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HomeMy WebLinkAbout2025-03-06 Planning Commission Agenda PacketCorcoran Planning Commission Agenda March 6, 2025 - 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 – February 6, 2025 Meeting* 6.New Business a.Public Hearing. Kwik Trip Preliminary Plat, Site Plan, Conditional Use Permit, and Variance (City File 23-006). i. Staff Report ii. Open Public Hearing iii. Close Public Hearing iv. Commission Discussion & Recommendation b.Public Hearing. Brockton Business Park Preliminary Plat & Site Plan (City File 24-047). i. Staff Report ii. Open Public Hearing iii. Close Public Hearing iv. Commission Discussion & Recommendation c.Public Hearing. Chastek Family Farm Preliminary Plat & Rezoning (City File 25-001). i. Staff Report ii. Open Public Hearing iii. Close Public Hearing iv. Commission Discussion & Recommendation d.Public Hearing. Lother Comprehensive Plan Amendment (City File 25-002). 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 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: +1 312 626 6799 US Enter Meeting ID: 824 6069 0607 Video Link and Instructions: https://us02web.zoom.us/j/8246069 0607 Or visit http://www.zoom.us and enter Meeting ID: 824 6069 0607 *Please note in-person comments will be taken at the scheduled meeting where noted. Comments received via email to the City Planner (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 comment visit: *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by the door. The complete Planning Commission Agenda Packet is available electronically on the City website at www.corcoranmn.gov. 03/13/2025 3/27/2025 4/10/2025 4/24/2025 5/8/2025 5/22/2025 Kozicky Lind Brummond Hargreaves Kozicky 9. Adjournment Corcoran Planning Commission Minutes February 6, 2025 - 7:00 pm The Corcoran Planning Commission met on February 6, 2025, in Corcoran, Minnesota. Four 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, and Lind were present at the start of the meeting. Absent: Yang Also present: Planner Klingbeil, Planner Lindahl, 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 February 6, 2025, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). 4. Open Forum – Public Comment Opportunity (None). Motion made by Kozicky, seconded by Hargreaves, to close the open forum. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 4:0). 5. Minutes Motion made by Brummond, seconded by Kozicky, to approve the minutes for the December 5, 2024, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). 6. New Business a. . Public Hearing. Spaeth Garage Conditional Use Permit (City File 24-046). ii. Planner Klingbeil presented the Staff Report. ii. Public Hearing (None). iii. Motion made by Brummond, seconded by Hargreaves, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 4:0). iv. Commission Discussion & Recommendation Commissioner Lind asked if this was a common occurrence or is there a desire at a policy level to change. Chair Brummond explained it is a priority of the commission for these projects to be addressed. Commissioner Hargreaves asked what can typically occur in an accessory structure. Planner Klingbeil explained they are typically for storage or a personal workshop but if it becomes a commercial use or dwelling like it would require additional permits from the City. Commissioner Hargreaves asked if an accessory structure could have a bathroom. Chair Brummond explained her accessory structure did have a bathroom. Planner Klingbeil explained that it can it’s just an issue if there were to be a kitchenette or bedroom. Commissioner Kozicky asked about exceeding the height and if an accessory structure needed to match the color of the primary structure. Planner Klingbeil explained that it does not unless it’s an accessory dwelling unit. Commissioner Kozicky asked if it was an issue for neighbors. Jordan Spaeth, 7090 Jubert Lane, Corcoran, MN said it wasn’t an issue for neighbors to the commission. Motion made by Brummond, seconded by Kozicky, to recommend approval of the Spaeth Garage Conditional Use Permit. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). b. Public Hearing. NE District Design Guidelines Zoning Ordinance Amendment (City File 24- 047). i. Planner Lindahl presented the Staff Report ii. Public Hearing (None). iii. Motion made by Brummond, seconded by Hargreaves, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind. (Motion passed 4:0). iv. Commission Discussion & Recommendation Commissioner Kozicky asked if there was history of why the ordinances were done where the commission would not want to change the ordinances now. Planner Lindahl explained that the NE District Standards were done to have a higher level of design but more specifically for the mixed use and commercial areas of the NE District and not all the issues relating to an industrial project. An individual came forward with some issues relating to their project and staff discussed the changes were appropriate for an industrial project like the individual’s. Commissioner Kozicky asked about the sharing of the parking lots and whether it was more of an uninterrupted asphalt parking lot with a buffer in between. Planner Lindahl explained in the truck loading bays there is a lot line between the truck loading area and rather than having green space to separate the two that it would be used by both and part of any development proposal they would need to have a cross-access easement and maintenance agreement that the area is maintained by both lot owners. Commissioner Kozicky asked if this was common due to the large trucks maneuvering involved to make it easier. Planner Lindahl said the practice was very common on multi phased projects both for commercial and industrial. Chair Brummond said when there is a developer developing more than one of the lots but it's not going to be the same company necessarily as what they're talking about when they meet in lot lines. She said she struggles with the issue because part of the intent that went into the Northeast District design guidelines was not just a standard but overall, it was supposed to take greater care of the environmental factors like the impervious surface portion. She said she understood that it makes sense not to require a buffer space where a lot line is going to be utilized like the bays are going to be facing each other and they're going to be utilized for the same purpose. She wondered whether it made any sense to ask for a greater environmental component somewhere else within that larger development. She said that having been a part of the Northeast District design guideline implementation process that when they were considering it, they hoped that there weren't going to be any issues where applicants came in and then issues came up, but she thought it's how it goes. She said one feels like okay here's where we missed or here's where we missed but she remembered that overall, that was one of the greatest goals in requiring some higher design guidelines. She said she doesn’t have a proposal of what that might look like but that she understanded the rationale but struggle with it being a massive impervious surface. Commissioner Kozicky asked if there could be drainage issues with it not having any kind of permeable surface. Chair Brummond said she didn’t think there's drainage issues other than the fact that groundwater is being collected and it’s not in the ground, but she didn’t think they would design the unit in a way that would have standing water. She said she was confident that they would do a phenomenal job to make sure that all the water went somewhere but that it would be paved, and she believed there were other requirements making it difficult to look at the bigger picture. Planner Lindahl explained that they were absolutely and that right one of the things was to make it more of a sustainable development and so one piece in the Northeast District is that developers must provide at least three resiliency options from the Northeast District. She said she knew they have EV charging stations, rain gardens and native plants. She said the landscaping components are required to incorporate a chloride management plan, which is unique to the Northeast District. This would manage chloride going into waterways and part of that means thinking about snow storage as part of the design to limit salt use in a parking lot so one doesn’t put the snow pile in the southeast corner where it's going to melt across the parking lot and require more salt and this was one of the things and there were other things that were unique to the Northeast District which were some of the storm water management requirements. The City requires native plantings in the Northeast District. Planner Lindahl explained that the City discourages reliance on Kentucky Blue Grass in favor of more natural lawns in the northeast, but this is not a requirement. She said then there some additional parking standards related to landscape buffers and so while they do miss that in this zone between the two buildings that if the commission adopt that change, they’d be making up for it because they were requiring landscape parking lot islands in the Northeast District that are not required in other districts. Commissioner Kozicky asked if the picture she was holding was an example of a of the shared space between the two buildings. Planner Lindahl said the picture Commissioner Kozicky was holding was a rendering of the project they were looking at tonight as an example. Commissioner Kozicky asked if normally there would be a buffer. Planner Lindahl confirmed she was correct. Commissioner Kozicky asked if there was enough space for a truck to maneuver with the buffer. Planner Lindahl said it can be challenging for different trucks with the buffer and explained it’s unusual to have it in these types of developments. Commissioner Hargreaves asked if there was any way that you can increase the natural vegetation at the ends of the parking areas. He said it's one thing to have all the asphalt that is draining the water into a culvert system or sewer system but if there's some way, they could conceal it from passersby. Planner Lindahl said she believed they could and along the streets both on the north and the south and that they were not reviewing the development proposal yet but there is landscaping and berming along the street. Commissioner Hargreaves clarified that he wasn’t talking about the front and that he was talking about the sides at the end of the large parking areas. Planner Lindahl said that there were two things. That there would be landscaping along the street that would screen the development, but if he’s asking could they put an endcap island on the parking zones in the middle that she believed the answer was yes. She said the idea was not to have it every 15 stalls which makes it very difficult but they're showing an endcap as depicted on page 38. Commissioner Hargreaves said he was talking about how at the ends is it populated with as much vegetation as possible. (Commissioners were looking at slide 38 on screen). Chair Brummond wanted to clarify because the item under consideration was a zoning ordinance amendment and recommended that the commission find language that would be applicable for any industrial or commercial development in the Northeast District, and not focus on a specific site. She said the commission needed to be less specific and more general on how the ordinance would regulate another commercial application or any industrial application with a zero setback request, and what language would be necessary to require larger screening. Planner Lindahl said her point was they were not reviewing the site plan so she wanted to be careful reviewing the image in the packet, which showed endcaps of landscape islands in the middle which will provide a little bit of screening and also control the parking area in the middle and so that is not in the code the commission could certainly add in the draft language. She said they could add that in but that the commission cannot be review the development application tonight. She clarified that the Commission should decide if it makes sense to have landscape islands when they have tractor trailers maneuvering and does it make sense to have an island in the middle separating two users that really are functioning functionally using the same spaces. Commissioner Hargreaves clarified that he was not referring to this and said when you have this type of request, the condition should require additional vegetation at the end of a massive parking area. Planner Lindahl believed it was a site plan. Commissioner Hargreaves didn’t think it was a site plan and said anytime there is a large parking area one should be able to conceal the end of that parking area. He said he didn’t think it’s specific to the development and thought it was anytime there was a large development with the parking lot oriented the way it was (looking at slide 38) that the site can populate the end of it with vegetation. Planner Lindahl said there were two issues that they're asking about: should there be a minimum setback between parking lots along a shared lot line and should there be landscaping requirements every 15 stalls. Commissioner Hargreaves said the shared lot line that he’s talking about the ends of the large parking areas and if they gave him some time, he could come up with general language that would address that but that they were talking about it now and he’s letting the commission know what his thoughts are. Brandon Champeau, Hempel Companies, 10050 Crosstown Circle, Eden Prairie, MN, asked if these issues could be brought up at the City Council meeting in March. Planner Lindahl said the commission is looking at the code currently and that the site plan cannot be reviewed at this stage, and Staff would like clarity on whether the issue is islands or setbacks and then the commission can modify or not recommend approval of the change. Chair Brummond said she could try her hand at clarifying. She thought there wasn’t an issue with the lack of islands every 15 ft. She thought that there isn't an issue with the shared lot line for the zero setback in these parking bays. She thought the ask was that language be added that when there is a zero setback for the parking bay that that there is increased screening over the ends of the where the bays sit. She said that is her attempt at coming up with language if she was understanding it correctly because the ask is not for the site but that they’re saying that whenever the issue would be under consideration that they would always like to see increased vegetation. Commissioner Hargreaves agreed with Chair Brummond. Planner Lindahl said she didn’t think the commission was going to come up with language on the fly. She said she didn’t know how you would articulate the language but if they were reviewing a site plan they could look at the issue. She thought it was bad language to say this, but they could look at something different for the council and say something like they could direct staff to develop language to require additional perimeter landscaping where the zero setback is waved. Chair Brummond asked for clarification if they wanted to screen some other way, or they just want it screened or want increased vegetation. Chair Hargreaves said both. Chair Brummond said she didn’t know if that going the direction of screening language made it easier. Planner Lindahl said that she would suggest the direction is where zero setback for the parking bays request that the applicant shall provide additional screening at the perimeter of the site beyond minimum ordinance requirements. Commissioner Hargreaves said that would be fine. Chair Brummond said even though in that language again they cannot require that additional vegetation be placed specifically where they want it. Commissioner Hargreaves said he understood. Commissioner Lind asked if there was a way to do it percentage wise such as removing X% of what would be landscaping by not having the 15-stall requirement and no set back and what if they increased the percentage buffering on the perimeter by X% but if it's a policy change that maybe didn’t work. Chair Brummond said Commissioner Lind was looking at trying to throw some equation on it instead of just increased. Planner Lindahl said Commissioner Lind made it a measurable tool to see whether they met it or not and she appreciated it. Commissioner Lind said their goals were to minimize the environmental impact and maximize the aesthetic and by giving no setback requirement there should be a give on perimeter, landscaping, and maximizing the appeal and that's obviously happening but how do they make sure that they feel comfortable with it. Planner Lindahl said she would have to think about it but she thought she heard what was being said and she thought the Commissioner was talking about something else but that they’re talking about if they eliminate the island requirements that they should make up the green space elsewhere on site she thought is kind of where they’re going and she feels like that's a measure that they could do that's maybe measurable more so than add more landscaping or something but that she didn’t know exactly yet and that she needed to think about it but she thought she liked the idea and that it was probably feasible. She said it's weird because that specific site is the one industrial site that they have about 20% and hard cover on the site and so it's a lot of green space on this site. Brandon Champeau, Hempel Companies, 10050 Crosstown Circle, Eden Prairie, MN, said normally they were 30-33% coverage too. Chair Brummond said she liked something measurable could be applied to a site because sites are going to vary in their size, and she thought that a measurable is the direction to go but then she thought the other part of that is there probably is impervious surface limits already in there and so they also want to make sure they’re not being redundant. Planner Lindahl said she heard what the commission is attempting to do, and she liked the idea for the island piece to wave the islands to make up that green space and the island square footage of green space elsewhere on site feels manageable. She said she would work through that before the council meeting but that feels manageable. She thought if there's a zero setback for parking bays at additional screening at the perimeter of the site beyond minimum ordinance requirements probably something they could flush out a little more specifically because she knew they like to have numbers that they can check is the loss of setback. Chair Brummond was wondering if because they’re at a zero setback is whatever number that's usually used to measure that is that somehow help in a measurable. Planner Lindahl said regarding it that's the same thing as the island they could apply that to both if they wanted to make that recommendation. Chair Brummond said she didn’t know that they have to because they’re also rational understanding that this really is how it functions so she didn’t know that they need to stack that's what she was trying to say but she felt like if they could somehow get a measurable amount out of one of those. Commissioner Lind said she thought based on what they were trying to do what's important is where the perimeter visibility to the road or whatever they decide how do they maximize the impact of that. Brandon Champeau, Hempel Companies, 10050 Crosstown Circle, Eden Prairie, MN, pointed out that if they were doing a typical industrial building with a landscape buffer in the middle trucks need 120 ft to kind of maneuver to back into the building so by doing the shared truck court, they reduce the previous area because they're moving back and forth. He said if they did the landscape, they’d have to have to be 120 ft to 240 ft versus the shared truck which can maneuver 200 ft so actually by sharing it they are because they're crossing property lines but it's less impervious. Chair Brummond said she appreciated that they are doing that. She asked if they feel confident that that is something that every proposal comes in to do or is it something that they have to spell out. Commissioner Lind asked if they feel like that loses aesthetic. Brandon Champeau, Hempel Companies, 10050 Crosstown Circle, Eden Prairie, MN, said they’d have a larger area then with just a landscape island down the middle or if they did the landscape stalls would be challenging for trucks especially in the winter with snow falling. Commissioner Kozicky said she was for less impervious surface overall and that they were already at 20% versus a lot of developments. She asked if the City of Corcoran had a maximum impervious surface amount. Planner Lindahl said they do and in the industrial district it is pretty high. Commissioner Kozicky said he’s below that already. Planner Lindahl said the industrial district it's a 70% maximum impervious surface coverage. Commissioner Kozicky clarified that includes the tops of the buildings and gas parking lots and everything. Planner Lindahl said It does. Commissioner Kozicky said she thought with the 20% they’re talking about just the parking area. Planner Lindahl said no, his site in building his site. Commissioner Kozicky said there's a big wetland area. Planner Lindahl said there was upland that's not being developed so compared to some other industrial sites that were on the screenshe thought they'll be lower but the code would allow 70% impervious surface coverage but again they’re not talking about his project but she thought the point is well taken that if they put the island between the two buildings they have more green and more impervious surface and eliminating the island actually reduces impervious surface which is what was said was important. Commissioner Kozicky said it's just a bigger area. Planner Lindahl said it's an unbroken area that's right. Commissioner Lind said it's a great point that it looks different but if they go back to facts of what the commission cares about it makes sense. Chair Brummond said she didn’t know if she had full confidence that everybody comes in with a plan that doesn't try to maximize. She was wondering if it's still just worth thinking about something that could be written up. Commissioner Kozicky said that Brandon Champeau said they need 120 ft so whatever his area is maybe when they have a shared one there's a maximum footage between buildings that they could write into there that that keeps them from making it bigger than it needs to be. Planner Lindahl said that truck turning radiuses are standard regardless of who the user is and she thought he said 120 ft for that. Brandon Champeau, Hempel Companies, 10050 Crosstown Circle, Eden Prairie, MN, said it’s industry standard and that sometimes they could get down to 110ft, but it gets a little tight and they don't want to make it difficult especially with snow. Commissioner Lind asked does the design guidelines have a different policy if it's a single user or multiple tenants or do they have different guidelines on design standards based on that. Planner Lindahl said no. Not for these issues they’re talking about tonight. Commissioner Lind said she didn’t know for example like business park when she hears that she thinks communal spaces that all tenants will use resources she didn't know if they call something and that she knew it was an industrial zone but was wondering if they brought out any design guidelines difference between if they’re hosting five companies or one. She thought the smooth surface was better looking. Chair Brummond said her only point of clarification on that is that just in the commercial or is it in all zoning. Planner Lindahl said as they’ve drafted it the U tilt up pre-cast smooth face is only allowed in the i1 industrial district, and it would be allowed in the other districts in the Northeast District as a class three or complimentary material but not as the primary material. Chair Brummond said if no one else has any other comments we are making a motion to approve City file 24-047 with the language directing staff to look at language for a measurable additional landscape around the perimeter for the lack of parking islands and potentially increased vegetation or screening around the zero setback. Motion made by Brummond, seconded by Hargreaves, to recommend approval of NE District Design Guidelines Zoning Ordinance Amendment (City File 24-047). Directing staff to look at language for measurable additional landscape around the perimeter for the lack of parking islands and potentially increased vegetation or screening around the setback. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). 7. Reports/Information a. Other Business b. Planning Project Update c. City Council Report – Council Liaison Vehrenkamp Commissioner Lind asked for information about the St. Thomas Apostle Concept Plan and if it went to the Planning Commission. Planner Klingbeil explained a concept plan first goes to council and then once it’s a formal application it will come back to the Planning Commission. Commissioner Lind asked what the Council’s feedback was on the Lother Subdivision. Councilmember Vehrenkamp said they have submitted an application for a comp plan amendment. Planner Klingbeil said they submitted a comp plan amendment to reguide the project from existing residential to conservation residential and if that gets approved they would come through with the actual plat. Commissioner Lind asked if it was 22 lots on 10 acres. Planner Klingbeil confirmed that was correct that the density would be 2-3 for conservation whereas low density residential would be 3-5. 8. Commissioner Liaison Calendar Suggested City Council Meetings 02/13/2025 02/27/2025 03/13/2025 03/27/2025 04/10/2025 04/24/2025 Brummond Hargreaves Kozicky Lind Yang Brummond 9. Adjournment Motion made by Brummond, seconded by Lind, to adjourn the February 6, 2025 Planning Commission meeting. Voting Aye: Brummond, Hargreaves, Kozicky, and Lind (Motion passed 4:0). The meeting adjourned at 8:47 PM Page 1 of 38 STAFF REPORT Agenda Item 6a. Planning Commission Meeting: March 6, 2025 Prepared By: Natalie Davis McKeown Topic: “Kwik Trip” Preliminary Plat, Site Plan, CUP, Variance (PIDs 12-119-23-14-0004, 12-119-23-14-0005, 12-119-23-14-0006) (City File No. 23-006) Action Required: Recommendation Review Deadline: April 14, 2025 1. Request The applicant, Kwik Trip, Inc., requests approval of a land use application involving three existing properties at the northwest corner of County Road 30 and County Road 101, including the Mama G’s restaurant site at 9705 County Road 101. All three properties are currently owned by Mama G’s Properties LLC. The land use application includes the following components: -A preliminary plat to consolidate a platted lot with an unplatted parcel and address an access change for Mama G’s. - A conditional use permit (CUP) for a motor fuel station and a car wash. - Site plan approval. -Three variance requests for Mama G’s: o A reduced building setback from County Road 101. o A reduced parking setback from County Road 101. o A deferment for connecting to Corcoran municipal sewer and water. 2.Context Background Mama G’s was established in 1968 according to their website. The “Mama G” plat was approved in 1992. A variance was granted in 1994 to reduce the required front yard setback of 60’ to 52’ to allow a 42’ expansion. The City of Corcoran entered into an Figure 1 Project Site Northwest Corner of CR 30 and CR 101 Page 2 of 38 agreement in 1998 with Maple Grove that allows Mama G’s to be served by Maple Grove municipal utilities since Corcoran did not yet have municipal utilities. Zoning and Land Use All three properties that comprise the project site are guided for commercial and are currently zoned Community Commercial (C-2). This district is intended to provide for a variety of retail and service businesses serving the region, which are oriented towards motorists and require high volumes of traffic and visibility from major roads. The properties are also within the Northeast District of the City subject to the Northeast District Plan and Design Guidelines (NE District Plan). The properties are within the Metropolitan Urban Service Area (MUSA) and Phase 1 of the 2040 Staging Plan. The southern property contains Mama G’s. The middle property is mostly vacant but contains a portion of the parking lot that serves Mama G’s that looks to have been established sometime between 1989 and 2000 based on aerial views of the property from Hennepin County. The northern property is currently vacant. Surrounding Properties The existing land use, guiding, and zoning of the immediate surrounding properties are provided in the table below: Direction Existing Land Use Guided Land Use in 2040 Comp Plan Zoning District North Agriculture Commercial C-2 East Residential rowhomes (3- units attached) Maple Grove Maple Grove South Agriculture Commercial C-2 West Agriculture Commercial C-2 Natural Characteristics of The Site Figure 2 Natural Resource Inventory Areas Map Page 3 of 38 The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map reflects a Wet Prairie along the southern property line of the Mama G’s parcel. A wetland delineation was completed on this property and finalized in September 2023. This process confirmed a sliver of a wetland in the southeast corner of the Mama G’s site. 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, other City Code requirements, and City policies. A review of the plans was coordinated with the City’s Engineering and Public Safety teams, and their comments are incorporated into this staff report. Detailed comments are attached in the Engineer’s Memos and Public Safety Memo. The approval conditions require compliance with these memos. A. Level of 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 it meets the standards, the City must approve the preliminary plat. The City’s discretion in approving or denying a site plan is limited to whether the proposal meets the performance standards outlined in the City Code. If it meets these standards, the City must approve the site plan. The City’s discretion in approving or denying a CUP is based on whether the proposal meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. The City has a relatively high level of discretion in approving or denying a variance. The burden of proof is on the applicant to show the variance standards are satisfied. B. Preliminary Plat The proposed preliminary plat results in two lots by combining an unplatted property with a platted lot while addressing an access change for the lot that contains the Mama G’s restaurant. Lot Analysis The C-2 district has the following minimum lot standards: Standard C-2 Minimum Proposed Lot 1 (Kwik Trip) Proposed Lot 2 (Mama G’s) Lot Area 1 acre 3.89 acres 3.72 acres Lot Width 100’ 405’ (north property line) 380’ (east property line) Lot Depth 200’ 393’ 419’ Principle Structure Setbacks: Page 4 of 38 - Front (Major Roadway) 100’ 190.1’ (east) 19.8’ (east) - Front (Other Streets) 25’ 144.6’ (north) 115.6’ (west) 264.65’ (north) - Side and Rear 20’ 209.9’ (south) 27.7 (south) 350’ (west) - Adjacent to Residential 50’ N/A N/A The building location for Mama G’s is not changing, but additional right-of-way (ROW) is required for County Road 101 with the plat. The preliminary plat shows a dedication of 32’ for additional County Road 101 ROW on the Mama G’s parcel to accommodate a 65’ half ROW. With this new ROW, the building setback is reduced from 52’ to 19.8’. A variance for this setback will be required in order for the restaurant to remain in its existing location. This will be discussed further in the variance analysis of this report. The rest of the minimum lot size and setback standards for principal structures are satisfied with the current proposal. Access, Streets, and Sidewalks Mama G’s currently has two direct accesses on to County Road 101. In discussions with Hennepin County, the two existing access for Mama G’s will be closed in favor of two new access points on to County Road 101 to serve the new plat. There will be a full access via a new public street constructed partially along the northern project boundary. This street will then wrap around Kwik Trip to travel north to south culminating in a cul- de-sac with access provided to the northwest corner of the parking lot for Mama G’s. Kwik Trip, Mama G’s, and Ebert (the property owner of the agricultural land that wraps around the project site to the north, west, and south) reached an agreement to allow half of the new roadway to be located on Ebert’s property. The road must be constructed as part of the development, and a roadway easement in favor of the City for Ebert’s portion of the road is a condition of approval. The second access point on County Road 101 will be a shared access between Kwik Trip and Mama G’s and is partially located on both properties along the shared property line. This access will be a right-in, right-out only. A shared access agreement is required as a condition of the plat. Once the new access is established for Mama G’s, a condition of approval is for the existing accesses to be closed. Hennepin County provided feedback that as part of the removal of the driveways, the ditches must be regraded in addition to removing the pavement to avoid people utilizing the previous accesses. Additional improvements along County Road 101 based on comments from Hennepin County and consistent with the results of the City’s Infrastructure Feasibility Study are as follows: - A raised concrete median on County Road 101. Page 5 of 38 - Northbound turn lane at the north access point. - The need for southbound turn lanes will continue to be reviewed but was noted as likely at both accesses into the site. - The turn lanes and center median designs will require approval by Hennepin County. Further, the Engineering Memo provides that eastbound left and right turn lanes will be required on the northern access road connection to County Road 101. There is a 65’ half ROW shown on County Road 101 after dedication from the proposed plat. It should be noted, Hennepin County provided a letter in April 2024 that was open to a reduced ROW as low as 55’ with a 10’ trail easement. After review of the plans, the draft resolution for the plat includes a condition of approval to revise the plat to reflect a 55’ ROW and 10’ trail easement to utilize the flexibility offered by the County in their memo to the City from April 2024 as it will assist both sites with setback requirements. The plat reflects an 80’ ROW to be dedicated between Kwik Trip and Ebert along the north property line of the project. The road will need to be constructed to the collector street standard in the NE District Plan as shown below, including a multi-use trail on one side of the street and a sidewalk on the opposite side of the street: Figure 3 NE District Plan Collector Street Standard As the new roadway turns to the south, the ROW to be dedicated by Kwik Trip and Ebert is reduced to the local street standard of 60’. The road must be constructed to the local street standard in the NE District Plan as shown below, including a sidewalk on both sides: Page 6 of 38 Figure 4 NE District Plan Local Street Standard The plans must be updated to reflect the NE District Plan street design requirements. Utilities The Infrastructure Feasibility study completed by the City provides that existing sewer and water infrastructure is relatively close to the site. Kwik Trip will be responsible for extending utilities to serve the site. The Engineering Memo identifies a number of technical items related to municipal sewer and water for the site that must be addressed as the project moves forward in the review process. At this point, Corcoran’s municipal water system is expected to be operational spring of 2025. A condition of approval is that a building permit cannot be issued until Corcoran’s water system is operational. Mama G’s is currently served by Maple Grove for water and sewer as the result of an agreement in 1998 that provided them with this service. However, the City Code requires Mama G’s to connect to Corcoran’s system since utilities will be made available to the site as a part of this project. Mama G’s requested a variance from this standard which is discussed in the variance section of this report. Regardless of whether the variance is granted, the Engineering Memo states that the watermain shall be extended to be accessible to and from the Mama G’s parcel, and the sanitary sewer main must be extended to be available for the Mama G’s property or future redevelopment of that property. Stormwater An Engineering Memo dedicated to stormwater is attached to this report. There are several technical aspects within the memo that must be resolved for the project to move forward. Compliance with this memo is a condition of approval. The NE District plan also requires non-residential uses to submit a Chloride Management Plan. This is included as a condition of approval in the draft resolution for both Kwik Trip and Mama G’s. Wetlands Page 7 of 38 A wetland delineation for this site was completed in September 2023. One wetland was found in the vicinity of the project. The boundary of this wetland slightly clips into the southwest corner of the Mama G’s restaurant property. This wetland is subject to the Wetland Overlay district (Section 1050.010). This includes wetland buffers, wetland buffer monument signs, and an additional 15’ structure setback from the edge of the buffer. While the boundary of Wetland 1 is minimally located within the Mama G’s lot, a wetland buffer with monuments must be established from the delineated boundary of the wetland edge. The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resources Community Quality Ranking map is based on the City’s quality assessment Figure 5 Delineated Wetland Boundary Figure 6 Natural Resources Community Quality Ranking Map Page 8 of 38 of known wetlands within the City. The delineated wetland within the project boundaries is shown as low quality on the City’s map. The following buffer requirements will be applied: Requirement Low Quality Wetland Buffer Average Width 15 feet Wetland Buffer Width (Min.) 10 feet Wetland Buffer Width (Max.) 20 feet Structure Setback from Buffer 15 feet Total Buffer and Structure Setback (Average) 30 feet The preliminary plat must be revised to show the wetland boundary, proposed wetland buffer, and wetland buffer signs as required by Section 1050.010. The applicant’s surveyor must also confirm the minimum and maximum buffer dimension and certify the overall average of the buffer width to confirm compliance with this standard. Finally, a Buffer Establishment Plan must be submitted by the applicant to comply with the City’s Buffer Vegetation Establishment Plan Policy for review and approval by the City’s Wetland Consultant. Easements The plat must provide drainage and utility (D&U) easements for the following: - Along the perimeter of the lot lines. - Around the pond high water level (HWL). - All pond access routes. - All public utilities not located in the ROW. - Over wetland boundaries and wetland buffers. Park Dedication The 2040 Parks and Trails Map provides guidance to the City for acquiring land for parks and trails. No parks or off-road trails are shown within the vicinity of this project. A proposed on-road trail is shown in the right-of-way along County Road 101. The proposed 55’ half ROW with a 10’ trail easement will allow for the anticipated trail corridor as planned. The developer will not be responsible for constructing the on-road trail. This will be handled as a larger road improvement project for County Road 101. On-road trails do not count towards park dedication credit because they are located within the ROW or within a public easement. Page 9 of 38 Park dedication is anticipated to be handled entirely as cash-in-lieu of land. The 2025 fee schedule provides that the park dedication fee for commercial uses is $5,866 per acre. Park dedication was already paid on the previously platted lots as confirmed in the approving resolution for the Mama G plat that is attached. However, park dedication will be due on the net acreage of the currently vacant parcel that will be combined with Lot 1, Block 1 of the Mama G plat. The portion of the plat subject to park dedication is estimated at 2.76 acres. Park dedication is based on the adopted fee schedule in place at the time of the final plat, which is subject to change, but for discussion purposes, the anticipated formula is as follows: - 2.76 pre-developable net acres x $5,866 = $16,190.16. C. Conditional Use Permit The applicant proposes a convenience store with a motor fuel station and single-bay carwash. It is expected their will be daily deliveries to allow regular deliveries of fresh food and ensure high quality food is sold at the store. The requested hours of operations are 24 hours for all uses. The types of products that will be sold include fresh produce, bakery and dairy items, hot and cold food and beverages, fresh meat and other groceries, tobacco products, lottery tickets, convenience store merchandise, alcohol, gasoline, diesel, ice, and propane. The motor fuel station and carwash require approval of a CUP in the C-2 district. Both uses outline specific standards that must be satisfied in addition to the general evaluation criteria for CUPs in Section 1070.020 of the Zoning Ordinance. Motor Fuel Station Per Section 1040.110, Subd. 4, para. K, a motor fuel station must comply with the following standards: Figure 7 2040 Parks and Trails Map Page 10 of 38 1. That the proximate area and location of space devoted to non-automotive merchandise sales shall be specified in the application and in the conditional use permit. Exterior sales or storage shall be only as allowed by the conditional use permit. The project narrative provides that 3,765 square feet of the convenience store will be used for non- automotive merchandise. This leaves 270 square feet of the store dedicated to automotive merchandise. An exhibit was also provided confirming the areas dedicated to each type of product. The project narrative states that outside merchandising of products is requested to include two ice chests and one propane cage next to the store as well as underneath the proposed main canopy. This is best shown on the site keynote plan. It is unclear what will be sold at the proposed main canopy. The applicant is asked to clarify the expected product type and the estimated square footage of all Figure 8 Automotive vs. Non-Automotive Retail Sales Figure 9 Site Keynote Plan Red Circled Area for Exterior Sales Page 11 of 38 exterior sales (both near the building and at the main canopy) at the Planning Commission meeting on Thursday for further consideration and to allow for specific language to be added to the draft CUP resolution. 