plat/OS&P (PIDs 05-119-23-31-0001 & 088-119-23- 22 -0011) (City File 24-002). Mark and Markus Lee, of ML Unlimited LLC, submitted a final plat application to create 12 single-family lots and 2 outlots at 22901 Oakdale Drive. The Council approved the Variance, CUP, and Preliminary Plat with additional conditions for Heather Meadows during the June 27, 2024, regular meeting. This item is under review for completeness and is not currently scheduled for any upcoming meetings.