2. The off-street loading space(s) and building access for delivery of goods shall be separate from customer parking and entrances and shall not conflict with customer vehicles and pedestrian movements. The proposed off-street loading space is on the south end of the building separate from the customer parking areas and north of the car wash lane. It has a dedicated entrance per the floor plan and does not conflict with customer vehicles or pedestrian movements to access the convenience store. If there is a delivery during a time of high queuing at the car wash, the delivery vehicle may have to wait for a break in the queuing in order to exit. It is recommended the store consider this limitation when scheduling deliveries to avoid times of the day where the car wash may be more utilized. 3. Motor fuel facilities shall be installed in accordance with State and City standards. Additionally, adequate space shall be provided to access gas pumps and to allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict with circulation, Figure 10 Loading Zone Page 12 of 38 access and other activities on the site. Fuel pumps shall be installed on pump islands. Ongoing compliance with State and City standards is a condition of approval for the CUP. There is a 10-dispenser fueling canopy located centrally on the site, east of the convenience store. There is 21.5’ of width between fuel pumps which can theoretically allow for two private passenger vehicles to fuel side-by-side. However, that only leaves 5-6 feet between vehicles assuming each vehicle takes up about 8 feet (vehicle width plus the door clearance). While this can work for compact and mid-sized vehicles, it is a tight fit, particularly for larger SUVs and trucks. A width of 24’ between the fuel pumps would reduce the potential for door dings, tight squeezes, and customer frustration. It appears the plans could be revised to allow for this additional width by extending the canopy either to the north or south (or both). A proposed condition of approval in the draft resolution is for the site plan to be revised for a minimum width of 24’ between the fuel pumps. Around the canopy, the drive aisle width between parking spaces is at least 37.5’ which more than comfortably allows two-way traffic to maneuver around the fuel pumps. The plans show the fuel pumps will be installed on raised concrete islands. The underground fuel storage tanks are shown to the south of the fuel canopy and look to create a conflict with the car wash queuing, especially in the circulation plan which shows the anticipated pathway for semi-trucks to service the tanks. Semi-trucks are shown to go in the opposite direction of the Figure 11 Fuel Canopy Page 13 of 38 car wash queuing. The site appears to have room to add a lane to allow for two-way traffic and shift the fuel storage tanks further south to remove the conflict with the car wash queuing. This is a condition of approval in the draft resolution. 4. All buildings, canopies, and pump islands shall be located to comply with the minimum setback requirements of the zoning district in which they are located. Kwik Trip has a front setback on 3 property lines (north, east, and west). The fuel canopy and pump islands are 90’ away from the front property line along County Road 101 and well over the required 25’ setback required from the other front property lines. The canopy is also well over the 20’ setback required from the rear property lines (south). The 90’ setback from County Road 101 is allowed with enhanced landscaping provided along the property line for the length of the canopy which is shown on the landscaping plan. The building meets all setbacks from all property lines. The adjacent to residential setback does not apply since the immediate surrounding area adjacent to the plat is zoned C-2. 5. All canopy lighting for motor fuel station pump islands shall be recessed or shielded to provide a 90-degree cutoff. Illumination levels for pump islands shall not exceed 30-foot candles. The lighting plan provided with the application indicates LED lights will be mounted under the fuel canopy to ensure a 90-degree cutoff. A condition of approval is for the applicant to provide additional lighting details to confirm the canopy lighting is recessed. The lighting plan provides the following calculations for the illumination levels of the fuel canopy: Average 22.7 Maximum 30.0 Figure 12 Fuel Tanks Page 14 of 38 Minimum 13.2 Max/Min 2.3:1 It is noted that the light fixtures for the fuel canopy are dimmed down to 60%. A condition of approval for the approval is that the lighting fixtures shall be dimmed as necessary to meet the shown meter readings provided in the light plan. 6. Litter Control. The operation shall be responsible for litter control within 300 feet of the premises and litter control is to occur on a daily basis. Trash receptacles must be provided at a convenient location on site to facilitate litter control. The site plan and floor plan do not indicate trash receptacles. A condition of approval is for the site plan to be revised to show the proposed locations of exterior trash receptacles. Staff recommends locating a trash receptacle at each entrance and near the outdoor picnic tables. Car Wash Per Section 1040.110, Subd. 4, para. C, a car wash must comply with the following standards: 1. The site shall provide stacking space for the car wash. The amount of stacking space shall take into account the type of car wash and the amount of time it takes to wash a vehicle. Stacking spaces shall not interfere with parking spaces or traffic circulation. The area leading to the car wash entrance is indicated by a car wash arrow and is roughly 185 feet in length. This is enough space to fit 7 – 10 cars for Figure 13 Car Wash Floor Plan Page 15 of 38 stacking depending on the mix of vehicles. However, this area also appears to be in conflict with a shown pathway outlined for semi-trucks in the site circulation plan that are anticipated to enter in the site using the northwest entrance to access the fuel tanks before moving south to eventually exit using the right-in/right-out access on to County Road 101. There appears to be plenty of space to extend the curb further south to accommodate an additional travel lane in this area. The plan must be revised to allow for two- way traffic to remove the conflict with vehicle stacking for the car wash. 2. The exit from the car wash shall have a drainage system which is subject to the approval of the City and gives special consideration to the prevention of ice build-up during winter months. A drain is not identified at the exit in the site or floor plans provided for the car wash. A condition of approval is for the site plan and floor plan to be revised to reflect a drain in this area. Additionally, details must be provided by the applicant to ensure how ice build-up will be addressed. General Evaluation Criteria Both conditional uses are subject to the following criteria for all CUPs as outlined in Section 1070.020 of the Zoning Ordinance: 1. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. Granting the CUP for a motor fuel station and car wash within the community aligns with the 2040 Comprehensive Plan. The CUP will support an established business at a viable location to meet the needs of the community and larger region as envisioned in the C-2 district. Additionally, granting the CUP is anticipated to create 35-40 new permanent jobs that can be available to the local community. This is consistent with Goal 3 of the 2040 Comprehensive Plan to create new land use opportunities to expand and diversify the City’s tax base by encouraging new commercial development. This is also consistent with the vision of the NE District Plan as a job creation zone. 2. 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. The proposed conditional use will promote and enhance the welfare of the general public. The surrounding public will have convenient access to fuel, food, and other basic necessities. Even though it is a motorist focused use, the business will be accessible to those who choose to walk or use their Page 16 of 38 bicycle as well. Granting the CUP does not appear to be detrimental or endanger public health, safety, morals, or comfort. Motor fuel stations are subject to strict state and federal regulations to ensure safety and environmental health. The building design is primarily brick cladding providing a high-quality aesthetic. The proposed lighting plan and conditions of approval confirm downward-facing LED lighting is proposed to reduce light pollution at the fuel canopy. The lighting plan also confirms the proposal will not exceed 1-foot candle as measured from the centerlines of the public streets or the shared property line between Mama G’s and Kwik Trip. The nearest residential home from the proposed car wash exist is approximately 400-450’ away. The sound study completed by the applicant based on car washes at other Kwik Trip locations provides data to support that the noise levels from the car wash will be within the allowable range for a residential neighborhood during the daytime per the noise rules from the Minnesota Pollution Control. The applicant’s narrative explains they can install berms and/or fences to minimize noise from the car wash exit as well as limit the time of day/night the carwash dryers are able to run within a daily wash cycle. A condition of approval is for these strategies to be implemented to ensure compliance with nighttime decibel levels for the close by residential uses. The narrative also explains outdoor speakers at the fuel pumps are no longer utilized. Each fuel pump has a built-in speaker that is only activated once the dispenser is use. This allows noise to only be present at the dispenser that is in use, and it also allows the volume to be regulated and changed from the store controls as needed. Guests can also choose to mute the sound at the dispenser as well. Additionally, the proposed site lay out meets, if not exceeds, all required setbacks and focuses landscaping at the perimeter of the site which will further mitigate noise from the site. 3. 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. The proposed 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. The proposed use will provide a convenient option for surrounding properties to meet their daily needs. The proposed architectural design is of high-quality. The proposed light levels meet all requirements for uses at the property line or centerline of a public street. As discussed above, the site design and business model provide a number of strategies to mitigate noise from the site. Page 17 of 38 4. 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. 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 development will result in a new roadway and bring utilities to the site that will allow for normal and orderly development with the surrounding properties. 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities can be reasonably provided to accommodate the proposed use. The applicant is responsible for completing all improvements identified in the feasibility study. The applicant proactively worked with surrounding property owners to obtain necessary easements. 6. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The proposed conditions of approval ensure the use will conform to the applicable regulations of the C-2 district and the NE District as discussed in the subsequent site plan analysis of this report. 7. The conditional use and site conforms to performance standards as specified by this Chapter. The proposed conditions of approval ensure the use will conform to the applicable performance standards as discussed in the subsequent site plan analysis of this report. D. Site Plan C-2 District Standards As noted in the preliminary plat section of this report, the dimensional requirements for the C-2 district are satisfied with the proposed site layout. However, there are two remaining site standards that must be addressed for the site plan for Kwik Trip: - Maximum impervious surface coverage of 80%. - Maximum principal building height of 35’. Page 18 of 38 Calculations provided for the Kwik Trip site confirm a total impervious surface area of 95,894 square feet, which makes up approximately 53% of the site after ROW is removed. There is a slightly reduced impervious surface coverage percentage provided on a subsequent plan. The plan set must be revised to confirm consistent data and calculations are provided throughout. The plans for the building did not include a scale nor dimension the height. The site plan does provide the building height is 24’. This does need to be dimensioned on the building plans which must also include a scale. The height of the canopy is 15.5’, and the height of the car wash is 14’. A condition of approval is that building plans with a scale must be provided and dimension the building height as measured per the City’s definition of building height. Most of Mama G’s site will remain as is with the exception of the parking lot. The plans do not propose adding additional parking spaces, but staff believes parking spaces will need to be added to the site. This is discussed further in the parking section of this report. Impervious surface coverage calculations based on the new parking lot design for Mama G’s must be provided as a condition of approval. The building height of Mama G’s is not proposed to change. Refuse Section 1060.020 of the Zoning Ordinance outlines the following standards related to refuse: - No exterior incineration of trash or garbage. - No exterior storage of trash or garbage except in an accessory building enclosed by walls and a roof or in closed containers within a totally screened area. The floor plans and renderings indicate an attached/interior trash enclosure for Kwik Trip which is in compliance with Section 1060.020. No changes are proposed regarding the trash enclosure for Mama G’s which is believed to be a legal, nonconformity. Screening Section 1060.030 of the Zoning Ordinance provides underlying screening requirements for rooftop and ground mounted mechanical equipment. However, the NE District Plan has higher screening standards. The site plan shows a ground mounted transformer in the southeast corner of the site adjacent to the car wash lane. It seems likely equipment not shown on the site plan will be handled as rooftop equipment, but more information must be provided. Per the NE District Plan, all utility service structures (such as utility meters, utility lines, transformers, aboveground tanks) and ground mounted equipment must be screened from off-site views utilizing a double row of landscaping, a privacy fence, or a wall that is at the same height as the structure it is screening or 6’, whichever is less. A chain link fence with slats shall not be accepted as screening. The landscaping plan must be revised to show this screening as a condition of approval. Page 19 of 38 The visual impact of rooftop equipment shall be minimized using one of the following methods: 1. A parapet wall. 2. A fence the height of which extends at least one foot above the top of the rooftop equipment and incorporates the architectural features of the building. 3. The rooftop equipment shall be painted to match the roof or the sky, whichever is most effective. More information is needed to confirm compliance with this standard, but it appears the style of roof proposed could provide screening that satisfies this standard. A condition of approval is for a roof plan to be submitted so that any rooftop mechanical equipment and the proposed screening method can be confirmed. The NE District Plan also requires overhead doors to be oriented away from County Roads or residential property wherever reasonable, as determined by the City. The plan includes an overhead door on the north and south facades of the building for the car wash. The doors are not oriented to County Road 101, and the properties to the south and north are both zoned C-2. The plan complies with this standard. Lighting Section 1060.040 of the Zoning Ordinance provides performance standards for lighting. There are no proposed changes to Mama G’s lighting. Any light, or combination of lights shall not exceed one foot-candle (meter reading) as measured form the property line or the centerline of a public street. The applicant submitted a light plan for Kwik Trip that shows compliance with this standard. It is noted that two of the light fixtures for the fuel canopy are dimmed down to 60%. A condition of approval for the approval is that the lighting fixtures shall be dimmed as necessary to meet the shown meter readings provided in the light plan. Other general performance standards include that the light fixtures and freestanding luminaires shall have a cutoff angle of less than or equal to 90 degrees. The lighting fixtures for the lot are noted on the lighting plan and will comply with this standard. The building also utilizes recessed downlights which will comply. The height of a freestanding luminaire shall not exceed 30’ or extend above the roofline of the principal building, whichever is less. The lot light detail provided confirm the freestanding luminaires will have an overall height of 19’ (16’ tall pole with a 3’ tall base). This is less than the height of the building and complies. The underlying performance standards for lighting state that all canopy lighting for motor fuel stations shall be recessed into the canopy. This is slightly different then the standard provided for motor fuel stations in the C-2 district which also allows for canopy lights to be shielded rather than recessed. The lighting plan provides fixtures that will be mounted under the gas canopy. However, it is unclear if these will be recessed. In order to comply with the underlying performance standards, the condition of approval is for plans and details to be updated to confirm the canopy lights will be recessed. Page 20 of 38 There will also be an LED strip mounted in the two gables to provide accent lighting for these architectural features. Accent lighting to highlight building facades or selected architectural features is allowed as long as the light source is shielded which should be accomplished by mounting the LED strip to the underside of the gable. The applicant must confirm the LED strip will be shielded to comply with a 90-degree cut off. The Engineering Memo provides that street lighting locations shall be reviewed by Public Safety at final plat. Final lighting locations will be determined at the time of permitting. It is anticipated one or more public streetlight will be required as part of this project. Building Standards The proposed convenience store is subject to the building standards for non-residential uses in Section 1060.050 of the Zoning Ordinance as well as the material standards in the NE District Plan. The proposed building consists of brick cladding, a green standing seam metal roof, and stucco accents. The siding meets the standards in 1060.050, Subd. 1(C). It also can comply with the NE District Plan as a Class I material, but more details are needed to confirm the cladding is at least 5/8” thick. Providing this detail is a proposed condition of approval. Figure 14 East Elevation The metal roof with the proposed slope is allowed as long as the following conditions are met: i. Color samples shall be provided for review and approval by the City Council as part of the site plan review. ii. Meet the standards adopted by the Minnesota State Building Code. iii. Have concealed fasteners. iv. Are high quality commercial thickness/weight. v. Have been treated with a factory applied color coating system against any fading or degradation. It appears that the proposed roof will be able to comply with these standards, but the use of concealed fasteners must be confirmed by the applicant as a condition of approval. Page 21 of 38 Per the NE District Plan, no wall may have an uninterrupted length exceeding 80’ without including at least two of the following: changes in plane; changes in color, texture, materials, or masonry pattern; windows; or an equivalent element that breaks up the elevation. The east and north elevations are the longest elevations and exceed 80’ in length. The east elevation includes 12 windows and glass doors. Additionally, an archway over the entrance provides a change in plane and materials that breaks up the elevation. The north elevation includes 7 windows as well as a couple of glass doors (including a glass overhead door to the exit of the car wash) as well as another archway above three of the windows that provides a change in plane and materials. Figure 15 North Elevation The building at Mama G’s predates the current zoning ordinance and NE District Plan and is not changing as a result of the larger project. Therefore, it is not subject to the same design construction standards at this time. Parking – Kwik Trip Parking and loading standards are provided in Section 1060.060 of the Zoning Ordinance. Parking spaces and drive aisles are subject to the same front setback as required for principal buildings and 10’ setbacks from interior property lines. All of the parking complies with the required setbacks, except for the parking spaces along the east property line adjacent to County Road 101. The parking setback along County Road 101 can be reduced to 25’ with enhanced landscaping, but some of the stalls are currently shown with a setback of roughly 13’. With the required revision to revise the plans to reflect a 55’ half ROW, the parking stalls would have a setback of 23’ and still require to be shifted to the west by about two more feet (at least in the northeast area of the site). The angle of parking shown on the site plan is 90-degrees which requires a stall width of 9’, a stall length of line/depth of 18’6”, and a drive aisle width of 26’. The proposed dimensions shown on the site plan meet if not exceed these standards. To calculate the required number of parking stalls, a table is included in the Zoning Ordinance that provides a formula based on land use. When a use is not specifically called out, the Zoning Administrator is authorized to refer to the most similar use while also consulting parking reference materials. The most similar use on the table to the proposal is Auto Service Stations which provides the following formula: Page 22 of 38 4 spaces plus one for each service bay or wash bay. Facilities with convenience retail shall also comply with retail parking requirements. Services bays, as identified in the above paragraph, are bays where vehicles are brought in for repair, maintenance, or inspection. There are no service bays included with the proposed use. There is a single wash bay for the car wash. This equates to 5 parking spaces. For the retail parking requirements, the following is required: 8 parking spaces plus one for each 200 square feet of retail space and one parking space for each 35 square feet of dining area. The application narrative noted a retail area of 4,035 square feet. However, this was not deducting the small snack table area shown on the floor plan. Based on the floor plan, there is roughly 54 square feet of indoor dining space. Staff estimates the outdoor dining area shown on the site plan is roughly 232 square feet for a total dining area of 286 square feet. 286 square feet / 35 = 8.17 parking spaces, which is rounded up to the next whole number for 9 stalls. After deducting the snack table as dining space, the remaining retail space for the parking calculation is 3,981 square feet. 3,981 square feet / 200 = 19.91, which is rounded up to the next whole number for 20 stalls. Adding the above calculations plus the underlying required 8 spaces for retail uses, the minimum required parking for Kwik Trip is 42 spaces. In reviewing other potential formulas relied on for gas stations and convenience stores as provided by the American Planning Association in a Parking Standards report, this is a reasonable number of parking stalls for the size of the proposed use. Figure 16 Proposed Parking Stalls Page 23 of 38 The plan set currently shows 52 parking stalls. This is not including the 20 vehicles spaces at the fuel pumps which also allow for quick parking for someone who is fueling up and utilizing the other business services. However, since the parking area along the east property line does not comply with the minimum setback standard of 25’ with enhanced landscaping, a revision is anticipated. One option is to remove the parking along the east boundary and add parking to the northeast corner of the site. There are additional parking and loading standards in the NE District Plan that apply to this site as well. A bicycle rack is required at all non-residential uses. This is shown on a island within the parking lot northeast of the proposed building. However, parking bays require landscaping islands, so the bicycle rack needs to be moved closer to the building. The walkway to access the building is more than 5’ wide, so this is allowable per the NE District Plan. Parking bays shall have landscape islands at each end of the parking bay, and bays in excess of 15 spaces in length shall be divided by intermediate islands. Trees shall be located in the islands to shade the parking lot to reduce the heat island effect. These end islands shall provide at least 360 square feet of area for planting trees, shrubs, and/or groundcover. Intermediate islands must have at least 180 square feet of area for plantings. While there are some end islands provided that show at least one tree, the islands do not meet the minimum square footage requirements. The concrete islands nearest the building were not envisioned as landscaping islands and require a revision to show plantings and meet the minimum size requirements. The parking stalls nearest the loading area will need to be converted to an end island as well. This will lead to the loss of parking stalls. Another option for the applicant to consider is to shift the parking along the east property line to the west by a couple of feet where needed to meet the 25’ setback that can be provided with enhanced landscaping. A few spaces may also need to be added to the northeast area of the site as well. This should help offset the loss of parking spaces from the required landscaping islands without cutting into the desired drive aisles or requiring a variance. A condition of approval is for the plan set to be revised so all parking meets minimum setbacks, landscaping islands are provided with the minimum square footage of plantings confirmed, and a minimum of 42 parking stalls must be provided, excluding spaces at fuel pumps. A landscape buffer shall be provided between all parking areas and the public sidewalk. The buffer shall consist of shade trees, low shrubs or perennial flowers and a decorative fence or masonry wall. Plantings and parking lot screen walls or fences shall be no less than three feet and no more than four feet in height to allow vies into and out of parking areas. This is required around the north parking area but is not shown. A condition of Figure 17 Bike Rack Page 24 of 38 approval is to update the landscaping plan to address this standard of the NE District Plan. Mama G’s Parking Along with the changes to access for Mama G’s, there will also be a change to their parking lot. Currently, their parking lot extends beyond the north property line of the lot containing the Mama G’s restaurant. The parking lot will be reduced in order to meet a 10’ setback from the shared property line. This will reduce the amount of parking stalls currently available for the site. Additionally, 35’ of ROW is proposed with the new preliminary plat, which will result in the loss of parking stalls that are currently adjacent to County Road 101. The site plan provides that there are currently 236 parking stalls at Mama G’s. During sporting events in the summer, the parking lot is predominately, if not fully, utilized. The project narrative explains there is 3,388 square feet of dining space (1,870 square feet of indoor dining space and 1,518 square feet of outdoor dining space). Additionally, there are a total of six sport courts which total 36,406 square feet. The formula for the restaurant use of the site is 8 parking spaces plus one parking space for each 35 square feet of dining area. 3388 square feet of dining space / 35 = 96.8 = 97 stalls + 8 base stalls = 105 stalls. We do not have a formula for sport/volleyball courts in the Zoning Ordinance. The most similar formula under commercial recreation is Community Center or Health Club which has a formula of one space per 300 square feet of floor area. This is fairly consistent with other recreational court or facility uses that focus on the size of the recreational space. Other formulas used in the APA Parking Standards report ranged from requiring 1 parking space for every 50 square feet to every 1,000 square feet of recreational or court space. - If the City were to determine the formula using 1 parking space for every 1,000 square feet of recreational space best suits the use, then the total required parking for Mama G’s would be 142 stalls. - Using the 300 square feet formula, the total required parking would be 227 parking stalls. The preliminary plat shows 102 parking stalls. Some of these stalls do not meet minimum dimension requirements, but the parking lot also predates the current ordinances for parking (so these are considered legal, nonconforming spaces to the extent the new property lines are not reducing the size further). The site plan shows 152 striped stalls. However, there is disagreement between the preliminary plat and the site plan on how many existing parking spaces are striped (for example, some bays show 16 spaces on the site plan where the preliminary plat only shows 12 spaces). At least 21 of the spaces shown on the site plan will rely on continued usage of what will become County ROW. Even if the ROW in this area is reduced to 55’ with a 10’ trail Page 25 of 38 easement, these parking areas will no longer be viable. Finally, the drive aisle goes directly up to the east property line (0’ setback) and is as low as 10’ wide in some areas. The largest width of the eastern drive aisle is roughly 18’ between the new property line and the existing parking spaces. It is concerning that a 0’ setback is proposed as the planned design of County Road 101 includes a trail that would be near the property line. Further, a 10’-18’ drive aisle width does not allow for two-way traffic or backing out of parking spaces (recommended width of 24’ and the City Code requires a 26’ drive aisle width for 90-degree parking designs). Currently, the plan set does not show how the site could be controlled for one-way traffic in the southeast portion of the site. The best answer seems to be to remove or shift parking stalls as needed to allow for a 26’ drive aisle and increased setback from the new property line (which will be discussed further in the variance section of this report). Staff discussed concerns with Mama G’s regarding reduced parking for their site, particularly during summer months. The business owner will ultimately be responsible for managing parking on their site as street parking will not be allowed in this area. However, the shown parking is inconsistent throughout the plan set, so there seems to be confusion about how much parking will be available for Mama G’s after the proposed changes, and staff believes additional spaces not currently shown will be required. Figure 18 Preliminary Plat Parking Page 26 of 38 There may be room on the west to increase parking (a very rough estimate by staff is there may be room for about 30 spaces), but such an expansion may lead to the need for a variance from the district impervious coverage surface limit. The Engineering Memo notes that if parking is added on the Mama G’s lot, this may require modifications to the stormwater management plan to accommodate the additional pavement. Additionally, an expansion of the parking lot will require compliance with the parking standards in the NE District Plan (at least for the expansion area) or a variance. Staff proposes the following conditions of approval to address this outstanding concerns through plan revisions: - Reflect a 55’ half ROW with a 10’ trail easement per Hennepin County’s memo from April 2024. - The plan set and preliminary plat must show consistent parking data throughout the different plans. - The demo plan must reflect removing the parking lot from what will be ROW. - A 5’ separation from the trail easement is required for a 15’ setback from the eastern property line (subject to variance approval) for the drive aisle and parking spaces. Figure 19 Site Plan Parking for Mama G's Page 27 of 38 - The portions of the parking lot that is in the ROW, a trail easement, and/or any required setbacks must be demoed and restored with vegetation, which is to be reflected on the plans accordingly. - A minimum of 142 stalls must be provided. - Any expansion of the parking lot to meet the required minimum stalls will be subject to all current development standards including parking lot dimensions, stormwater management requirements, and the NE District Plan. Landscaping Landscaping performance standards are provided in Section 1060.070 of the Zoning Ordinance. The proposed landscaping plan exceeds the quantity of required plantings for Kwik Trip. Since the building is not changing for Mama G’s and the perimeter of the lot will be reduced, a landscaping plan is not required. Non-residential uses shall contain at a minimum: a. One overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater. b. One understory tree per 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. With a proposed building size of roughly 11,000 square feet and a site perimeter of 1,632 linear feet, the perimeter of the Kwik Trip site results in the higher number of trees and shrubs. The underlying amount of required plantings is 33 overstory trees and 55 Figure 20 Landscaping Plan Page 28 of 38 understory shrubs. The landscaping plan provides 37 overstory trees, 12 understory trees, and 94 shrubs to satisfy the underlying landscaping standards. Since the fuel canopy is setback 90’ from the east property line adjacent to County Road 101, enhanced landscaping is required as allowed in Section 1060.070, Subd. 2(K). Under this clause, the required setback may be reduced up to 40% if the applicant provides a minimum of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental trees, and 10 understory shrubs per 100 feet of the length of the property line where the flexibility is requested. These materials must be provided in addition to the minimum landscape requirements. The fuel canopy structure is 120’ in length. For the sake of this calculation, the length would be rounded up to 200’ requiring 2 overstory deciduous trees, 2 overstory coniferous trees, 4 ornamental trees, and 20 understory shrubs along the east property line in front of the fuel canopy. Even if the canopy expands in length as recommended by staff to allow for a more comfortable width between two vehicles, it is not expected to exceed 200’ in length. The landscape plan calculations used the entire eastern property line length to reach a total of 5 overstory deciduous trees, 5 overstory coniferous trees, 9 ornamental trees, and 43 understory shrubs. The plan proposes the required overstory and ornamental trees with 63 shrubs along the eastern property line. Staff recommends keeping the higher level of landscaping in this area as it will likely be required with the additional enhanced landscaping for the reduced parking setback. The properties immediately adjacent to this development are all zoned C-2. Therefore, the buffer yard requirements are not applicable to this project. Parking areas with 4 or more stalls shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3’ shall be provided to screen vehicle headlights. This applies to the northern parking area shown on the new proposed roadway as well as the eastern parking area adjacent to County Road 101. There are shrubs providing the required screening for the eastern section of parking. However, the plans must be revised to also include shrubs to screen the northern parking areas to a height of at least 3’. Loading and service areas shall be screened from properties guided or zoned residential and from public streets. Planting screens are the preferred method of screening. The planting screen shall consist of hardy trees that will provide a minimum of 80% opacity year-round. Planting screens shall contain a mix of overstory and understory plantings and a mix of deciduous and coniferous materials. Fences or walls may be used in conjunction with landscaping to meet the minimum opacity as long as this does not interfere with driver or pedestrian visibility. Vegetation is proposed to be planted to the south and east of the loading area to screen the area from public streets. However, staff is concerned the reliance on primarily deciduous trees immediately south may not provide the level of screening required year-round. Staff recommends a condition of approval that the landscaping plan south of the loading area be revised to Page 29 of 38 include a mix of overstory and understory plantings and a mix of deciduous and coniferous materials closer to the loading area. Additional requirements include that no more than 33% of the required number of trees shall be of one species. The proposed plan complies with this standard. Planting material centers shall be no closer than 3’ from the fence or property line. The notes on the landscaping plan should be revised to include this standard. There are additional landscaping standards in the NE District Plan that apply to this site as well. The NE District Plan requires landscaping plans to use species identified in the district’s preferred tree list. Most of the proposed plantings comply with this list. However, the landscaping plan must be revised to replace the following species with one of the preferred species for the NE District: - Tsuga canadensis (Canadian Hemlock) - Syringa reticulata ‘Ivory Silk’ White Flowers (Ivory Silk Japanese Tree Lilac) - Clethra alnifolia ‘Hummingbird’ (Summersweet) - Hydrangea aborescens ‘Annabelle’ (Annabelle Hydrangea) - Spiraea x bumalda ‘Goldflame’, Gold Foliage, Red Flowers (Goldflame Spirea) - Taxus x media ‘Tauntonii’ (Tauton Yew) Fences and Walls No fences or walls are currently shown on the site plan. However, this may change as revisions are required to meet screening standards. Any proposed fences and walls must be in compliance with the performance standards outlined in Section 1060.080 of the Zoning Ordinance. Signage The narrative, site plans, and renderings indicate there will be pylon and wall signage. Further details on the designs of the signs must be provided in order to ensure compliance with the City’s Sign Ordinance (Chapter 84 of the City Code) which includes standards for dynamic displays and lighting and brightness. All signs are subject to a sign permit where this will be reviewed further, and this is noted in the draft resolution for the site plan. Per the City’s Sign Ordinance, pylon signs must be supported by 2 posts so that the sign and supports are finished to grade by encasing the posts in a material consistent with the sign and where cumulative width dimension of the supporting posts is not less than 60% of the total width of the sign face. Confirmation that the proposed pylon sign will comply with this standard will Figure 21 Allowable Pylon Sign Page 30 of 38 be handled with a sign permit. In the C-2 district, freestanding signs can have a sign copy area of 64 square feet and a height of 16’. The Engineering Memo notes the development sign is within a D&U easement. All signs shall be setback at least 10’ from all property lines. The site plan must be revised to shift the sign outside of the D&U. One wall sign is also allowed on the primary entrance of the building. The sign copy area can be up to 10% of the primary building face. Wall signs cannot project more than 18” from the building or structure wall. Additionally, one service entrance sign of no more than 4 square feet is allowed to be attached to the building in the C-2 district. The wall sign on the north façade is not allowed under the current code. The plans must be revised to remove this sign without a code amendment or approval of a variance. Motor Fuel Stations are provided the following flexibility within the sign ordinance: In addition to one dynamic display permitted by Section 84.05 (Sign Standards), motor fuel stations in any district are permitted to display one additional 12 square foot dynamic display on one wall sign or freestanding sign. Such signs are subject to the standards of Section 84.08 (General Provisions), Section 84.05 (Sign Standards), and Minnesota State Statutes 239.751 and 325D.71, as may be amended. Based on the renderings, the fuel canopy also includes sign copy area for the Kwik Trip logo. However, this is not currently allowed within the sign ordinance. The plans must be revised to remove this sign without a code amendment or approval of a variance. Finally, construction sites are allowed up to two temporary construction signs at the primary construction entrance into the site. The sign face cannot exceed 32 square feet and must be setback 10’ from all property lines. A temporary sign permit through the City is required prior to posting the signs. These signs must be removed after issuance of a certificate of occupancy for Kwik Trip. Resiliency Options All developments within the Northeast District are required to choose three resiliency strategies. The applicant’s narrative did not explain which three are intended to be incorporated into the plans. A condition of approval is for the three strategies to be identified, and the plan set revised to incorporate the identified strategies. The applicant must choose 3 of the following options as described in the NE District Plan: - Xeriscaping - Rain garden/bioretention systems - Landscaping with native species - Green rooftops - Aesthetic design - Urban garden - Alternative energy - Electric vehicle services Page 31 of 38 The Mama G’s site would be subject to this requirement upon redevelopment or a building expansion. E. Variances The application includes requests for the three following variances for the Mama G’s sites: 1. A variance to allow a reduced building setback from a front property line adjacent to a County Road. 2. A variance to allow a reduced parking and drive aisle setback from a front property line adjacent to a County Road. 3. A variance from the requirement to connect to Corcoran’s municipal utilities. 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 and will be discussed individually. 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. Mama G’s Building Setback Section 1040.110, Subd. 7 requires a front setback from county roads of 100’ in the C-2 district, and Section 945.020, Subd. 2 requires subdivisions to be designed to comply with the minimum lot dimensions standards which include setbacks. The proposed Page 32 of 38 preliminary plat reflects the Mama G’s restaurant will have a building setback of 19.8’ from the new property line after an additional 32’ of ROW is dedicated to provide an overall half ROW of 65’. The setback from property lines that front a County Road is 100’ and can be reduced to 60’ with enhanced landscaping. City records indicate a variance was granted in 1994, attached to this report as Resolution 1994-83, to allow a 52’ setback from the property line along County Road 101. The application requests a setback of 19.8 be granted. After reviewing other elements of the site plan, staff recommends the application be revised to reduce the ROW to the amount allowable by Hennepin County (55’ with a 10’ trail easement per their comment letter in April 2024). This would reduce the extent of the variance necessary to 29.8’. In order to comply with the front setback after dedicating the required ROW, not only would the building need to shift west but the exterior dining area and sport courts would also need to shift which would be a significant undertaking. In recent history, the City has found that requiring removal or relocation of an existing building in good condition to meet the setback requirements of a new plat can constitute a practical difficulty. Staff agrees that it is reasonable for the existing building to remain as requested. The restaurant location is not moving and is a fairly unique pre-existing condition of the site when considered with the existing site improvements to the west of the building that limit the feasibility of simply moving the building. The increased ROW dedication required with the plat is not a condition of the property owner’s own making as this requirement is out of their control. Since the restaurant exists today in its current location with a setback of 52’, granting a variance to allow a 29.8’ setback after the new ROW is dedicated will not alter the essential character of the locality. Arguably, the long-established restaurant is part of Figure 22 Preliminary Plat Setback Page 33 of 38 the character expected in this area. The large setback from county roads was adopted as a way to provide more open, green space while ensuring there is plenty of space between the road and the structure for future road expansions. The parking lot today goes up to the property line with hardly any green space, so granting the variance for the reduced building setback would not result in a loss of green space along County Road 101. There will be space to accommodate road expansions within the newly dedicated ROW. Granting the variance would not conflict with the goals and policies of the Comprehensive Plan that focus on supporting, maintaining, and expanding existing businesses within the City. While staff believe it makes sense to grant a building setback variance, staff also recommend minimizing the extent of the variance granted by revising the preliminary plat and site plans to reflect a 55’ half ROW and a 10’ trail easement. Additionally, the parking area in between the building and the property line should be converted back to greenspace and include the plantings required for enhanced landscaping in Section 1060.070, Subd. 2(K) to the extent possible without conflicting with the trail easement. This area will not be suitable for parking or driving with a width of less than 20’ between the building and the trail easement and no turnaround. This will require the landscaping plan to be updated. Additionally, staff proposes a condition of approval that redevelopment of the site will be expected to comply with all setbacks of the applicable zoning district(s). Mama G’s Parking Setback Section 1060.060, Subd. 4(A) states parking and drive aisle setbacks from front property lines it the same as the minimum front setback for the principal structure in the zoning district. The proposed preliminary plat reflects the Mama G’s parking lot will have a setback as low as 0’ from the property line adjacent to County Road 101 where a 100’ setback would be required. The front setback for parking can be reduced to 25’ in the C-2 district with enhanced landscaping. The existing parking lot also has a setback as low as 0’ which is believed to be a legal, nonconformity of the site. However, staff could not find evidence of a formal variance that granted the 0’ in perpetuity. Since the lot line and parking lot will be changing, a variance is required to continue allowing a reduced Figure 23 Preliminary Plat Parking Setback Page 34 of 38 setback. Staff is concerned with drive aisles and parking going directly up to the boundary of a trail easement. While it is anticipated the physical trail will not go up to the western boundary of the trail easement, staff recommends at least a 5’ separation from drive aisles and parking from the trail easement. This will provide a 15’ parking setback overall from the new property line while also providing some additional room from the trail easement to account for potential changes in street and trail design that may ultimately be out of the control of the City and property owner (since this will be a County trail). The practical difficulty for the parking lot is that the existing parking lot has a setback as low as 0’. Arguably, a 15’ setback from the new property line will be an improvement to existing conditions while still allowing as much of the existing parking lot to remain as possible to meet the parking requirements and demand of the business. The existing parking setback is a fairly unique pre-existing condition of the site, and additional parking to the west will likely be needed in addition to maximizing the existing parking areas to meet the parking demand for the existing business. The increased ROW dedication required with the plat is not a condition of the property owner’s own making as this requirement is out of their control. Since the parking lot today exists with a 0’ setback. granting a variance to allow a 15’ setback after the new ROW is dedicated will not alter the essential character of the locality. Parking lot setbacks are created to promote safe, functional, and visually appealing spaces. Granting a 15’ setback will allow for a safe separation from the anticipated trail corridor in this area and improve the aesthetics of the site as they exist today while balancing the functionality needs of the site. Granting the variance would not conflict with the goals and policies of the Comprehensive Plan that focus on supporting, maintain, and expanding existing businesses within the City. While staff believe it makes sense to grant a parking setback variance, staff also recommend minimizing the extent of the variance granted by revising the preliminary plat and site plans to reflect a 55’ half ROW and a 10’ trail easement as discussed. Additionally, the 15’ setback must be restored to green space with the parking lot improvements. The plans must be revised to reflect this change on the site. Plantings may be difficult to accommodate in this area without creating a conflict with the trail easement, so staff does not recommend additional landscaping as typically proposed. Additionally, staff proposes a condition of approval that redevelopment of the site will be expected to comply with the parking and drive aisle setback at that time. Mama G’s Utilities In 1998, Mama G’s was in need of municipal water and sewer. The City of Corcoran and the City of Maple Grove entered into an agreement, attached to this report, in order to provide these services to Mama G’s before a municipal system was contemplated in Page 35 of 38 Corcoran. Chapter 51.020, Subd. 1.2 of the City Code outlines mandatory connections to the City of Corcoran’s system as follows: When a trunk or lateral water or sewer line is available to an existing non- residential property (with a structure) as defined in Chapter 51.010, Subdivision 1.2, all such non-residential properties shall connect to the line upon the earlier of (i) reconstruction (other than overlay or maintenance) of an adjacent roadway under which the line lies, or (ii) within one year following availability. Section Chapter 51.010, Subd. 1.2 states the following regarding the definition of availability: A trunk or lateral sewer or water line is deemed available to a property when (i) that line is either abutting the property or may be accessed by the property by utility or road easement/ROW, and (ii) the City has included the property within a defined service area approved for immediate utility service. The proposed development will result in immediate availability of Corcoran sewer and water to Mama G’s. Mama G’s requests a variance to defer this connection up to 7 years or redevelopment, whichever occurs first. The applicant provides a variance narrative that is attached to this report arguing for the variance. The practical difficulties sited include the established agreement with Maple Grove that predates the City of Corcoran’s public utilities, previous inaction of the City of Corcoran to provide adequate facilities to Mama G’s to allow for redevelopment, and their intent to pursue redevelopment in the near future with a concern that the City may request facilities to be installed now that will be inadequate for a future development. Mama G’s is the only property that was party to this agreement between Maple Grove and Corcoran which makes it a unique situation. It is argued that Mama G’s has the right to continue to utilize the Maple Grove utilities based on the agreement. The essential character of the neighborhood would arguably not be affected by granting the variance. It is argued by the applicant that the variance will maintain harmony with the ordinance as connection would still be required at the time of any redevelopment, but it will allow Mama G’s adequate time to pursue redevelopment. The applicant’s narrative states granting the variance is consistent with the Comprehensive Plan as it will support an existing business in the continuation of their operations and attract future redevelopment of the parcel. The variance narrative provides a requested deferment of mandatory connection of up to 7 years or upon redevelopment, whichever is sooner, as a condition of approval. Staff confirmed that the agreement referenced by Mama G’s is between the City of Corcoran and Maple Grove. Mama G’s is not a party to the agreement, per Maple Grove. Maple Grove did not state a preference of continuing or terminating the agreement and left that decision up to the City of Corcoran. Staff recommends denial of this variance request as there are other examples of businesses in the City that requested deferment of mandatory connection when they were a part of a larger project Page 36 of 38 and were told they must comply. The City’s infrastructure fees and financial projections are based on the assumption that properties will connect as required. Deferring a mandatory connection as outlined in code is not in harmony with the intent of that requirement as part of the purpose of Chapter 51 is to protect the integrity, financial stability, and adequacy of the City sanitary sewer and water supply systems. This property has been shown in the 1st phase of the staging plan in the Comprehensive plan for several years, so granting a deferment of 7 years is not consistent with the staging plan consider the proposed development involving Mama G’s will make utilities available to the site. It is unclear how the facilities installed now would be inadequate for future redevelopment as the City’s engineering standards must be met for public and private improvements. Staff is also concerned with the ability to enforce a connection 7 years from now outside of an active development agreement. Enforcing a timeline for other properties as part of a City project proved problematic and lengthy, and if there is staff turnover this could very easily drop off the radar of staff to enforce. If a variance were to be granted for the deferment, staff recommends simply tying the mandatory connection to redevelopment or expansion of the site beyond what is approved as a part of the larger Kwik Trip project. 4. Summary of Discussion Items There are several areas where the plans must be revised in order to ensure compliance with City Code standards. The following items are the areas where the City has the most discretion that the Planning Commission should discuss: 1. Preliminary Plat a. A variance for the building setbacks is required for Mama G’s. b. Alternatively, the plat would need to be conditioned on the relocation of Mama G’s to meet the required setbacks. Technically, a 52’ setback from County Road 101 is required for Mama G’s based on the previously approved variance. 2. Conditional Use Permit a. Proposed requirement to increase width between fuel pumps from 21.5’ to 24’ b. Thoughts on locations of trash receptacles. c. Additional mitigation strategies not contemplated by staff or the applicant to include as conditions to ensure the use will fit within the C-2 district and the surrounding area. 3. Site Plan a. Proposed parking formula for Kwik Trip. b. Proposed parking formula for Mama G’s. c. Proposed conditions of approval for Mama G’s parking plan. Page 37 of 38 4. Variances a.A variance to allow a reduced building setback from a front property line adjacent to a County Road. i.Proposed conditions of approval. b.A variance to allow a reduced parking and drive aisle setback from a front property line adjacent to a County Road. i.Proposed conditions ii.Staff recommendation to not require enhanced landscaping but restore the setback area to a vegetated area (e.g., sod). c.A variance from the requirement to connect to Corcoran’s municipal utilities. i.Staff recommendation to deny variance request. ii. This variance is more of a policy question for the City Council that is technically outside of the Planning Commission purview since it is housed within Chapter 51. 5.Recommendation Staff recommends the following: -Approval of the preliminary plat with conditions as outlined in the draft resolution. -Approval of the conditional use permit for a motor fuel station and a car was with conditions as outlined in the draft resolution. -Approval of the site plan with conditions as outlined in the draft resolution. -Approval of the variance for a reduced building setback at Mama G’s as outlined in the draft resolution. -Approval of the variance for a reduced parking setback at Mama G’s as outlined in the draft resolution. -Denial of the variance to defer utility connection to Corcoran’s municipal system. o If a variance is recommended for approval, staff recommends tying the requirement for future connection to redevelopment or building expansion on the Mama G’s site rather than including a time limit. Some of the components of the application are intertwined. If the variance to the building setback is not recommended for approval, a recommendation to approve the preliminary plat should be conditioned on moving the existing structure to comply with the 52’ setback granted to the property previously. If the Planning Commission does not recommend approval of the parking setback variance for Mama G’s, then the site plan recommendation for approval should be conditioned on a plan revision the reflects all setbacks are met as required in the Zoning Ordinance. If the Planning Commission chooses to recommend denial of the CUP and/or the proposed parking plan for Mama G’s with the conditions outlined by staff, then this is ultimately a recommendation to deny the site plan for the project. Page 38 of 38 Attachments: 1.Draft Resolution Approving Preliminary Plat 2.Draft Resolution Approving Site Plan and CUP 3.Draft Resolution Approving 2 Variances and Denying 1 Variance. 4.Applicant’s Narrative 5.Utility Connection Variance Narrative 6.Car Wash Sound Study 7.Engineering Memo - Plat Review 8. Engineering Memo - Stormwater Review 9. Infrastructure Feasibility Study 10.Public Safety Memo - Nov 2024 11.Public Safety Memo - Feb 2025 12.Hennepin County Comments 13. Public Comment Letters 14. Resolution 1992-74 Approving Final Plat for Mama G 15. Resolution 1994-83 Granting Variance to Reduce Front Yard Setback Variance to Mama G’s 16. Utility Agreement between Maple Grove and the City of Corcoran dated April 10, 1998 17. Mama G Plat 18. Kwik Trip Preliminary Plat 19. Preliminary Site Plan Set City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “KWIK TRIP” ON THE PROPERTY LOCATED NORTHWEST OF COUNTY ROAD 30 AND COUNTY ROAD 101 (PID 12-119-23-14-0004, 12-119-23-14-0005, AND 12-119-23-14-0006) (CITY FILE NO. 23-006) WHEREAS, Kwik Trip, Inc. (the “applicant”) requests approval of a preliminary plat resulting in 2 lots from property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the preliminary plat 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 plat subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on February 21, 2023, with additional materials received on March 14, 2024, October 14, 2024, December 4, 2024, February 4, 2025, and February 21, 2025, except as amended by this resolution. 2. The applicant shall comply with all requirements in the City Engineer Plat Review Memo dated February 21, 2025. 3. The applicant shall comply with all requirements in the City Engineer Stormwater Review Memo dated February 21, 2025. 4. The applicant shall comply with all requirements in the Public Safety Plan Review comments dated November 6, 2024, and February 5, 2025. 5. The applicant shall comply and complete all required infrastructure improvements as identified in the Feasibility Study completed June 2, 2023. 6. The applicant shall comply with comments received by Hennepin County on April 12, 2024, and January 10, 2025. 7. Prior to release of final plat for recording, the applicant shall enter into a Development Agreement to provide a financial guarantee to protect the work. 8. A variance must be granted for Lot 2, Block 1 to allow a building setback of 29.8 feet from the front property line adjacent to County Road 101. If the variance is not granted, plans must be submitted for relocation of the building to meet a setback of at least 52 feet as previously approved by the City in Resolution 1994-83. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 5 9. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. The installation of the wetland monument buffer signs according the approved plan must be certified by a registered land surveyor. e. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. f. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8(C) of the Zoning Ordinance. i. If existing wetland buffers are proposed to remain, the City’s wetland buffer consultant must inspect and confirm existing buffers are undisturbed and in an acceptable condition prior to submittal of the final plat application. g. Wetland boundaries, wetland buffers, plantings, seeding areas and monument signs shall be shown on the preliminary plat, landscape plan, site plan, grading plan, and utility plan. h. A drainage and utility easement must be placed over the wetland and wetland buffers. 10. Park dedication shall be satisfied by cash-in-lieu of land. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add 104 new single-family homes to the City. b. Employees and customers of the development will need access to nearby existing and future trails and parks as guided by the Comprehensive Plan. c. Cash-in-lieu of land will be used only for the acquisition and development of parks recreational facilities, playground, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d. Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. Code stipulates a dedication requirement of 4% of land for land guided as commercial or an equivalent market value in cash, resulting in estimated park dedication fees of $16,190.16. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 5 11. A road easement in favor of the City is required for the portion of the proposed new City road that is not within the boundaries of the plat subject to approval by the City Attorney. 12. A shared access agreement is required for the shared access between Lot 1 and Lot 2 of the plat and must be submitted with the Final Plat for City review. 13. Prior to submittal of the final plat, the applicant must complete the following: a. Revise the preliminary plat to show the following: i. A 55-foot half right-of-way along County Road 101. ii. A 10-foot trail easement along the eastern property lines. iii. The delineated wetland boundary, proposed wetland buffers, and wetland buffer monuments on Lot 2, Block 1. iv. All required drainage and utility easements. v. Parking data consistent with the site plan documents for Lot 2, Block 1. 14. Further, the preliminary plat must be revised to meet all requirements of the Engineering Memos. 15. A Wetland Buffer Establishment Plan must be submitted with the final plat application that meets the City’s Buffer Vegetation Establishment Policy subject to approval from the City’s Wetland Consultant. 16. Once the new access is established for Mama G’s, the two existing accesses to Mama G’s must be closed. This shall include removal of pavement, regrading ditches, and re- establishing a vegetated ground cover. 17. All private improvements within the City right-of-way or easements are subject to approval of an encroachment agreement. 18. The final locations for street lighting will be approved by the City Engineer. 19. Drainage and utility easements shall be provided over all wetlands, wetland buffers, stormwater ponds, floodplain, and outlots. 20. Drainage and utility easements shall be provided along the perimeter of all units. 21. Sidewalks and trails shall be provided per the street standards in the Northeast District Plan and Design Guidelines. 22. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 4 of 5 23. Mechanical equipment must comply with the Northeast District Plan and Design Guidelines. 24. The development shall comply with the City’s requirements regarding fire access, fire protection, and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. 25. The applicant will establish a conservation easement and maintenance agreement over required buffer yard areas located on individual lots as well as common lots with the final plat, subject to approval by the City Attorney. 26. Underground irrigation is required and shall all have rain sensors to limit unnecessary watering. 27. All landscaping shall be planted and inspected by the City within one year of issuance of a building permit unless an alternative timeline is approved by the City. 28. Approval of a sign permits will be required prior to construction of any temporary or permanent signs. 29. The final plat shall address all conditions of approval. 30. Any easement vacation request must be submitted with the final plat application. 31. The applicant must enter into a stormwater maintenance agreement prior to release of the final plat. 32. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of March 2025. ________________________________ Tom McKee - Mayor ATTEST: City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 5 of 5 ____________________________________ City Seal Michelle Friedrich – City Clerk ATTACHMENT A Lot 1, Block 1, MAMA G according to the plat thereof recorded by Hennepin County, Minnesota. Lot 2, Block 1, MAMA G according to the plat thereof recorded by Hennepin County, Minnesota. Part Of East 500 Feet Of The SE ¼ - NE ¼ SEC. 12, TWP. 119, R. 23, Hennepin County, Minnesota. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 9 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT AND SITE PLAN FOR “KWIK TRIP” ON THE PROPERTY LOCATED NORTHWEST OF COUNTY ROAD 30 AND COUNTY ROAD 101 (PID 12-119-23-14-0004, 12-119-23-14-0005, AND 12-119-23-14-0006) (CITY FILE NO. 23-006) WHEREAS, Kwik Trip, Inc. (the “applicant”) requests approval of a Conditional Use Permit for property described as follows: See Attachment A. WHEREAS, Kwik Trip, Inc. (the “applicant”) requests approval of a Site Plan for property described as follows: See Attachment B. WHEREAS, the Planning Commission reviewed the Site Plan and Conditional Use Permit 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 Conditional Use Permit and Site Plan subject to the following findings and conditions: 1. A Conditional Use Permit and Site Plan is approved, in accordance with the plans received by the City on February 21, 2023, with additional materials received on March 14, 2024, October 14, 2024, December 4, 2024, February 4, 2025, and February 21, 2025, except as amended by this resolution. 2. The applicant shall comply with all requirements in the City Engineer Plat Review Memo dated February 21, 2025. 3. The applicant shall comply with all requirements in the City Engineer Stormwater Review Memo dated February 21, 2025. 4. The applicant shall comply with all requirements in the Public Safety Plan Review comments dated November 6, 2024, and February 5, 2025. 5. The applicant shall comply and complete all required infrastructure improvements as identified in the Feasibility Study completed June 2, 2023. 6. The applicant shall comply with comments received by Hennepin County on April 12, 2024, and January 10, 2025. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 9 7. A conditional use permit is approved to allow a motor fuel station, subject to the following standards as outlined in Section 1040.110, Subd. 4(K) of the Zoning Ordinance. Specifically: a. The proximate area and location of space devoted to non-automotive merchandise was specified in the application. The project narrative provides that 3,765 square feet of the convenience store will be used for non-automotive merchandise and 270 square feet of the store is dedicated to automotive merchandise. Exterior sales or storage shall be only as shown in the plans and documented with the project narrative. Specifically, exterior sales of ice, propane, and merchandise at the fuel pump canopy is allowed. b. The off-street loading space and building access for delivery of goods is separate from customer parking and entrances and does not conflict with customer vehicles and pedestrian movements. The applicant is encouraged to consider high-volume times of the car wash when scheduling deliveries to minimize conflict with the car wash queuing. c. Motor fuel facilities shall be installed in accordance with State and City standards. Additionally, adequate space shall be provided to access gas pumps and to allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict with circulation, access, and other activities on the site. Fuel pumps shall be installed on pump islands. d. All proposed buildings, canopies, and pump islands are located to comply with the minimum setback requirements of C-2 district. e. All canopy light for motor fuel station pump islands shall be recessed to provide a 90-degree cutoff. Illumination levels for pump islands shall not exceed 30-foot candles. f. The operation shall be responsible for litter control within 300 feet of the premises and litter control is to occur on a daily basis. Trash receptacles must be provided at a convenient location on site to facilitate litter control. 8. A conditional use permit is approved to allow a car wash, subject to the following standards as outlined in Section 1040.110, Subd. 4(C) of the Zoning Ordinance. Specifically: 9. a. The site shall provide stacking space for the car wash. The amount of stacking space shall take into account the type of car wash and the amount of time it takes to wash a vehicle. Stacking spaces shall not interfere with parking spaces or traffic circulation. b. The exit from the car wash shall have a drainage system which is subject to the approval of the City and gives special consideration to the prevention of ice build- up during winter months. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 9 10. A conditional use permit is approved to allow a motor fuel station and car wash, subject to the findings that the applicable criteria as outlined in Section 1070.020 (Conditional use Permits) of the Zoning Ordinance have been met. Specifically: a. The conditional use complies with the Comprehensive Plan, including public facilities and capital improvement plans. Granting the conditional use permit will support an established business at a viable location in the City to meet the needs of the community and larger region as envisioned in the Community Commercial (C-2) district. The use is anticipated to create 35-40 new permanent jobs that can be available to the local community. This is consistent with Goal 3 of the 2040 Comprehensive Plan to create new land use opportunities to expand and diversify the City’s tax base by encouraging new commercial development. This is also consistent with the vision of the Northeast District Plan as a job creation zone. b. The establishment and ongoing use 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. The surrounding public will have convenient access to fuel, food, and other basic necessities. The building design offers a high-quality aesthetic. Conditions of approval are provided that mitigate potential impacts of granting the conditional use permit. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity. The conditional use will provide a convenient option to meet daily needs for surrounding properties. The proposed architectural design is of high-quality. Conditions of approval are provided that mitigate potential impacts of granting the conditional use permit. d. The establishment of the conditional use will not impede the normal and orderly development of surrounding property for uses permitted in the district. The development will result in a new roadway and bring utilities to the site that will allow for normal and orderly development with the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the conditional 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 conforms or can reasonably conform with modifications included as conditions of approval, to the regulations of the C-2 zoning district and the Northeast District. g. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. h. The conditional use can reasonably conform to performance standards as specified by the Zoning Ordinance with required modifications to the submitted plans. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 4 of 9 11. The proposed use shall ongoingly comply with all applicable City, County, Watershed, State, and Federal standards and regulations. 12. Lighting fixtures of the fuel canopy shall be dimmed as necessary to meet the shown meter readings provided in the approved light plan. 13. The carwash dryers shall be limited at night to ensure decibel levels are in compliance with Minnesota Pollution Control Standards. 14. All utility service structures, ground mounted, and roof mounted mechanical equipment shall comply with the screening standards in the Northeast District Plan and Design Guidelines. A chain link fence with slats shall not be accepted as screening. 15. The proposed bicycle rack shall not be located on required landscape islands. 16. A minimum of 42 dedicated parking stalls are required for Kwik Trip. 17. A minimum of 142 parking stalls must be provided for Mama G’s. a. Any expansion of the parking lot to meet the required minimum stalls will be subject to all development standards including parking lot dimensions, stormwater management requirements, and the Northeast District Plan and Design Guidelines. 18. Any proposed fences and walls must be in compliance with the performance standards outlined in Section 1060.080 of the Zoning Ordinance. 19. FURTHER, that the following conditions of approval must be met prior to submittal of the final plat application: a. Address all items in the memos from Engineering, Public Safety, and Hennepin County. b. Revise the site plan to reflect the following: i. Consistent data and calculations are provided throughout the plan set and preliminary plat. ii. Dedication of a half right-of-way of 55 feet along County Road 101 with a 10’ trail easement along the property lines for Kwik Trip and Mama G’s. iii. The street design standards for collector and local streets as outlined in the Northeast District Plan and Design Guidelines. iv. A minimum width of 24 feet between fuel pumps. v. An additional lane to allow two-way traffic on the south end of the site. vi. Shfit the fuel storage tanks further south to remove conflict with the car wash queuing and semi-trucks coming into the site to access the fuel tanks. vii. Provide exterior trash receptacles at convenient location for litter control. At a minimum, trash receptacles shall be included as each entrance and near the outdoor picnic tables. viii. Provide a drain at the exit of the car wash. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 5 of 9 ix. Install a berm and/or fence to minimize nose from the car wash to the existing residential uses to the northwest. x. Provide impervious surface coverage calculations for Mama G’s site. xi. Provide required landscaping islands that meet the minimum size requirements as outlined in the Northeast District Plan and Design Guidelines. xii. All parking areas must meet minimum setbacks unless otherwise approved as a variance. xiii. Wetland boundaries, wetland buffers, plantings, seeding areas and monument signs shall be shown on the preliminary plat, landscape plan, site plan, grading plan, and utility plan. c. Confirm whether there will be any roof mounted mechanical equipment. i. Submit a roof plan if there will be roof mounted equipment that includes the proposed screening method. d. Submit revised building plans and renderings to address the following: i. Include a scale. ii. Dimension the building height as measured per the Zoning Ordinance’s definition of building height. iii. Remove the wall sign on the north building façade iv. Remove the Kwik Trip logos on the fuel canopy. v. Cconfirm the brick cladding is at least 5/8” thick to satisfy the Northeast District Plan and Design Guidelines. vi. Confirm the metal roof will use concealed fasteners as required. e. Provide additional details on the following: i. Confirm lighting on the canopy will be recessed. ii. Confirm the LED strip mounted to the gable will be shielded to comply with a 90-degree cutoff. iii. The proposed drain at the exit of the car wash as to how ice build-up will be addressed. f. Revise the landscaping plan to reflect the following: i. Required screening of any utility service structures and ground mounted equipment. ii. Planting details for landscaping islands. iii. A landscape buffer between all parking areas and the public sidewalk that consists of shade trees, low shrubs, or perennial flowers and a decorative fence or masonry wall at a height of no less than 3 feet, but no more than 4 feet as required by the Northeast District Plan and Design Guidelines. iv. Restoration of previous parking areas to a vegetated ground cover within required setbacks, easements, and right-of-way. v. Include a mix of overstory and understory plantings with a mix of deciduous and coniferous materials closer to the proposed loading area to provide the required screening at an 80% opacity. A fence can also be utilized in addition to plantings. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 6 of 9 vi. Include a note that all planting material centers shall be no closer than 3 feet from the fence or property line. vii. All proposed plant species must be selected from the Northeast District preferred trees list. Remove and replace any species that do not comply. g. Revise the demo plan to reflect removing the parking lot for Mama G’s from right- of-way, the trail easement, and required setbacks. h. Submit a Chloride Management Plan for Kwik Trip and Mama G’s. i. Identify three resiliency strategies for Kwik Trip as outlined in the Northeast District Plan and Design Guidelines and incorporate into the plan set. 20. Trees, ponds, curb, retaining walls, and other private improvements shall be located outside of the public street easement and drainage and utility easements. a. If the City determines that encroachments are necessary, the applicant will be required to enter into an encroachment agreement with the City. 21. A building permit is required prior to beginning construction. 22. A building permit shall not be issued prior to the operation of the City of Corcoran’s water system or recording of the final plat for the project. 23. All signage shall comply with the standards in Chapter 84 of the City Code and is subject to a temporary or permanent sign permit. 24. All signs must be setback at least 10 feet away from all property lines and outside of any easements. 25. The Mama G’s site will be subject to the resiliency strategies of the Northeast District Plan and Design Guidelines upon redevelopment or a building expansion. 26. The applicant shall enter into a Development Agreement to provide a financial guarantee to protect the work. 27. Further, the following conditions must be met prior to issuance of building permits or making improvements on the site: a. The following must be recorded with Hennepin County with proof of recording submitted to the City: i. All approving resolutions. ii. Development Agreement iii. Stormwater Maintenance Agreement. iv. Trail Easement for Hennepin County. v. Road Easement. vi. Shared Access Agreement vii. Final Plat viii. Encroachment Agreements as required City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 7 of 9 b. Payment of required fees including area and connection charges and park dedication fees. 28. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of March 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 8 of 9 ATTACHMENT A Lot 1, Block 1, MAMA G according to the plat thereof recorded by Hennepin County, Minnesota. Part Of East 500 Feet Of The SE ¼ - NE ¼ SEC. 12, TWP. 119, R. 23, Hennepin County, Minnesota. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 9 of 9 ATTACHMENT B Lot 1, Block 1, MAMA G according to the plat thereof recorded by Hennepin County, Minnesota. Lot 2, Block 1, MAMA G according to the plat thereof recorded by Hennepin County, Minnesota. Part Of East 500 Feet Of The SE ¼ - NE ¼ SEC. 12, TWP. 119, R. 23, Hennepin County, Minnesota. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING TWO VARIANCES AND DENYING ONE VARIANCE FOR “KWIK TRIP” ON THE PROPERTY LOCATED AT 9705 COUNTY ROAD 101 (PID 12-119-23- 14-0005) (CITY FILE NO. 23-006) WHEREAS, Kwik Trip, Inc. (“the applicant”) request approval of a preliminary plat and site plan for 2 commercial lots on property described as follows: See Attachment A WHEREAS, the applicant requests approval of a variance from a building setback requirement; WHEREAS, the applicant requests approval of a variance from a parking and drive aisle setback requirement; WHEREAS, the applicant requests approval of a mandatory utility connection requirement; WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommended approval of the two setback variances and denial of the mandatory utility connection requirement, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for two setback variances and denies the mandatory utility connection variance request, subject to the following findings and conditions; 1. The requested variance to allow a 29.8-foot building setback from the property line adjacent to County Road 101 for Lot 2, Block 1 is approved based on the following findings: a. That there are practical difficulties in complying with the Subdivision and Zoning Ordinance. Lot 2, Block 1 has an existing commercial structure with a setback of 52 feet from the existing property line which will be reduced to 29.8 feet from the property line with required dedication of right-of-way for County Road 101. The existing structure is proposed to remain in its current location. 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 increased right-of-way dedication is a requirement that is out of the property owner’s control, and the building is part of an established restaurant with sport courts immediately west that make is impractical to comply with the setback requirement. c. That the granting of the variation will not alter the essential character of the locality. The structures exist today and will remain in its current location. The long- established restaurant is part of the character expected in this area. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 5 d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. This standard was adopted to provide open green space and ensure future road expansions will not conflict with existing structures. However, the existing parking lot for the site goes up to the property line. Granting the variance for the requested building setback will not reduce green space along County Road 101. There will be space to accommodate road expansions for County Road 101 within the newly dedicated right-of-way. The area between the house and County Road 10 has existing vegetation and road expansions can be accommodated within the newly dedicated right-of-way. e. The variance is consistent with the Comprehensive Plan. Granting the variance will be consistent with the goals and policies of the Comprehensive Plan that focus on supporting, maintaining, and expanding existing businesses within the City. f. The City may impose conditions on the variance to address the impact of granting the variance. i. The applicant must revise the preliminary plat and plan set to reflect a 55- foot half right-of-way and a 10’ trail easement along County Road 101. ii. The parking area between the building and the property line must be converted back to greenspace. iii. The applicant must revise the landscaping plan to provide landscaping per Section 1060.070, Subd. 2(K) within the setback to the extent possible. iv. Redevelopment of the site will be expected to comply with all setbacks of the applicable zoning district. 2. The variance to allow a reduced parking and drive aisle along the property line from County Road 101 is approved at 15 feet for Lot 2, Block 1 based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. Lot 2, Block 1 has an existing parking lot with a 0-foot setback from the existing property line along County Road 101. A variance granting a 15-foot parking and drive aisle setback will allow for a safe separation from the property line and future trail corridor while balancing the functionality needs of the site to maximize their parking capability. 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 parking lot exists with a 0-foot setback today which is unusual. The increased right-of-way dedication is a requirement that is out of the property owner’s control. c. That the granting of the variation will not alter the essential character of the locality. The parking lot exists today with a 0-foot setback. A 15-foot setback arguably is an improvement as compared to the current setback on the site. The long-established restaurant site is part of the character expected in this area. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 5 d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. Parking lot setbacks are created to promote safe, functional, and visually appealing spaces. Granting a 15-foot setback will allow for a safe separation from the anticipated trail corridor in this area and improve the aesthetics of the site while balancing the parking demand of the site. e. The variance is consistent with the Comprehensive Plan. Granting the variance will be consistent with the goals and policies of the Comprehensive Plan that focus on supporting, maintaining, and expanding existing businesses within the City. f. The City may impose conditions on the variance to address the impact of granting the variance. i. The applicant must revise the preliminary plat and plan set to reflect a 55- foot half right-of-way and a 10’ trail easement along County Road 101. ii. The required 15-foot setback must be restored to green space with the parking lot improvements. The parking area between the building and the property line must be converted back to greenspace. iii. The required 15-foot setback must be restored to green space with the parking lot improvements. 1. The plan set must be updated to include this change to the site. iv. Redevelopment of the site will be expected to comply with the parking and drive aisle setback at that time. 3. The variance to defer a mandatory utility connection is denied for Lot 2, Block 1 based on the following findings: a. That there are no practical difficulties in complying with Chapter 51 of the Zoning Ordinance. The property has municipal services currently served by Maple Grove. Infrastructure for Corcoran municipal services will become available to the site as part of the Kwik Trip development, and the desire to defer connection is based primarily on economic considerations. b. That the conditions upon which a petition for a variation is based are not unique to the parcels of land for which the variance is sought and were not created by the landowners. While the conditions upon which the variation were not created by the landowners, other parties have requested similar deferments with the City which have not been granted to ensure fair and consistent treatment in applying the ordinance. c. That the granting of the variation will not alter the essential character of the locality. The essential character of the locality will likely not be impacted should a deferment be granted. d. The proposed variance would not be in harmony with the general purposes and intent of the ordinance. Chapter 51 of the City Code intents to protect the integrity, financial stability, and adequacy of the City sanitary sewer and water supply systems. The City’s infrastructure fees and financial projections are based on the assumption that properties will connect as required. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 4 of 5 e. The variance is not consistent with the Comprehensive Plan. This property has been showed in the 1st phase of the Staging Plan within the Comprehensive Plan for several years. A deferment is not consistent with the staging plan once utilities are available to the site. f. The City does not find there are appropriate conditions to add to address the impact of granting the variance. 2. 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 McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of March 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 5 of 5 ATTACHMENT A Lot 1, Block 1, MAMA G according to the plat thereof recorded by Hennepin County, Minnesota. Lot 2, Block 1, MAMA G according to the plat thereof recorded by Hennepin County, Minnesota. Part Of East 500 Feet Of The SE ¼ - NE ¼ SEC. 12, TWP. 119, R. 23, Hennepin County, Minnesota. December 4, 2024 City of Corcoran Natalie Davis McKeown – City Planner Kendra Lindahl – Landform Consulting Planner 8200 County Rd 116 Corcoran, MN 55340 RE: Kwik Trip Store 1202 - Brockton Lane N – 3rd Resubmittal on Incomplete Letter Dear Ms. Davis McKeown & Ms. Lindahl: This letter is intended to accompany the revised submittal for our Land Use Development Application to the City of Corcoran for the requested Preliminary Plat, Conditional Use Permit for Motor Fuel Sales and Site Plan Review. Kwik Trip, Inc. is proposing the construction of a 9,200 square foot Convenience Store with an attached 1,950 square foot single bay carwash as well as a 10-dispenser main fueling canopy. This site will be accessed from Brockton Lane N with a full movement access at the northern drive lane as well as a right-in/right-out movement at the southern access point. Included with the application in the resubmittal are one revised full-size 24x36 copy of the Site Improvement Plans and one 11x17 copy. I have also included copies of the Preliminary and Final Plat. The revised Conveyance Documents negotiated with the adjacent landowners and the City regarding the new Public street right-of-ways and sanitary sewer easement are also included with-in this application and review. The exterior elevations and renderings initially submitted on this development still stand accurate and up-to-date. The retail sales floor square footage for non-automotive merchandise is shown in the enclosed floor plan (shaded gray) and measures 3,765 square feet. This leaves 270 square feet for automotive merchandise. A sound study in regard to the noise generated during a carwash operation is enclosed. We have installed berms and/or fences that help mitigate traveling noise from the exit side of the carwash. We have also limited the time of day/night the carwash dryers are able to run within a daily wash cycle. These mitigation measures usually occur when the proximity of adjacent residential use is more prevalent. Outdoor speakers at the fuel pumps are no longer utilized, however, now each fueling dispenser themselves has a speaker built in, activated once the dispenser is in use. This allows noise to only be present at the dispenser that is in use, and it also allows the volume to be regulated and edited from the store controls if needed and allows the sound to be muted by the guest utilizing the dispenser as well. With this submittal, we have also revised the sanitary sewer plans which include a new connection line at Mama G’s. This main runs in the perimeter utility and drainage easement and also in line with the proposed roadway right-of-way. A lift station and lift pump will need to be installed under the roadway to accommodate the lack of grade and gravity. Because this utility has been requested to be in a public easement, maintenance of this station and utility will fall under the City’s responsibility. Mama G’s total building square footage is 2,542. Inside dining measures at 1,870 square feet. Outdoor dining includes 1,518 square feet. There are a total of six sports courts which total 36,406 square feet. These figures can be used with the parking summary shown on civil sheet SP1, as well as the information on sheet SP1.2 to help understand total parking requirements. Operations The requested hours of operation will be 24 hours for all uses. The type of products that will be sold will be similar to that of our existing stores throughout the mid-west: fresh produce, bakery and dairy, hot and cold food and beverages, fresh meat and groceries, tobacco products, lottery, convenience store merchandise, alcohol, gasoline, diesel, ice and propane. The outside merchandising of products is being requested next to the store (two ice chests and one propane cage) and underneath the proposed main canopy. To ensure that the freshest products are sold in our stores, we request that daily deliveries be allowed. Buildings, Architecture and Site Design The architectural elements in this state-of-the-art building consist of a full brick cladding, standing seam metal roof, store front aluminum openings and stucco accents. Extensive landscaping, modern storm water facilities, pylon and wall signage, customer and employee parking, concrete paving with curb and gutter are also included in the overall site design. Investment in the City This project will be a multi-million-dollar investment in the City of Corcoran; Not only in the physical improvements and development of a vacant parcel, but also an investment of approximately 25 to 30 new permanent jobs in the City. The projected payroll here is estimated to be nearly $600,000 annually. Community Partner We pride ourselves in being an asset in the communities where we are located. Families can walk or ride their bikes to our stores. Retirees on fixed income can access fresh groceries like milk, eggs, bread and fruit just steps from their car. We also take pride in giving back to the communities we serve with charitable donations and by partnering with local non-profits. Kwik Trip would be happy to provide any additional information or answer any questions or concerns the City of Corcoran may have with our submittal. Please feel free to call or email with any questions you may have. Sincerely, Steven Lowe Sr. Development/Construction Manager Store Engineering slowe@kwiktrip.com 608-793-5954 Request for Variance – Written Description Applicant is hereby requesting a variance from compliance with Corcoran City Code, Chapter 51.020, Subd. 1.2, which requires that “when a trunk or lateral water or sewer line is available to an existing non-residential property (with a structure), as defined in Chapter 51.010 Subdivision 1.2, all such non-residential properties shall connect to the line upon the earlier or (i) reconstruction (other than overlay or maintenance) of an adjacent roadway under which the line lies, or (ii) within one year following availability.” Applicant is specifically requesting that the property located at 9705 County Road No. 101, Corcoran, MN 55340 (PID: 12-119-23-140-005) (“Mama G’s Parcel”) be granted a variance from the requirements of Corcoran City Code, Chapter 51.020, Subd. 1.2. A) Practical Difficulties: The Mama G’s Parcel has been a developed and operational parcel for over 20 years. At the time the Mama G’s Parcel was developed, the City of Corcoran did not have public sanitary sewer or public water facilities which would have been able to provide service to the Mama G’s Parcel. As such, the owners of the Mama G’s Parcel entered into an agreement with the City of Corcoran and the City of Maple Grove, dated April 10, 1998 (the “Agreement” - a copy of which is attached hereto), which provided that the Mama G’s Parcel would be permitted to connect to Maple Grove’s public sanitary and public water facilities. In 2002, the Mama G’s Parcel experienced a fire which damaged the building located on the parcel. In determining how the building would be repaired and/or replaced, it was determined that in order to comply with the Corcoran City Code, the Mama G’s Parcel would need to be connected to a 6 inch main, however, neither the City of Corcoran nor the City of Maple Grove had a 6 inch main which could, at that time, service the Mama G’s Parcel, which resulted in the Mama G’s Parcel being a non-conforming parcel. The owners of the Mama G’s Parcel and the City of Corcoran entered into a Development Agreement executed by the parties on May 22 and June 3, 2022, which Development Agreement was further amended by that certain Amendment to Development Agreement executed by the parties, which permitted for the owner of the Mama G’s Parcel to move forward with development of the parcel without needing immediate compliance with the City’s requirement of the Mama G’s Parcel to be connect to a 6 inch main. Until recent work by the City of Corcoran, since the time the development agreement, and the amendment thereto, was executed, neither the City of Corcoran nor the City of Maple Grove had installed facilities which the Mama G’s Parcel could connect to and meet the requirements of the Corcoran City Code. During such time, the Mama G’s Parcel was unable to pursue any re-development due to the inadequate facilities provided by the City of Corcoran. The owners of the Mama G’s Parcel desire to pursue future re-development now that appropriate facilities are available, with the understanding that any future redevelopment would require that the Mama G’s Parcel install compliant sewer and water facilities on the parcel. Requiring the Mama G’s Parcel to install new facilities at this time could result in practical difficulties with re-development in the future as any interested developer may not wish to utilize the facilities the City is requesting to be installed as they may be inadequate or otherwise may not meet the design standards for future development. Based on the foregoing, past actions and inactions by the City of Corcoran, and the execution of certain agreements between the City and the Mama G’s Parcel owners created practical difficulties in complying with Chapter 51.020, Subd. 1.2 of the City Code. B) Uniqueness: The Mama G’s Parcel is unique in that it has been developed and operational for many years prior to the City providing adequate facilities to allow for the Mama G’s Parcel to be compliant with Chapter 51.020, Subd. 1.2 of the City Code. Furthermore, the Mama G’s Parcel is unique in that it is a party to the Agreement, which permits the parcel to utilize facilities provided by the City of Maple Grove. The Agreement does not contain any termination or expiration language, and therefore, by its terms, remains in effect today. To our knowledge, there has been no rescission or termination of the Agreement, and therefore, the Mama G’s Parcel has the right to continue to utilize the Maple Grove facilities, as provided for in the Agreement. Due to the foregoing, the conditions present at the Mama G’s Parcel are unique to the parcel and were not created by the landowner. C) Essential Character: The owners of the Mama G’s Parcel are proposing to continue utilizing their existing facilities until such time as future redevelopment of the Mama G’s Parcel is underway. The essential character of the parcel will not be altered, and it will also have no impact on the locality as a whole as the surrounding newly developed parcels will be in compliance with the City Code. D) Maintain Harmony with Ordinance: The applicant is requesting a variance from the requirements of the City Code until such time as the Mama G’s Parcel is re-developed in the future. Permitting such variance would maintain harmony with the general purposes and intent of the ordinance in that in order for any future re-development to occur, the Mama G’s Parcel would need to come into compliance with the requirements of Chapter 51.020, Subd. 1.2 of the City Code, however, the variance would permit the owners of the Mama G’s Parcel with adequate time to pursue such redevelopment. E) Consistent with Comprehensive Plan: Permitting the variance would be consistent with the City’s Comprehensive Plan in that it would support an existing business in allowing for the existing business to continue operations without the need to install potentially temporary sewer and water facilities, while also attracting re-development of the parcel by allowing a future developer to install sewer and water facilities that are adequate for their intended use and in compliance with the City Code. Additionally, the Comprehensive Plan provides that commercial areas are “intended for development only when sanitary sewer and water are available”, which goes back to the practical difficulties previously discussed. The recent installation of adequate water and sewer facilities now provides an opportunity for re-development of the Mama G’s Parcel, however, such re-development will take time. Permitting the variance also aligns with Goal 1, Policy 1 of the Comprehensive Plan’s Wastewater goals and policies, specifically which requires that developers “construct a system in a size and manner to support future needs of the system.” By requiring that the owners of the Mama G’s Parcel install a new sewer and water system now, such system would unlikely be an adequate system which would “support future needs of the system” due to the fact that the parcel is intended to undergo future re-development. Due to the foregoing reasons, permitted the variance would be consistent with the City’s Comprehensive Plan. F) Imposed Conditions: We would propose that the variance contain a timeframe in which any future re-development must occur, or a new system must otherwise be installed which meet’s the requirements of the City Code. We would propose allowing for seven years from the date the variance is granted to permit the owners of the Mama G’s Parcel to re-develop the parcel and install sewer and water facilities which comply with the City Code, or, if no such re-development takes place, the owners of the Mama G’s Parcel must still install new sewer and water facilities which comply with the City Code. SBP Associates, Inc.SBP Associates, Inc.SBP Associates, Inc.SBP Associates, Inc. 22502 Beach Road Deerwood, MN 56444 Phone: 952-920-1500 Memorandum Date: October 30, 2020 To: Mr. John Wyciskalla, Braun Intertec From: Stephen Platisha, P.E. Re: Kwik Trip Choice Wash Noise Impacts Assessment Attached are a Figure and instructions to assess the potential noise impacts of the Kwik Trip Choice Wash versions of their car washes. The figure contains base noise levels with which impacts can be estimated at various distances, and in various directions from the car wash. These base levels were determined by measuring noise impacts near three existing Kwik Trip Choice Wash car washes. Please contact me with any questions you may have regarding the figure or the calculation methodology. Kwik Trip Car Wash Impacts Assessment Notes and Instructions Noise Descriptors The figure provides projected base noise levels at 50 feet from the nearest edge of either the entrance door or the exit door of the car wash. Noise Levels are provided for the following noise descriptors: Leq The Leq can be though of as the average noise level for an entire wash cycle. Some regulatory authorities have restrictions based on a one-hour Leq. L5 The L5 is the noise level exceeded for 5 percent of the time during the wash cycle. It was found to correlate well with sound level readings taken when the car wash dryer is operating near maximum noise level. L10 The L10 is the noise level exceeded for 10 percent of the time during the wash cycle. Some regulatory authorities (including Minnesota) have restrictions based on the one-hour L10. It normally is defined by the dryer portion of the wash cycle. L50 The L50 is the noise level exceeded for 50 percent of the time during the wash cycle. Some regulatory authorities have restrictions based on the one-hour L50. It normally is defined by the washing portion of the wash cycle. Calculating Noise Impacts at Various Distances The noise levels at distances further from the car wash can be calculated by subtracting the following amount from the 50-foot base noise levels provided in the figure. 20 x log10(distance/50) The following table presents the calculated amount (from the above equation) to subtract from the 50-foot Base value to determine the noise level at the more distant receiver. Distance from Edge of Car Wash Door (feet) Amount to Subtract from 50 ft. Base Value in Figure 75 3.5 100 6.0 125 8.0 150 9.5 175 10.9 200 12.0 225 13.1 250 14.0 275 14.8 300 15.6 Memo To: Kevin Mattson, PE City Engineer/Public Works Director From: Kent Torve, PE Steve Hegland, PE Project: Preliminary Plat Plan Review Kwik Trip Store #1202 Date: February 21, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. 1202 – Site Improvement PlansV4 dated January 30, 2025 2. 1202 – Stormwater Management Plan_250130 dated January 30, 2025 3. 1202 Resubmittal Cover Letter V4 dated February 4, 2025 4. Maple Grove Water Agreement received February 4, 2025 5. Request for Variance – Mama G’s(4559662.1) received February 4, 2025 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. Preparation of and compliance with a SWPPP shall be required for construction. 4. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 5. Update Corcoran standard details plates to 2025 revision and include all applicable detail plates in final plat plan submittal. Plat: 1. The applicant shall have all drainage and utility easements provided and shown and all platting requirements met per the City Code. a. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. b. Provide drainage and utility easement around pond HWL. c. Provide drainage and utility easement over all pond access routes. d. Provide drainage and utility easement for all public utilities not located in ROW. Transportation 1. The turn lanes into the project site, including both northbound and southbound turn lanes at potentially both entrances, are anticipated to be a City-led project. For project delivery, the developer shall establish an escrow prior to the turn lanes being designed and publicly bid. Based on previous February 2025 Kwik Trip Kevin Mattson, PE City Engineer/Public Works Director Page 2 of 4 experience, we would anticipate the scope of the improvements to extend further on County Road 101 that is shown on the development plans. Plans may deviate from those shown on application to meet Hennepin County standards. Development shall be responsible for any necessary easements to complete these improvements. 2. Eastbound left and right turn lanes will be required on the northern access road connection to County Road 101. 3. Pedestrian ramps shall be ADA compliant and detailed designs shall be provided for all landings showing elevations in compliance with those requirements at time of final plat. 4. Call out curb for public streets as B618. 5. At entrances to the site from the public roadways, identify that concrete apron per city details will be necessary. 6. Include note: “or match existing thickness” for Cedar Lane pavement section on sheet SP 1.3 7. Reduce the eastern of the two northern access points to be 32’ in width to meet City Standards. 8. The southern shared entrance from CR 101 shall be reviewed and approved by Hennepin County, including the width. The county may limit movements or not allow access which could impact the existing site layout. 9. Public roadways within the site shall be designed to the City Commercial standard. Refer to detail STR-1D. 10. If parking is added to the southern lot, modifications to the stormwater management plan may be necessary to accommodate the additional pavement. 11. Future redevelopment of the southern parcel may require the stormwater management system to be expanded or a new stormwater management system to be installed to meet regulatory requirements at that time. Site Plans 1. Street lighting locations shall be reviewed by public safety at final plat and final lighting locations shall be determined at the time permitting. It is anticipated that a public streetlight(s) will be required as part of the project. 2. Development sign is within drainage and utility easement. Sign should be moved to be outside of this easement. Grading 1. All maintained areas to have 4:1 slopes. Several areas on north and west have landscaping and will be maintained and are currently shown at 3:1 slopes. 2. Label clearly on plans the EOF’s for all areas where water will be collected including any low areas in roadways and greenspaces. 3. Include hatch showing location of 15’ wide pond access routes. 4. Show necessary ditch or swale grading along County Road 101. Currently portions appear flat. 5. Show an EOF and top of berm elevation for the Stormwater Pond 10P and provide a standard detail for the stabilized EOF. EOF route should not be across adjacent parcel’s parking lot. 6. Provide outlets for areas of trapped water created by berm over sanitary sewer. February 2025 Kwik Trip Kevin Mattson, PE City Engineer/Public Works Director Page 3 of 4 Storm Sewer 1. Revise pond normal water level (NWL) label to match the HydroCAD model elevation. Revised model shall have starting elevation at the constructed outlet. 2. Update CBMH-103 for bi-directional casting. 3. All storm sewer pipe conveying public runoff shall be CL. 5 RCP. 4. Profile views shall be provided for all storm sewer at time of final plat. 5. Easements shall be provided over all storm sewer pipes. Easements shall be shown on the utility plan to ensure they are adequate. 6. All drain tile to be SCH. 40, solid or perforated pipe. 7. Include view of storm sewer system section from STMH 114 to the south. 8. Show all street/parking lot drain tile on storm sewer or drain tile sheets for final plat. 9. Provide OCS detail matching the pipe size shown in the model and what is shown on the storm sewer plan sheets. 10. Show stormwater plan and profile for the pipe outlet from pond to the south. Drainage and utility easements over southern parcel will need to be extended for access to the pipe. 11. Storm sewer collecting water from the public roadway should be kept separate from the storm sewer serving the private parking lots and discharge directly into the pond. Watermain/Sanitary Sewer 1. Plan and profiles for all utilities shall be provided at the time of final plat submittals. 2. Valve locations to be reviewed at time of final plat. Generally, valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. 3. Hydrant spacing to be reviewed by public safety at time of final plat. 4. A hydrant exists at the location of the northern access road. The hydrant shall be removed and the watermain extended to the west along the northern public roadway. 5. Watermain shall be extended to be accessible to the Mama G’s parcel. Even if not hooked up, water should be extended to be accessible from the lot. This should be done by extending water south along the western roadway. 6. Separate domestic and fire services are required for commercial buildings. 7. Water service should come from the northern or western watermain to be installed and not the trunk line along the County Road. 8. 1’ of separation between storm sewer and sanitary north as well as northeast of CBMH 107. Confirm and call out insulation. 9. The City sanitary sewer main should be extended south along the western roadway to be available for the Mama G’s property or future redevelopment of that property. 10. Watermain is present along Cedar Lane within the Bellwether development and is down the middle of the road. The current proposed sewer connection is on the same alignment and would require the watermain to be reinstalled at a minimum of 10’ away per MDH standards. 11. Call out SDR 35 PVC to be used for 8” sanitary sewer. 12. The easement to the north shall be sufficiently wide to provide access to the sanitary sewer with a 1:1 slope in either direction. Plan and profile for the sanitary sewer should be provided to verify necessary easement width. February 2025 Kwik Trip Kevin Mattson, PE City Engineer/Public Works Director Page 4 of 4 13. The applicant shall identify a plan to manage sand and fines from the car wash to ensure it doesn’t discharge into the sanitary sewer system. 14. We would recommend reviewing the layout of the grease trap. The service discharges east to then drain through several bend and route west. Erosion Control: 1. Rip rap not required at culvert outlet in county ditch. 2. Provide culvert end protection on upstream end of county culvert. 3. Erosion control blanket required on areas of 3:1 or greater slopes. Landscape: 1. Tree plantings should be clear of the pond access route. 2. Tree plantings near underground utility infrastructure will be reviewed at time of final plat. End of Comments Memo To: Kevin Mattson, PE, City Engineer/Public Works Director From: Kent Torve, PE Steve Hegland, PE Project: Preliminary Plat Stormwater Review Kwik Trip Store #1202 Date: February 21, 2025 Exhibits: This Memorandum is based on a review of the following documents. 1. 1202 – Site Improvement PlansV4 dated January 30, 2025 2. 1202 – Stormwater Management Plan_250130 dated January 30, 2025 Comments: General: · Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. o Watershed process will first involve receiving City authorization to submit to ECWMC. Modeling 1. Show subwatershed boundaries that are beyond the property boundary on drainage figures that receive Kwik Trip discharge and more survey detail for CSAH 101 drainage onto the site. 2. Provide City OCS detail with constructed elevations matching the model. 3. Primary device #1 should be modeled as the outlet pipe leaving the OCS. The inlet should be modeled as a pipe device #3 routed to the outlet pipe device #1. 4. Revise pond normal water level (NWL) label to match the HydroCAD model elevation. Revised model shall have starting elevation at the constructed outlet. Storm Sewer 1. South discharge—The rate control and water quality design is based on a free outflow to the south therefore additional survey shots are required to confirm. Discharge location should be 1 foot above delineated/wetland edge. 2. All storm sewer pipe conveying public runoff shall be RCP. 3. Update casting information for STMH 114 and 113 and OCS 115 to meet Corcoran Standard Detail requirements. 4. Update CBMH-103 for bi-directional casting. 5. Inlet pipes shall be reverse sloped into the OCS structure. 6. Minimum crossing size along County Road 101 is 15”. 7. Profile views shall be provided for all storm sewer at time of final plat. 8. Show non perforated draintile past the extent of the pond into the OCS. 9. An additional tile run should be added to the filtration basin for redundancy and combined at an upsized header pipe before discharging into the OCS Kwik Trip Infrastructure Feasibility Study June 2023 Prepared for: City of Corcoran, MN 8200 County Road 116 Corcoran, MN 55340 Prepared by: Stantec Consulting Services Inc. One Carlson Parkway Plymouth, MN 55447 Project Number: 193806190_121 KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Project Number: 193806190-112 Table of Contents 1.0 INTRODUCTION .......................................................................................................... 1.1 2.0 TRANSPORTATION .................................................................................................... 2.2 2.1 TRIP GENERATION ..................................................................................................... 2.2 2.2 PRELIMINARY COUNTY REVIEW .............................................................................. 2.2 2.3 INTERIM AND ULTIMATE LOCAL STREETS .............................................................. 2.3 2.4 FINDINGS .................................................................................................................... 2.4 3.0 SEWER AND WATER ................................................................................................. 3.5 3.1 SEWER ........................................................................................................................ 3.5 3.2 WATER ........................................................................................................................ 3.5 3.3 FINDINGS .................................................................................................................... 3.6 4.0 WATER RESOURCES ................................................................................................. 4.7 4.1 REGULATORY OVERVIEW ......................................................................................... 4.7 4.2 DEVELOPMENT STORMWATER AND CONVEYANCE .............................................. 4.7 4.3 WETLANDS ................................................................................................................. 4.8 4.4 FINDINGS .................................................................................................................... 4.8 5.0 FINANCING ................................................................................................................. 5.1 5.1 SUMMARY ................................................................................................................... 5.1 6.0 CONCLUSIONS AND RECOMMENDATIONS ............................................................ 6.1 WATER .................................................................................................................................... 6.2 WATER RESOURCES ............................................................................................................ 6.2 FIGURES Figure 1 Site Plan APPENDICES Appendix A ALTA Survey and Grading Plan Appendix B Transportation—NE District Appendix C NE Sanitary Sewer System Appendix D NE Water System and Modeling Results Appendix E Stormwater Modeling Guidelines KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Introduction June 2023 Project Number: 193806190_112 1.0 Introduction Kwik Trip has submitted a concept to develop a 9,200 foot convenience store with 1,950 square foot carwash, a10 pump main fueling hub, and 2 diesel pumps. The site is along CSAH 101 and adjacent to the existing Mama G’s property. The concept plans propose a full access along the north property line and a right in / right out access along the south property line. A shared access agreement shall be provided to Mama G’s to utilize both of these entrances. Mama G’s would eliminate the existing CSAH 101 driveway accesses under this proposal. Although the City is the lead for the local government process, there are multiple agencies involved with reviewing and issuing permits or approvals for the development including Hennepin County (CSAH 101) Minnesota Pollution Control (MPCA—Construction Stormwater), Minnesota Department of Health (MDH-- watermain), Elm Creek Water Management Commission (stormwater). Additionally, the MPCA and Metropolitan Council Environmental Services (MCES) may have some regulatory authority on the sewer system, depending on the sewer option to serve the property. The water supply to this site will be affected by the ongoing water infrastructure projects in NE Corcoran, in that the project is scheduled to use the City’s Water Treatment Plant and Tower unless a temporary contract amendment with Corcoran and Maple Grove is executed. The system information provided with this study include site plan figure and supplemental information of the ALTA Survey and Grading Plan (Appendix A), NE Transportation (Appendix B), NE Sewer System (Appendix C), NE Water System (Appendix D) and Stormwater Modeling Guidelines (Appendix E). . KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Transportation June 2023 Project Number: 193806190_112 2.0 Transportation Kwik Trip generates a significant number of trips and access is of high importance in function and location. For this site, Kwik Trip is proposing the following access points to CSAH 101. Shared access agreements should be obtained through the development process between Kwik Trip and Mama G’s to allow for both businesses to utilize these access locations. The locations are shown on the site plan (see Figures section). North main entrance to CSAH 101 South right in/right out entrance to CSAH 101 Two Mama G’s access points along a southerly shared property line o Mama G’s would terminate the two existing access points and solely connect to the new north connections 2.1 Trip Generation The expected trips were calculated based on data presented in Trip Generation, Eleventh Edition, published by the Institute of Transportation Engineers. The resultant trip generation estimates are shown in Table 1. Table 1: Weekday Trip Generation Land Use Size Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily In Out Total In Out Total Total Gas Station with Convenience Store 20 VFP 316 316 632 269 269 538 6915 High Turnover Sit-Down Restaurant 2,950 SF 16 12 28 16 11 27 316 Totals 332 324 660 285 280 565 7231 Note: VFP=vehicle fueling positions (note two fueling positions per pump), SF=square feet The construction of this facility with direct access to the County Roadway system will not have impacts on the functionality of the existing City roadway system. 2.2 Preliminary County Review The County has permitting authority for the access locations along CSAH 101 and via email has given the following preliminary review comments for the Kwik Trip plan: KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Transportation June 2023 Project Number: 193806190_112 Supports a right in-right out for the southern access point, but only if the two southern driveways/access points for Mama G’s are closed. Mama G’s would provide written agreement with eliminating direct access to CSAH 101. Required northbound left turn lane to the northern access, with the need for southbound turn lanes to be further reviewed, but likely at both access points. County requests the City reserve right-of-way along CSAH 101 for future roadway, pedestrian/trail, utility and drainage needs or construct them with the development. County staff encourages the City to create ghost plats for the neighborhood to the west of Kwik Trip to coordinate access needs. 2.3 Interim and Ultimate Local Streets The City has managed recent developments with similar access challenges by providing short term access solutions and preserving the land for the ultimate City street system. The long term needs for this site include: East/west local street connection along the northern border with an 80-foot ROW, and North/south local street along the west edge of Kwik Trip. This street would connect to Cedar Lane within the Bellwether Development and extend south with a 60-foot ROW. These connections are shown in the NE District Plan (Appendix B) and are a baseline requirement for the site. Due to the challenges of short term cost implications versus ultimate system needs, the following options have been identified for the Kwik Trip site: KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Transportation June 2023 Project Number: 193806190_112 East/West Local Street Option A- Dedicate a 40 foot half ROW along the north property line and build a 32-foot interim driveway access. Upon development, the adjacent parcel will also be required to dedicate 40 feet ROW and the ultimate local street will be constructed. Option B - Reach agreement with adjacent parcel owner on additional easement or ROW and build the ultimate street with this development. North/South Local Street Option A -- Dedicate a 30 foot half ROW and build a 20 to 24-foot interim access terminating in a cul-de- sac or turnaround at Mama G’s. Option B – Reach agreement with adjacent parcel owner on additional easement or ROW and build the ultimate local street with this development. Note: Section 4 will discuss the stormwater complexity for the site and extending stormwater conveyance from Kwik Trip southerly along this north /south street alignment that has been identified as a potential mitigation strategy and could be combined with the local street solution. 2.4 Findings The following findings have been identified for this development. Access The proposed access shall have a maximum width of 32 feet at access locations. Dedicate CSAH 101 ROW with the plat (typically 60-feet with an additional 5-foot trail easement or 65-feet for a half ROW dedication) Provide full access as approved by Hennepin County to the north of the site. Provide a right in/right out access at south entrance as approved by Hennepin County Concept shows two Mama G’s connections along southern property line Obtain approval from Mama G’s to close two existing entrances Local Streets - Interim Private Driveways East/West KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Transportation June 2023 Project Number: 193806190_112 Build a 32-foot interim road within a 40 foot half ROW or obtain adjacent property easement and build ultimate local street with 80 foot ROW. North / South Build a 24-foot interim road within 30 foot dedicated half ROW or obtain adjacent property easement and build ultimate local street with 60 foot ROW. Construct cul-de-sac or turnaround that meets City standards at Mama G’s termination. KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Sewer and Water June 2023 Project Number: 193806190_112 3.0 Sewer and Water The development is near sewer in Bellwether (Appendix C) and water supply needs contractual rights but physically is located within an existing easement on the parcel along CSAH 101 (Appendix D). The sanitary sewer within the Bellwether development is not directly adjacent to the parcel but is intended to ultimately service this parcel as outlined in the City of Corcoran Comprehensive Sewer Plan. 3.1 Sewer The development has options to provide the site sanitary sewer service, although no public sewer is adjacent to the property. The options include a temporary connection to the City sewer system that would require a small, private, “grinder” sanitary lift station and forcemain. This forcemain could be installed along CSAH 101, then west through existing drainage and utility easements to an existing manhole in the Bellwether development at the intersection of Cedar Lane and 99th Place. This alternative would be considered temporary and when sewer becomes available at the property line, Kwik Trip would be required to connect directly to the gravity system. Kwik trip could also negotiate a private utility easement with the adjacent property owner for a more direct route for connection. The other option is to receive a City variance and install sewer holding tanks that are privately maintained by Kwik Trip until a connection to City sewer becomes available. The force main option would be subject to the regulatory horizontal distance spacing to meet MDH standards for separation from municipal water main. It appears from the ALTA survey (Appendix A) , the water main is installed approximately 55 feet west of the existing property line, which would be within the presumed 65 foot new County ROW dedication. Therefore, the sewer forcemain could be installed within the City’s D/U easement on the property. It appears the alignment would need to be adjusted to be within County ROW for the property north of Kwik Trip or additional easement could be acquired to maintain the 10-foot separation. Mama G’s is included in the plat for parking and access, however this also has utility implications. City code requires connection when utilities are available, or alternatively timelines are extended by Council. Plans shall show the current locations and planned utility service connections for sewer and water for Mama G’s. Plans shall show ultimate route and connections to the system in Bellwether with grades and inverts for both Mama G’s and Kwik Trip. 3.2 Water Corcoran has authorized contracts for construction of a water treatment plant (WTP) and an elevated storage tank (tower) in the NE Zone with planned operation at the end of 2024. This development is contingent upon an operational system unless a modification of the Corcoran/Maple Grove water supply contract is executed. A 2021 feasibility study for raw water wells and pipes is also included in Appendix B. KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Sewer and Water June 2023 Project Number: 193806190_112 A recent analysis looked at two scenarios for the NE service area. The main analysis was executed assuming the WTP and tower are operational, with the tower providing the hydraulic grade line (WTP pumps off). An additional worst-case scenario was evaluated in which both the Tower and WTP are offline, with the existing 16-inch interconnect with Maple Grove providing the hydraulic grade line. For fire flow analyses, the industry standard minimum residual pressure of 20 psi was used. For commercial/industrial areas, a target fire flow of 3,000 gpm is typical. New commercial/industrial buildings may be sprinklered and, as such, most of these buildings will ultimately have a lower acceptable target. However, 3,000 gpm is deemed a reasonable overall target, and allows for some conservatism in this safety-driven parameter. These targets are only estimates for planning purposes and do not represent a rating for the site. For the Kwik Trip site, the water pressure and fire flow are within adequate levels for both model scenarios. The city water system is available at the east development boundary and should be extended to the western boundary so that the watermain can be extended with future development. 3.3 Findings The following mitigation measures are required for sewer and water: Sewer Three options exist for sewer service include; A private lift station and forcemain along CSAH 101. A private lift station and forcemain along easement corridor negotiated with adjacent property owner Temporary holding tanks. Mama G’s connection timing should be addressed with Kwik Trip approval process and the existing locations of Mama G’s sewer/septic shall be shown on plans as well as planned routing for service connections. Water The Corcoran Tower will provide 70 psi and Maple Grove connection provides an average day pressure 61 psi at ground elevation. The Corcoran Tower will provide 3,072 gpm of fire flow and Maple Grove provides 5,000 gpm. KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Water Resources June 2023 Project Number: 193806190_112 Watermain should be extended to the western boundary where it can be extended to loop into the city system in the future. Mama G’s water supply connection is same as sewer listed above. 4.0 Water Resources 4.1 Regulatory Overview Stormwater management regulations in the proposed project area would be guided or directed by Corcoran’s Local Surface Water Management Plan (Local Plan) the City’s Guidelines (Appendix E) , Stormwater Pollution Prevention Plan (SWPPP) and MS4 requirements. Each of these documents has a larger regulatory context: The Local Plan reflects the goals, policies and rules of the Elm Creek Watershed Management Commission’s Third Generation Watershed Management Plan (Commission’s WMP). The SWPPP is a requirement of the City’s stormwater permit, also known as the Municipal Separate Storm Sewer System (MS4) permit. The MS4 permit is issued by the Minnesota Pollution Control Agency (MPCA) which was reissued in October of 2021. Among other goals, both documents include plans to meet pollutant load reductions calculated in the Elm Creek Watershed Total Maximum Daily Load (TMDL) study. TMDL studies are required for surface waters that are designated as impaired – in other words, those that do not meet one or more State water quality standards. City guidelines lay out the required modeling parameters, preferred BMPs and some construction materials. City approval is required prior to application for the WMO approval process. Further City review occurs with construction plan approval process. 4.2 Development Stormwater and Conveyance Stormwater is challenging for the site for offsite conveyance and during the approval process the modified stormwater management system will be subject to City stormwater guidelines, wetland regulations and Elm Creek Watershed approval. Stormwater management for the concept plan is shown as underground tanks with a primary point discharge to the west. These point discharge locations to rural land use are problematic for offsite impacts and a typical City review for conveying drainage to the nearest significant waterbody has identified these options: o Coordinate with Mama G’s to install conveyance to the south into the main wetland on Mama G property, KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Water Resources June 2023 Project Number: 193806190_112 o Obtain permission or easement for westerly adjacent landowner for conveyance into the main wetland, or o Investigate and provide documentation for modifying the site to discharge primarily to CSAH 101 location. A portion of Mama G’s parking lot is included in the plat and this may trigger watershed review. More detailed review comments for the stormwater management plan will be provided as the process moves forward and the system is revised. 4.3 Wetlands No wetland information has been submitted for these parcels, although an aerial review shows only agricultural use. 4.4 Findings Stormwater is challenging for the site due to the high impervious and limited discharge locations to a significant water body. Discharge locations will need to be determined since the current location shows a point discharge across undeveloped property. Identified discharge options for the site are to o Coordinate with Mama G’s to install conveyance to the south into the main wetland on Mama G property, o Obtain permission or easement for westerly adjacent landowner for conveyance into the main wetland, or o Investigate and provide documentation for modifying the site to discharge primarily to CSAH 101 location. City stormwater guidelines will be utilized (see Appendix E) that cover modeling and drainage items. guidelines will be updated with the 2023 Engineering Standards update prior to final plat approval. A City stormwater area charge may be in place prior to final plat. Additional modeling and grading plan will be reviewed with the continuing City process. Underground storage and treatment system is proposed and during the final construction plan approval process the construction details, manufacturer and operations and maintenance plan shall be provided for review by the City. A portion of Mama G’s parking lot is included in the plat and this may trigger watershed review. KWIK TRIP INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN Financing June 2023 Project Number: 193806190-112 5.0 Financing 5.1 Summary Financing options of the development necessary for infrastructure and to mitigate impacts typically follow the approach of: On-site infrastructure is managed by the developer. Stormwater area charge may be implemented by City prior to final plat. All trunk fees (TLAC) and potential stormwater area charge will be due at the time of final plat. Off-site projects are typically managed by the by City (engineering, bidding and construction management) through an escrow. The details of area fees, credits, and infrastructure financial commitments will be identified in the Developer Agreement, which is updated with each phase of the development 6.0 Conclusions and Recommendations The following infrastructure improvements are feasible and necessary to manage the development. Transportation Access Maximum 32 feet width at CSAH 101 ROW Dedicate CSAH 101 ROW with the plat (typically 60 or 65 feet) Full access at north entrance Right in / Right out at south entrance Two Mama G connections along south property line Mama G closes two existing entrances Local Streets-Driveway Access East/West Build a 32-foot interim road within a 40 foot half ROW, or obtain adjacent property easement and build ultimate local street with 80 foot ROW. North / South Build a 24-foot interim road within 30 foot dedicated half ROW, or obtain adjacent property easement and build ultimate local street with 60 foot ROW . Construct cul de sac or turnaround that meets City standards at Mama G termination. County System Improvements County has provided preliminary review that identifies improvements including: Northbound turn lane at the north access point and southbound turn lanes will be likely at both access points. Dedication of ROW, typically 60 to 65 feet. These items are under the jurisdiction of the County and will be more detailed as the project moves forward. Sewer Three options exist for sewer service include; A private lift station and forcemain along CSAH 101. A private lift station and forcemain along easement corridor negotiated with adjacent property owner Temporary holding tanks. Mama G’s connection timing should be addressed with Kwik Trip approval process and the existing locations of Mama G’s sewer/septic shall be shown on plans as well as planned routing for service connections. Water Water The Corcoran Tower will provide 70 psi and Maple Grove connection provides an average day pressure 61 psi at ground elevation. The Corcoran Tower will provide 3,072 gpm of fire flow and Maple Grove provides 5,000 gpm. Watermain should be extended to the western boundary where it can be extended to loop into the city system in the future. Mama G’s water supply connection coordination, locations and process are same as sewer. Water Resources Discharge locations will need to be determined since the current location shows a point discharge across undeveloped property. Identified discharge options for the site are to o Coordinate with Mama G’s to install conveyance to the south into the main wetland on Mama G property, o Obtain permission or easement for westerly adjacent landowner for conveyance into the main wetland, or o Investigate and provide documentation for modifying the site to discharge primarily to CSAH 101 location. City stormwater guidelines will be utilized prior to final plat approval. A City stormwater area charge may be in place prior to final plat. Additional modeling and grading plan will be reviewed with the continuing City process. Underground storage and treatment system is proposed and during the final construction plan approval process the construction details, manufacturer and operations and maintenance plan shall be provided for review by the City. A portion of Mama G’s parking lot is included in the plat and this may trigger watershed review. FIGURE Site Plan | | | | | | | | | | | | | ||||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u TREE 1 0 I N TREE 1 0 I N ue ue ue ue ue ue ue ue TREE 1 0 I N TREE 1 0 I N NO PA R K I N G LO A D I N G ZO N E CA R WA S H MASTER SATELLITE SATELLITE MASTER 5'-0 " 2'-6" Know what's below. before you dig.Call R 1202 SP3 ST O R M S E W E R P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM & S I D E D I E S E L 53182 - Appendix A Alta Survey and Grading Plan FND 1 8 4 2 5 F N D 1 / 2 I P T I P P E D FND 8 1 9 4 T I P P E D 947.294 6 . 5 94 5 . 4 945.3 946.7 947.0945.9944.1942.9942.1 941.5941.6 941.5 941.6 941.8 942.5 943.6 945.2 946.2 947.2 948.0 947.2 9 4 6 . 1 94 7 . 0 94 7 . 4 947.4 9 4 7 . 1 94 6 . 7 948.4947.5945.6944.3943.1941.9940.9940.4939.9939.9 939.7 939.3 939.5 940.2 941.6 942.8 944.1 945.8 948.3 949.0 9 4 7 . 4 9 4 7 . 0 947.5 94 7 . 3 94 7 . 6 948.9947.1944.6943.2 942.2 941.4 940.2939.6 939.6940.1 94 1 . 1 940.4 940.6 941.3 942.3 943.0 943.9 945.3 946.7 947.7 94 7 . 2 94 7 . 0 947.7 947.5 94 7 . 0 9 4 6 . 8 947.7945.9 944.4943.3 942.8942.5942.0942.7942.8942.1 942.6 944.1 943.7 942.7 943.0 943.5 943.9 944.3 945.9 947.6 9 4 6 . 3 946 . 6 947.5 946.9 94 5 . 9 945 . 7 947. 8 945.9944.8944.6944.1 94 4 . 3 944.5945.4945.4944.5 945.8 946.4 945.7 9 4 5 . 3 944.7945.1 945.4 945.6 948.6 26 1 . 3 6 20 0 . 0 0 N89°44'07"E 467.00 94 0 9 4 2 9 4 4 9 4 6 9 4 8 PARCEL 2 PARCEL 1 PID #12-119-23-14-0006 PID #12-119-23-14-0004 NORTH LINE OF MAMA G SOUTH LINE OF LOT 1 BLOCK 1 MAMA G 22 . 6 17 . 6 10.0 40.0 40.0 DRAINAGE AND UTILITY EASEMENT PER PLAT MAMA G 65FT UTILITY EASEMENT AGREEMENT PER DOC. NO. A10648735 65.0 10.0 EXISTING FIELD LINE AS LOCATED 7JUN21 PUBLIC RIGHT OF WAY WIDENED FROM 33FT TO 40FT PER DOC. NO. 6388831 TREE 1 0 I N TREE 1 0 I N TREE 24IN 1FT N 945.1 944 . 0 94 3 . 9 9 4 4 . 1 945.3 946.394 5 . 2 9 4 5 . 4 94 6 . 3 947.7 947.6 947.2 947.1 947.5 947.7 946.0 946.7945.5945.1944.9944.4945.1945.3 948.6 TRAVELED CENTERLINE OF ASSUMED FIELD APPROACH (ENCROACHMENT) EXISTING MOWED GRASS LINE AS LOCATED 7JUN21 EXISTING FIELD LINE AS LOCATED 7JUN21 20.0 20.0 20 . 0 20 . 0 100.0 100.0 100.0 100.0 20 . 0 20 . 0 26 1 . 3 6 500.00 13 11 12 LINE 261.36 FEET NORTH OF THE NORTH LINE OF MAMA G 94 6 9 4 4 TREE 1 0 I NTREE 1 0 I N PUBLIC RIGHT OF WAY EASEMENT PER DOC. NO. 6388831 11 PARKING LOT. ENCROACHING FROM ADJACENT PROPERTY TO THE SOUTH 7.0 7.0 E. G. RUD & SONS, INC. Professional Land SurveyorsEST. 1977 990 - 5th Avenue SE, Suite 2HUTCHINSON, MN 55350 TEL. HUTCHINSON: (320) 587-2025 TEL. GAYLORD: (507) 237-5212 www.egrud.com NORTH 210759AS ~for~KWIK TRIP INC. ~of~LOT 1, BLOCK 1, MAMA G & PART OF EAST 500 FEET OF THE SE 1/4 - NE 1/4 SEC. 12, TWP. 119, R. 23, HENNEPIN COUNTY, MN. 3 NO.DATE DESCRIPTION BY 2 SNN CBS CHECK BY: DRAWN BY: 1 210759 DATE:JOB NO: S:\CIVIL-3D-PROJECTS\1 2021 PROJECTS\210759AS-KWIK TRIP CORCORAN\CURRENT\210759BT.DWG FIELD CREW: BCK/LKN ALTA/NSPS LAND TITLE SURVEY GENERAL NOTES 1. Fee ownership is vested in Lois J. Becher and Jerry C. Becher, Trustees and successor Trustee(s) of the Lois J. Becher Revocable Trust under agreement dated December 18, 2017, as amended, subject to the interest of Mama G's Properties LLC, a Minnesota Limited Liability Company as Contract Purchaser. Parcel ID Number: 12-119-23-14-0006 & 12-119-23-14-0004 2.Address of the surveyed premises: *Not yet assigned by the City of Corcoran Minnesota. 3.Bearings shown hereon are based on the Hennepin County Coordinate System. 4.Surveyed premises shown on this survey map is in Flood Zone X (Areas determined to be outside the 0.2% annual chance floodplain.), according to Flood Insurance Rate Map Community No. 270155 Panel No. 0044 Suffix X by the Federal Emergency Management Agency, effective date NOVEMBER 4TH, 2016. 5.Boundary area of the surveyed premises: 224,080± sq. ft. (5.14 acres). 6.A zoning endorsement letter was not furnished to the surveyor. A search of the City of Corcoran's web site indicates that the surveyed premises shown on this survey is currently zoned C-2-(Community Commercial). Under the applicable zoning regulations, the current setbacks are: Building:Front = 100 feet Side = 20 feet Rear = 20 feet Parking:Front = 100 feet Side = 10 feet Rear = 10 feet For additional information contact the Planning and Zoning Department at the City of Corcoran, contracted through Landform Professional Services LLC. at (612)-638-0225. 7.There are 0 marked or striped parking areas onsite. (0 regular, 0 handicapped) *NOT ACCOUNTING FOR ENCROACHING PARKING LOT 8.The surveyed premises has access to County Road No. 101 (A.K.A. Brockton Lane North), a public street. 9.Location of utilities existing on or serving the surveyed property determined by: -Observed evidence collected pursuant to Section 5.E.iv. -Markings requested by E.G. Rud And Sons INC. per Gopher State One Call Ticket No. 211604943 & 211604944. -Record drawings provided by the City of Corcoran's engineering department. Excavations were not made during the process of this survey to locate underground utilities and/or structures. The location of underground utilities and/or structures may vary from locations shown hereon and additional underground utilities and/or structures may be encountered. Contact Gopher State One Call Notification Center at (651) 454-0002 for verification of utility type and field location, prior to excavation. 10.Subsurface and environmental conditions were not examined or considered during the process of this survey. No statement is made concerning the existence of underground or overhead containers or facilities that may affect the use or development of the surveyed premises. 11. There are no proposed changes in the street right of way lines. There was no evidence of recent street or sidewalk construction or repairs observed in the process of conducting the field work. BENCHMARK BENCHMARK: MNDOT GSID STATION #11498 MNDOT NAME: MAMA MNDT ELEVATION: 938.60 (NAVD88) 040 40 80 16020 LEGEND DENOTES IRON MONUMENT FOUND AS LABELED DENOTES IRON MONUMENT SET, MARKED RLS# 45356/52705 DENOTES HENNEPIN COUNTY SECTION CORNER DENOTES BITUMINOUS SURFACE DENOTES EXISTING SPOT ELEVATION DENOTES EXISTING CONTOURS PIN No. 17-119-22-14-0008 Owner: City of X Address: Unassigned X 952.36 DENOTES ADJACENT PARCEL OWNER INFORMATION (PER HENNEPIN COUNTY TAX INFORMATION) 9. A document entitled "Hennepin County State Aid Highway No. 30, Plat 11" recorded February 29, 1972 as Doc. No. 3933657 of Official Records. *Does not affect subject parcel. 10. The terms and provisions contained in the document entitled "Resolution No. 1994-84" recorded December 01, 1994 as Doc. No. 6370795 of Official Records. Affects Parcel 2. 11. An easement for Public Right of Way purposes in the document recorded January 18, 1995 as Doc. No. 6388831 of Official Records. Affects Parcel 2, as shown hereon. 12. The terms, provisions and easements contained in the document entitled "Utility Easement Agreement" recorded April 10, 2019 as Doc. No. A10648735 of Official Records. Affects Parcel 2, as shown hereon. 13. An easement shown or dedicated on the Map as referred to in the legal description For: drainage and utility purposes. Affects Parcel 1, as shown hereon. 12.First American Title Insurance Company, Commitment No. 1586457, Schedule B-II Survey Related Exceptions: GENERAL NOTES CONT. 7/27/2021 PIN No. 12-119-23-13-0007 Owner: G.R. Ebert & D.A. McCormick Address: 19330 Co. Rd. No. 30 Corcoran MN PI N N o . 1 2 - 1 1 9 - 2 3 - 1 3 - 0 0 0 7 Ow n e r : G . R . E b e r t & D . A . M c C o r m i c k Ad d r e s s : 1 9 3 3 0 C o . R d . N o . 3 0 C o r c o r a n M N PIN No. 12-119-23-14-0005 Owner: Lois J Becher Rev. Trust Address: 9705 Co. Rd. No. 101 Corcoran MN DENOTES EXISTING WATER MAIN DENOTES OVERHEAD WIRE DENOTES UNDERGROUND GAS LINE DENOTES UNDERGROUND CABLE LINE DENOTES HYDRANT DENOTES WATER VALVE DENOTES POWER POLE DENOTES MISCELLANEOUS MANHOLE DENOTES ELECTRICAL BOX TREE DETAIL DENOTES ELEVATION DENOTES TREE QUANTITY DENOTES TREE SIZE IN INCHES DENOTES TREE TYPE DENOTES FENCE POST DENOTES SCHEDULE B-II EXCEPTION NO.99 DENOTES BUILDING SETBACK LINE I hereby certify to Lois J. Becher and Jerry C. Becher, Trustees and successor Trustee(s) of the Lois J. Becher Revocable Trust under agreement dated December 18, 2017, as amended, subject to the interest of Mama G's Properties LLC, a Minnesota Limited Liability Company as Contract Purchaser and to First American Title Insurance Company, that this is a survey of: Parcel 1: Lot 1, Block 1, MAMA G, Hennepin County, Minnesota. Parcel 2: That part of the East 500.00 feet of the Southeast Quarter of the Northeast Quarter of Section 12, Township 119, Range 23, Hennepin County, Minnesota, which lies North of the North line of MAMA G on file in said Hennepin County and South of a line which is parallel with and distant 261.36 feet North of said North line of MAMA G. and is based upon information found in the commitment for title insurance prepared by First American Title Insurance Company, File No. 1586457, dated effective APRIL 19, 2021 at 8:00 A.M., and that all easements, if any, listed in Schedule B-II on the herein referenced commitment for title insurance, are shown hereon; and that this map or plat and the survey on which it is based were made (i) in accordance with "Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys," jointly established and adopted by ALTA and NSPS in 2021, and (ii) pursuant to the Accuracy Standards as adopted by ALTA and NSPS and in effect on the date of this certification, the undersigned further certifies that in my professional opinion, as a land surveyor licensed in the State of Minnesota, the Relative Positional Accuracy of this survey does not exceed that which is specified therein and includes Items 1, 2, 3, 4, 5, 6(a)(b), 7(a), 8, 9, 11(a)(b), 14, 17, 18, and 20 (location of utilities per visible, above ground on-site observation and available mapping) of Table A thereof. The field work was completed on JUNE 30th, 2021. I further certify that this survey was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Date: E.G. Rud & Sons, Inc. Sam N. Niemela, Land Surveyor Minnesota License No. 52705 CERTIFICATION 7/27/2021 94 0 9 4 2 9 4 4 9 4 6 9 4 8 | | | | | | | | | | | | | | ||||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u TREE 1 0 I N TREE 1 0 I N ue ue ue ue ue ue ue ue 94 6 9 4 4 TREE 1 0 I N TREE 1 0 I N NO PA R K I N G LO A D I N G ZO N E CA R WA S H MASTER SATELLITE SATELLITE MASTER 5'-0" 2'-6" Know what's below. before you dig.Call R 1202 SP2 GR A D I N G & E R O S I O N CO N T R O L P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM & S I D E D I E S E L 53182 Appendix B Transportation –NE District 7 | Overview Northeast District Street Classification Map October 27, 2022 Appendix C NE Sanitary Sewer System ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H!H !H !H !H !H !H Ci t y o f M a p l e G r o v e City of Rogers DuffneyDr County Road 10 Hillside Dr Hunt ers R d g Co u n t y R o a d 1 1 6 Schutte Farm R d H i d d e n PondsDr C herry Ln Robert Ln C ount y Road 30 J a c k i e L n Ca i n R d Schutte L n Eb e r t R d Country Rd Pat ric k Pl Lily Pond Ln Darrell Ln Osw aldFarm Rd Oakdale Dr Dassel Ln Stie g R d Shannon L n S c hu t t e Rd Rush Meadow Ln My st ique Dr 93rd Ave N S u n n y Hill L n Br a n d y w i n e R d Rush Creek SouthForkRushCreek S o u t h ForkRush Creek NE-M NE-S NE-C NE-A NE-B NE-D NE-G NE-H NE-L NE-E NE-JNE-I NE-F NE-N NE-T NE-K NE-R NE-V NE-U NE-O NE-Q NE-W NE-P SE-AP SE-AQ SE-AF 15 ' ' 30 ' ' 8' ' 8'' 30 ' ' 30'' 15 ' ' 30 ' ' 3 0 ' ' 1 0 ' ' 8' ' 10 ' ' 10'' 12 ' ' 15 ' ' 30'' 30 ' ' 12''15'' 6' ' 30'' 30 ' ' 30 ' ' NE-1 NE-2 NE-3 NE-4 NE-5 NE-6 NE-7 NE-8 NE-9 NE-10 NE-11 NE-12 NE-13 (LS) NE-14 NE-15 NE-16 NE-17 NE-18 Elm Creek Interceptor NE-19 NE-20 NE-21 NE-22 NE-23 456710 456730 2040 COMPREHENSIVE PLAN 1,500 0 1,500750 Feet ± Path: L:\2294\100\2040CompPlan\NE Proposed Trunk Sanitary Sewer_LS.mxd Date: 1/8/2019 Time: 7:15:58 AM User: ShuJC0243 !Proposed Gravity !Proposed Gravity (Lateral)Proposed Forcemain !H Sewer Nodes (LS) = Lift StationSewer SubdistrictsMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 7-2Proposed Trunk SanitarySewer System - NE District 115 Appendix D NE Water System and Modeling Results !O !O !O #* #* #*#* #* #* #* #* Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake 456710 R u s h C r e e k RushCreek South F o r k Ru sh Creek SouthFor k R u sh C r eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Trunk Water System.mxd Date: 1/15/2019 Time: 1:36:40 PM User: ShuJC0243 Existing WatermainProposed Watermain !O Potential Water Tower Locations #*Existing Supply Connection withNeighboring Communities #*Proposed Supply Connection withNeighboring Communities #* Emergency Connection withNeighboring Communities(Normally Closed) #*Potential Water Storage #*Potential Booster StationPotential Future Well Exploration AreasMunicipal Boundary2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open Water Map 9-2Trunk Water System 137 Water Modeling Results Table 1 Water Model Results Scenario 1 - Tower On, Maple Grove Off Demand (gpm)Hydraulic Grade (ft)Pressure (psi)Demand (gpm)Hydraulic Grade (ft)Pressure (psi)Fire Flow (Available) (gpm)Demand (gpm)Hydraulic Grade (ft)Pressure (psi) Maple Grove 942 0 1,105 70.5 0 1,100 68.2 3,073 0 1,099 67.7 J-95 943 3.6 1,105 70.1 10.8 1,100 67.7 3,175 21.6 1,099 67.3 J-96 945 1.6 1,105 69.2 4.8 1,100 66.9 4,251 9.6 1,099 66.4 J-100 941 0 1,105 70.9 0 1,100 68.6 4,791 0 1,099 68.2 J-101 947 0 1,105 68.3 0 1,100 66.1 5,000 0 1,099 65.8 J-102 953 4.8 1,105 65.7 14.4 1,100 63.5 5,000 28.8 1,099 63.2 J-94 952 3.4 1,105 66.2 10.2 1,100 63.9 3,073 20.4 1,099 63.4 J-103 946 1.4 1,105 68.8 4.2 1,100 66.5 3,175 8.4 1,099 66 J-158 943 4.2 1,105 70.1 12.6 1,100 67.8 5,000 25.2 1,099 67.5 J-182 930 0 1,105 75.7 0 1,100 73.5 5,000 0 1,099 73.3 J-183 940 0 1,105 71.4 0 1,100 69.2 5,000 0 1,099 69 J-185 941 3.4 1,105 70.9 10.2 1,100 68.7 5,000 20.4 1,099 68.3 J-186 927 3 1,105 77 9 1,100 74.7 5,000 18 1,099 74.4 J-187 926 0 1,105 77.4 0 1,100 75.1 5,000 0 1,099 74.7 J-188 940 0 1,105 71.4 0 1,100 69.1 4,924 0 1,099 68.7 J-189 946 4.2 1,105 68.8 12.6 1,100 66.5 4,208 25.2 1,099 66 J-190 944 2.8 1,105 69.6 8.4 1,100 67.3 4,970 16.8 1,099 66.9 J-191 947 5.2 1,105 68.3 15.6 1,100 66 4,375 31.2 1,099 65.6 J-192 946 3.2 1,105 68.8 9.6 1,100 66.5 4,701 19.2 1,099 66 J-245 945 4.2 1,105 69.2 12.6 1,100 66.9 2,178 25.2 1,099 66.4 J-246 938 0 1,105 72.2 0 1,100 69.9 1,772 0 1,099 69.5 J-247 942 1.8 1,105 70.5 5.4 1,100 68.2 3,336 10.8 1,099 67.7 J-248 950 3.2 1,105 67 9.6 1,100 64.7 3,097 19.2 1,099 64.3 J-249 945.5 2.2 1,105 69 6.6 1,100 66.7 3,472 13.2 1,099 66.2 J-254 950 0 1,105 67.1 0 1,100 64.8 5,000 0 1,100 64.7 J-261 946 22.1 1,105 68.8 66.2 1,100 66.5 2,562 132.4 1,099 66.2 J-262 952 8.6 1,105 66.2 25.8 1,100 64 3,255 51.6 1,099 63.8 J-263 950.3 56.8 1,105 66.9 170.4 1,100 64.7 5,000 340.8 1,100 64.6 J-264 952 25.8 1,105 66.2 77.5 1,100 64 5,000 155.1 1,100 64 J-265 952.2 9.2 1,105 66.1 27.6 1,100 63.9 5,000 51.6 1,100 63.8 J-267 953 0 1,105 65.8 0 1,100 63.6 5,000 0 1,100 63.6 J-271 943 5 1,105 70.1 15 1,100 67.8 3,825 30 1,099 67.3 J-272 943 4.4 1,105 70.1 13.2 1,100 67.8 3,963 26.4 1,099 67.3 J-273 944 3.8 1,105 69.6 11.4 1,100 67.3 4,106 22.8 1,099 66.9 J-274 945 3 1,105 69.2 9 1,100 66.9 5,000 18 1,099 66.5 J-275 946 3.8 1,105 68.8 11.4 1,100 66.5 4,658 22.8 1,099 66.1 J-276 942 0 1,105 70.5 0 1,100 68.2 4,783 0 1,099 67.8 J-277 944 2.2 1,105 69.6 6.6 1,100 67.3 2,979 13.2 1,099 66.9 J-278 943 0 1,105 70.1 0 1,100 67.8 4,324 0 1,099 67.4 J-279 947 2 1,105 68.3 6 1,100 66 3,191 12 1,099 65.7 J-280 940 0 1,105 71.4 0 1,100 69.1 4,473 0 1,099 68.7 J-281 945 3.6 1,105 69.2 10.8 1,100 66.9 5,000 21.6 1,099 66.6 J-282 935 2.6 1,105 73.5 7.8 1,100 71.3 3,342 15.6 1,099 71 J-283 932 0 1,105 74.8 0 1,100 72.5 5,000 0 1,099 72.2 J-284 938 5 1,105 72.2 15 1,100 69.9 4,497 30 1,099 69.5 J-285 944 4.6 1,105 69.6 13.8 1,100 67.4 5,000 27.6 1,099 67.1 J-286 953 3.2 1,105 65.7 9.6 1,100 63.5 5,000 19.2 1,099 63.2 J-287 950 2.8 1,105 67 8.4 1,100 64.8 2,731 16.8 1,099 64.5 Average Day Demand Maximum Day Demand Peak Hour Demand Node Label Elevation (ft) Table 2 Water Model Results Scenario 2 - Tower Off, Maple Grove On Demand (gpm)Hydraulic Grade (ft)Pressure (psi)Demand (gpm)Hydraulic Grade (ft)Pressure (psi)Fire Flow (Available) (gpm)Demand (gpm)Hydraulic Grade (ft)Pressure (psi) Maple Grove 942 0 1,093 65.3 0 1,092 65 5,000 0 1,090 64.2 J-95 943 3.6 1,093 64.8 10.8 1,092 64.3 5,000 21.6 1,088 62.8 J-96 945 1.6 1,093 63.8 4.8 1,090 62.6 3,190 9.6 1,081 59 J-100 941 0 1,093 65.5 0 1,089 64.1 2,775 0 1,079 59.9 J-101 947 0 1,092 62.9 0 1,088 61.1 2,382 0 1,076 55.8 J-102 953 4.8 1,092 60.3 14.4 1,088 58.5 2,342 28.8 1,076 53.2 J-94 952 3.4 1,093 60.9 10.2 1,092 60.6 5,000 20.4 1,089 59.4 J-103 946 1.4 1,093 63.5 4.2 1,092 63 5,000 8.4 1,088 61.5 J-158 943 4.2 1,092 64.6 12.6 1,088 62.8 2,292 25.2 1,076 57.5 J-182 930 0 1,092 70.2 0 1,088 68.4 2,281 0 1,075 62.9 J-183 940 0 1,092 65.9 0 1,088 64.1 2,274 0 1,075 58.6 J-185 941 3.4 1,092 65.5 10.2 1,088 63.8 2,445 20.4 1,076 58.6 J-186 927 3 1,092 71.6 9 1,089 69.9 2,521 18 1,077 64.9 J-187 926 0 1,092 72 0 1,089 70.5 2,650 0 1,078 65.9 J-188 940 0 1,092 66 0 1,089 64.5 2,731 0 1,079 60.2 J-189 946 4.2 1,093 63.4 12.6 1,090 62.2 3,251 25.2 1,081 58.6 J-190 944 2.8 1,092 64.2 8.4 1,089 62.6 2,613 16.8 1,078 57.8 J-191 947 5.2 1,092 62.9 15.6 1,089 61.3 2,473 31.2 1,077 56.5 J-192 946 3.2 1,092 63.4 9.6 1,089 61.8 2,700 19.2 1,078 57.3 J-245 945 4.2 1,093 63.8 12.6 1,090 62.6 1,886 25.2 1,081 59 J-246 938 0 1,093 66.9 0 1,090 65.7 1,578 0 1,081 62 J-247 942 1.8 1,093 65.2 5.4 1,091 64.6 4,824 10.8 1,087 62.6 J-248 950 3.2 1,093 61.8 9.6 1,091 61 3,910 19.2 1,086 58.9 J-249 945.5 2.2 1,093 63.7 6.6 1,091 62.9 4,350 13.2 1,086 60.6 J-254 950 0 1,092 61.6 0 1,088 59.7 2,264 0 1,075 54.2 J-261 946 22.1 1,092 63.3 66.2 1,088 61.4 1,582 132.4 1,075 55.7 J-262 952 8.6 1,092 60.7 25.8 1,088 58.9 1,732 51.6 1,075 53.3 J-263 950.3 56.8 1,092 61.5 170.4 1,088 59.6 2,258 340.8 1,075 54.1 J-264 952 25.8 1,092 60.7 77.5 1,088 58.9 2,233 155.1 1,075 53.3 J-265 952.2 9.2 1,092 60.6 27.6 1,088 58.8 2,243 51.6 1,075 53.2 J-267 953 0 1,092 60.3 0 1,088 58.4 2,223 0 1,075 52.9 J-271 943 5 1,093 64.7 15 1,090 63.7 3,647 30 1,083 60.7 J-272 943 4.4 1,092 64.7 13.2 1,089 63.1 2,460 26.4 1,078 58.4 J-273 944 3.8 1,092 64.2 11.4 1,089 62.6 2,448 22.8 1,077 57.8 J-274 945 3 1,092 63.8 9 1,089 62.1 2,524 18 1,077 57.1 J-275 946 3.8 1,092 63.3 11.4 1,088 61.6 2,344 22.8 1,077 56.5 J-276 942 0 1,092 65.1 0 1,089 63.4 2,443 0 1,077 58.3 J-277 944 2.2 1,092 64.2 6.6 1,089 62.5 1,967 13.2 1,077 57.5 J-278 943 0 1,092 64.6 0 1,088 62.9 2,298 0 1,077 57.9 J-279 947 2 1,092 62.9 6 1,088 61.2 2,000 12 1,077 56.1 J-280 940 0 1,092 65.9 0 1,088 64.2 2,358 0 1,077 59.1 J-281 945 3.6 1,092 63.8 10.8 1,088 62 2,411 21.6 1,076 56.7 J-282 935 2.6 1,092 68.1 7.8 1,088 66.3 2,029 15.6 1,076 61.1 J-283 932 0 1,092 69.4 0 1,089 67.8 2,579 0 1,078 63 J-284 938 5 1,092 66.8 15 1,089 65.2 2,526 30 1,077 60.2 J-285 944 4.6 1,092 64.2 13.8 1,088 62.4 2,377 27.6 1,076 57.1 J-286 953 3.2 1,092 60.3 9.6 1,088 58.5 2,296 19.2 1,076 53.2 J-287 950 2.8 1,092 61.6 8.4 1,088 59.8 1,712 16.8 1,076 54.5 Average Day Demand Maximum Day Demand Peak Hour Demand Node Label Elevation (ft) Anoka County Hennepin County Ramsey County Wright County VVPTW !( !( !( !( !( !( !(!( !( !(!( !( !( !(!( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !(!( !( !( !( CR - 1 1 6 H u n t e r s Rdg H illside Dr Br o c k t o n L a N Alvarado L a N Darrel La Dassel La Oswald Farm Rd Sti e g R d 97th Ave N City of Corcoran City of Maple Grove Northeast Elevated Tank Northeast WTP Maple Grove J-95 J-96 J-100 J-101 J-102 J-94J-103 J-158 J-182J-183 J-185 J-186 J-187 J-188 J-189J-190 J-191 J-192 J-245 J-246 J-247 J-248 J-249 J-254J-261 J-262 J-263 J-264 J-265 J-267 J-271 J-272 J-273 J-274 J-275 J-276 J-277J-278 J-279J-280 J-281 J-282 J-283 J-284 J-285 J-286 J-287 Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 1 9 3 8 \ A c t i v e \ 1 9 3 8 0 6 1 0 2 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ w a t e r c a d f i g u r e s \ w a t e r c a d f i g u r e s . a p r x R e v i s e d : 2 0 2 3 - 0 6 - 0 2 B y : b s c h a f e r m e y e r Legend County Parcels Municipal Boundaries Kwik Trip Development Location Water System FacilityVVPTWWater Treatment Plant Storage Tank !(Junction Water Main Diameter 8 Inch 12 Inch 16 Inch 20 Inch 24 Inch Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:7,200 0 300 600 Feet Prepared by BS on 2023-06-02 T119N, R23W, S11 Corcoran, Hennepin Co., MN 193806102 City of Corcoran Kwik Trip Pipe Network 1 Anoka County Hennepin County Ramsey County Wright County VVPTW !( !( !( !( !( !( !(!( !( !(!( !( !( !(!( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !(!( !( !( !( CR - 1 1 6 H unters Rdg H illside Dr Br o c k t o n L a N Alvarado L a N Darrel La Dassel La Oswald Farm Rd StiegRd 97th Ave N City of Corcoran City of Maple Grove Northeast Elevated Tank Northeast WTP 70.5 PSI 70.1 PSI 69.2 PSI 70.9 PSI 68.3 PSI 65.7 PSI 66.2 PSI68.8 PSI 70.1 PSI 75.7 PSI 71.4 PSI 70.9 PSI 77 PSI 77.4 PSI 71.4 PSI 68.8 PSI69.6 PSI 68.3 PSI 68.8 PSI 69.2 PSI 72.2 PSI 70.5 PSI 67 PSI 69 PSI 67.1 PSI68.8 PSI 66.2 PSI 66.9 PSI 66.2 PSI 66.1 PSI 65.8 PSI 70.1 PSI 70.1 PSI 69.6 PSI 69.2 PSI 68.8 PSI 70.5 PSI 69.6 PSI70.1 PSI 68.3 PSI71.4 PSI69.2 PSI 73.5 PSI 74.8 PSI 72.2 PSI 69.6 PSI 65.7 PSI 67 PSI Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 1 9 3 8 \ A c t i v e \ 1 9 3 8 0 6 1 0 2 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ w a t e r c a d f i g u r e s \ w a t e r c a d f i g u r e s . a p r x R e v i s e d : 2 0 2 3 - 0 6 - 0 2 B y : b s c h a f e r m e y e r Legend County Parcels Municipal Boundaries Kwik Trip Development Location Water System FacilityVVPTWWater Treatment Plant Storage Tank Water Main Water System Pressure !(< 35 PSI !(35-50 PSI !(50-65 PSI !(65-80 PSI !(80-95 PSI !(>95 PSI Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:7,200 0 300 600 Feet Prepared by BS on 2023-06-02 T119N, R23W, S11 Corcoran, Hennepin Co., MN 193806102 City of Corcoran Kwik Trip Average Day Water Distribution System Pressure: Tower On 2 System Conditions: Average day demand: 0.32 MGD Storage Tank: 5 ft below overflow WTP high service pump off Maple grove connection: OFF Anoka County Hennepin County Ramsey County Wright County VVPTW !( !( !( !( !( !( !(!( !( !(!( !( !( !(!( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !(!( !( !( !( CR - 1 1 6 H unters Rdg H illside Dr Br o c k t o n L a N Alvarado L a N Darrel La Dassel La Oswald Farm Rd StiegRd 97th Ave N City of Corcoran City of Maple Grove Northeast Elevated Tank Northeast WTP 3072.6 GPM 3174.5 GPM 4250.8 GPM 4791 GPM 5000 GPM 5000 GPM 3072.6 GPM3174.5 GPM 5000 GPM 5000 GPM 5000 GPM 5000 GPM 5000 GPM 5000 GPM 4924.4 GPM 4208.3 GPM4969.5 GPM 4375.3 GPM 4700.6 GPM 2177.8 GPM 1772.4 GPM 3336.1 GPM 3096.7 GPM 3472 GPM 5000 GPM2562.4 GPM 3254.8 GPM 5000 GPM 5000 GPM 5000 GPM 5000 GPM 3824.9 GPM 3962.6 GPM 4105.8 GPM 5000 GPM 4658.3 GPM 4783.1 GPM 2979.1 GPM4324.1 GPM 3190.6 GPM 4472.8 GPM 5000 GPM 3342.2 GPM 5000 GPM 4497.1 GPM 5000 GPM 5000 GPM 2731 GPM Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 1 9 3 8 \ A c t i v e \ 1 9 3 8 0 6 1 0 2 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ w a t e r c a d f i g u r e s \ w a t e r c a d f i g u r e s . a p r x R e v i s e d : 2 0 2 3 - 0 6 - 0 2 B y : b s c h a f e r m e y e r Legend County Parcels Municipal Boundaries Kwik Trip Development Location Water System FacilityVVPTWWater Treatment Plant Storage Tank Water Main Available Fire Flow !(500-1,000 GPM !(1,000-2,500 GPM !(2,500-3,500 GPM !(> 3,500 GPM Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:7,200 0 300 600 Feet Prepared by BS on 2023-06-02 T119N, R23W, S11 Corcoran, Hennepin Co., MN 193806102 City of Corcoran Kwik Trip Maximum Day Available Fire Flow: Tower On 3 System Conditions: Maximum day demand: 0.95 MGD Storage Tank: 10 ft below overflow WTP high service pump off Maple grove connection: OFF Anoka County Hennepin County Ramsey County Wright County VVPTW !( !( !( !( !( !( !(!( !( !(!( !( !( !(!( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !(!( !( !( !( CR - 1 1 6 H unters Rdg H illside Dr Br o c k t o n L a N Alvarado L a N Darrel La Dassel La Oswald Farm Rd StiegRd 97th Ave N City of Corcoran City of Maple Grove Northeast Elevated Tank Northeast WTP 65.3 PSI 64.8 PSI 63.8 PSI 65.5 PSI 62.9 PSI 60.3 PSI 60.9 PSI63.5 PSI 64.6 PSI 70.2 PSI 65.9 PSI 65.5 PSI 71.6 PSI 72 PSI 66 PSI 63.4 PSI64.2 PSI 62.9 PSI 63.4 PSI 63.8 PSI 66.9 PSI 65.2 PSI 61.8 PSI 63.7 PSI 61.6 PSI63.3 PSI 60.7 PSI 61.5 PSI 60.7 PSI 60.6 PSI 60.3 PSI 64.7 PSI 64.7 PSI 64.2 PSI 63.8 PSI 63.3 PSI 65.1 PSI 64.2 PSI64.6 PSI 62.9 PSI65.9 PSI63.8 PSI 68.1 PSI 69.4 PSI 66.8 PSI 64.2 PSI 60.3 PSI 61.6 PSI Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 1 9 3 8 \ A c t i v e \ 1 9 3 8 0 6 1 0 2 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ w a t e r c a d f i g u r e s \ w a t e r c a d f i g u r e s . a p r x R e v i s e d : 2 0 2 3 - 0 6 - 0 2 B y : b s c h a f e r m e y e r Legend County Parcels Municipal Boundaries Kwik Trip Development Location Water System FacilityVVPTWWater Treatment Plant Storage Tank Water Main Water System Pressure !(<35 PSI !(35-50 PSI !(50-65 PSI !(65-80 PSI !(80-95 PSI !(>95 PSI Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:7,200 0 300 600 Feet Prepared by BS on 2023-06-02 T119N, R23W, S11 Corcoran, Hennepin Co., MN 193806102 City of Corcoran Kwik Trip Average Day Water Distribution System Pressure: Maple Grove On 4 System Conditions: Average day demand: 0.32 MGD Storage Tank: OFFLINE WTP high service pump off Maple grove connection: ON Anoka County Hennepin County Ramsey County Wright County VVPTW !( !( !( !( !( !( !(!( !( !(!( !( !( !(!( !(!( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !(!( !( !( !( CR - 1 1 6 H unters Rdg H illside Dr Br o c k t o n L a N Alvarado L a N Darrel La Dassel La Oswald Farm Rd StiegRd 97th Ave N City of Corcoran City of Maple Grove Northeast Elevated Tank Northeast WTP 5000 GPM 5000 GPM 3190.3 GPM 2775.3 GPM 2382.4 GPM 2342 GPM 5000 GPM5000 GPM 2291.5 GPM 2280.6 GPM 2274.2 GPM 2444.5 GPM 2520.7 GPM 2649.6 GPM 2730.9 GPM 3250.9 GPM2612.5 GPM 2472.6 GPM 2700.2 GPM 1886.3 GPM 1577.9 GPM 4824.2 GPM 3910.2 GPM 4349.7 GPM 2264.1 GPM1582.3 GPM 1731.6 GPM 2258 GPM 2232.5 GPM 2243 GPM 2222.8 GPM 3647.4 GPM 2459.5 GPM 2447.5 GPM 2524.2 GPM 2343.9 GPM 2442.8 GPM 1966.7 GPM2297.7 GPM 2000.3 GPM 2357.7 GPM 2411.2 GPM 2028.7 GPM 2579.1 GPM 2526 GPM 2377 GPM 2295.6 GPM 1711.6 GPM Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 1 9 3 8 \ A c t i v e \ 1 9 3 8 0 6 1 0 2 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ w a t e r c a d f i g u r e s \ w a t e r c a d f i g u r e s . a p r x R e v i s e d : 2 0 2 3 - 0 6 - 0 2 B y : b s c h a f e r m e y e r Legend County Parcels Municipal Boundaries Kwik Trip Development Location Water System FacilityVVPTWWater Treatment Plant Storage Tank Water Main Available Fire Flow !(500-1,000 GPM !(1,000-2,500 GPM !(2,500-3,500 GPM !(> 3,500 GPM Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:7,200 0 300 600 Feet Prepared by BS on 2023-06-02 T119N, R23W, S11 Corcoran, Hennepin Co., MN 193806102 City of Corcoran Kwik Trip Maximum Day Available Fire Flow: Maple Grove On 5 System Conditions: Maximum day demand: 0.95 MGD Storage Tank: OFFLINE WTP high service pump off Maple grove connection: ON Appendix E Stormwater Modeling Guidelines Stormwater Guidelines for Development March 2019 Issue Cities changing from rural to urban development are challenged by the additional stormwater generated due to construction of impervious surfaces, along with the offsite infrastructure, or lack thereof, to manage effectively. To standardize the modeling and review process, the guidelines below were created for efficiency. Note: A watershed approval is required per Elm Creek WMO rules, which also reviews flow rates, water quality and volume management. Modeling Watershed Information · Provide an aerial photo of the development that includes the overall watershed and subwatershed boundaries · Provide a summary of the acreage to each discharge point leaving the site. Any increase (or decrease) shall be identified. · Show any floodplain adjacent to project or within the project · Show downstream water bodies and flow paths o Downstream flow paths and water bodies typically need to have elevations, inverts, and condition identified. Subwatersheds A HydroCAD model (typically used) has inputs that can vary by user. To minimize resubmittals, review time and effort, the following data shall be utilized. · Electronic model shall be submitted · Hydrologic Soil Group (HSG) shall be lowered one category due to the mass grading and compaction of the soils. For example, an existing B soil, shall be modeled as a proposed C soil (unless it remains undisturbed) · Wetlands, filtration basins, and ponds shall be modeled at CN of 98 · Identify peak rates for storm events and proposed shall be equal or less than existing rates. o Note: There are certain conditions where at City’s discretion the off-site conditions require a reduction in flow rate from existing rates. · SWMM (i.e. EPA-, XP-, or PC-) models can be submitted for review, however these increase review time. Model Setup for Outlet Control Structures, NWLs and Infiltration · The model’s flow control structures (OCS, culverts, etc.) shall match the construction plan information. During the plan and model review both may be modified and revised · Individual detail plates are required for each OCS, and individual plates shall have inverts identified · A pond or wetland NWL (and model starting elevation) shall be set at the constructed outlet control elevation. o No live storage shall be utilized below the controlling OCS elevation. o No live storage shall be used for filtration shelves on ponds below controlling OCS elevation · If a pond or wetland has an NWL (wet surface), infiltration shall not be used in flood routing. · If a pond has filtration BMP causing drawdown below the NWL, this drawdown elevation shall not be used as the NWL for flood routing. (Filtration has a slower release time and during wet periods is not available as live storage). Construction Plans Catch Basins · Street drainage shall be sufficient to manage the 10-year event · Typical a CB inlet capacity is 2 to 2.5 CFS, and CBs shall be spaced accordingly · Three inches (0.25 feet) of head on a CB will inundate a street centerline (2% slope). · Spacing is 200 to 250 feet using longitudinal street dimensions of 40 feet from road centerline to half the house footprint (assumes rear half of house drains to rear yard). Dimensions equal 10,000 SF. · CBs may be required on both sides of ped ramps to capture flows Natural Drainage Features · Waterbodies receiving urban drainage (wetlands, ditches, gullies) may need to have OCS installed, erosion protection, or reduced flow rates to allow the feature to function over the long term due to more consistent flows from increased impervious via development · Offsite work may be necessary and City will assist with coordination, easements, etc. HWLs and EOFs · The freeboard requirements are: o Low Opening is a minimum of two feet above the HWL o Low Opening is a minimum of two feet above the EOF · EOFs shall be accurately shown and as builts are required. The highest point shall be the EOF (for example top of curb) since this is the controlling elevation o In certain instances, channel calculations of the swale may be required to show the EOF has capacity to manage estimated flow · Overland EOFs are preferred, however if a second pipe serves as an EOF then modeling will include a 100-year event using the second pipe (EOF) as the only outlet (primary outlet plugged). Rear Yards · Rear yards or swales less than 2% shall have draintile. Typically, every two to three lots will require rear yard CBs. Sump Connections · Houses adjoining a wetland or pond do not need individual sump connection · Others will have access to rear yard stormsewer. Offsite Impacts Adjacent Parcels · City will review adjacent parcels (downstream and upstream) for impacts from volume, point discharge, etc. and may require off site improvements. City will assist in coordination of any off site work. · Off site water quality improvement projects may be determined by the City for assistance with compliance with City’s TMDL approach of implementing improvements upon development. · FEMA modifications may be necessary due to development and implemented by City. Page 1 of 1 MEMO Date: November 6, 2024 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 23-006 Kwik Trip Preliminary Plat, Site Plan, CUP, and Variance A Public Safety plan review meeting was held on November 6, 2024, to review the submitted preliminary plat and site plan for Kwik Trip. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Leuer, Fire Chief Fehrens, Fire Chief Malewicki, Construction Services Supervisor Prichard, Planner Klingbeil, and Community Development Director Davis McKeown. The comments below are based on the materials submitted on October 14, 2024. 1. The three accesses shown into Kwik Trip on the new collector roadway may create traffic congestion in the long run as other businesses and residences come in to the area. 2. Fire hydrants will be required subject to approval by the Rogers Fire Chief. There is believed to be a fire hydrant at Mama G’s; it should be shown on the plans. 3. If there is to be remote fills, ensure the drive aisles are engineered to support emergency vehicles. Page 1 of 1 MEMO Date: February 5, 2025 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 23-006 Kwik Trip Preliminary Plat, Site Plan, CUP, and Variance A Public Safety plan review meeting was held on November 6, 2024, to review the submitted preliminary plat and site plan for Kwik Trip. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Leuer, Fire Chief Malewicki, Building Official Rosenau, Construction Services Supervisor Prichard, Planner Klingbeil, and Community Development Director Davis McKeown. The comments below are based on the materials submitted on February 4, 2025. 1. The reduction in accesses shown into Kwik Trip from the new collector roadway is an improvement. No further concerns at this time. 2. Fire hydrants will be required subject to approval by the Rogers Fire Chief. There is believed to be a fire hydrant at Mama G’s; it should be shown on the plans. a. A fire hydrant will be required at the end of the cul-de-sac. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us April 12, 2024 Mr. Dwight Klingbeil City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Kwik Trip (Received 3/14/24) County State Aid Highway (CSAH) 101 Hennepin County Plat Review ID #3933 (Reviewed 03/21/2024) Mr. Klingbeil: Please consider the following county staff comments regarding the preliminary plat for the construction of a Kwik Trip convenience store, car wash, and gas station on Brockton Lane (CSAH 101) north of 97th Avenue (CSAH 30). Access: County staff support the proposed northern full access on Brockton Lane and the proposed northbound left-turn lane. It is understood that the northern access may become a future local public street. The county supports this approach and recommend that future internal connections be provided for the lots to the north and west. County staff support the proposed right-in/right-out southern access, contingent upon the addition of a raised center median island, with curb and gutter on Brockton Lane. The permit and approval for the two access points will require the closure of the two driveways on the Mama G’s property to the south. Additional coordination is needed to determine whether the county will require right-turn lanes at one or both accesses. The turn lanes and center median island design will need to be reviewed and approved by county staff prior to permitting. Contact: Eric Drager at 612-596-0420 or Eric.Drager@hennepin.us Right-of-way: County staff request 60 feet half right-of-way and a 5-foot easement for trail, drainage and utility purposes. If needed, the county may accept 55 feet half right-of-way and a 10-foot easement. Storm Water/Drainage: Driveways should be reviewed for culverts to support stormwater flow. Per County Ordinance 22, the existing drainage patterns shall not be altered unless approved by Hennepin County. Watershed District approval and drainage calculations are required if the work alters existing drainage patterns. Post-construction flow rates entering Hennepin County’s drainage system, overland or through pipes, shall not exceed pre-construction rates for the two, 10 and 100-year events. Contact: Jordan Labat at 612-596-0703 or Jordan.Labat@hennepin.us Permits: Please inform the developer that all construction within county right-of-way requires an approved county permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, sidewalk/trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or Michael.Olmstead@hennepin.us Please also confirm that there has been sufficient communication with the City of Maple Grove and contact Ashley Morello: 612-596-0359, Ashley.Morello@hennepin.us with any questions. Sincerely, Carla Stueve, PE County Highway Engineer Hennepin County Property Map Date: 3/15/2024 Comments: 1 inch = 400 feet PARCEL ID: 1211 92314 0004 OWNER NAME: Lo is J Becher R ev Trust PARCEL ADDRESS: 5 2 Ad dress Una ssigned,Corcoran MN 00000 PARCEL AREA: 2 .14 acres, 93 ,40 0 sq ft A-T-B: Abstract SALE PRICE: $70 0,0 00 SALE DATE: 01/1992 SALE CODE: Excluded From Ratio Studies ASSESSED 2023, PAYABLE 2024 PRO PERTY TYPE: Land -C ommercial H OMESTEAD: No n-Homeste ad MARKET VALU E: $145,000 TAX TOTAL: $4,458.40 ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Co mmercial HOMESTEAD: Non-Ho mestead MARKET VALUE: $145 ,00 0 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2024 10 7 7 PU B L I C R I G H T O F W A Y EA S E M E N T P E R D O C . N O . 6 3 8 8 8 3 1 65 65 PU B L I C R I G H T O F W A Y WI D E N E D F R O M 3 3 FE E T T O 4 0 F E E T P E R DO C . N O . 6 3 8 8 8 3 1 32 SOUTH LINE OF LOT 1, BLOCK 1, MAMA G 500.00 26 1 . 3 6 NORTH LINE OF MAMA G EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 371.00 32.00 N0 0 ° 1 5 ' 5 3 " W 4 6 1 . 3 6 64.00 S0 0 ° 1 5 ' 5 3 " E 3 6 4 . 8 3 S89°44'07"W 405.00 Δ = 6 2 ° 0 2 ' 4 9 " R = 6 4 . 0 0 6 9 . 3 1 30 30 40 40 32 40 1/ 2 I N C H O P E N RL S N O . 8 1 9 4 RL S N O . 1 8 4 2 5 DRAINAGE AND UTILITY EASEMENT 40 . 0 0 42 1 . 3 6 435.00 65.00 S0 ° 1 5 ' 5 3 " E 78 4 . 5 0 EAST QUARTER CORNER OF SEC. 12, T. 119, R. 23 S0 ° 1 5 ' 5 3 " E 15 9 0 . 8 3 NE CORNER OF SEC. 12, T. 119, R. 23 E. G. RUD & SONS, INC. EST. 1977 KWIK TRIP 1202 NORTH Professional Land Surveyors PR E L I M I N A R Y C O P Y LA S T S A V E D B Y : BN I E M E L A o n We d n e s d a y , F e b r u a r y 2 1 , 2 0 2 4 a t 3: 0 6 : 0 0 P M LO C A T I O N : C: \ C I V I L 3 D P R O J E C T S \ 2 1 0 7 5 9 P P - K W I K T R I P C O R C O R A N FI L E N A M E : 21 0 7 5 9 P P .D W G FI L E S I Z E : 10 . 7 9 MB KNOW ALL PERSONS BY THESE PRESENTS: That the Kwik Trip, Inc, a Wisconsin corporation, owner of the following described property: Parcel 1: Lot 1, Block 1, MAMA G, Hennepin County, Minnesota. Parcel 2: That part of the East 500.00 feet of the Southeast Quarter of the Northeast Quarter of Section 12, Township 119, Range 23, Hennepin County, Minnesota, which lies North of the North line of MAMA G on file in said Hennepin County and South of a line which is parallel with and distant 261.36 feet North of said North line of MAMA G. Has caused the same to be surveyed and platted as KWIK TRIP 1202 and does hereby dedicate to the public for public use forever the public way and the drainage and utility easements as shown on this plat. In witness whereof said Kwik Trip, Inc, a Wisconsin corporation, has caused these presents to be signed by its proper officer this day of , 20 . KWIK TRIP, INC. By: as STATE OF MINNESOTA COUNTY OF The foregoing instrument was acknowledged before me this day of , 20 by , as of Kwik Trip, Inc., a Wisconsin corporation on behalf of the corporation. (Signature) (Print Name) Notary Public, County, Minnesota My Commission Expires SURVEYOR'S CERTIFICATE I Samuel N. Niemela, do hereby certify that I have surveyed and platted or directly supervised the survey and platting of the property described on this plat as KWIK TRIP 1202; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on the plat; that all monuments depicted on the plat have been or will be correctly set within one year; that all water boundaries and wet lands as defined in MS Section 505.01, Subd. 3 existing as of the date of this certification are shown and labeled on the plat; and that all public ways are shown and labeled on the plat. Samuel N. Niemela, Land Surveyor Minnesota Registration No. 52705 STATE OF MINNESOTA COUNTY OF The foregoing Surveyor's Certificate was acknowledged before me this day of , 20 , by Samuel N. Niemela, Land Surveyor. (Signature) (Print Name) Notary Public, County, Minnesota My Commission Expires CITY COUNCIL, CITY OF CORCORAN, MINNESOTA This plat of KWIK TRIP 1202 was approved and accepted by the City Council of the City of Corcoran, Minnesota at a regular meeting held this day of , 20 , and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. City Council, City of Corcoran, Minnesota Mayor Clerk RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota I hereby certify that taxes payable in and prior years have been paid for land described on this plat, dated this day of , 20 . Daniel Rogan, County Auditor By: , Deputy SURVEY DIVISION Hennepin County, Minnesota Pursuant to Minnesota Statures Section 383B.565 (1969), this plat has been approved this day of , 20 . Chris F. Mavis, County Surveyor By: COUNTY RECORDER Hennepin County, Minnesota I hereby certify that the within plat of KWIK TRIP 1202 was recorded in this office this day of , 20 , at o'clock M. Amber Bougie, County Recorder By: , Deputy LEGEND DENOTES IRON MONUMENT FOUND AS LABELED DENOTES 1/2 INCH BY 14 INCH IRON PIPE SET, MARKED RLS NO. 45356 / 52705 COUNTY RD. NO. 30 CO U N T Y R D . N O . 1 1 6 HUNTERS RIDGE CO U N T Y R D . N O . 1 0 1 MYSTIQUE DR.PATRICK PL. CH E R R Y L N . 100TH AVE. VICINITY MAP SITE 040 40 80 16020 DENOTES HENNEPIN COUNTY CAST IRON MONUMENT FOR THE PURPOSES OF THIS PLAT, THE EAST LINE OF THE SOUTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 12, TOWNSHIP 119, RANGE 23, HENNEPIN COUNTY, MINNESOTA IS ASSUMED TO BEAR SOUTH 0 DEGREES 15 MINUTES 53 SECONDS EAST. 10 10 EASEMENT DETAIL BEING 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, AS SHOWN ON THE PLAT DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) NO PA R K I N G LO A D I N G ZO N E CA R WA S H 5'-0" 2'-6" | | | | | | | | | | | | | | | ||||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u ue ue ue ue ue ue Know what's below. before you dig.Call R 1202 SP1.1 SI T E K E Y N O T E P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Photometric Added02/27/231 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM 53182 Per Owner Comments09/26/233 Per Owner Comments05/19/232 This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. From:Natalie Davis To:Seth Gellman Subject:FW: Hope Community Development Date:Friday, February 14, 2025 4:50:48 PM Attachments:image001.png Please save this public comment email to the Kwik Trip file under Communication. Thank you, From: Stephanie StClair <stclair.21@hotmail.com> Sent: Friday, February 14, 2025 2:45 PM To: Natalie Davis <ndavis@corcoranmn.gov> Subject: Hope Community Development Hello Mr. Davis, Your doors were locked, but I wanted to make sure to send my message. I am so opposed to the plan for Qwik Trip to be built at 9700 Brockton Ln. We live across Brockton Ln on 97th. Why build where there is dense housing? Delgany Association and Del Webb Association. County Rd 101 already has heavy traffic. Qwik Trip would be in our backyard. Lights on all night, traffic 24/7. The Hope Community Development on County Road 30 and County Road 116 would be ideal for a Qwik Trip. Better driveway access; no homes right there.; other businesses from where Qwik Trip would be patronized. Please consider my thoughts when reviewing the proposal by Qwik Trip, Sincerely, Stephanie St.Clair 9745 Alvarado Lane N Maple Grove 55311 Sent from Samsung Galaxy smartphone. Get Outlook for Android This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. Outlook Kwiktrip - HIGHLY OPPOSED From Kelly Hirdler <kmhirdler@gmail.com> Date Tue 2/25/2025 9:32 AM To Dwight Klingbeil <DKlingbeil@corcoranmn.gov> I am unable to attend the public hearing related to the proposed Kwik Trip to build near the northwest corner of County Road 101 and County Road 30. This Kwik trip would be located directly in my back yard and the lights would shine in my home all night.  We currently have Mama G's which already gives us a lot of traffic and noise currently.  There are hundreds of townhomes in this area - residential area. Just up the road they can build at Cty Rd 30 and Cty Rd 116. There is a sign for Hope Community Business Center, requesting businesses.  There are no homes there. There would be better access from the road for this business.  Kelly Hirdler 9845 Alvarado Lane No. Maple Grove >> >> >> >> >> >> >> >>>> >>>>>> >>>>>> >> >> >>>>>>>>>> > | | | || | | | T T T T T T T T T T E E E G G G G G G G G G G G G G NO P A R K I N G NO PA R K I N G LO A D I N G ZO N E CA R WA S H >>>>>>>> >>>>>>>>>> E E E E E E E E E > > > > >> >> > > >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> >> D T DT DT DT DT DT DT DT DT DT DT DT DT DT >> >> >> >> > > > > > > > > > FND 1 8 4 2 5 F N D 1 / 2 I P T I P P E D FND 8 1 9 4 T I P P E D N89°44'07"E 467.00 PID #12-119-23-14-0006 PID #12-119-23-14-0004 10.0 40.0 DRAINAGE AND UTILITY EASEMENT PER PLAT MAMA G 65 F T U T I L I T Y E A S E M E N T AG R E E M E N T P E R D O C . NO . A 1 0 6 4 8 7 3 5 94 0 . 6 2 94 0 . 7 1 PU B L I C R I G H T O F WA Y E A S E M E N T P E R DO C . N O . 6 3 8 8 8 3 1 7.0 7.0LINE 261.36 FEET NORTH OF THE NORTH LINE OF MAMA G 10 10 PROPOSED DRAINAGE AND UTILITY EASEMENT PROPOSED DRAINAGE AND UTILITY EASEMENT 65 26 1 . 3 6 500.00 26 1 . 3 6 33 65 33 65 33 65 PROPOSED BUILDING 14 4 . 6 115.6 20 9 . 9 SOUTH LINE OF LOT 1 BLOCK 1 MAMA G 65 32 32.00 10 10 7 7 N0 0 ° 1 5 ' 5 3 " W 8 0 1 . 3 6 20 10 10 10 10 10 10 10 S0 0 ° 1 5 ' 5 3 " E 3 6 4 . 8 3 S89°44'07"W 405.00 Δ =1 5 2 °0 2'49" R=64. 0 0 1 6 9 . 8 4 10 10 PROPOSED SANITARY SEWER EASEMENT PROPOSED ROADWAY PR O P O S E D R O A D W A Y PROPOSED ACCESS EASEMENT 30 30 30 30 40 40 40 40 40 10 19 42 1 . 3 6 38 0 . 0 0 162,083 S.F. (3.72 ACRES) 169,281 S.F. (3.89 ACRES) Δ =9 0 °0 0 '0 0 " 1 0 0 .5 3 Δ = 6 2 ° 0 2 ' 4 9 " 6 9 . 3 1 N89°44'07"E 371.00 30 CANOPY CANOPY (OVER DECK) CONCESSIONS DECK GATE TRASH ENCLOSURE CHAIN LINK FENCE REMNANTS CHAIN LINK FENCE REMNANTS 945.92 942.98 93 8 . 9 939 . 1 938.9 940.72 TNH 939.7 9 4 1 . 1 93 5 . 9 7 FE S 1 2 93 7 . 4 2 FE S 1 2 94 1 . 5 6 9 4 1 . 0 2 FE S 1 5 T O P 941 . 4 1 FES 15 TOPFES 15 TOP 939 . 3 939.4 939.7 93 9 . 7 9 3 9 . 7 FE S 1 5 T O P 94 0 . 4 94 0 . 5 940.6 9 4 0 . 9 9 4 1 . 1 941.2 941.2 940.8 FND 1 8 4 2 5 F N D 1 " O P E N EXISTING BUILDING 435.00 31 6 . 0 0 100 100 100 20 20 20 20 20 100 20 20 20 100 S0 ° 1 5 ' 5 3 " E 78 4 . 5 0 46 1 . 3 6 64 . 0 0 20 NORTH LINE OF MAMA G 65.0 PID #12-119-23-14-0005 PROPOSED DRAINAGE AND UTILITY EASEMENT 401,540 S.F. (9.22 ACRES) 939.12 944.3 9 941.2 FFE 1387 939.89 CBFL 941.4 ASH 24940.8 PINE 18940.6 SPRUCE 10 EA S T L I N E O F T H E S E 1/ 4 O F N E 1 / 4 O F SE C . 1 2 , T . 1 1 9 , R . 2 3 27 . 2 13.5 15.2 36 . 8 2.2 2.0 15 . 7 27 . 7 19.8 138.5 35 . 7 190.1 940 938 9 4 0 944 9 4 4 9 4 2 940 94 0 9 4 2 9 4 4 9 4 6 9 4 6 9 4 2 9 4 0 9 4 6 94 8 94 4 9 4 4 94 6 9 4 8 946 944 942 9 4 4 9 4 2 9 4 8 944 10 10 45 83 E. G. RUD & SONS, INC. Professional Land SurveyorsEST. 1977 990 - 5th Avenue SE, Suite 2HUTCHINSON, MN 55350 TEL. HUTCHINSON: (320) 587-2025 TEL. GAYLORD: (507) 237-5212 www.egrud.com NORTH 210759AS ~for~KWIK TRIP 1202 ~of~LOTS 1 & 2, BLOCK 1, MAMA G & PART OF EAST 500 FEET OF THE SE 1/4 - NE 1/4 SEC. 12, TWP. 119, R. 23, HENNEPIN COUNTY, MN. 3 2 SNN CBS CHECK BY: DRAWN BY: 1 210759 DATE:JOB NO: C:\CIVIL 3D PROJECTS\210759AS-KWIK TRIP CORCORAN - FROM HUTCH 3-24-23\CURRENT\210759PP.DWG FIELD CREW: BCK/LKN PRELIMINARY PLAT GENERAL NOTES 1.Fee ownership is vested in Lois J. Becher and Jerry C. Becher, Trustees and successor Trustee(s) of the Lois J. Becher Revocable Trust under agreement dated December 18, 2017, as amended, subject to the interest of Mama G's Properties LLC, a Minnesota Limited Liability Company as Contract Purchaser. Parcel ID Number: 12-119-23-14-0006, 12-119-23-14-0004, & 12-119-23-14-0005. 2.Address of the surveyed premises: *Not yet assigned by the City of Corcoran Minnesota. 9705 Co. Rd. No. 101 - Lot 2, Block 1, MAMA G 3.Bearings shown hereon are based on the Hennepin County Coordinate System. 4.Surveyed premises shown on this survey map is in Flood Zone X (Areas determined to be outside the 0.2% annual chance floodplain.), according to Flood Insurance Rate Map Community No. 270155 Panel No. 0044 Suffix X by the Federal Emergency Management Agency, effective date NOVEMBER 4TH, 2016. 5.Boundary area of the surveyed premises: 401,540± sq. ft. (9.22 acres). 6.A zoning endorsement letter was not furnished to the surveyor. A search of the City of Corcoran's web site indicates that the surveyed premises shown on this survey is currently zoned C-2-(Community Commercial). Under the applicable zoning regulations, the current setbacks are: Building:Front = 100 feet Side = 20 feet Rear = 20 feet Parking:Front = 100 feet Side = 10 feet Rear = 10 feet For additional information contact the Planning and Zoning Department at the City of Corcoran, contracted through Landform Professional Services LLC. at (612)-638-0225. 7.The surveyed premises has access to County Road No. 101 (A.K.A. Brockton Lane North), a public street. 8.Location of utilities existing on or serving the surveyed property determined by: -Observed evidence collected pursuant to Section 5.E.iv. -Markings requested by E.G. Rud And Sons INC. per Gopher State One Call Ticket No. 211604943 & 211604944. -Record drawings provided by the City of Corcoran's engineering department. Excavations were not made during the process of this survey to locate underground utilities and/or structures. The location of underground utilities and/or structures may vary from locations shown hereon and additional underground utilities and/or structures may be encountered. Contact Gopher State One Call Notification Center at (651) 454-0002 for verification of utility type and field location, prior to excavation. 10.Subsurface and environmental conditions were not examined or considered during the process of this survey. No statement is made concerning the existence of underground or overhead containers or facilities that may affect the use or development of the surveyed premises. 11.Proposed improvements per Site Plan by Carlson McCain. 12. There is proposed right of way dedication as part of the platting process. There was no evidence of recent street or sidewalk construction or repairs observed in the process of conducting the field work. 13.First American Title Insurance Company, Commitment No. 1586457, Schedule B-II Survey Related Exceptions: 9. A document entitled "Hennepin County State Aid Highway No. 30, Plat 11" recorded February 29, 1972 as Doc. No. 3933657 of Official Records. *Does not affect subject parcel. 10. The terms and provisions contained in the document entitled "Resolution No. 1994-84" recorded December 01, 1994 as Doc. No. 6370795 of Official Records. Affects Parcel 2. 11. An easement for Public Right of Way purposes in the document recorded January 18, 1995 as Doc. No. 6388831 of Official Records. Affects Parcel 2, as shown hereon. 12. The terms, provisions and easements contained in the document entitled "Utility Easement Agreement" recorded April 10, 2019 as Doc. No. A10648735 of Official Records. Affects Parcel 2, as shown hereon. 13. An easement shown or dedicated on the Map as referred to in the legal description For: drainage and utility purposes. Affects Parcel 1, as shown hereon. BENCHMARK: MNDOT GSID STATION #11498 MNDOT NAME: MAMA MNDT ELEVATION: 938.60 (NAVD88) 050 50 100 20025 LEGEND DENOTES IRON MONUMENT FOUND AS LABELED DENOTES IRON MONUMENT SET, MARKED RLS# 45356/52705 DENOTES HENNEPIN COUNTY SECTION CORNER DENOTES BITUMINOUS SURFACE DENOTES EXISTING SPOT ELEVATION DENOTES EXISTING CONTOURS PIN No. 17-119-22-14-0008 Owner: City of X Address: Unassigned X 952.36 DENOTES ADJACENT PARCEL OWNER INFORMATION (PER HENNEPIN COUNTY TAX INFORMATION) PIN No. 12-119-23-13-0007 Owner: G.R. Ebert & D.A. McCormick Address: 19330 Co. Rd. No. 30 Corcoran MN PI N N o . 1 2 - 1 1 9 - 2 3 - 1 3 - 0 0 0 7 Ow n e r : G . R . E b e r t & D . A . M c C o r m i c k Ad d r e s s : 1 9 3 3 0 C o . R d . N o . 3 0 C o r c o r a n M N DENOTES EXISTING WATER MAIN DENOTES OVERHEAD WIRE DENOTES UNDERGROUND GAS LINE DENOTES UNDERGROUND CABLE LINE DENOTES HYDRANT DENOTES WATER VALVE DENOTES POWER POLE DENOTES MISCELLANEOUS MANHOLE DENOTES ELECTRICAL BOX TREE DETAIL DENOTES ELEVATION DENOTES TREE QUANTITY DENOTES TREE SIZE IN INCHES DENOTES TREE TYPE DENOTES FENCE POST DENOTES SCHEDULE B-II EXCEPTION NO. DENOTES BUILDING SETBACK LINE LEGAL DESCRIPTION Lots 1 and 2, Block 1, MAMA G, Hennepin County, Minnesota. And That part of the East 500.00 feet of the Southeast Quarter of the Northeast Quarter of Section 12, Township 119, Range 23, Hennepin County, Minnesota, which lies North of the North line of MAMA G on file in said Hennepin County and South of a line which is parallel with and distant 261.36 feet North of said North line of MAMA G. COUNTY RD. NO. 30 CO U N T Y R D . N O . 1 1 6 HUNTERS RIDGE CO U N T Y R D . N O . 1 0 1 MYSTIQUE DR.PATRICK PL. CH E R R Y L N . 100TH AVE. VICINITY MAP ~APPLICANT~KWIK TRIP, INC. 1626 OAK STREET La CROSSE, WI 54602-2107 ~ENGINEER~CARLSON MCCAIN 15650 36TH AVENUE NORTH, SUITE 110 PLYMOUTH, MN 55446 Date: License No. 52705 SAMUEL N. NIEMELA I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota. 2/21/2025 SITE 1/22/2024 REVISED LAYOUT BPN 4/19/2023 EASEMENTS TO BE VACATED Drainage and utility easements on Lots 1 and 2, Block 1, MAMA G, Hennepin County, Minnesota. CLIENT COMMENTS2/21/2024 BPN PIN No. 12-119-23-13-0007 Owner: G.R. Ebert & D.A. McCormick Address: 19330 Co. Rd. No. 30 Corcoran MN REVISED LAYOUTS6/27/2024 BPN 4 CITY COMMENTS2/21/2025 BPN SITE 1202 T1 TI T L E S H E E T KWIK TRIP STORE #1202 CONSTRUCTION SET SITE LOCATION MAP AERIAL LOCATION MAP CITY OF CORCORAN HENNEPIN COUNTY, MINNESOTA SITE 97TH AVENUE NBR O C K T O N L A N E N DRAWING INDEX T1 TITLE SHEET ALTA ALTA SURVEY DM1 DEMO PLAN SP0 SITE CIRCULATION PLAN SP1 SITE DIMENSION PLAN SP1.1 SITE DIMENSION PLAN SP1.2 SITE KEYNOTE PLAN SP1.3 SITE KEYNOTE PLAN SP1.4 TURN LANE PLAN SP2 GRADE PLAN SP2.1 GRADE PLAN (SANITARY SEWER CONNECTION) SP2.2 GRADE PLAN SPOT DETAIL SP2.3 GRADE PLAN (TURN LANE) SP3 STORM SEWER PLAN SP3.1 STORM SEWER NOTES & DETAILS SP4 UTILITY PLAN SP4.1 UTILITY NOTES SP4.2 UTILITY PLAN (SANITARY SEWER CONNECTION) SP4.3 UTILITY PLAN (SANITARY SEWER CONNECTION) SP5 SITE PLAN DETAILS SP6 SITE PLAN DETAILS SWP1 EROSION CONTROL PLAN SWP2 EROSION CONTROL NOTES SWP3 EROSION CONTROL DETAILS SWP4 EROSION CONTROL DETAILS L1 LANDSCAPE PLAN L2 LANDSCAPE PLAN L3 LANDSCAPE PLAN E1 PHOTOMETRIC LIGHTING PLAN OWNER KWIK TRIP, INC STEVE LOWE 1626 OAK STREET LA CROSSE, WI 54602 PHONE: 608-793-5954 EMAIL: slowe@kwiktrip.com CIVIL ENGINEER CARLSON MCCAIN, INC. DAN WILKE 15650 36TH AVENUE N, #110 PLYMOUTH, MN 55446 PHONE: 952-346-3864 EMAIL: dwilke@carlsonmccain.com SITE DESIGNER CARLSON MCCAIN, INC. DAN WILKE 15650 36TH AVENUE N, #110 PLYMOUTH, MN 55446 PHONE: 952-346-3864 EMAIL: dwilke@carlsonmccain.com SURVEYOR E.G. RUD & SONS, INC. SAM N. NIEMELA 990 5TH AVENUE SE, STE 2 HUTCHINSON, MN 55350 PHONE: 320-587-2025 CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 A L V A R A D O L A N E N 94 0 9 4 5 9 4 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 | | | | | | | | | | || ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u uc uc uc u c u c u c u c uc uc uc uc uc uc uc uc TRE E 1 0 I N TREE 10IN TREE 24IN 946.2946.3 ue ue ue ue ue ue ue ue ue ue ue ue ue ue 94 6 9 4 4 T R E E 1 0 I N T R E E 1 0 I N EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 10 10 PROPOSED ROADWAY DRAINAGE AND UTILITY EASEMENT x x x x x x x x x x x x x x x x x x x x x x x x x x x x CANOPY CONCESSIONS DECK GATE TRASH ENCLOSURE >> >> >> >> >> >> 93 6 . 0 93 7 . 5 940.8 940.4 940.4 941.4 939.83 941.3943.0 945.8 944.8 ASH 24 PINE 18 SPRU C E 1 0 xx x x x xx x x 1951 941.25 FFE >> >> >> >> >> RIM:947.3 INV N:943.0 INV E:942.9 RIM:948.2 INV S:944.1 INV W:942.9 INV N:942.9 18 " 12 " 15" 15 " RIM:949.0 INV N:944.6 INV E:944.5 15" RIM:948.9 INV:945.0 RIM:948.4 INV S:935.4 > 15" 15" PLASTIC:940.7 (PART. BURIED) 15" PLASTIC:940.0 (PART. BURIED) 15" PLASTIC:939.3 (PART. BURIED) 15 " 12 " 12 " 12 " C M P : 9 4 0 . 0 (P A R T . B U R I E D ) 12 " C M P : 9 4 0 . 7 (P A R T . B U R I E D ) PROPOSED SANITARY SEWER EASEMENT 9 5 0 9 4 9 9 4 8 9 4 7 9 4 6 9 4 5 9 4 4 9 4 3 9 4 2 9 4 2 94 6 94 5 94 4 >>>>15" 9 4 0 9 4 1 9 4 2 9 4 2 94 5 944 943 942 947 946 945 944 943 942 941 940 939 938 941 941 9 4 1 940 940 941 9 4 1 94 2 943 943 944 945 946 947 9 4 8 9 4 7 94 8 94 8 94 6 94 5 944 94 0 94 9 94 9 94 9 MAMA G RESTAURANT FFE: 941.25 VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT 947 947 9 4 5 9 4 4 9 4 3 9 4 2 9 4 1 94 0 9 4 7 9 4 6 946 945 939 FIELDLINE DECK W/CANOPY > 1202 DM1 DE M O P L A N Know what's below. before you dig.Call R CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 94 6 . 7 3 FN D 1 8 4 2 5 | | | | | | | | | | | | | | | ||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u uc uc uc uc u c u c u c u c u c u c uc uc uc uc uc uc uc uc uc uc uc uc ue ue ue EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 10 10 PROPOSED ROADWAY RL S N O . 1 8 4 2 5 DRAINAGE AND UTILITY EASEMENT x TRASH ENCLOSURE >> 939.83 941.3943.0 944.8 15" PLASTIC:940.7 (PART. BURIED) 15" PLASTIC:940.0 (PART. BURIED) 12 " 12 " C M P : 9 4 0 . 7 (P A R T . B U R I E D ) PROPOSED SANITARY SEWER EASEMENT >>>>>>15" FND 8 1 9 4 T I P P E D FIELDLINE F N D 1 / 2 I P T I P P E D x x x x x x x NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0"12,000-GALLON ZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON WB - 6 7 - I n t e r s t a t e S e m i - T r a i l e r Know what's below. before you dig.Call R 1202 SP0 SI T E C I R C U L A T I O N P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GV CO CS PZ PIV WS O | | | | | | | | | | | | | | | |||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u u c u c u c u c uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc ue ue EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 10 10 PROPOSED ROADWAY PROPOSED SANITARY SEWER EASEMENT FIELDLINE x NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 8'-6" X 34'-0"12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON Know what's below. before you dig.Call R 1202 SP1 SI T E D I M E N S I O N P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GV CO CS PZ PIV WS O | ||||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u uc uc uc uc uc uc u c u c u c u c u c u c u c uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc ue ue ue ue EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 10 10 xx x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x CANOPY CANOPY (OVER DECK) CONCESSIONS DECK GATE TRASH ENCLOSURE >> >> >> >> >> >> >> >> >> >> >> >> >> >> 93 6 . 0 93 7 . 5 940.8 940.4 940.4 941.4 944.8 ASH 24 PINE 18 SPRU C E 1 0 xxxx x x x x x x x xxxx xx xx 15" PLASTIC:940.7 (PART. BURIED) 15" PLASTIC:940.0 (PART. BURIED) 15" PLASTIC:939.3 (PART. BURIED) 15 " RIM:939.5 TOP OF STANDING WATER 12 " 12 " 12 " C M P : 9 4 0 . 0 (P A R T . B U R I E D ) 12 " C M P : 9 4 0 . 7 (P A R T . B U R I E D ) MAMA G RESTAURANT FFE: 941.25 VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT DECK W/CANOPY x x x x x x x x x x NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON Know what's below. before you dig.Call R 1202 SP1.1 CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 SI T E D I M E N S I O N P L A N | | | | | | | | | | | | | | | |||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u u c u c uc uc uc uc uc uc uc uc uc uc uc ue ue ue EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 10 10 RL S N O . 1 8 4 2 5 x x NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0"12,000-GALLON ZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON Know what's below. before you dig.Call R 1202 SP1.2 SI T E K E Y N O T E P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GV CO CS PZ PIV WS O | | | | | | | | | | | | | | | | | ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u 941.3943.0 945.8 >> >> >> >> >> >> >> >> >> >> >> >> >> RIM:947.1 INV:943.4 RIM:947.3 INV N:943.0 INV E:942.9 RIM:948.2 INV S:944.1 INV W:942.9 INV N:942.9 18 " 12 " 15" 15 " RIM:949.0 INV N:944.6 INV E:944.5 15" RIM:948.9 INV:945.0 RIM:948.4 INV S:935.4> > > 15" >>>>>>>>15" > > Know what's below. before you dig.Call R 1202 SP1.3 SI T E K E Y N O T E P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GV CO CS PZ PIV WS O ||||||||||||||||||||| | | | | | ugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugug ohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohu 94 6 . 2 ue ue ue ue ue ue ue ue EAST LINE OF THE SE 1/4 OF NE 1/4 OF SEC. 12, T. 119, R. 23 93 9 . 8 3 94 1 . 3 94 3 . 0 12" CMP:940.7 (PART. BURIED) 944 >> >> >> >> 15 " 94 5 9 4 7 948 947 948 9 4 8 946 94 5 9 4 4 945944 943942 941 940 947946 F N D 8 1 9 4 T I P P E D ||||||||||||||||||||| | | | | | ugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugug ohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohu EAST LINE OF THE SE 1/4 OF NE 1/4 OF SEC. 12, T. 119, R. 23 93 9 . 8 3 94 1 . 3 94 3 . 0 12" CMP:940.7 (PART. BURIED) >> >> >> >> 15 " 1202 SP1.4 TU R N L A N E P L A N Know what's below. before you dig.Call R CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON 94 0 9 4 5 9 4 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 | | | | | | | | | | | | | | |||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u ue ue ue ue 94 6 9 4 4 EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 9 4 2 9 4 0 9 4 1 9 4 2 9 4 2 94 5 944 943 942 945 946 947 9 4 8 9 4 7 94 8 94 6 94 5 947 947 9 4 5 9 4 4 9 4 3 946 945 x x Know what's below. before you dig.Call R 1202 SP2 CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GR A D I N G & E R O S I O N CO N T R O L P L A N GV CO CS PZ PIV WS O 94 0 9 4 5 94 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 | | | | | | | | | | | | | | | | | | |ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u 941.3943.0 945.8 >> >> >> >> >> >> >> >> >> >> >> >> >> RIM:947.3 INV N:943.0 INV E:942.9 RIM:948.2 INV S:944.1 INV W:942.9 INV N:942.9 18 " 12 " 15" 15 " RIM:949.0 INV N:944.6 INV E:944.5 15" RIM:948.9 INV:945.0 RIM:948.4 INV S:935.4> > > 15" 9 5 0 9 4 9 9 4 8 9 4 7 9 4 6 9 4 5 9 4 4 9 4 3 9 4 2 9 4 2 94 6 94 5 94 4 >>>>>>>>15" 9 4 0 9 4 1 9 4 8 9 4 7 94 8 94 9 94 9 94 9 947 947 9 4 5 9 4 4 9 4 3 9 4 2 9 4 6 > > Know what's below. before you dig.Call R 1202 SP2.1 CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GR A D E P L A N ( S A N I T A R Y SE W E R C O N N E C T I O N ) GV CO CS PZ PIV WS O NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-91 2" 20,000-GALLONZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON 9 4 5 94 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 942 1202 SP2.2 GR A D E P L A N ( S P O T D E T A I L ) CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 ||||||||||||||||||||| | | | | | ugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugugug ohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohuohu EAST LINE OF THE SE 1/4 OF NE 1/4 OF SEC. 12, T. 119, R. 23 93 9 . 8 3 94 1 . 3 94 3 . 0 12" CMP:940.7 (PART. BURIED) >> >> >> >> 15 " 948 947 948 9 4 8 946 94 5 9 4 4 945944 943942 941 940 947946 1202 SP2.3 CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 Know what's below. before you dig.Call R GR A D E P L A N ( T U R N L A N E ) GV CO CS PZ PIV WSO | | | | | | | | | | | | | | | |||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u u c u c uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc ue ue ue EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 10 10 x x NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON Know what's below. before you dig.Call R 1202 SP3 ST O R M S E W E R P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GV CO CS PZ PIV W SO 1202 SP3.1 ST O R M S E W E R NO T E S & D E T A I L S ⅛⅜ 6.50" 25.00" 20.00" 24.00" 9.00" Ø22.00" 27" 14.18" R9.00" 14.18" R12.00" R10.00" Ø18.00" 1" PVC ANTI-SIPHON PIPE ADAPTER REMOVABLE WATERTIGHT ACCESS PORT, 6" OPENING BMP, INC. 53 MT. ARCHER ROAD, LYME, CT. 06371 (800) 504-8008 FAX: (860)434-3195 DESCRIPTION SCALE DRAWING NUMBER DATE 18R SNOUT OIL & DEBRIS STOP 09/06/99 NONE 18R FRONT SIDE PLAN U.S. PATENT #6126817ADDITONAL PATENTS PENDING DESIGNED TO FIT 48"-60" DIAM. STRUCTURES RECOMMENDED SUMP DEPTH 2.5 TO 3X OUTLET PIPE I.D. BMP, INC. 53 MT. ARCHER ROAD, LYME, CT. 06371 (800) 504-8008 FAX: (860)434-3195 DESIGNED TO FIT 48"-60" DIAM. STRUCTURES CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 · · · · · · NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 8'-6" X 34'-0"12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON 94 6 . 7 3 FN D 1 8 4 2 5 | | | | | | | | | | | | | | | ||||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u u c u c u c u c u c uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc uc ue ue ue EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 10 10 RL S N O . 1 8 4 2 5 DRAINAGE AND UTILITY EASEMENT 939.83 FND 8 1 9 4 T I P P E D F N D 1 / 2 I P T I P P E D x Know what's below. before you dig.Call R 1202 SP4 UT I L I T Y P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GV CO CS PZ PIV W SO 1202 SP4.1 UT I L I T Y N O T E S “” CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 NO PA R K I N G LO A D I N G ZO N E CA R WA S H | | | | | | | | | | | | | | | | ||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u uc uc uc uc uc uc uc uc uc 939.83 941.3943.0 945.8 >> >> >> >> >> >> >> >> >> >> > > >>>>>> FND 8 1 9 4 T I P P E D F N D 1 / 2 I P T I P P E D > Know what's below. before you dig.Call R 1202 SP4.2 UT I L I T Y P L A N ( S A N I T A R Y SE W E R C O N N E C T I O N ) CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 GV CO CS PZ PIV W SO 1202 SP5 SI T E P L A N D E T A I L S 6" 12" MIN. CONCRETE SLAB-ON-GRADE WITH #3 REBAR COMPACTED AGGREGATE BASE COMPACTED SUB-GRADE GEOTEXTILE FABRIC (TYPE V) AS DETERMINED BY GEOTECHNICAL ENGINEER (I.E. OVER TANKS & AT ENTRANCES) HEAVY DUTY INCREASE TO 8" THICK W/ #4 REBAR SPACED 36" O.C. AS NOTED ON PLANS NOTE: PAVEMENT SECTION TO BE VERIFIED W/ GEOTECHNICAL REPORT. SPACED 36" O.C. SAND SUBBASE & DRAINTILE AS DETERMINED BY GEOTECHNICAL ENGINEER NO PARKING 1'-0" DIA 5' - 0 " 8" 1' - 6 " OR PAVEMENT CONCRETE FOOTING BLUE HDPE BOLLARD COVER FINISH GRADE VAN ACCESSIBLE STEEL BOLLARD ADA ACCESSIBLE SIGNAGE- ADHESIVE STICKER, WHITE LETTERS WITH BLUE BACKGROUND, ADHERE TO HDPE BOLLARD COVER DIA. VAN ACCESSIBLE BO T T O M O F S I G N DELIVERY VEHICLES UNLOADING IN FRONT OF ACCESSIBLE SPACES ARE IN VIOLATION DELIVERY VEHICLES UNLOADING IN FRONT OF ACCESSIBLE SPACES ARE IN VIOLATION ADD STORE PHONE # TO BOLLARD (MUST BE VISABLE) STORE # XXX-XXXX VEHICLE ID REQUIRED UP TO $200 FINE FOR VIOLATION VEHICLE ID REQUIRED UP TO $200 FINE FOR VIOLATION CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 1202 SP6 SI T E P L A N D E T A I L S CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 ZC L 10 ' - 5 12" X 3 5 ' - 9 12" 20 , 0 0 0 - G A L L O N ZC L 8' - 6 " X 3 4 ' - 0 " 12 , 0 0 0 - G A L L O N ZC L 8' - 6 " X 3 4 ' - 0 " 12 , 0 0 0 - G A L L O N ZC L 10 ' - 5 12" X 3 5 ' - 9 12" 20 , 0 0 0 - G A L L O N 94 6 . 7 3 FN D 1 8 4 2 5 94 0 9 4 5 94 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 | | | | | | | | | | | | | | | | | | |||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u uc uc uc uc uc u c u c u c u c u c u c uc uc uc uc uc uc uc uc uc uc uc uc uc uc ue ue ue 94 6 9 4 4 EA S T L I N E O F T H E S E 1 / 4 O F N E 1 / 4 OF S E C . 1 2 , T . 1 1 9 , R . 2 3 10 10 PROPOSED ROADWAY RLS N O . 1 8 4 2 5 DRAINAGE AND UTILITY EASEMENT 32 x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x x CANOPY CANOPY (OVER DECK) CONCESSIONS DECK GATE TRASH ENCLOSURE >> >> >> >> >> >> >> >> >> >> >> >> 93 6 . 0 93 7 . 5 940.8 940.4 940.4 941.4 939.83 941.3943.0 945.8 944.8 ASH 24 PINE 18 SPRU C E 1 0 xxxx x x x x x x xxxx xx xx >> >> >> >> RIM:949.0 INV N:944.6 INV E:944.5 15" RIM:948.9 INV:945.0 15" 15" PLASTIC:940.7 (PART. BURIED) 15" PLASTIC:940.0 (PART. BURIED) 15" PLASTIC:939.3 (PART. BURIED) 15 " 15" PLASTIC:935.4 (PART. BURIED) RIM:939.5 TOP OF STANDING WATER IN BOTTOM:934.8 12 " 12 " 12 " C M P : 9 4 0 . 0 (P A R T . B U R I E D ) 12 " C M P : 9 4 0 . 7 (P A R T . B U R I E D ) PROPOSED SANITARY SEWER EASEMENT 9 5 0 9 4 9 9 4 8 9 4 7 9 4 6 9 4 5 9 4 4 9 4 3 9 4 2 9 4 2 94 6 94 5 94 4 >>>>>>15" 9 4 0 9 4 1 9 4 2 9 4 2 94 5 944 943 942 947 946 945 944 943 942 941 940 939 938 937 936937 941 941 9 4 1 940 93 6 937 938 940 941 939 9 4 1 94 2 943 943 944 945 946 947 9 4 8 9 4 7 94 8 94 8 94 6 94 5 944 94 0 94 9 94 9 PROPOSED DRAINAGE AND UTILITY EASEMENT PROPOSED DRAINAGE AND UTILITY EASEMENT PROPOSED DRAINAGE AND UTILITY EASEMENT MAMA G RESTAURANT FFE: 941.25 VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT VOLLEYBALL COURT 947 947 9 4 5 9 4 4 9 4 3 9 4 2 9 4 1 94 0 9 4 7 9 4 6 FND 8 1 9 4 T I P P E D 946 945 939 FIELDLINE DECK W/CANOPY 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 F N D 1 / 2 I P T I P P E D x x x x x x x x NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912"20,000-GALLONZCL8'-6" X 34'-0"12,000-GALLON ZCL 8'-6" X 34'-0"12,000-GALLON ZCL 10'-512" X 35'-912"20,000-GALLON Know what's below. before you dig.Call R 1202 SWP1 ER O S I O N C O N T R O L P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 1202 SWP2 ER O S I O N C O N T R O L N O T E S I, Dan Wilke, hereby certify that I have completed designer SWPP- Erosion and Stormwater Management Certification Program My certification expires May 2025 SWPPP DESIGN CERTIFICATION I hereby certify that I have completed Installer SWPP- Erosion and Stormwater Management Certification Program signed expiration SWPPP INSTALLER CERTIFICATION I hereby certify that I have completed Inspector SWPP- Erosion and Stormwater Management Certification Program signed expiration SWPPP INSPECTOR CERTIFICATION CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 1202 SWP3 ER O S I O N C O N T R O L D E T A I L S CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 1202 SWP4 ER O S I O N C O N T R O L D E T A I L S CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. DJW 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:02/15/23 License #: Daniel J. Wilke, P.E. I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 53182 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 94 0 9 4 5 9 4 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 | | | | | | | | | | | | | | ||||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u ue ue ue 94 6 9 4 4 10 10 939.83 9 4 2 9 4 0 9 4 1 9 4 2 94 5 944 943 942 945 946 947 9 4 8 9 4 7 94 8 94 6 94 5 947 9 4 5 9 4 4 9 4 3 9 4 2 9 4 1 94 0 9 4 7 9 4 6 946 945 x NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON Know what's below. before you dig.Call R 1202 L1 LA N D S C A P E P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:License #: Ryan J. Ruttger, RLA I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 56346 RJR 02/15/23 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 94 0 | | | | | | | | | | | | | | | | | | | | | | | | 1202 L2 LA N D S C A P E P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:License #: Ryan J. Ruttger, RLA I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 56346 RJR 02/15/23 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 EXISTING GRADE GUY WIRE WITH WEBBING FLAGGING- ONE PER WIRE PLANTING SOIL MIXTURE (SEE SPEC.) MINIMUM 1/2 WIDTH OF ROOT BALL 4"-6" SHREDDED BARK MULCH UNDISTURBED OR STABILIZED SUBSOIL NOTE: GUY ASSEMBLY OPTIONAL BUT CONTRACTOR ASSUMES FULL RESPONSIBILITY FOR MAINTAINING TREE IN A PLUMB POSITION FOR THE DURATION OF THE GUARANTEE PERIOD GUY ASSEMBLY- 16" POLYPROPYLENE OR POLYETHYLENE (40 MIL) 1-1/2" WIDE STRAP (TYP) DOUBLE STRAND 10 GA. WIRE, 2-7" ROLLED STEEL POSTS (MnDOT 3401) @ 180° O.C. (SEE STAKING DIAGRAM) COORDINATE STAKING TO INSURE UNIFORM ORIENTATION OF GUY LINES AND STAKES 2. TRIM OUT DEAD WOOD AND WEAK AND/OR DEFORMED TWIGS. DO NOT CUT A LEADER. DO NOT PAINT CUTS. 4. PLACE PLANT IN PLANTING HOLE WITH BURLAP AND WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN APPROXIMATELY 12" OF THE TOP OF ROOTBALL, WATER PLANT. REMOVE TOP 1/3 OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM TOP 1/3 OF THE BALL. REMOVE ALL TWINE. 3. SET PLANT ON UNDISTURBED NATIVE SOIL OR THOROUGHLY COMPACTED BACKFILL SOIL. INSTALL PLANT SO THE ROOT FLARE IS AT OR UP TO 2" ABOVE THE FINISHED GRADE. 6. WATER TO SETTLE PLANTS AND FILL VOIDS. 5. PLUMB AND BACKFILL WITH BACKFILL SOIL. 7. WATER WITHIN TWO HOURS OF INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY SATURATE ROOT BALL AND PLANTING HOLE. 8. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS SOIL MOISTURE IS EXCESSIVE. 1. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING PLAN TREE WRAP BACKFILL MIX PAINTED FLUORESCENT ORANGE WHITE FLAGGING (TYP.) DOUBLE STRAND 12 GAUGE WIRE 8" 2-PLY NYLON STRAPS 8' STEEL TEE POST- 4 INCHES HARDWOOD MULCH FROM TOP 1/3 OF THE BALL REMOVE BURLAP & ROPE UNDISTURBED SUBSOIL 4 INCH DEEP SAUCER NOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE. 12" 6" 2' ( M I N . ) 6" 6"3 REQUIRED AT 120 2' ( M I N . ) 6"12" UNDISTURBED SUBSOIL ( SEE LANDSCAPE NOTES FOR TYPE OF MULCH ) REMOVE BURLAP & ROPE FROM TOP 1/3 OF BALL IF SHRUB IS B & B, THEN BACKFILL MIX 4 INCHES MULCH SYMBOL CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER TREES RM 5 Acer rubrum `Northwood`Northwoods Red Maple 2.5" Cal.B&B FM 6 Acer x freemanii `Sienna`Sienna Glen Maple 2.5" Cal.B&B WO 4 Quercus bicolor Swamp White Oak 2.5" Cal.B&B BL 6 Tilia americana `Boulevard`Boulevard Linden 2.5" Cal.B&B AE 4 Ulmus americana `Princeton`American Elm 2.5" Cal.B&B CONIFEROUS TREES BF 5 Abies balsamea Balsam Fir 6` Ht.B&B BH 6 Picea glauca densata Black Hills Spruce 6` Ht.B&B WP 6 Pinus strobus White Pine 6` Ht.B&B CH 5 Tsuga canadensis Canadian Hemlock 6` Ht.B&B ORNAMENTAL TREES SB 4 Amelanchier x grandiflora `Autumn Brilliance` Clump Form, 2" Cal Equivalent Autumn Brilliance Serviceberry 8` Ht.B&B CA 6 Malus x `Prairifire` Red Flowers Prairifire Crabapple 1.5" Cal.B&B JL 11 Syringa reticulata `Ivory Silk` White Flowers Ivory Silk Japanese Tree Lilac 1.5" Cal.B&B SHRUBS BCB 9 Aronia melanocarpa `Autumn Magic`Autumn Magic Black Chokeberry #5 Cont. SSC 9 Clethra alnifolia `Hummingbird`Summersweet #5 Cont. RTD 29 Cornus sericea `Alleman`s Compact`Dwarf Red Twig Dogwood #5 Cont. DBH 42 Diervilla lonicera Dwarf Bush Honeysuckle #5 Cont. ABH 12 Hydrangea arborescens `Annabelle`Annabelle Hydrangea #5 Cont. SPG 16 Spiraea x bumalda `Goldflame` Gold Foliage, Red Flowers Goldflame Spirea #5 Cont. VBC 10 Viburnum trilobum `Bailey Compact` Red Fall Color Bailey`s Compact American Cranberry Bush #5 Cont. EVERGREEN SHRUBS JSG 24 Juniperus chinensis `Sea Green`Sea Green Juniper #5 Cont. YEW 6 Taxus x media `Tauntonii`Tauton Yew #5 Cont. GRASSES KFG 35 Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass #3 Cont. GROUND COVERS ROCK 2,928 sf Rock Mulch Non-Woven Geotextile Incidental 1.5" Trap Rock Mulch 4" Depth SOD 70,196 sf Turf Sod Bluegrass Kentucky Bluegrass sod TI 107,976 sf Type I - Turf Seed Mix Refer to notes for acceptable seeding methods Seeding Rate 180 lb/ac MnDOT Seed Mix 25-151 seed TII 15,870 sf Type II - Stormwater Seed Mix Refer to notes for acceptable seeding methods Seeding Rate 52.0 lb/ac MnDOT Seed Mix 33-261 seed PLANT SCHEDULE 1202 L3 LA N D S C A P E P L A N CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:License #: Ryan J. Ruttger, RLA I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota. 56346 RJR 02/15/23 Per Owner Comments07/26/245 Update Survey & Tanks09/11/246 Mama G's Parking Count10/09/247 Construction Set10/30/248 Survey/San. Sewer Edits11/22/249 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489.7900 \ FAX 763.489.7959 CARLSON-ENGINEERING.COM Per City Comments01/30/2510 Per City Comments02/18/2511 NO PA R K I N G LO A D I N G ZO N E CA R WA S H ZCL 10'-512" X 35'-912" 20,000-GALLONZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 8'-6" X 34'-0" 12,000-GALLON ZCL 10'-512" X 35'-912" 20,000-GALLON 16.2 19.1 20.0 19.5 19.5 20.6 21.5 21.2 20.1 19.7 20.7 21.5 21.1 19.9 19.5 20.4 19.6 23.3 24.2 23.6 23.5 25.0 26.3 25.8 24.4 24.0 25.2 26.5 25.9 24.4 23.9 25.1 26.3 25.7 24.2 23.5 24.3 24.7 22.7 18.3 19.0 22.4 23.5 23.1 23.2 24.5 25.7 25.4 24.2 23.8 25.0 26.0 25.6 24.3 23.9 25.0 26.0 25.6 24.2 23.5 24.2 24.4 22.4 18.2 16.4 19.3 20.4 20.4 20.8 21.6 22.5 22.3 21.6 21.5 22.1 22.8 22.5 21.7 21.5 22.1 22.9 22.5 21.6 21.1 21.2 21.1 19.4 16.0 15.8 18.8 19.4 19.7 19.9 20.7 21.8 21.2 20.7 20.5 21.1 22.1 21.3 20.7 20.5 21.0 21.9 21.2 20.5 19.9 19.9 20.1 17.9 15.0 17.7 20.5 21.6 21.4 21.7 22.9 23.7 23.4 22.5 22.2 23.2 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N89°44'07"E 467.00 | | | | | | | | | | | | | ||| ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug ug oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u oh u ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue ue P1FL P1F P1F P1F P1F P1F POLE 2 P1F P1F P1F P1F P1F POLE 6 P1F POLE 7 P1F POLE 11 P1FL P1FL POLE 13 POLE 14 P1F POLE 15 P1F POLE 12 P1FL P:\Digital Sigs\DJW.jpg CO R C O R A N , M I N N E S O T A BR O C K T O N L N N & 9 7 T H A V E N WI T H 1 - B A Y C A R W A S H CO N V E N I E N C E S T O R E # 1 2 0 2 FAX (608) 781-8960 PH. (608) 781-8988 LA CROSSE, WI 54602-2107 1626 OAK STREET P.O. BOX 2107 KWIK TRIP, Inc. 9720-00 2023-02-15 GRAPHIC DRAWN BY SCALE PROJ. NO. DATE SHEET DESCRIPTIONDATE# Name: Signature: Date:License #:PRELIM I N A R Y Photometric Added02/27/231 3890 PHEASANT RIDGE DRIVE NE, SUITE 100, BLAINE, MN 55449 TEL 763.489-7900 \ FAX 763.489.7959 \ CARLSONMCCAIN.COM & S I D E D I E S E L Per Owner Comments05/19/232 PHOTOMETRIC SITE PLAN SCALE: 1'' = 30'-0'' 2023-0195.03 275 West Wisconsin Avenue, Suite 300 Milwaukee, WI 53203 414 / 259 1500 414 / 259 0037 fax KEYED NOTES: OVERALL SITE: AVERAGE: 2.0 MAXIMUM: 43.4 MINIMUM: 0.0 CALCULATION STATISTICS FUEL CANOPY: AVERAGE: 22.7 MAXIMUM: 30.0 MINIMUM: 13.2 MAX/MIN: 2.3:1 E1 PH O T O M E T R I C S I T E P L A N DLC 1 2 1 COORDINATE LOCATION AND MOUNTING HEIGHT OF SECURITY CAMERA WITH OWNER. D20 S7E CF C5 P13 P13L P1F P1FL PROVIDE (15) 16' POLES. FIXTURE QUANTITIES - 40 - 6 - 10 - 10 - 1 - 3 - 14 - 4 LED LIGHT MOUNTED UNDER FUEL CANOPIES LED STRIP LIGHT MOUNTED IN GABLE RECESSED LED DOWNLIGHT POLE MOUNTED LED FIXTURE FIXTURE SYMBOLS: S7E - FIXTURE TYPES: D20 - CF - C5 - CAMERA LSI LIGHTING: MRS-LED-18L-SIL-3-UNV-50-70CRI-WHT LSI LIGHTING: MRS-LED-18L-SIL-3-UNV-50-70CRI-WHT-IL LSI LIGHTING: MRS-LED-18L-SIL-FT-UNV-50-70CRI-WHT LSI LIGHTING: MRS-LED-18L-SIL-FT-UNV-50-70CRI-WHT-IL P13- P13L- P1F- P1FL- LSI LIGHTING: SCV-LED-15L-SC-UNV-DIM-50-WHT MOUNTED UNDER GAS CANOPY FIXTURES ARE SHOWN DIMMED DOWN TO 60%. LSI LIGHTING: SCV-LED-23L-SCFT-UNV-DIM-50-WHT MOUNTED UNDER GAS CANOPY MOUNT FIXTURES WITH FORWARD THROW OPTIC AIMING IN DIRECTION OF ARROW. FIXTURES ARE SHOWN DIMMED DOWN TO 60%. LED STRIP LIGHT MOUNTED IN GABLE LITHONIA TZL1N-L96-10000LM-FST-MVOLT RECESSED LED DOWNLIGHT GOTHAM EVO-35/30-8AR-WD-120-TRW CONTRACTOR SHALL INSTALL POLE MOUNT FIXTURE 12'-0" FROM THE OVER DIG OF UNDERGROUND FUEL TANK TO EDGE OF POLE BASE. 2 LOT LIGHT ELEVATION DETAIL NOT TO SCALE GRADE LEVELCURB CEME-TUBE FORM ABOVE GRADE DRILLED PIER FOUNDATION 3' 16 ' POLE SHALL BE RATED FOR WIND SPEED OF 125MPH 3' 1.FOOTCANDLE LEVELS SHOWN ON THIS PLAN ARE CALCULATED AT GRADE LEVEL. 2.ALL POLES SHALL BE INSTALLED A MINIMUM OF 3'-0" FROM BACK OF CURB TO EDGE OF POLE BASE UNLESS NOTED. 3.POLE THAT ARE LOCATED AT CORNER OF ISLAND SHALL BE A MINIMUM OF 6'-0" FROM BACK OF CURB TO EDGE OF POLE BASE. POLES THAT MUST BE INSTALLED LESS THAN 6'-0" FROM BACK OF CURB TO EDGE OF POLE BASE SHALL HAVE PROTECTIVE BOLLARDS INSTALLED AROUND THE POLE BASE. COORDINATE WITH KWIK TRIP PRIOR TO INSTALLATION. GENERAL NOTES: BUILDING CODE SUMMARY MN Description of Work:New Building Building Occupancy:Classification: Store: Mercantile Group M Carwash: Business Group B Building Areas:11,033 sq. ft. (9,000 sq. ft. allowable) Number of Stories:One (one allowable) Type of Construction:Store: Type 5B: Non-Sprinklered Carwash: Type 5B: Non-Sprinklered Sprinkler Requirements:Per 903.2.7 An automatic sprinkler system is not required for Group M fire areas less than 12,000 sq. ft. Fire Alarm:Per 907.2.7 Group M- Manual fire alarm boxes are not required in a Group M occupancy having an occupant load less than 500 persons Area Modifications: Building Separations, Fire Partitions: Rated Areas Section 508.2.4 - no seperation is required between occupancy groups B & M. Fire Resistive Rating for Exterior Walls Table 602 Type V-B Construction, greater than 10 feet = 0 Rating Attic Separation: Occupant Load: Per Table 1004.5 Space Mercantile Grade Floor @ 60 sq. ft. Stock Area @ 300 sq. ft. Exit Requirements: "Required Exit Width" Based on occupant load - 103 x 0.2 = 20.6" ADA Accessibility: - The project will provide access to all areas of the facility. All spaces in the project will comply with ADA requirements. Sanitary Fixtures: Per Table 2902.1 Area U or WC (M) WC(F) Lav Showers D.F. Other Mercantile .14 .14 .19 --- .14 1 service sink Provided 4 4 4 --- See note below 1 service sink Required 2 2 2 --- 2 1 service sink Foam Plastic Insulation:2603.9 Special Approval - Cooler and freezer panels have passes UL1715 and conform to IBC 2603.9 for foam plastic insulation. See attached product data and Wisconsin Building Products Evaluation # 201305-I Drinking Fountain Note:Kwik Trip provides free cups of water from soda machine to all who enter. Exhaust Hood: - The Restrooms have toilet compartments with toe clearance on two sides since the interior partitions continue to the floor. Per 718.4 Draft stopping shall be installed in attics such that any horizontal area does not exceed 3,000 sq. ft. provide access to each separated area. Applicable Codes: Section 604.9.5.1 Exception 1 & 2 - Min size for floor mounted toilets 65" deep x 66" wide min. Business .9 .9 1.1 --- .4 1 service sink 2018 International Building Code with State Amendments/ Chapter 1305 (2020 MN Building Code) 2020 Minnesota State Building Code 2020 Minnesota Accessibility Code 2020 Minnesota State Fire Code (2018 IFC as amended by the State of Minnesota) 2023 National Electrical Code 2020 Minnesota Plumbing Code (Reference to 2018 Uniform Plumbing Code) Minnesota Mechanical Code/ Chapter 1346/2018 IMC/2018 IFGC (2020 MN Mechanical and Fuel Gas Code) 2024 Minnesota Commerical Energy Code Minimum Plumbing Fixtures/ 2018 IBC Chapter 29, as amended Snow Loads/ MSBC Rules 1303.1700 Frost Depth/ MSBC Rules 1303.1600 Wind Speed/ Minimum 90 MPH Recycling Space/MSBC 103.1500 Table: 1005.3.2 Number of Exits & Exit Access Doorways Egress based on occupant load and common path of egress travel distance. Min. aisle width per section 1005.3.1 = 103 Occupant x .2 = 20.6 inches required. Tables: 1006.2.1 & 1006.3.2 Two exits required where more than 30 person occupant load and less than 500 persons 1006.2.1 Section: 1006 Common path: Common path of egress travel shall not exceed 75ft. Travel distance: 200 ft. Non-sprinkleredTable: 1017.2 Table: 1006.2.1 Dead end corridors shall not exceed 20'. There are no dead end corridors on this project. Section: 1020 Corridors Corridor Width & Capacity1020.2 Table: 1020.2 Minimum corridor width = 44" 1020.4 Section: 1018 Aisles 1018.2.2 Isle width shall not be less than 36" 506.3 Frontage Increase (312/440-.25) 30/30 = 0.45 x 9,000 sq. ft. = 4,050 sq. ft. additional per floor Exit & Exit Access Doorway Configuration Two exits shall be located a min. of 1/2 the diagonal distance of the building1007.1.1 Section: 1007 Exit Access Travel DistanceSection: 1017 Fire Extinguishers: 906.1 - Required in groups B & M 906 per NFPA 10 906.1.2 - Required within 30 feet distance of travel from commerical cooking equipment. 906.3.1 Class A Fire Hazards - Maximum distance of travel to extinguisher 75ft. - See floor plans for designated locations 906.4 Cooking equipment fires Required Areas Fire Hazard Classifications 906.4.2 Class K portable fire extinguisher to be included in hazard areas that contain deep fat fryers. See floor plan for location of all fire extinguishers (FE & FEK) 1346.0507 Section 507 Commerical Kitchen Hoods 507.2.1 Type I Hood - Type I hood shall be installed where cooking appliances produce grease 507.2.2 Type II Hood - Type II hood shall be installed where cooking or dishwashing appliances produce heat, steam, or products of combustion and do not produce grease or smoke. See floor plan for locations of both type I & II hoods 5,500 sq. ft./60 sq. ft. = 91 persons 3,610 sq. ft./300 sq. ft. = 12 persons Total occupant load = 103 persons Kitchen 104 Kitchen Storage 107 Walk-In Cooler 108 CBT Room 110 Mens Toilet Room 113 Utility Room 118 Delivery Room 109 Womens Toilet Room 114 Family Toilet Room 115 5 Dr. Freezer 116 19 Dr. Cooler 106 Queing 111 Walk-In Freezer 105 Vestibule 100 Coffee 103 Checkout 102 104'-1" SEPARATION OF EXITS 36" EXIT EMERGENCY FLUSH TRANSITION 84" EXIT WIDTH w/ FLUSH TRANSITION 36" EXIT EMERGENCY FLUSH TRANSITION 42" EXIT ADA ACCESSIBLE COUNTER 48" EXIT FLUSH TRANSITION 42" EXIT 1 3 6 ' - 3 " 5' - 8 1 / 2 " 6' - 1 1 / 2 " 4' - 6 " Equipment Room C101 Carwash Bay 1 C100 G101 2 Sales 101 Vestibule 119 FE FE FE-K FE Pop Cave 117 Retail Storage 120 CO2 Closet 109A Electrical 118A FE FE-K FLAMMABLE WASTE COVER 30" X 48" CLEAR FLOOR SPACE30" X 48" CLEAR FLOOR SPACE 30" X 48" CLEAR FLOOR SPACE 30" X 48" CLEAR FLOOR SPACE 30" X 48" CLEAR FLOOR SPACE 30" X 48" CLEAR FLOOR SPACE 30" X 48" CLEAR FLOOR SPACE BATTERY OPERATED PUSH PAD. MOUNT AT 34" A.F.F. TO CENTER. BATTERY OPERATED PUSH PAD. MOUNT AT 34" A.F.F. TO CENTER. BATTERY OPERATED PUSH PAD. MOUNT ON BOLLARD. BATTERY OPERATED PUSH PAD. MOUNT AT 34" A.F.F. TO CENTER. BATTERY OPERATED PUSH PAD. MOUNT AT 34" A.F.F. TO CENTER. 12" 12" 1' - 8 " 10 0 B 10 0 A 100C100D 10 0 F 10 0 E 10 " X 2 4 " MA X 7' - 0" 7' - 0" SHEET TITLE TYPE: DRAWN BY: DATE: JOB #: PR O J E C T T I T L E : PR O J E C T L O C A T I O N : A R C H I T E C T S I N C SHEET NO. REVISIONS 75 0 N . T h i r d S t r e e t L a C r o s s e , W I 54 6 0 1 (6 0 8 ) 7 8 4 - 2 7 2 9 Ph (6 0 8 ) 7 8 4 - 2 8 2 6 Fa x I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: CARL N. FINK DATE: 08/16/2024 REG. NO. 42448 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: JERREL SCHOMBERG DATE: 08/16/2024 REG. NO. 19710 KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LA CROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 G101 Life Safety Plan/ Code Compliance Permit Set Author 08.16.2024 1081.657 St o r e # 1 7 4 7 G 3 - M N - R H - 1 C W - S V SW I n t e r s e c t i o n o f N o v o t n y R d . & Ed g e w o o d D r . Ba x t e r , M N Kw i k T r i p , I n c . 1/8" = 1'-0"1 LIFE SAFETY PLAN 1/4" = 1'-0"2 ADA PUSH PAD PLAN NORTH NO. DATE A/C AIR CONDITIONING ACT ACOUSTICAL CEILING TILE AD AREA DRAIN ADJ ADJUSTABLE AFF ABOVE FINISHED FLOOR ALT ALTERNATE ALUM ALUMINUM AP ACCESS PANEL APPROX APPROXIMATE @ AT BD BOARD BRG BEARING BIT BITUMINOUS BLKG BLOCKING BR BRICK BLDGBUILDING BM BEAM B.O.BOTTOM OF BOTT.BOTTOM BRG BEARING BTWN.BETWEEN CAB CABINET CB CONCRETE BLOCK CIP CAST-IN-PLACE CF CUBIC FEET CPT CARPET CLG CEILING CLK CAULK CLR CLEAR CT CERAMIC TILE CTR CENTER CO CLEAN OUT COL COLUMN CONC CONCRETE CMU CONCRETE MASONRY UNIT CONT CONTINUOUS CONST CONSTRUCTION CONTR CONTRACTOR CJ CONTROL JOINT COORD COORDINATE CRPT CARPET CY CUBIC YARD DBL DOUBLE DET DETAIL DIA DIAMETER DIAG DIAGONAL DIM DIMENSION DIST DISTANCE DN DOWN DRS DOORS DS DOWNSPOUT EWC ELECTRIC WATER CHILLER ELECT ELECTRICAL EL ELEVATION ELEV ELEVATOR EP EPOXY PAINT EQUIP EQUIPMENT EXIST EXISTING EPS EXPANDED POLYSTYRENE EXP EXPOSED EXT EXTERIOR EIFS EXTERIOR INSULATION FINISH SYSTEM FV FIELD VERIFY FIN FINISH FE FIRE EXTINGUISHER FL FLOOR FD FLOOR DRAIN FTG FOOTING FDN FOUNDATION GEN GENERAL GC GENERAL CONTRACTOR GL GLASS OR GLAZING GFCMU GROUND FACE CMU Typical Abbreviations List GYP BD GYPSUM BOARD H&V HEATING & VENTILATION HC HOLLOW CORE HM HOLLOW METAL HO HOLD OPEN ARM HR HOURS HYD HYDRANT INSUL INSULATION INT INTERIOR JT JOINT JST JOIST MBD MARKER BOARD MAS MASONRY MO MASONRY OPENING MAX MAXIMUM MECH MECHANICAL MTL METAL MIN MINIMUM NIC NOT IN CONTRACT NTS NOT TO SCALE OC ON CENTER OD OUTSIDE DIAMETER OH OVERHEAD PNT PAINT PLAS PLASTER PLAM PLASTIC LAMINATE PL PLATE PLBG PLUMBING PLYWD PLYWOOD PCT PORCELAIN CERAMIC TILE P/C PRECAST P/C TERR PRECAST TERRAZZO PREFAB PREFABRICATED PREFIN PREFINISHED PT PRESSURE TREATED QT QUARRY TILE REINF REINFORCING OR REINFORCEMENT REQ'D REQUIRED R RISERS RD ROOF DRAIN RFG ROOFING RFS ROOM FINISH SCHEDULE RM ROOM SCHED SCHEDULE S SEALED SIM SIMILAR SC SOLID CORE S.SURF SOLID SURFACE SPEC SPECIFICATION ST STAIN SS STAINLESS STEEL STRUCT STRUCTURE OR STRUCTURAL SW SITE WASTE TBD TACKBOARD TEMP TEMPERED TERR T TERRAZZO TILE T&G TONGUE & GROOVE T/TOP OF TP TOILET PARTITION TR TREADS TYP TYPICAL UNFIN UNFINISHED VB VAPOR BARRIER VERT VERTICALLY VCT VINYL COMPOSITION TILE VWC VINYL WALL COVERING VB VINYL BASE WWF WELDED WIRE FABRIC WDW WINDOW W/WITH WD WOOD Room name 101 A101 1 A101 A101 1 10 1 ROOM TAG SECTION CALLOUT ELEVATION CALLOUT DETAIL CALLOUT DOOR NUMBER CW- A1 CURTAIN WALL TYPE WALL TYPE VERTICAL WORKING POINT ELEVATION 1 0 REVISION INDICATOR GRID LINE -CENTER OF STEEL STUD Graphic Symbols EARTH CONCRETE CONCRETE MASONRY UNIT FACE BRICK SPRAY-FOAM INSULATION STRUCTURAL STEEL BATT INSULATION ROUGH LUMBER RIGID INSULATION GYPSUM BOARD PLYWOOD Material Symbols CAR WASH THERMAL ENVELOPE NOTES EXTERIOR WALLS: TYPICAL EXTERIOR WALLS: 3" POLYISOCYANURATE INSULATION (R-18.5) AND EPOXY PAINT ON ALL INTERIOR SURFACES. 1. 2. PACK ALL DOOR AND WINDOW VOIDS. FOAM ALL PENETRATIONS.3. SEAL ALL VAPOR BARRIER PENETRATIONS (OUTLETS, LIGHT FIXTURES, ETC.) 4. INTERIOR WALLS: NO SOUND INSULATION 1. ROOF: AT CENTER FLAT ROOF: TPO MEMBRANE ROOFING SYSTEM FULLY ADHERED OVER A MIN. OF 6" TAPERED POLYISOSANUATE INSUL. (R-35) OVER VAPOR BARRIER OVER 8" CONC. PLANK 2. FOUNDATION PERIMETER: 1. AIR BARRIER CARWASH AIR BARRIER IS EXTERIOR BRICK VENEER.A. FENESTRATION SYSTEMAREA PRECAST DECK - CONCRETE SEALANT.3. R-10 EXTRUDED RIGID INSULATION (2"THICK). SEE SPEC. CONTINUOUS FROM TOP OF FOOTING TO TOP OF FOUNDATION WALL. COMMON WALLS: (R-20) SPRAY FOAM POLYURETHANE (3"). APPLY INTUMESCENT COATING @ ALL EXPOSED AREAS. 1. FIBERGLASS REIN. PANEL DOOR & FRAME: U = 0.500 OVERHEAD POLYCARBONATE DOORS: U = .260 (INCLUDES VINYL & AIR FILMS) ALUMINUM WINDOWS: U = 0.36, SHGC: 0.40 ZONES 5 & 6 ALUMINUM WINDOWS: U = 0.29, SHGC: 0.45 ZONE 7 SLOPED COLD ATTIC: (R-36) BLOWN FIBERGLASS (14") PLUS 2" CLOSED-CELL SPRAY FOAM (R 13.0) 1. SYMBOL LEGEND F1 GRID LINE - FACE OF BRICK VENEER & FOUNDATION WALL CA GRID LINE - CENTER OF STEEL MATCH LINE SEG A SEG B RETAIL STORE THERMAL ENVELOPE NOTES KNEE WALL AT CEILING: R-27 SPRAY FOAM POLYURETHANE (4") APPLY INTUMESCENT COATING @ ALL EXPOSED AREAS. 1. EXTERIOR WALLS: TYPICAL EXTERIOR WALLS: 3" UNFACED POLYISOCYANURATE INSUL. (R18.5) WITH VAPOR BARRIER COATING ON ALL INTERIOR GYP. BD. SURFACES 1A. WALLS AT FREEZER AND COOLER: 3" UNFACED POLYISOCYANURATE INSUL. (R18.5) WITH 5/8" DENS SHIELD, BEAD OF SEALANT AT ALL EDGES. NO ADDITIONAL FINISH OR VAPOR BARRIER. NO TAPE OR PAINT. 1B. PACK ALL DOOR AND WINDOW VOIDS.2. FOAM ALL PENETRATIONS.3. SEAL ALL VAPOR BARRIER PENETRATIONS (OUTLETS, LIGHT FIXTURES, ETC.) 4. INTERIOR WALLS: NO SOUND INSULATION 1. ROOF: FLAT AREA: R-35 TAPPERED POLYISOCYANURATE (6" MIN) 2 LAYERS W/ STAGGERED JOINTS. 2. FOUNDATION PERIMETER: R-10 EXTRUDED RIGID INSULATION (2"THICK). SEE SPEC. CONTINUOUS FROM TOP OF FOOTING TO TOP OF FOUNDATION WALL. 1. AIR BARRIER FENESTRATION SYSTEMAREA USE VAPOR BARRIER COATING ON ALL INTERIOR DENS SHIELD SURFACES. 5. HEATED SLAB: R-20 EXTRUDED RIGID INSULATION (4"THICK) SEE SPEC. UNDERSLAB RADIANT FLOOR. 1. AIR BARRIER AT KNEE WALL WITHIN TRUSS SPACE, BETWEEN STORE AND ATTIC IS 4" CLOSED CELL SPRAY FOAM OVER GYPSUM BOARD THERMAL BARRIER. 2. SEAL ALL UTILITY PENETRATIONS TO AIR BARRIER.3. SEAL ALL WINDOW AND DOOR FRAMES.4. VAPOR BARRIER:5. GYP. BD. WALLS AND SPRAY FOAM KNEE WALL PAINTED: HALMAN LINSAY 530-1 FOR PERM RATING OF 0.30 A. 4 MIL POLY AT ATTIC CEILING.B. AIR & VAPOR BARRIER SPRAY @ ALL EXTERIOR WALLS. SEE SPEC & DETAIL 1. . ALUMINUM WINDOWS: U = 0.36, SHGC: 0.40 ALUMINUM DOORS: U = 0.67, SHGC: 0.35 H.M. INSULATED DOORS: U = 0.44 ALUMINUM DOORS AND WINDOWS VALUES PER NFRC100 BY TUBELITE FOR T14000 WINDOWS AND NARROW STYLE DOORS. ZONES 5 & 6 ALUMINUM WINDOWS: U = 0.29, SHGC: 0.45 ZONE 7 SLOPED COLD ATTIC: R-49 BLOWN FIBERGLASS WITH 4 MIL POLY VAPOR BARRIER AT GYP. BD. SURFACES. PROVIDE DEPTH MARKERS ON TRUSSES 1. F1 F1 F2 F2 F3 F3 F4 F4 F5 F5 FA FA FD FD FE FE Kitchen 104 Kitchen Storage 107 Walk-In Cooler 108 CBT Room 110 Mens Toilet Room 113 Utility Room 118 Delivery Room 109 IT Closet 112 Womens Toilet Room 114 Family Toilet Room 115 5 Dr. Freezer 116 19 Dr. Cooler 106 Queing 111 29' - 4"33' - 6"17' - 8" 16' - 10" CA CA C1 C1 C3 C3 C4 C4 Walk-In Freezer 105 Vestibule 100 Coffee 103 Checkout 102 C2 C2 11" 29' - 2"34' - 6"31' - 10"11" Sales 101 8' - 6" SEG B SEG A SEG B SEG A Vestibule 119 12' - 8"3' - 4"3' - 4"3' - 4"22' - 8"3' - 4"3' - 4"3' - 4"12' - 8" Equipment Room C101 Carwash Bay 1 C100 SEG C SEG B S E G CS E G B FG FG 27 ' - 4 " 11 ' - 0 " 84 ' - 4 " 97' - 4" 11"31' - 10"34' - 6"29' - 2"11" 12 2 ' - 8 " 38 ' - 4 " 12 2 ' - 8 " 4' - 4 " 10 ' - 0 " 17 ' - 0 " 3' - 1 0 " 3' - 2 " 68' - 0"29' - 4" 97' - 4" FE FE-KFE-K FE 2' - 4"15' - 4"16' - 0"30' - 4"3' - 4"30' - 0" FE FE FB FC F6 4' - 4 " 10 ' - 0 " 7' - 0 " 5' - 4 " 5' - 4 " 3' - 1 0 " 5' - 6 " 3' - 4 " 9' - 8 " 10 ' - 8 " 52 ' - 0 " 3' - 4 " 2' - 4 " 27 ' - 4 " 11 ' - 0 " 40 ' - 3 1 / 2 " 13 ' - 5 " 30 ' - 7 1 / 2 " 51 ' - 9 " 43 ' - 7 " 28 ' - 8 " 4' - 4 " 51 ' - 4 " 40 ' - 9 " 43 ' - 7 " 4' - 0 " 6' - 0 " 7' - 0" Pop Cave 117 Recycling 120 CO2 Closet 109A Electrical 118A SHEET TITLE TYPE: DRAWN BY: DATE: JOB #: PR O J E C T T I T L E : PR O J E C T L O C A T I O N : A R C H I T E C T S I N C SHEET NO. REVISIONS 75 0 N . T h i r d S t r e e t L a C r o s s e , W I 54 6 0 1 (6 0 8 ) 7 8 4 - 2 7 2 9 Ph (6 0 8 ) 7 8 4 - 2 8 2 6 Fa x I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: CARL N. FINK DATE: 01/27/2023 REG. NO. 42448 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: JERREL SCHOMBERG DATE: 01/27/2023 REG. NO. 19710 KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LA CROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 A000 Overall Floor Plan & Thermal Envelope Insulation Values & Notes CD Set Author 01.27.2023 1081.560 St o r e G e n 3 - R H - 1 C W -S V Corcoran, M N Kw i k T r i p , I n c . 1/8" = 1'-0"1 Overall Plan PLAN NORTH TRUE NORTH NO. DATE 8' x 30" SHELF 4' x 30" SHELF 4' x 30" SHELF 1 8 "x 4 8 " T S S (5 ) S H E L F O N C A S T E R S 6 3 " P O L E S 18 " x 4 8 " T S S (5 ) S H E L F O N C A S T E R S 63 " P O L E S 18 " x 4 8 " T S S (5 ) S H E L F O N C A S T E R S 63 " P O L E S 6' x 3 0 " S H E L F 6' x 3 0 " S H E L F DU N N A G E RA C K 22 " X 3 6 " DU N N A G E RA C K 22 " X 3 6 " DU N N A G E RA C K 22 " X 3 6 " 18"x48" TSS (5) SHELF ON CASTERS 63" POLES Kitchen 104 Mens Toilet Room 113 Womens Toilet Room 114 Family Toilet Room 115 5 Dr. Freezer 116 19 Dr. Cooler 106 Queing 111 Walk-In Freezer 105 Vestibule 100 Checkout 102 17 2 8 9 8 8 72 1 45 35 35 4 14 BELOW 16 RE G R E G R E G 3' C I G 4' R Y O 3' R Y O ST O R A G E 3' C I G RE G 7 13' - 6 3/8" A411 1 A4112 A411 3 A4114 A412 2 A412 3 8' - 0" 3' - 0" 6' - 1 3/8" FROM FIN. GYP. BD. 6' - 1 1/2" 4' - 6" 32' - 3 1/4" INSIDE ICE MERCHANDISER HOLD 7' - 6" 5' - 0" MIN. 12" 92 89 A412 1 8' - 6 1/2" 7' - 4 1/4" 5' - 9 1/2" 46 27 28 46 FROM F/CABINET TO FIN. WALL BASKETS CARTSCARTS BASKETS 1/2 PLATFORM 44 4 4 4 4444 4 4 4 444 4 44 4 4 44444 5 5 555 20 20 6" 6" 5' - 0" 2' - 0" 2' - 8 1/2" 1' - 6" 2' - 8 1/2" 2' - 0" 2' - 9" 6" 3' - 4 1/8" 23 3' - 0" 5 A412 1 A4212 78 5 5 TOTES CHIP 4 3 TRASH 5 4 3' - 0" 6" 23 CO29 10' - 9" ±5 1/2" 7' - 0" 5' - 4" MILK 23 11 24' - 0 1/2" 5 1/2" FR O M S T U D FA C E T O S I D E OF F R E E Z E R CA S E 16' - 2 1/2" TO FRONT OF THM CASE 12' - 0 5/8" +/- 8' - 6 1/2" 4' - 0" 16' - 5 1/8" 15' - 4" 16' - 5 3/4" 2' - 11" 1 1/2" 2' - 11" 6' - 0" 6' - 7 3/4" 5' - 0" 3' - 0" 88 19 4 4 4 4 87 83 53 55 Vestibule 119 18 5' - 6" FE 7 TRASH 7" 19 15 121212 15 1111 9797 5 1/2" SEG B SEG A SEG B SEG A LP CAGE 5 1/2" TO CHECKOUT SIDE OF THM CASE 28' - 11 5/8" +/- 5' - 11 1/4" 4' - 6 1/2" A400 12 A400 FE-K 5' - 8 1/2" 3' - 0" 8' - 1 3/8" SNACK SEATING AREA 10 81 10 22 22 21 9" 21 22 9" 2"HD-2 2"HD-2 2"HD-2 2"HD-2 4"FCO 4"FCO 3"FD-1 3"HD-1 3"FD-1 2"HD-2 3"HD-1 2"HD-2 4"FCO 3"HD-1 3"HD-1 3"HD-1 3"HD-1 3"HD-1 4"FCO 3' - 0" 24 29 3' - 5 3/4" 7' - 7 3/4" 3' - 11" 26 4 ' - 10 1 /2" 18 VERIFY W/ ELECTRICAL CONDUIT 22' - 6 5/8" 31 25 34 30 ST O R . L I D S CU P S MA L T CU P S Pop Cave 117 3"FD-1 8' - 5 1/2" 26 5' - 10 3/4" 5' - 10 3/4" 3' - 2 3/4" 5' - 0"5' - 4 3/4" CO2 Closet 109A 99 84 90 85 LEARNN TREE NE W S P A P E R FINANCIAL CENTER SU N G L A S S E S ATM ATMBAITATM 6" 5' - 11 3/4" 3' - 7 1/2" 33' - 5 1/4" 4' - 4" 6' - 1 1/8" 6' - 1 1/8" 2"HD-2 /5 A420 /8 A420 /6 A420 /10 A420 /9 A420 /7 A420 /12 A420 /13 A420 /11 A420 /4 A420 /2A A420 /1 A423 /2 A423 SHEET TITLE TYPE: DRAWN BY: DATE: JOB #: PR O J E C T T I T L E : PR O J E C T L O C A T I O N : A R C H I T E C T S I N C SHEET NO. REVISIONS 75 0 N . T h i r d S t r e e t L a C r o s s e , W I 54 6 0 1 (6 0 8 ) 7 8 4 - 2 7 2 9 Ph (6 0 8 ) 7 8 4 - 2 8 2 6 Fa x I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: CARL N. FINK DATE: 01/27/2023 REG. NO. 42448 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: JERREL SCHOMBERG DATE: 01/27/2023 REG. NO. 19710 KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LA CROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 A120A Equipment Floor Plan - Seqment 'A' CD Set ams 01.27.2023 1081.560 St o r e - G e n 3 - R H - 1 C W -S V Corcoran, M N Kw i k T r i p , I n c . GENERAL NOTES EQUIPMENT A. ALL CASEWORK, SHELVING AND FIXTURES BY OWNER (TYP.) B. CAULK ALL EXPOSED SEAMS IN FOOD AREAS. C. CAULK SINK COUNTERTOPS AT WALL. D. CAULK/ ROPE INSIDE COOLER/FREEZER GLASS DOORS. E. SEAL (CAULK) ALL OPENINGS AROUND PIPES AND OTHER CONDUITS, WHERE THEY PASS THROUGH WALLS AND FLOORS. SEAL ALL JUNCTIONS BETWEEN THE WALL SURFACE AND THE EDGES OF ATTACHED EQUIPMENT WITH APPROVED CAULK/SEALING COMPUND. F. EXTEND CONDUIT PIPES FOR BEVERAGE LINES AT LEAST FOUR INCHES ABOVE THE FINISHED FLOOR ELEVATION AT BOTH ENDS. THE SPACE BETWEEN THE BEVERAGE LINES AND THE CONDUIT PIPE MUST BE SEALED WITH A HARD MATERIAL AND PROVIDE A CLEANABLE FINISH. G. MECHANICAL SYSTEM CONTROLS SHALL BE LOCATED MAXIMUM OF 48" AND MINIMUM OF 15" ABOVE FINISHED FLOOR. H. DIMENSIONS ARE FROM FINISHED FACE. EQUIPMENT SCHEDULE #TYPE 1 FRESH CASE 2 BAKERY SHELF 4 NSF APPROVED SHELVES - COOLERS/FREEZERS 5 NSF APPROVED SHELVES - COOLERS/FREEZERS 7 UTILITY CART 8 3'-0" METAL LIGHTED CIGARETTE MERCHANDISER 9 4'-0" METAL LIGHTED CIGARETTE MERCHANDISER 11 ROLLER GRILL 12 HOT FOOD DISPLAY 3'-0" 15 CHILI CHESSE DISPLAY 17 MULTI-TERRIA CONDIMENT 18 SOUP WELL 20 BAG-IN-A-BOX RACK 21 ADA 6"X6" MEN/WOMEN SIGNAGE WITH BRAILLE SEE INTERIOR ELEVS. FOR TYP. LOCATION 22 ADA 3"X6" EXIT SIGNAGE WITH BRAILLE SEE INTERIOR ELEV. FOR TYP. LOCATION 23 SECURITY MIRROR 26 PRODUCE CART 27 MALT BLENDER 28 MALT BLENDER FREEZER 29 TRUE FREEZER 30 FOUNTAIN MACHINE 31 HOT FOOD DISPLAY 2'-0" 34 ICE TEA MAKER 35 SLUSHEE MACHINE 45 BAKERY CASE 46 SMOOTHIE MACHINE 53 SOAP DISPENSER 55 PAPER TOWEL DISPENSER-KITCHEN 72 WHIPPED CREAM DISPENSER 78 INSIDE ICE MERCHANDISER 81 8"W. X 3"H. BABY CHANGING STATION SIGN 83 GILES DUMP TABLE 84 AYRKING BREADER 85 HENNY PENNY OPEN FRYER 87 6'-8" TYPE I HOOD 88 BAKERY TABLE 89 TAKE HOME MEAL CASE 90 48" STAINLESS TABLE 92 OPEN AIR MEAT CASE 97 DISPLAY RACK 99 27" REFRIGERATED PREP TABLE 1/4" = 1'-0"1 EQUIPMENT FLOOR PLAN - SEG A EQUIPMENT PLAN KEY NOTES # Description 14 BREAD CART. SEE DETAIL 15 VERTICALLY HUNG VINYL STRIPS PROVIDED BY COOLER MANUFACTURER. 16 STORGAE CABINET. SEE DETAIL 17 AIR CURTAIN UNIT ABOVE. 18 HATCH INDICATES ELECTRICAL RACE WAY. 19 END OF ELECTRICAL FACEWAY. PROVIDE SOLID SURFACE END CAP. 20 SOLID SURFACE TOP ONLY. 21 SHELVES ON MTL. STANDARDS AND BRACKETS (VERIFY MTG. HTG. OF STANDARDS SHELVES). SEE INTERIOR ELEVATIONS A412. 22 8" x 8" BOX OUT FOR PLUMBING CASE. MATERIAL FOR BOX OUT PROVIDED BY OWNER. 23 36" L. X 6" W. GRIP STRIPS ON FREEZER FLOOR. STRIPS TO BE SPACED 6" APART. 24 WALL AND BASE CABINET W/ CONCRETE SOLID SURFACE TOPS. SEE DETAIL 25 HYBRID SNACK TABLE ASSEMBLY. SEE DETAIL 26 36" WIDE STAND-A-LONE SNACK TABLE. SEE DETAIL EQUIPMENT PLAN KEY NOTES # Description 1 CAPPUCCINO AND BAKERY ISLAND. SEE DETAIL 2 CONDIMENT DISPLAY (TYP. OF 2). SEE DETAIL 3 SOUP CART. SEE DETAIL 4 ROLLING GRILLE MOVABLE CART. SEE DETAIL 5 HOT FOOD DISPLAY MOVABLE CART. SEE DETAIL 6 BAKERY DISPLAY. SEE DETAIL 7 1'-0" H. X 5'-0" L. WOOD CART BUMBER. MOUNT DIRECTLY ABOVE WALL BASE. 8 PRODUCE CART. SEE DETAIL 9 CO2 FILL W/ 3/4" PEX PIPING TO MOP ROOM. RISE UP EXT. WALL AND FOLLOW CEILING. MOUNT AT 42" A.F.F.. R.O. 8 1/8"H. X 7 1/8"W. MIN. 10 BABY CHANGING STATION SIGNS TO BE MOUNTED ON FRONT OF BATHROOM DOOR AT 5' - 0" A.F.F. 11 LOTTO SCANNER. SEE DETAIL 12 8'-0" STANDARDS AT 4" A.F.F. FOR SHELVING (TYPICAL AT 3 WALLS.) 13 32"D. COUNTER MOUNTED 31 3/4" A.F.F. TO TOP PLAN NORTH TRUE NORTH NO. DATE Kitchen 104 CBT Room 110 Mens Toilet Room 113 Utility Room 118 IT Closet 112 Family Toilet Room 115 Queing 111 Walk-In Freezer 105 Coffee 103 45 35 35 Delivery Room 109 Walk-In Cooler 108 Kitchen Storage 107 19 Dr. Cooler 106 4848 64 5252 61 62 61 4849 63 42 42 42 42 41 40 TRASH CUPS CUPS CUPS 39 38 38 36 TRASH 44334743 43 A414 3 2 1 4 A411 5 A200 5 6 A413 4 13 2 A412 4 5 6 7 7' - 0" 30 30 75 60 83FE-K FE-K 20 20 68 5553 5553 87 RTI OIL TANKS RTI OIL TANKS SEG B SEG A SEG B SEG A 10 5 5 CO2 1 25 A414 5 TRASH TRASH MILK BAKERY A414 9 13 6 7 6 6 7 71 7 6 TRASH 5 5 76 1' - 9"3' - 4" 1' - 4" 3' - 4"1' - 9" 19 2" 2' - 6" 8" 2' - 6" 2" CU P S 75 75 3' - 0" 2' - 6 1/2" 10' - 1 3/8" 5 1/2" CUPS 2 8 5 1/2" 9' - 6" ±13' - 9"8' - 10" 2 3 A4114 A413 5 SEG C SEG B S E G CS E G B 11 1' - 0" 5' - 6" A412 1 4 4 4 4 4 4 51 5' - 0" 5' - 6 1/2" 12 8 YD SLANT TOP BIN 8 YD SLANT TOP BIN MB1 34 5' - 9" 99 65 22 9595 3"FD-1 3"HD-1 4"FCO 3"HD-1 4"FS-1 DW-1 2"FD-1 S4 S-1 2"HD-2 3"HD-1 3"HD-1 3"HD-1 3"HD-13"HD-13"HD-1 3"HD-1 3"HD-1 3"FCO 3"FD-1 3"FD-1 4"FS-1 3"FD-1 4"HD-1 4"FD-1 FE FE OU T S I D E I C E ME R C H A N D I S E R OU T S I D E I C E ME R C H A N D I S E R 22 ST O R . L I D S C U P S LI D S CU P S TR A S H 3"FD-1 6"FCO 4"FCO S-4S-2 2"FD-1 S-3 90 8584 644' - 1 3/4" Recycling 120 CO2 Closet 109A Electrical 118A 13 76 A414 7 8 58 9491 56 59 58101 102102 3 TIER UTILITY CART LOCKERS OU T S I D E I C E ME R C H A N D I S E R 9' - 6" /5 A420 /8 A420 SHEET TITLE TYPE: DRAWN BY: DATE: JOB #: PR O J E C T T I T L E : PR O J E C T L O C A T I O N : A R C H I T E C T S I N C SHEET NO. REVISIONS 75 0 N . T h i r d S t r e e t L a C r o s s e , W I 54 6 0 1 (6 0 8 ) 7 8 4 - 2 7 2 9 Ph (6 0 8 ) 7 8 4 - 2 8 2 6 Fa x I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: CARL N. FINK DATE: 01/27/2023 REG. NO. 42448 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: JERREL SCHOMBERG DATE: 01/27/2023 REG. NO. 19710 KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LA CROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 A120B Equipment Floor Plan - Seqment 'B' CD Set Author 01.27.2023 1081.560 St o r e - G e n 3 - R H - 1 C W -S V Corcoran, M N Kw i k T r i p , I n c . GENERAL NOTES EQUIPMENT A. ALL CASEWORK, SHELVING AND FIXTURES BY OWNER (TYP.) B. CAULK ALL EXPOSED SEAMS IN FOOD AREAS. C. CAULK SINK COUNTERTOPS AT WALL. D. CAULK/ ROPE INSIDE COOLER/FREEZER GLASS DOORS. E. SEAL (CAULK) ALL OPENINGS AROUND PIPES AND OTHER CONDUITS, WHERE THEY PASS THROUGH WALLS AND FLOORS. SEAL ALL JUNCTIONS BETWEEN THE WALL SURFACE AND THE EDGES OF ATTACHED EQUIPMENT WITH APPROVED CAULK/SEALING COMPUND. F. EXTEND CONDUIT PIPES FOR BEVERAGE LINES AT LEAST FOUR INCHES ABOVE THE FINISHED FLOOR ELEVATION AT BOTH ENDS. THE SPACE BETWEEN THE BEVERAGE LINES AND THE CONDUIT PIPE MUST BE SEALED WITH A HARD MATERIAL AND PROVIDE A CLEANABLE FINISH. G. MECHANICAL SYSTEM CONTROLS SHALL BE LOCATED MAXIMUM OF 48" AND MINIMUM OF 15" ABOVE FINISHED FLOOR. H. DIMENSIONS ARE FROM FINISHED FACE. EQUIPMENT SCHEDULE #TYPE 64 REFRIGERATED PREP TABLE 65 UNDERCOUNTER FREEZER KITCHEN 68 42" STAINLESS DRY RACK 71 CO2 SIGNAGE BY OWNER 75 30" DRIP TRAY 76 40" DRIP TRAY 83 GILES DUMP TABLE 84 AYRKING BREADER 85 HENNY PENNY OPEN FRYER 87 6'-8" TYPE I HOOD 90 48" STAINLESS TABLE 91 VECTOR OVEN 94 HOT FOOD HOLDING CABINETS 95 BEAN-TO-CUP 99 27" REFRIGERATED PREP TABLE 101 CONVERGE MULTI-COOK OVENS 102 STAND WITH CASTERS EQUIPMENT SCHEDULE #TYPE 44 CREAMER 45 BAKERY CASE 47 MICROWAVE - SNACK 48 MICROWAVE - KITCHEN 49 SCALE/LABEL MACHINE 51 CLEANING CART 52 BIN RACK 53 SOAP DISPENSER 55 PAPER TOWEL DISPENSER-KITCHEN 56 TURBOCHEF i3 OVEN RACK 58 TURBOCHEF i3 OVEN 59 CART (STAINLESS STEEL) 60 6'-0" STAINLESS TABLE 61 6'-0" STAINLESS TABLE w/ CENTER SHELF ABOVE 62 BAKERY RACK WITH COVER 63 CAPTIVE AIRE HOOD EQUIPMENT SCHEDULE #TYPE 4 NSF APPROVED SHELVES - COOLERS/FREEZERS 13 NITRO COFFEE 19 ICE CREAM NOVELTY CASE 20 BAG-IN-A-BOX RACK 22 ADA 3"X6" EXIT SIGNAGE WITH BRAILLE SEE INTERIOR ELEV. FOR TYP. LOCATION 25 FLOOR SCRUBBER 30 FOUNTAIN MACHINE 33 HOT WATER DISPENSER 34 ICE TEA MAKER 35 SLUSHEE MACHINE 36 SURESHOT FLAVORSHOT 2 38 COFFEE BREWER 39 COFFEE GRINDER 40 XPRESS TOUCH 41 ICE DISPENSER 42 IMIX-3 MACHINE 43 COFFEE CONDIMENT DISPLAY 1/4" = 1'-0"1 EQUIPMENT FLOOR PLAN - SEG B EQUIPMENT PLAN KEYNOTES # Description 1. CAPPUCCINO AND BAKERY ISLAND. SEE DETAIL 2. CONDIMENT DISPLAY (TYP. OF 2). SEE DETAIL 3. SHELVES ON MTL. STANDARDS AND BRACKETS (VERIFY MTG. HTG. OF STANDARDS & SHELVES). SEE INTERIOR ELEVATIONS A412. 4. SNOW MELT 5. 8'-0" STANDARDS AT 4" A.F.F. FOR SHELVING (TYPICAL AT 3 WALLS) 6. HATCH INDICATES ELECTRICAL RACEWAY. 7. END OF ELECTRICAL RACEWAY. PROVIDE SOLID SURFACE END CAP. 8. SOLID SURFACE TOP ONLY. 9. PROVIDE 8" X 32" OPENING AT 10' - 0" A.F.F. TO 10' - 8" A.F.F 10. AIR CURTAIN UNIT ABOVE. 11. 12"W x 7-1/2"D. BOX FOR POP LINES CHASE. MATERIAL FOR BOX OUT PROVIDED BY OWNER. 12. 10L. CLASS "K" FIRE EXTINGUISHER 13. 32" D. COUNTER MOUNTED 31 3/4" A.F.F. TO TOP PLAN NORTH TRUE NORTH NO. DATE EF (ABOVE) SALT STORAGES E G B S E G C ENTER ELECTRICAL PANELS SEG B SEG C A125 1 CAR WASH EQUIPMENT BY OTHERS TRAVEL DIRECTION REFER TO A125 FOR CW EQUIPMENT SCHEDULE GRH-1 (ABOVE) TR CW MB FL C BB A K TK BU GR WST DC CPO DR T FL G SS F LEP P DE GD JBMD UC FLGD DE P PP1 EC D EXIT FE CHEMICAL CONTAINERS CAR WASH EQUIPMENT BY OTHERS DEDE Equipment Room C101 Carwash Bay 1 C100 GRH-1 (ABOVE) GR TK SGB FD FLOOR HEAT PUMP & MANIFOLDSBOILER TRASH 8 YD SLANT TOP BIN 8 YD SLANT TOP BIN E H DR 3"FD-2 4"FCO 3"FD-2 3"FD-2 4"HD-1 4"HD-1 4"HD-1 4"FCO 4"FD-3 4"FCO 3"FD-2 3"FD-2 SHEET TITLE TYPE: DRAWN BY: DATE: JOB #: PR O J E C T T I T L E : PR O J E C T L O C A T I O N : A R C H I T E C T S I N C SHEET NO. REVISIONS 75 0 N . T h i r d S t r e e t L a C r o s s e , W I 54 6 0 1 (6 0 8 ) 7 8 4 - 2 7 2 9 Ph (6 0 8 ) 7 8 4 - 2 8 2 6 Fa x I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: CARL N. FINK DATE: 01/27/2023 REG. NO. 42448 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: JERREL SCHOMBERG DATE: 01/27/2023 REG. NO. 19710 KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LA CROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 A120C Equipment Floor Plan - Seqment 'C' CD Set Author 01.27.2023 1081.560 St o r e - G e n 3 - R H - 1 C W -S V Corcoran, M N Kw i k T r i p , I n c . GENERAL NOTES EQUIPMENT A. ALL CASEWORK, SHELVING AND FIXTURES BY OWNER (TYP.) B. CAULK ALL EXPOSED SEAMS IN FOOD AREAS. C. CAULK SINK COUNTERTOPS AT WALL. D. CAULK/ ROPE INSIDE COOLER/FREEZER GLASS DOORS. E. SEAL (CAULK) ALL OPENINGS AROUND PIPES AND OTHER CONDUITS, WHERE THEY PASS THROUGH WALLS AND FLOORS. SEAL ALL JUNCTIONS BETWEEN THE WALL SURFACE AND THE EDGES OF ATTACHED EQUIPMENT WITH APPROVED CAULK/SEALING COMPUND. F. EXTEND CONDUIT PIPES FOR BEVERAGE LINES AT LEAST FOUR INCHES ABOVE THE FINISHED FLOOR ELEVATION AT BOTH ENDS. THE SPACE BETWEEN THE BEVERAGE LINES AND THE CONDUIT PIPE MUST BE SEALED WITH A HARD MATERIAL AND PROVIDE A CLEANABLE FINISH. G. MECHANICAL SYSTEM CONTROLS SHALL BE LOCATED MAXIMUM OF 48" AND MINIMUM OF 15" ABOVE FINISHED FLOOR. H. DIMENSIONS ARE FROM FINISHED FACE. 1/4" = 1'-0"1 EQUIPMENT FLOOR PLAN - SEG C PLAN NORTH TRUE NORTH CAR WASH EQUIPMENT SCHEDULE TAG DESCRIPTION A AIR COMPRESSOR B WATER SOFTENER BU BOILER UNIT C REVERSE OSMOSIS UNIT CP0 CP0 CONTROLLER CW CHOICEWASH XT GANTRY CWB** *CITY WATER BOOST PUMP D RO WATER PUMP DC DOOR CONTROL - MARK VII DE DOOR SENSOR EYE DR DRYER CONTROL BOX (40hp) DT DRYER COUNTDOWN TIMER E SPOTFREE STORAGE TANK EC ENERGY CHAIN FEED SYSTEM EP ELECTRICAL PANELS (BY OTHERS) F BRINE TANK FD FS-40D FREESTANDING DRYER FL FLOOR LOOP SENSORS G RO REJECT WATER PUMP GD GARAGE DOORS GR GUIDE RAILS, SST LOW PROFILE H CARBON FILTER JB IN BAY JUNCTION BOX K AIR DOOR CONTROL BOX L CPC PANEL MB MENU BOARD - 7 POSITION MD MAIN DISCONNECT P DOOR CONTROL BOX PP PUMPING PLANT/ STAND SGB STOP-GO-BACK UP SIGN SS SALT STORAGE T COIN/ CODE BOX, POINT OF SALE TK GANTRY TRACK 33', LOW PROFILE TR TREADLE SENSOR PAD UC UNDERCARRIAGE WASH MANIFOLD W/ FLAT COVER WST WASH STAT NO. DATE ABBREVIATIONS LIST AL ALUMINUM ACT ACOUSTICAL CEILING TILE BRK FACE BRICK CG-# CORNER GUARD CMU CONCRETE MASONRY UNIT CONC CONCRETE CPT CARPET CT-# CERAMIC TILE GT-# GLASS TILE QT-# QUARRY TILE EPI EXTRUTECH PLASTIC PANELS FRP FIBERGLASS REINFORCED PLASTIC GLB GLASS BOARD GWB GYPSUM WALL BOARD L# LAMINATE P/C PRECAST CONCRETE PCT-# PORCELAIN TILE P# PAINT PREFIN PREFINISHED SC SEALED CONCRETE SS-# SOLID SURFACE SS STAINLESS STEEL TBB TILE BACKER BOARD VB-# VINYL BASE WCT WALL CERAMIC TILE GENERAL NOTES - ROOM FINISH SEE A131 & A132 REFLECTED CEILING PLAN FOR CEILING HEIGHT A. B. C. SEE A133 & A134 FOR CEILING SOFFIT COLORS. SEE A610 FOR WALL COLORS. D. HOLD ALL GYPSUM BD. A MIN. OF 1/2" OFF OF FLOOR. E. ALL SALES FLOOR COUNTERS/TOILET VANITY TOPS TO BE SOLID SURFACE, SEE COLOR SCHEDULE ON A610. F. COORDINATE W/ TILE SUPPLIER ON ALL TILE MATERIALS. /2 A313 SHEET TITLE TYPE: DRAWN BY: DATE: JOB #: PR O J E C T T I T L E : PR O J E C T L O C A T I O N : A R C H I T E C T S I N C SHEET NO. REVISIONS 75 0 N . T h i r d S t r e e t L a C r o s s e , W I 54 6 0 1 (6 0 8 ) 7 8 4 - 2 7 2 9 Ph (6 0 8 ) 7 8 4 - 2 8 2 6 Fa x I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: CARL N. FINK DATE: 01/27/2023 REG. NO. 42448 I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT WAS PREPARED BY ME OR MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED ARCHITECT UNDER THE LAW OF THE SATE OF MINNESOTA. SIGNATURE: JERREL SCHOMBERG DATE: 01/27/2023 REG. NO. 19710 KWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LA CROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 A600 Room Finish Schedule CD Set Author 01.27.2023 1081.560 St o r e - G e n 3 - R H - 1 C W -S V Corcoran, M N Kw i k T r i p , I n c . ROOM FINISH SCHEDULE ROOM FLOOR BASE WALLS CEILINGS REMARKSNUMBER NAME FRONT SUBSTRATE FRONT FINISH LEFT SUBSTRATE LEFT FINISH REAR SUBSTRATE REAR FINISH RIGHT SUBSTRATE RIGHT FINISH CLG FIN 100 Vestibule PCT-1 BRK BRK, GWB P1 BRK, GWB P1 BRK, GWB P1 BRK, GWB P1 ACT-1 2, 3, 11 101 Sales PCT-1 QT-1 GWB P1 GWB P3 GWB P3 GWB P1 ACT-1/ ACT-2 2, 3 102 Checkout PCT-1 VB/ QT-1 GWB P1 -- -- GWB P1 GWB P1 ACT-1 2, 3 103 Coffee PCT-1 QT-1 -- -- GWB CT-2 GWB CT-1 GWB CT-2 ACT-1/ ACT-2 2, 3 104 Kitchen QT-2 QT-2/ (S.S COVED) PLWD FRP-1 PLWD FRP-1 PLWD FRP-1 PLWD FRP-1 GWB (P1) 3 105 Walk-In Freezer MTL -- MTL -- MTL -- MTL -- MTL -- MTL NO QT UNDER UNIT 106 19 Dr. Cooler QT-2 -- MTL -- MTL -- MTL -- MTL -- MTL 107 Kitchen Storage QT-2 QT-2 PLWD FRP-1 PLWD FRP-1 PLWD FRP-1 PLWD FRP-1 GWB (P1) 3 108 Walk-In Cooler QT-2 -- MTL -- MTL -- MTL -- MTL -- MTL 109 Delivery Room QT-2 VB PLWD P1 PLWD P1 PLWD P1 PLWD P1 GWB (P1) 3 109A CO2 Closet QT-2 NONE NONE NONE NONE NONE NONE NONE NONE NONE 109B Break Room QT-2 VB PLWD FRP-1 PLWD P1 PLWD FRP-1 PLWD FRP-1 GWB (P1) 110 CBT Room QT-2 VB GWB P1 GWB P1 GWB P1 GWB P1 ACT-1 3 111 Queing PCT-1 CT-3 GWB CT-3 & P1 GWB CT-3 & P1 GWB CT-3 & P1 GWB CT-3 & P1 ACT-1 2, 3, 6 112 IT Closet QT-2 NONE NONE NONE NONE NONE NONE NONE NONE NONE GWB (P1) 10 113 Mens Toilet Room PCT-1 QT-1 GWB GT-1/CT-3, CT-4 & P1 GWB CT-3, CT-4 & P1 GWB CT-3, CT-4 & P1 GWB CT-3, CT-4 & P1 GWB (P1) 1, 3, 5, 12 114 Womens Toilet Room PCT-1 QT-1 GWB CT-3, CT-4 & P1 GWB GT-1/CT-3, CT-4 & P1 GWB CT-3, CT-4 & P1 GWB CT-3, CT-4 & P1 GWB (P1) 1, 3, 5, 12 115 Family Toilet Room PCT-1 QT-1 GWB CT-3, CT-4 & P1 GWB GT-1/CT-3, CT-4 & P1 GWB CT-3, CT-4 & P1 GWB CT-3, CT-4 & P1 GWB (P1) 1, 3, 5, 12 116 5 Dr. Freezer MTL -- MTL -- MTL -- MTL -- MTL -- MTL NO QT UNDER UNIT 117 Pop Cave QT -- MTL PT MTL PT MTL PT MTL PT MTL (PT) 13 118 Utility Room SC -- PLWD P1 PLWD P1 PLWD P1 PLWD P1 OSB/PLY. WD. (P1) 118A Electrical SC -- PLWD P1 PLWD P1 PLWD P1 PLWD P1 OSB/PLY. WD. (P1) 119 Vestibule PCT-1 BRK BRK, GWB P1 BRK, GWB P1 BRK, GWB P1 BRK, GWB P1 ACT-1 11 120 Recycling SC -- PLWD P1 PLWD P1 PLWD P1 PLWD P1 OSB/PLY. WD. (P1) C100 Carwash Bay 1 SC -- CMU EPI CMU EPI CMU EPI CMU EPI CONC (EPI) 7, 9 C101 Equipment Room SC -- CMU UNFINISHED CMU UNFINISHED CMU UNFINISHED CMU UNFINISHED UNFINISHED 8, 9 3. ORANGE PEEL TEXTURE ON GYP. BD SURFACES. 7. CMU AND PRECAST FINISH IN WASH BAY: 1. EPI PANEL SYSTEM (1/2" SYSTEM). MATERIALS SUPPLIED BY OWNER & INSTALLED BY CONTRACTOR. 8. CMU AND PRECAST FINISH IN EQUIPMENT ROOM: 1. UNFINISHED WALLS & CEILINGS. 9. SEALANTS: 1. AT PRECAST JOINTS, CORNERS, FLOORS, DOORS AND WINDOWS. 2. TREMCO/ VULCUM 116, ONE PART POLYURETHANE, COLOR: WHITE. COLOR GRAY AT FLOOR JOINTS ONLY. 3. EQUAL PRODUCTS BY TNEMEC.: SEAL INTERIOR WINDOW SILLS AND GLASS BLOCK GROUT JOINTS. 10. ROOM TO BE COMPLETELY SEALED 11. EIFS FINISH TO BE APPLIED TO WALL ABOVE MAIN EXTERIOR VESTIBULE DOORS. SEE DETAIL FOR CLAIRFICATION. 5. TILE RUNS VERTICALLY 6. TILE RUNS HORIZONTAL 1. SEE SHEET A410 FOR TOILET ELEVATIONS 12. GLASS TILE ACENT IS TO BE LOCATED AT BATHROOM SINK WALLS ONLY. 13. BLACK PREFINISHED METAL COOLER PANEL. 2. CEILING TILE: 2X2 REVEAL EDGE USG #808 SANDRIFT WITH 15/16" GRID. COLOR: 053-MIST. PROVIDE 2X2 VINYL FACE TILE ("VINYLSHIELD A" BY CERTAINTEED) PAINTED TO MATCH AT FOOD SERVICE AREAS AS SHOWN ON PLAN. 4. N/A NO. DATE This message was sent from outside of the organization. Please do not click links or open attachments unless yourecognize the source of this email and know the content is safe. From:Natalie Davis To:Seth Gellman Subject:FW: Hope Community Development Date:Friday, February 14, 2025 4:50:48 PM Attachments:image001.png Please save this public comment email to the Kwik Trip file under Communication. Thank you, From: Stephanie StClair <stclair.21@hotmail.com> Sent: Friday, February 14, 2025 2:45 PM To: Natalie Davis <ndavis@corcoranmn.gov> Subject: Hope Community Development Hello Mr. Davis, Your doors were locked, but I wanted to make sure to send my message. I am so opposed to the plan for Qwik Trip to be built at 9700 Brockton Ln. We live across Brockton Ln on 97th. Why build where there is dense housing? Delgany Association and Del Webb Association. County Rd 101 already has heavy traffic. Qwik Trip would be in our backyard. Lights on all night, traffic 24/7. The Hope Community Development on County Road 30 and County Road 116 would be ideal for a Qwik Trip. Better driveway access; no homes right there.; other businesses from where Qwik Trip would be patronized. Please consider my thoughts when reviewing the proposal by Qwik Trip, Sincerely, Stephanie St.Clair 9745 Alvarado Lane N Maple Grove 55311 Sent from Samsung Galaxy smartphone. Get Outlook for Android This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. Outlook Kwiktrip - HIGHLY OPPOSED From Kelly Hirdler <kmhirdler@gmail.com> Date Tue 2/25/2025 9:32 AM To Dwight Klingbeil <DKlingbeil@corcoranmn.gov> I am unable to attend the public hearing related to the proposed Kwik Trip to build near the northwest corner of County Road 101 and County Road 30. This Kwik trip would be located directly in my back yard and the lights would shine in my home all night.  We currently have Mama G's which already gives us a lot of traffic and noise currently.  There are hundreds of townhomes in this area - residential area. Just up the road they can build at Cty Rd 30 and Cty Rd 116. There is a sign for Hope Community Business Center, requesting businesses.  There are no homes there. There would be better access from the road for this business.  Kelly Hirdler 9845 Alvarado Lane No. Maple Grove This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. Outlook Preliminar y Plat, Variance, Conditional Use Permit & Site plan From Maria Robbins <mpeppy@yahoo.com> Date Sat 3/1/2025 2:22 PM To Dwight Klingbeil <DKlingbeil@corcoranmn.gov> Dear Corcoran Planning Commission I live in the radius around subject Property. The water line from Maple Grove across Highway 101 to Corcoran went through my back yard. The metered antenna Man Whole behind the fence in my back yard, providing Bellwether and Corcoran water, the hydrant on 101 across the street. Many larger loaded construction trucks, trucks and cars coming down Highway 101, and people moving in and out of Mama G's. The stop light helps. There is not stop light at the site plan, rather a fire hydrant..... water. The facility you are assessing will facilitate a lot of traffic, noise and light, affecting Maple Grove Delgany and Corcoran Bellwether constituents. Please do not change the land use permit. Please keep it signal family or multiple family. Corcoran would make more tax money and the people using 101 will be safer driving down 101 with out these types of worrisome traffic problems. Big trucks loaded with dirt, and cars and trucks turning in and out in front of them seems like a lot of liability to me. I object to the land use change permit. Maria Robbins 9833 Alvarado Ln N Maple Grove, MN 55311 March 1, 2025 Dwight Klingbeil City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Dear Dwight, This letter is written in response to the notice you sent about the public hearing referencing the Kwik Trip proposed to be built off of County Road (Cty Rd) 101. I am submitting my formal concerns and opposition to it being built in that location. I am a homeowner in the Delgany neighborhood. Here are my concerns: 1) Cty Rd 101 is not in good condition for all the extra traffic. It is a narrow road without any shoulders or turning lanes. This road will continue to become busier as the housing developments and commercial sites continue to grow, new elementary school is built and all of the traffic that will be coming off of Cty Rd 30 once 610 is routed to it. 2) Could the access of the Kwik Trip be off of Cty Rd 30 and not Cty Rd 101? 3) This is my home and this Kwik Trip will cause much more traffic which causes much more noise. The truck traffic and motorcycles cause too much noise currently and it will increase substantially if the Kwik Trip is across the road. This would not produce a comfortable living environment. 4) The 24-hour bright lights will not be favorable. 5) Wondering why the Kwik Trip couldn’t be built off of Cty Rd 30 and Cty Road 116 where there aren’t any housing developments – basically why can’t it be moved to the west further. 6) It is already difficult to get out of my neighborhood on to Cty Rd 101 presently and the extra traffic will make it even more difficult. 7) There is a Kwik trip three miles away on Cty Rd 81 – why do they need another one so close? Thank you for soliciting homeowners’ comments and I appreciate the opportunity to express my opinion. Finally, I am mostly concerned about the living environment for my neighbors and myself. This is our home that we come home from work every day to relax and enjoy life in and I believe that the Kwik Trip will lessen my ability to feel relaxed and enjoy life. Sincerely, Delgany Resident Page 1 of 11 STAFF REPORT Agenda Item ___ Planning Commission Meeting: March 6, 2025 Prepared By: Kendra Lindahl, AICP Topic: Preliminary Plat and Site Plan for “Brockton Lane Business Park” located at 10585 CR 101 (PID 01-119-23-11-0001) (City File No. 22-044) Action Required: Recommendation Review Deadline:June 6, 2025 1. Request Hempel Development LLC has submitted a request for approval of a preliminary plat to create two lots and three outlots from the 80.66-acre parcel at 10585 County Road 10. The plans show two buildings totaling 538,240 square feet. Key plan application materials are attached as part of this packet; however, due to size limitations not every item is included. The complete application is available at city hall. 2. Background The City Council reviewed PUD sketch plan on March 28, 2024 and indicated support for the project. The current plan is consistent with that concept. The City completed an environmental assessment worksheet (EAW) for the project. On February 13, 2025, the City Council issued a finding of “no need” for an EIS, based on the review of the EAW dated November 2024. 3. Context Zoning and Land Use The 80.66-acre site is guided Light Industrial in the Comprehensive Plan and zoned Light Industrial (I-1). The site is located within the Metropolitan Urban Service Area (MUSA) in phase I of the sewer staging plan. The site is also subject to the Northeast District Design Guidelines. This is the only remaining parcel of industrial land in the Northeast District. Figure 1- Northeast District Plan Page 2 of 11 Surrounding Properties All surrounding properties are located within the MUSA and Northeast District. The properties to the north are in the city of Rogers and are planned for residential uses and protected natural resources. Properties to the east across County Road 101 are in the city of Maple Grove and planned for low density residential. The property to the south is guided and zoned Light Industrial and developed as North Central International (formerly known as Nelson International). The property to the west is guided Mixed Use and Low Density Residential, zoned General Mixed Use and Single Family Residential 2 (RSF-2) and developed with the Stieg farm. Natural Characteristics of the Site The wetland delineation shows a wetland on the north and two wetlands on the south portion of the site. The Natural Resources Inventory (NRI) map identifies wetlands on the south portion of the site and these are shown as medium quality wetlands on the Natural Resource Communities Quality Ranking map. The Parks and Trails map shows that same area as part of the Greenway Corridor. 4. Analysis Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as 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 amendment is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan amendment. 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 Ordinance and the conditions of the preliminary plat approval. If it meets these standards, the City must approve the plat. B. Consistency with Ordinance Standards Site Plan The site plan includes two buildings totaling 538,240 square feet. All uses allowed in the I-1 zoning district would be permitted in the buildings. “The purpose of the I-1, Light Industrial District is providing for the establishment of warehousing and light industrial Page 3 of 11 development. The overall character of the I-1 District is intended to have a low impact manufacturing/warehouse character. Industrial uses allowed in this district shall be limited to those which can compatibly exist adjacent to both lower intensity business uses and high intensity manufacturing uses and which have limited amounts of truck traffic. Because I-1 may abut residential uses the I-1 uses are regulated in height, lot coverage, setbacks, landscaping, loading and use type so as to facilitate compatibility between these uses and residential development. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area.” No tenants have been identified, but they will be reviewed as part of building permits to ensure that the uses are allowed in the district and adequate parking is provided. The site plan orients the truck docks and trailer parking between the building to screen from adjacent properties. Stormwater ponding is planned on the perimeter of the site and intended to be coordinated with landscaping to buffer from the new public streets and adjacent properties. The outlot south of the south street and the outlot north of the north street provide a buffer from new buildings and adjacent uses. Lot Standards and Building Setbacks The applicant indicates that the site will be developed in two phases with the eastern building in phase 1. The two building lots will be separated by north-south lot line dividing the truck court with shared access and truck parking in this area. The lots would need to comply with the I-1 district standards shown in the table below: Required Proposed Minimum lot area 1 acre 15.21 acres Minimum lot width 100 ft. 600+ ft. Minimum lot depth 200 ft. 600+ ft. Setbacks Front, from major roadways 100 ft. 218.5 ft. Front, from all other streets 50 ft. 61.2 ft. on the north 69.4 ft. on the south Side 20 ft. 148.1 ft. on the west Rear 20 ft. 180 ft. Adjacent to residential 50 ft. 200+ ft Maximum Principal Building Height 45 ft. complies Maximum impervious surface coverage** 70% 33.6% Page 4 of 11 Buildings/Architecture The applicant has provided elevations and conceptual floor plans for the buildings. The buildings will have 32-foot interior clear height, but building exterior height is not dimensioned on the plans. Final architectural details and building dimensions must be provided with the final plat application. Building design complies with Section 1060.050, Subd. 1(C) which provides standards for buildings in non-residential zoning districts. The applicant appears to comply with the Northeast District standards, which says that large uninterrupted building elevations are not permitted. No wall may have an uninterrupted length exceeding 80 feet without including at least two of the following: changes in plane; changes in color, texture, materials or masonry pattern; windows; or an equivalent element that breaks up the elevation. Smooth finish concrete panels are a class I material permitted in the I-1 district. The applicant must revise the plans to dimension distance between the vertical elements that serve to break up the building face. This has been included as a condition of approval. The plans must be updated to show trash/recycling locations and mechanical equipment to ensure compliance with ordinance standards. Parking and Drive Aisles Section 1060 of the Zoning Ordinance establishes the minimum number of parking spaces required based on the gross sq. ft. of floor area for each land use. The plans show 393 passenger parking stalls and 138 trailer stalls. The uses are currently undefined, but this would appear to meet the parking requirements for a warehouse/distribution center with limited office space. The final parking calculation would be determined with the final plat and confirmed with building permit. Section 1060.060 requires that parking and drive aisles be setback 100 feet from County Road 116 and County Road 30, 50 feet from new public streets and 10 feet from the side and rear property lines. The site plan shows compliance with the setback standards. The trailer parking spaces are located in the truck court and would be screened from the new public street by an 8-foot berm. Figure 2 - building elevations Page 5 of 11 The NE district has higher standards than other districts and requires: Parking lot design shall include provisions for cross easements and stubbed access drives to the property line for the use of adjacent properties so that residents and customers do not need to return to the public street system to access adjacent developments. Parking facilities on separate lots in a development with a common lot line separating two or more parking lot areas are not required to comply with the parking/drive aisle setback from the common lot line. Sites utilizing the zero-foot setback shall be limited to 60% impervious surface for the site. The plans comply as noted earlier in the staff report. Additionally, the Northeast district requires: Parking bays shall have landscape islands at each end of the parking bay and bays in excess of 15 spaces in length shall be divided by intermediate islands. Trees shall be located in the islands to shade the parking lot to reduce the heat island effect. These end landscape islands shall provide at least 360 square feet of area for planting trees, shrubs and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area. Parcels zoned I-1 and developed with large truck/trailer parking areas shall be exempt from the intermediate landscape island requirement for the dedicated truck/trailer parking bays but must provide landscaped islands at end of the parking bays. The green space and trees that would have been included in the intermediate landscape islands shall be provided in the end landscape islands or as additional green space outside of the required setbacks. The plans appear to comply with these standards, but the plans must be updated to clearly show the additional trees on the landscape plan and landscape calculations. There is an 8-foot landscaped berm screening the truck bays and a 3-foot berm adjacent to the parking areas. Landscaping The Northeast District Guidelines recommend site layout and landscaping be designed to work with the existing topography of the area, wooded areas, wetlands and natural viewsheds and corridors. Landscaping in the Northeast District must be selected from a list of approved landscape materials. The applicant’s plans comply. 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. - One understory shrub for each 300 sq. ft. of building or one tree per 30 lineal ft. of site perimeter, whichever is greater. Page 6 of 11 - The planting screen shall consist of hardy trees that will provide a minimum of 80% opacity year-round. Planting screens shall contain a mix of overstory and understory planting and a mix of deciduous and coniferous materials. The proposed plans show 538,240 square feet of building area which would require 538 overstory trees and 1,794 shrubs, based on the gross building floor area for the development. The landscape plan assumed only 500,000 square feet of building and showed compliance with that requirement. The landscape plan must be updated to meet minimum requirements. Section 1060.060 requires that parking areas with four or more stalls shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least three ft. shall be provided to screen vehicle headlights. The site plan shows compliance. Section 1060.060, Subd. 3(B.9) of the Zoning Ordinance prohibit off-street loading areas within 300 ft. of residentially zoned or guided property unless they are screened by an intervening building. Loading areas not requiring screening by an intervening building shall be screened from adjacent residentially zoned or guided property by the use of berms, fences, or walls to provide 100% opacity to a height of at least 10 ft. The plans show compliance with these requirements. The Northeast District guidelines take these standards a step further and require Loading docks or overhead doors shall be oriented away from County Roads or residential property wherever reasonable, as determined by the City. If not reasonable and the loading docks or overhead doors are visible from County Roads or residential property, they shall be screened to 80% opacity year-round consistent with Section 1060.070 Subd. 2(J) of the City Code. The plans show the buildings more than 300 feet from the residential property to the west and the loading areas are fully screened from the east and west by the building. An 8-foot landscape berm is provided north and south of the loading area to provide screening. This plan complies with both the Section 1060 and Northeast District requirements. Page 7 of 11 Buffer Yard In addition to the landscaping requirements noted above, Section 1060.070, Subd. 2.J.1 requires buffer yards to be provided in perpetuity. Easements shall be required over the buffer yard to protect in perpetuity. The code requires the developer to provide a Buffer Yard D on in the southeast corner (shown by the red circle in Figure 2) because the adjacent is zoned RSF-2. However, the code allows the Council to waive the buffer requirement when there are existing topographical features on vacant lands such as hills and swales. Existing topographical features on vacant lands such as hills and swales. x Council has the discretion to waive the buffer requirement in the southeast corner. Staff believes that retaining the natural areas adjacent to the wetland meets the intent of the buffer requirement. This waiver has been included in the site plan resolution. Parks and Trails Under the current ordinance, park dedication of land is required at 4% of the net pre- development area for Commercial and Industrial land or market equivalent in cash. The City fee schedule was developed using average market values, resulting in a commercial/industrial park fee of $5,866 per net acre. The applicant must provide the pre-development net acreage of the site to determine park dedication as part of the final plat application. The Parks and Trails Plan map from the Comprehensive Plan identifies a proposed off-road trail along the length of the west property line. However, since the comprehensive plan was completed, the Three Rivers Park District Diamond Lake Regional Trail alignment has been modified. The image on the left shows that the regional trail would be located on the property next door. Three Rivers Park District affirmed that the trail is on the adjacent property. This applicant will provide a trail on the north side of the new public street on the north. The trail will be planned to connect to the regional trail to the west when that property develops. No off-road trail is required for this site. An on-road trail is planned on County Road 101 and on the future County Road 117 extension to the north in Rogers. Additionally, the Northeast district plan requires a sidewalk on side and a trail on the other side of the collector street (the south street) and sidewalks on both sides of the local street (the north street). The plans show an 8-foot wide trail on the north side of both streets (with a 12’7” boulevard to Figure 3 - Buffer Yard Figure 4-Diamond Lake Regional Trail Page 8 of 11 separate the trail from the street) but no sidewalk. Sidewalks shall be provided on the south side of both streets. The sidewalks in front of the buildings must be extended to provide pedestrian connections to the sidewalk/trail on the two public streets. Staff notes that those streets both abut outlots not planned for development but the option for pedestrian routes on both sides of the new streets provides more options for connection when the property to the west is developed. Access/Streets The Northeast District was developed in conjunction with and using funds from Hennepin County. The location of the accesses onto County roads was conceptually approved by Hennepin County as part of that plan. Plans have been sent to Hennepin County but no formal development comments on the preliminary plat have been received. The site plan is consistent with the street plan in the Northeast District. The plan shows extension of the public street at the Nelson International access as planned with that project and a new public street on the north side of the project as planned. This road location allows the developer to avoid the northern wetland and comply with County spacing guidelines. We anticipate that turn lanes will be required to be constructed on County Road 101 for the northern access. The feasibility study shows a potential future signal at the north connection to CR 101 and a signal is anticipated. The developer will be responsible for their portion of the signal. This will be addressed as part of the development contract with the final plat. The plans show an 80-foot right-of-way for the south road and a 66 ft. right-of-way for north road. This is consistent with the Northeast District standards. The attached engineer’s memo provides additional comments on this plan. A feasibility study was completed as part of the EAW. The applicant is required to comply with all of those conditions. The construction of the north public street is near the wetland and floodplain necessitating a large retaining wall on the north side of the street. The wall tapers down from a maximum height of 15 feet. The wall will be very visible as one drives south on CR 101/Brockton Lane into Corcoran. The wall must be designed to minimize conflicts with the utilities in the right-of-way and minimize long term maintenance costs. Staff has included a condition requiring the applicant to provide a decorative wall design meeting these requirements for review and approval prior to final plat. Figure 5 - NE district street plan Page 9 of 11 Utilities The site is located within the MUSA boundary and will be served by sewer and water. The applicant will be responsible for extending utilities to serve the site in compliance with the conditions in the engineer’s memo. The NE water study identified a potential well location on this property. The plans show the location in Outlot B. The applicant shall work with City staff to confirm the final location. The well site shall be dedicated to the City as well as an access to the future site. Stormwater As part of the development review plan, the applicant would be required to comply with state, watershed and local stormwater standards. The Northeast District guidelines describe a mix of ponds, fountains and other water elements providing focal amenities should be employed within a framework of an environmentally responsible and visually pleasing strategy to manage stormwater. The stormwater management plan shall be revised as noted in the engineer’s memo to comply with the City of Corcoran and watershed standards. There is FEMA floodplain in the north portion of the site. The watershed completed floodplain modeling to establish the elevation. Some floodplain impact is proposed and must be approved by ECWMC and the City. Wetlands A wetland delineation has been completed. The plans show 0.38 acres of impact to the wetlands on site. The applicant must receive approval for the wetland impact plan. Additionally, wetland buffers, wetland buffer setbacks and wetland buffer signs must be clearly shown on all plan sheets as required by Section 1050 of the Zoning Ordinance. The applicant must submit a wetland buffer plan for establishment and maintenance of the new wetland buffer plantings. Public Safety Public Safety Committee reviewed the plans and recommended several conditions that have been included in the draft site plan resolution regarding access. Resiliency In addition to the items previously discussed, the Northeast District requires all new developments to include at least three resiliency options. The applicant will meet these requirements with: Page 10 of 11 1. Landscape with Native Species. The proposed landscape plan has been designed in accordance with the district guidelines, and more than 50% of the plantings used are native plant communities as identified in the landscaping tables. 2. Bioretention Systems. As a part of the project’s Stormwater Management Plan and Elm Creek Watershed District compliance, several different BMPs have been included in the project design to promote the infiltration of stormwater runoff and improvement of water quality. The project includes two primary BMPs to satisfy the stormwater management requirements, including a large biofiltration basin located in the southeast corner of the property and an infiltration basin in the NE corner of the development. In addition to these basins, two long bioretention swales are proposed along the east and west sides of the property to collect runoff from the parking areas and convey it to the larger BMPs. These bioretention swales are shallow landscaped depressions and are being proposed in lieu of a traditional underground storm sewer network. They will provide ample opportunities for water to both infiltrate into the native soils and be utilized by the native plantings present in the swales through absorption. This plan must be reviewed and approved by the City and ECWMC to ensure that these bioretention systems are viable on this site. If not, an alternative resiliency option must be provided. 3. Electric Vehicle Charging. The project will provide Level 2 Electric Vehicle chargers near the main entrance at both buildings; 4 spaces (served by 2 charging stations) are provided at the East building, and 2 spaces (served by one charging station) are provided at the West building. The locations are indicated on sheets C402 and C404. As a non-residential land use, the project is required to provide 1% of available parking spaces with access to a level 2 charger, and at least 1 space adjacent to an accessible parking space. The proposed site includes a total of 462 passenger parking spaces, resulting in a minimum of 5 EV parking spaces. The proposed project exceeds the requirement by providing 6 spaces, including 2 adjacent to accessible parking spaces. Preliminary Plat The preliminary plat is for approval of two lots and five outlots. The developer will dedicate 6.54-acres for local and county streets. The applicant has indicated this project will be constructed in two phases will the building on Lot 1 being completed in 2026 and the building on Lot in 2027 depending on market conditions. Page 11 of 11 Summary The proposal is consistent with the uses and development standards in the I-1 district. If approved by Council, the next step would be application for Final Plat (and Development Contract) Approval. 5. Recommendation Staff recommends the that the Planning Commission recommend approval of the following: a. Draft Resolution approving preliminary plat b. Draft Resolution approving site plan Attachments 1. Draft Resolution Approving Preliminary Plat 2. Draft Resolution Approving Site Plan 3. Site Location Map 4. City Engineer Memo dated February 26, 2025 5. City Engineer Stormwater Memo dated February 25, 2025 6. Public Safety Memo dated February 5, 2025 7. Civil and Landscape Plans dated February 5, 2027 8. Narratives received February 5, 2025 9. Lighting Plan dated February 4, 2025 10. Architectural Plans received December 17, 2024 11. Perspective View rendering dated February 5, 2025 12. Land Use Plan 13. NE district Map 14. Parks and Trails Plan Map City of Corcoran March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING PRELIMINARY PLAT FOR “BROCKTON LANE BUSINESS PARK” LOCATED AT 10585 CR 101 (PID 01-119-23-11-0001) (CITY FILE NO. 22-044) WHEREAS, Hempel Development LLC (the “applicant”) has requested approval of “Brockton Lane Business Park” an industrial subdivision on property legal described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to create two lots and three outlots for “Brockton Lane Business Park,” in accordance with the plans and application materials submitted on December 17, 2024 and additional materials received by the City on February 6, 2025, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the site plan for “Brockton Lane Business Park.” The applicant shall comply with all conditions of the site plan approval (Resolution 2025-xx). 3. All conditions of the preliminary plat and site plan approval must be addressed prior to submittal of the final plat application. 4. Park dedication is due prior to release of the final plat for recording and shall be satisfied by cash-in-lieu of land for the industrial park. a. Park dedication shall be subject to park dedication fees in place when the final plat is approved. b. The City has established park dedication fees based on the adopted 2040 Comprehensive Plan. c. The applicant’s tenants will benefit from the public trail and access to the City park facilities, including the community park located in the Bellwether neighborhood the south. 5. Easements must be provided to the City for any portion of the trail or sidewalk that extend beyond the public right-of-way. 6. The applicant must provide a public sidewalk on of the new public streets (opposite the trail). 7. The sidewalks in front of the buildings must be extended to connect to the public trail or sidewalk on the adjacent public streets. City of Corcoran March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 2 of 4 8. The plans must be revised to show wetlands, wetland buffers, wetland buffer setbacks and wetland buffer signage in compliance with Section 1050 of the City Code. 9. A wetland buffer planting plan and maintenance plan must be submitted for review and approval by the City. 10. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. The applicant shall work with City staff to finalize the location of wetland buffer monuments. b. Wetland signs shall be purchased from the City. c. The final locations must be inspected and approved by City staff. d. Monument signs shall be installed prior to approval of the building permit. 11. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 12. Drainage and utility easements shall be provided along the perimeter of all lots in accordance with City standards. 13. The applicant must provide retaining wall details for review and approval by the City. a. The retaining wall on the north side of the project is 15 feet tall and must be designed to minimize conflicts with the utilities in the right-of-way and minimize long term maintenance costs. b. Due to the size and visibility of this wall, the applicant shall provide a decorative wall finish for review and approval prior to final plat. c. A decorative safety fence must be provided at the top of the wall. The design shall be reviewed and approved by the City. 14. The plat is subject to review and approval by Hennepin County. The applicant is required to secure all permits and approvals from the County and comply with right-of-way dedication requirements. 15. The preliminary plat shows a future well site on Outlot B for dedication to the City. The location must be finalized with City staff along with an access route. The parcel shall be deeded to the City. 16. The applicant must enter into a stormwater maintenance agreement prior to release of final plat. 17. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. City of Corcoran March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 3 of 4 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this xx day of March 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk City of Corcoran March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 4 of 4 Attachment A The East Half of the Northeast Quarter of Section 1, Township 119 North, Range 23 West of the 5th Principal Meridian, Hennepin County, Minnesota Abstract Property City of Corcoran March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN FOR “BROCKTON LANE BUSINESS PARK” LOCATED AT 10585 CR 101 (PID 01-119-23-11-0001) (CITY FILE NO. 22-044) WHEREAS, Hempel Development LLC (the “applicant”) has requested site plan approval for development of two lots in “Brockton Lane Business Park” on property legal described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the plan at a duly called public meeting, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for site plan, subject to the following conditions: 1. A site plan is approved for “Brockton Lane Business Park,” in accordance with the plans and application materials submitted on December 17, 2024 and additional materials received by the City on February 6, 2025, except as amended by this resolution. 2. The development must comply with I-1 district standards. 3. Approval is contingent upon City Council approval of the requested preliminary plat (Resolution 2025-xx). 4. The applicant shall comply with all requirements of the Public Safety committee memo dated February 5, 2025. 5. The applicant shall comply with all requirements of the City Engineer’s memo, dated February 26, 2025. 6. The applicant shall comply with all requirements of the City Engineer’s stormwater memo, dated February 25, 2025. 7. The applicant shall comply with all requirements of the February 13, 2025 EAW Record of Decision. 8. The site plan is subject to review and approval by Hennepin County. The applicant is required to secure all permits and approvals from the County. 9. The site plan is subject to review and approval by Elm Creek Watershed Management Commission (ECWMC). The applicant is required to secure all permits and approvals from the ECWMC. 10. The feasibility study was completed as part of the EAW. The applicant must provide the improvements identified in the study. City of Corcoran March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 2 of 5 11. Plans must be revised to show the location of all rooftop and ground mounted mechanical equipment. Plans must show compliance with Section 1060.030 and Appendix C of the Zoning Ordinance. 12. Plans must be revised to show details for the trash enclosures to ensure compliance with Section 1060.020 and Appendix C of the Zoning Ordinance. The trash enclosures must be clearly shown on the site plans. 13. Building plans must be revised to show dimensions on the building recesses and canopies to ensure that articulation is appropriate to the mass of the building and provides visual relief. The applicant must revise the plans to dimension the distance between the vertical elements that serve to break up the building face as required by Appendix C of the Zoning Ordinance. 14. The lighting plan must comply with the standards in Section 1060 of the Zoning Ordinance. 15. The landscape plan must be revised to comply with the ordinance standards for the 538,240 square feet of building. 16. The shared truck bay along the common lot line is approved as allowed by Appendix C. a. The applicant must update the landscape plan to show that the trees that would have been required in the truck bay landscape islands have been provided in the end cap islands or elsewhere on site as required by Appendix C. b. The applicant shall provide cross access and maintenance agreements for the shared spaces. These documents must be recorded with the final plat. 17. The applicant shall provide an additional plan sheet showing the planned grading, utilities and landscaping on a single sheet to ensure no conflicts. 18. A sign permit is required for any signage. All signage must comply with Chapter 84 of the City Code. 19. The association or building owner is responsible for ensuring sidewalks in the development area are shoveled and maintained. 20. The association or building owner is responsible for the maintenance of all outlots and common areas. 21. All utility facilities shall be located underground. 22. The development shall comply with the City’s requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections and fire lane signage. 23. Parking shall be reviewed with building permit and must comply with ordinance standards for the proposed use. City of Corcoran March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 3 of 5 24. The applicant’s plan provides native landscaping, bioretention systems and electric vehicle charging stations to meet the three required resiliency standards in Appendix C of the Zoning Ordinance. If the bioretention systems are note deemed viable on this site by the City or ECWMC, the applicant shall be required to provide another resiliency option prior to final plat approval. 25. The DNR wetland, the existing landscaping and the proposed landscaping shown on the site plan provide a buffer from the residential property to the south/southwest which is located more than 1,000 feet from the new public street. This meets the intent of the buffer requirements in Section 1060.070, Subd. 2.J.1 and no additional buffering is required. A waiver is granted as allowed by this section. 26. Snow storage areas must be clearly shown on the plans. 27. The chloride management plan must be implemented in accordance with the submitted salt management plan but must be updated to include a snow storage plan that piles snow in area that will minimize freeze/thaw across parking areas that would result in unnecessary application of the Ice Melt product. 28. Facilities and equipment shall be removed within six months of becoming unnecessary or obsolete. 29. If trees marked for preservation are removed during construction, the applicant shall be required to provide an equivalent caliper inch replacement for the lost trees. FURTHER, that the following conditions must be met prior to issuance of building permits: 30. Record the approving resolution and associated documents at Hennepin County and provide proof of recording to the City. 31. The applicant shall submit any and all necessary permits to the watershed and receive approval and provide proof of permits to the City. FURTHER, that the following conditions must be met prior to release of remaining escrow: 32. 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. 33. 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 March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 4 of 5 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this xx day of March 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk City of Corcoran March xx, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-XX Page 5 of 5 Attachment A The East Half of the Northeast Quarter of Section 1, Township 119 North, Range 23 West of the 5th Principal Meridian, Hennepin County, Minnesota Abstract Property +HQQHSLQ&RXQW\3URSHUW\0DS 'DWH &RPPHQWV3$5&(/,' 2:1(51$0(/DNHYLHZ'HYHORSPHQW&R/OF 3$5&(/$''5(66&R5G1R&RUFRUDQ01 3$5&(/$5($DFUHVVTIW $7%$EVWUDFW 6$/(35,&( 6$/('$7( 6$/(&2'(([FOXGHG)URP5DWLR6WXGLHV $66(66('3$<$%/( 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age 1 of 2 MEMO Date: February 5, 2025 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 24-047 Brockton Business Park Preliminary Plat & Site Plan A Public Safety plan review meeting was held on January 8, & February 6 2025, to review the submitted Concept Plan application for the Brockton Business Park Preliminary Plat and Site Plan. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Leuer, Fire Chief Albers, Fire Chief Malewicki, Building Official Rosenau, Construction Services Supervisor Prichard, Planner Klingbeil, and Community Development Director Davis McKeown. The comments below are based on the materials submitted on January 10 and January 24, 2025. 1. All accesses must meet the minimum driveway specifications of the City’s Standards. 2. A circulation plan/turn-radius exhibit is required. There is a specific concern with ability to accommodate a fire truck in the internal connection between the southern and eastern parking lots on Lot 1. 3. Turn radii must be shown for all roads to ensure viability for emergency vehicles. 4. The space between the private passenger parking needs to be at least 26 ft to be considered a fire lane and serve two-way traffic. 5. Ensure that the internal connection between the southern and eastern most parking lots on Lot 1 can support emergency vehicle access. 6. Sprinkler riser rooms will be necessary for each building. 7. Fire department access needs to be present as required per Minnesota State Fire Code. a. Consider locations of high pile storage areas. Page 2 of 2 b. Fire pump will be required. 8. Fire department connections and enunciator panel will be required. 9. Ladder trucks need to be accounted for with a 30’ drive aisle within 30’ of one side of a building. The drive aisle can be shared between two buildings. It is easier if these are located on the car parking side instead of on the loading dock/semi-truck side. 10. Final review for fire code will need to be held once final users are secured. 11. Fire hydrants will require approval by the Rogers Fire Chief (Patrick Farrens). 10050 Crosstown Circle, Suite 100 Eden Prairie, MN 55344 T 612 355 2600 City of Corcoran – Brockton Business Park Description of the Proposed Plat Š‡’”‘’‘•‡†”‘…–‘—•‹‡••ƒ”…‘•‹•–•‘ˆƒ’”‡Ž‹‹ƒ”›’Žƒ–ˆ‘”–™‘‹†—•–”‹ƒŽŽ‘–•ƒ† •—’’‘”–‹‰‘—–Ž‘–•‘ƒ–‘–ƒŽ•‹–‡ƒ”‡ƒ‘ˆ͹ͺǤͺͷƒ…”‡•ǤŠ‡†‡˜‡Ž‘’‡–‹•†‡•‹‰‡†–‘ƒ……‘‘†ƒ–‡ Žƒ••‹†—•–”‹ƒŽˆƒ…‹Ž‹–‹‡•ǡ’”‘˜‹†‹‰Š‹‰ŠǦ“—ƒŽ‹–›‹†—•–”‹ƒŽƒ†„—•‹‡•••’ƒ…‡–Šƒ–ƒŽ‹‰•™‹–Š ‘”…‘”ƒ̵•‡…‘‘‹…†‡˜‡Ž‘’‡–‰‘ƒŽ•Ǥ ‡›‡–ƒ‹Ž•‘ˆ–Š‡Žƒ–ǣ ͳǤ —„‡”‘ˆ‘–•ǣ o ‘–ͳǣ ͳͻǤ͵͵ ƒ…”‡• o ‘–ʹǣͳͷǤʹͳ ƒ…”‡• ʹǤ ‡˜‡Ž‘’‡–›’‡ǣŠ‡†‡˜‡Ž‘’‡–‹…Ž—†‡•–™‘‘†‡”‹†—•–”‹ƒŽ„—‹Ž†‹‰•™‹–Šƒ …‘„‹‡†ƒ”‡ƒ‘ˆƒ’’”‘š‹ƒ–‡Ž›ͷ͵ͺǡͲͲͲ •“—ƒ”‡ˆ‡‡–ǣ o —‹Ž†‹‰‘‘–ͳǣάʹͺ͸ǡͲͲͲ o —‹Ž†‹‰‘‘–ʹǣάʹͷʹǡͲͲͲ o Š‡•‡„—‹Ž†‹‰•ƒ”‡†‡•‹‰‡†–‘‡‡––Š‡‡‡†•‘ˆŽ‹‰Š–‹†—•–”‹ƒŽǡŽ‘‰‹•–‹…•ǡƒ† †‹•–”‹„—–‹‘—•‡”•ǤŠ‡•‹–‡‹…‘”’‘”ƒ–‡•ƒ•Šƒ”‡†–”—……‘—”––‘‹’”‘˜‡ ‘’‡”ƒ–‹‘ƒŽ‡ˆˆ‹…‹‡…›™Š‹Ž‡ƒš‹‹œ‹‰‰”‡‡•’ƒ…‡ƒ†•–‘”™ƒ–‡”ƒƒ‰‡‡– ˆ‡ƒ–—”‡•Ǥ ͵Ǥ –‹…‹’ƒ–‡†‘’Ž‡–‹‘ƒ–‡ǣ o Šƒ•‡ ǣ‘’Ž‡–‹‘‹ʹͲʹ͸ȋ—‹Ž†‹‰‘‘–ͳȌ o Šƒ•‡ ǣ‘’Ž‡–‹‘‹ʹͲʹ͹ȋ—‹Ž†‹‰‘‘–ʹȌǤ ††‹–‹‘ƒŽ ‡ƒ–—”‡•ǣ x Š‡’”‘Œ‡…–‹…Ž—†‡•͵ͻ͵ ’ƒ••‡‰‡”’ƒ”‹‰•–ƒŽŽ•ƒ†…ƒ’ƒ…‹–›ˆ‘”ͳ͵ͺ–”ƒ‹Ž‡”•–ƒŽŽ• ‘” ƒ††‹–‹‘ƒŽ‡’Ž‘›‡‡’ƒ”‹‰ǡ‡š…‡‡†‹‰‹‹—’ƒ”‹‰”‡“—‹”‡‡–•Ǥ x –‘”™ƒ–‡”ƒƒ‰‡‡–Šƒ•„‡‡’”‹‘”‹–‹œ‡†™‹–Š†‡†‹…ƒ–‡†’‘†‘—–Ž‘–•ǡ‡•—”‹‰ …‘’Ž‹ƒ…‡™‹–Š‡˜‹”‘‡–ƒŽ‰—‹†‡Ž‹‡•ƒ†‹‹‹œ‹‰‹’ƒ…–•‘ƒ†Œƒ…‡–™‡–Žƒ†•Ǥ Š‡’”‘’‘•‡†’Žƒ–”‡ˆŽ‡…–•ƒ–Š‘—‰Š–ˆ—Ž•‹–‡†‡•‹‰–Šƒ–„ƒŽƒ…‡•‹†—•–”‹ƒŽˆ—…–‹‘ƒŽ‹–›™‹–Š ‡˜‹”‘‡–ƒŽ•–‡™ƒ”†•Š‹’Ǥ –‹…‘”’‘”ƒ–‡•‘†‡”„‡•–’”ƒ…–‹…‡•ǡƒŽ‹‰•™‹–Š‘”…‘”ƒ̵• ‘’”‡Š‡•‹˜‡Žƒǡƒ†•‡”˜‡•ƒ•ƒ•‹‰‹ˆ‹…ƒ–‡…‘‘‹…†”‹˜‡”ˆ‘”–Š‡ ‹–›Ǥ 10050 Crosstown Circle, Suite 100 Eden Prairie, MN 55344 T 612 355 2600 ͳ City of Corcoran – Brockton Business Park Project Description Š‡”‘…–‘—•‹‡••ƒ”ȁ—‹Ž†‹‰• Ƭ ‹•ƒ–Š‘—‰Š–ˆ—ŽŽ›’Žƒ‡†‹†—•–”‹ƒŽ†‡˜‡Ž‘’‡– †‡•‹‰‡†–‘‡‡––Š‡‹–›‘ˆ‘”…‘”ƒǯ•˜‹•‹‘ˆ‘”‡…‘‘‹…‰”‘™–ŠǡŒ‘„…”‡ƒ–‹‘ǡƒ†‹ˆ”ƒ•–”—…–—”‡ ‡Šƒ…‡‡–ǤŠ‡’”‘Œ‡…–…‘•‹•–•‘ˆ–™‘Žƒ••‹†—•–”‹ƒŽˆƒ…‹Ž‹–‹‡•–‘–ƒŽ‹‰ƒ’’”‘š‹ƒ–‡Ž› ͷ͵ͺǡͲͲͲ•“—ƒ”‡ˆ‡‡–‹–Š‡†›ƒ‹…‘”–Š™‡•–•—„ƒ”‡–‘ˆ–Š‡™‹‹–‹‡•Ǥ Project Overview: Š‡†‡˜‡Ž‘’‡–™‹ŽŽ—ˆ‘Ž†‹–™‘’Šƒ•‡•ǡ•—„Œ‡…––‘‹–›ƒ’’”‘˜ƒŽǣ x Šƒ•‡ ǣʹͺ͸ǡͳʹͲ  ȋ–ƒ”‰‡–‡†‰”‘—†„”‡ƒ‹‰‹•’”‹‰ʹͲʹͷȌ x Šƒ•‡ ǣʹͷʹǡͳʹͲ  ȋƒ–‹…‹’ƒ–‡†‰”‘—†„”‡ƒ‹‰‹ʹͲʹ͸ȌǤ We are still evaluating constructing both buildings in one phase, however at this time we believe the project will likely be delivered as indicated above. Š‡„—‹Ž†‹‰•ƒ”‡†‡•‹‰‡†–‘ƒ……‘‘†ƒ–‡‘†‡”ƒ—ˆƒ…–—”‹‰ǡ™ƒ”‡Š‘—•‡ƒ†Ž‘‰‹•–‹…• ‘’‡”ƒ–‘”•ǡˆ‡ƒ–—”‹‰ǣ x ͵ʹǯ…Ž‡ƒ”Š‡‹‰Š–•ǡ”‡ƒ”ǦŽ‘ƒ†‹‰…‘ˆ‹‰—”ƒ–‹‘•ǡƒ†ͳͺͲǯ–”—……‘—”–•Ǥ x ’Ž‡Ž‘ƒ†‹‰‹ˆ”ƒ•–”—…–—”‡ǡ‹…Ž—†‹‰†‘…ǦŠ‹‰Š†‘‘”•ȋʹͲˆ‘”—‹Ž†‹‰ ǡͳ͸ˆ‘”—‹Ž†‹‰ Ȍƒ††”‹˜‡Ǧ‹†‘‘”•ȋͶ’‡”„—‹Ž†‹‰ȌǢ‘”‹‡–‡†–‘‹‹‹œ‡˜‹•‹„‹Ž‹–›ˆ”‘’—„Ž‹…”‘ƒ†•ǡ‹ …‘’Ž‹ƒ…‡™‹–Š•…”‡‡‹‰”‡“—‹”‡‡–•Ǥ x ƒ”’ƒ”‹‰…ƒ’ƒ…‹–›ˆ‘” ͵ͻ͵ •–ƒŽŽ•ƒ…”‘••„‘–Š„—‹Ž†‹‰•ǡ”‡•’‡…–‹˜‡Ž›Ǥ x —‹Ž†‹‰†‡’–Š•‘ˆʹ͸Ͳǯƒ†ʹͺͲǯƒŽŽ‘™‹‰ˆŽ‡š‹„‹Ž‹–›–‘ƒ……‘‘†ƒ–‡‡†‹—ƒ†Žƒ”‰‡ –‡ƒ–••‡‡‹‰–‘Ž‘…ƒ–‡‹‘”…‘”ƒǤ Alignment with City Goals: x ‘„”‡ƒ–‹‘ƒ†…‘‘‹…‡˜‡Ž‘’‡–ǣ o Š‡’”‘Œ‡…–™‹ŽŽ’”‘˜‹†‡Š‹‰ŠǦ“—ƒŽ‹–›‡’Ž‘›‡–‘’’‘”–—‹–‹‡•ƒ†ƒ––”ƒ…–Ž‹‰Š– ‹†—•–”‹ƒŽǡ™ƒ”‡Š‘—•‡ǡƒ†Ž‘‰‹•–‹…•–‡ƒ–•–Šƒ–ƒŽ‹‰™‹–Š–Š‡‘”–Š‡ƒ•–‹•–”‹…–ǯ• ˆ‘…—•‘‡’Ž‘›‡–Ǧ”‹…Š‹†—•–”‹‡•Ǥ o –•–”‡‰–Š‡•‘”…‘”ƒǯ•–ƒš„ƒ•‡ǡ…‘–”‹„—–‹‰Ž‘‰Ǧ–‡”‡…‘‘‹…„‡‡ˆ‹–•–‘–Š‡ …‘—‹–›Ǥ x ˆ”ƒ•–”—…–—”‡ˆˆ‹…‹‡…›ƒ†‘‡…–‹˜‹–›ǣ o Š‡•‹–‡‹••–”ƒ–‡‰‹…ƒŽŽ›Ž‘…ƒ–‡†‡ƒ”‘—–›‘ƒ†ͳͲͳƒ†–Š‡ ‹‰Š™ƒ›͸ͳͲ ‡š–‡•‹‘ǡƒŽ‹‰‹‰™‹–Š–Š‡…‹–›̵•‰‘ƒŽ‘ˆ†‡˜‡Ž‘’‹‰ƒ†Ž‡˜‡”ƒ‰‹‰„”‘ƒ†‡”†‹•–”‹…– –”ƒ•’‘”–ƒ–‹‘•›•–‡• –‘ƒ––”ƒ…–‹˜‡•–‡–ƒ†‰”‘™‹‰„—•‹‡••‡•Ǥ o Š‡’”‘Œ‡…–•—’’‘”–•—Ž–‹Ǧ‘†ƒŽ–”ƒ•’‘”–ƒ–‹‘™‹–Š–™‘‡™’—„Ž‹…•–”‡‡–•ƒ† –”ƒ‹Ž‹’”‘˜‡‡–•–Šƒ–…‘’Ž‡‡–‘”…‘”ƒǯ•’—„Ž‹…•–”‡‡–‰—‹†‡Ž‹‡•ǡ‹’”‘˜‹‰ 10050 Crosstown Circle, Suite 100 Eden Prairie, MN 55344 T 612 355 2600 ʹ …‘‡…–‹‘•ˆ‘”˜‡Š‹…Ž‡•ǡ…›…Ž‹•–•ǡƒ†’‡†‡•–”‹ƒ• ƒ•–Š‡•—””‘—†‹‰Žƒ††‡˜‡Ž‘’• ‹–Š‡ˆ—–—”‡Ǥ o Š‡’”‘Œ‡…–‹•…ƒ””›‹‰–Š‡‡–‹”‡…‘•–ˆ‘”–Š‡–™‘‡™’—„Ž‹…”‘ƒ†•ǡ–—”Žƒ‡ ‹’”‘˜‡‡–•‘‘—–›‘ƒ†ͳͲͳǡƒ†˜ƒ”‹‘—•‹’ƒ…–ˆ‡‡•ˆ‘”—–‹Ž‹–›ƒ†‹–›’ƒ” ‹’”‘˜‡‡–•Ǥ x —•–ƒ‹ƒ„Ž‡‡•‹‰ƒ†–‘”™ƒ–‡”ƒƒ‰‡‡–ǣ o Š‡’”‘Œ‡…–™‹ŽŽ‹…‘”’‘”ƒ–‡•–‘”™ƒ–‡”„‡•–ƒƒ‰‡‡–’”ƒ…–‹…‡•ȋ•Ȍǡ•—…Š ƒ•”ƒ‹‰ƒ”†‡•ƒ†‘Ǧ•‹–‡†”ƒ‹ƒ‰‡•›•–‡•ǡ–‘”‡•’‘•‹„Ž›ƒƒ‰‡™ƒ–‡””—‘ˆˆ ƒ†”‡†—…‡‡˜‹”‘‡–ƒŽ‹’ƒ…–•Ǥ o ƒ†•…ƒ’‹‰™‹ŽŽ—–‹Ž‹œ‡ƒ–‹˜‡’Žƒ–•’‡…‹‡•–‘‡Šƒ…‡•—•–ƒ‹ƒ„‹Ž‹–›ƒ†‹‹‹œ‡ ƒ‹–‡ƒ…‡ǡ™Š‹Ž‡’”‘˜‹†‹‰˜‹•—ƒŽƒ†•‘—†„—ˆˆ‡”‹‰–‘‡‹‰Š„‘”‹‰’”‘’‡”–› ‘™‡”•Ǥ o —”•‹–‡’Žƒ‹‰–‡ƒ™‡––‘‰”‡ƒ–Ž‡‰–Š•–‘Ž‹‹––”‡‡†‹•–—”„ƒ…‡ƒ†™‡–Žƒ† ‹’ƒ…–•ƒ”‘—†–Š‡•‹–‡ǡ™‹–Š‘Ž›ͲǤ͵ͺ ƒ…”‡•‘ˆ™‡–Žƒ†‹’ƒ…–•‘—–‘ˆ–Š‡–‘–ƒŽ ʹͲǤͶʹƒ…”‡•‘ˆ–‘–ƒŽ™‡–Žƒ†ƒ”‡ƒǤ x ‡•‹Ž‹‡…›ƒ†˜‹”‘‡–ƒŽ–‡™ƒ”†•Š‹’ǣ o Š‡’”‘Œ‡…–‹…Ž—†‡•‡‡”‰›Ǧ‡ˆˆ‹…‹‡– „—‹Ž†‹‰ƒ†—–‹Ž‹–› •›•–‡•ƒ†‹ˆ”ƒ•–”—…–—”‡Ǥ ††‹–‹‘ƒŽŽ›ǡ”‡ƒ†‹‡•• ˆ‘”‡Ž‡…–”‹…˜‡Š‹…Ž‡ȋȌ…Šƒ”‰‹‰•–ƒ–‹‘•™‹ŽŽ•—’’‘”––Š‡ …‹–›ǯ•”‡•‹Ž‹‡…›‰‘ƒŽ•Ǥ x ”‘‘–‹‰‘”…‘”ƒǯ•Šƒ”ƒ…–‡”ǣ o Š‡„—•‹‡••’ƒ”™‹ŽŽƒŽ•‘‹…‘”’‘”ƒ–‡–Š‘—‰Š–ˆ—ŽŽƒ†•…ƒ’‹‰ǡ‹…Ž—†‹‰‰”‡‡ „—ˆˆ‡”•ƒ†–”‡‡ǦŽ‹‡†’ƒ”‹‰‹•Žƒ†•ǡ–‘’”‡•‡”˜‡–Š‡…‹–›ǯ•”—”ƒŽ…Šƒ”ƒ…–‡”™Š‹Ž‡ ˆ‘•–‡”‹‰–Š‘—‰Š–ˆ—Ž‡…‘‘‹…‰”‘™–ŠǤ Conclusion: ‡ƒ’’”‡…‹ƒ–‡–Š‡‹–›ǯ•–‹‡‹”‡˜‹‡™‹‰‘—”ƒ’’Ž‹…ƒ–‹‘Ǥ‡„‡Ž‹‡˜‡”‘…–‘ —•‹‡••ƒ” ƒŽ‹‰•™‹–Š‘”…‘”ƒǯ•˜‹•‹‘ˆ‘”–Š‡‘”–Š‡ƒ•–‹•–”‹…–„›’”‘‘–‹‰Œ‘„…”‡ƒ–‹‘ǡ‡…‘‘‹… ‰”‘™–Šǡ•—•–ƒ‹ƒ„Ž‡†‡•‹‰ǡƒ†Š‹‰ŠǦ“—ƒŽ‹–›‹†—•–”‹ƒŽ†‡˜‡Ž‘’‡–ǤŠ‹•’”‘Œ‡…–”‡’”‡•‡–•ƒ •‹‰‹ˆ‹…ƒ–‹˜‡•–‡–‹–Š‡…‘—‹–›ǡ•‡”˜‹‰ƒ•ƒ …ƒ–ƒŽ›•–ˆ‘”ˆ—–—”‡†‡˜‡Ž‘’‡–™Š‹Ž‡ •—’’‘”–‹‰–Š‡…‹–›ǯ•‹ˆ”ƒ•–”—…–—”‡ƒ†‡˜‹”‘‡–ƒŽ’”‹‘”‹–‹‡•Ǥ‡Ž‘‘ˆ‘”™ƒ”†–‘†‹•…—••‹‰ –Š‹•‡š…‹–‹‰’”‘Œ‡…–™‹–Š›‘—Ǥ ”ƒ†‘Šƒ’‡ƒ— š‡…—–‹˜‡‹…‡”‡•‹†‡– ‡’‡Ž‘’ƒ‹‡•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‹ %<5(9,6,216 1R'$7( 3 5 ( / , 0 , 1 $ 5 < &/,(17&200(176  -)- &,7<&200(1765(9,6('6,7(3/$1  0&% &   5 35(3$5(')256,7(3/$1 (1/$5*(0(176 &   %52&.721/$1( %86,1(663$5. +(03(/ &25&25$101 6, 7 (  3 / $ 1  1 2 7 ( 6 1257+ &   &   &    5 ( ) ( 5  7 2  7 + (  $ 5 & + , 7 ( & 7 8 5 $ /  3 / $ 1 6  ) 2 5  ( ; $ & 7  / 2 & $ 7 , 2 1 6  $ 1 '  ' , 0 ( 16 , 2 1 6 2)  6 7 2 2 3 6   7 5 8 & .  ' 2 & . 6   7 5 $ 6 +  ( 1 & / 2 6 8 5 ( 6   3 5 ( & , 6 (  % 8 , / ' , 1 * ', 0 ( 1 6 , 2 1 6   5 ( ) ( 5  7 2  7 + (  6 , 7 (  ( / ( & 7 5 , & $ /  3 / $ 1  ) 2 5  / 2 & $ 7 , 2 1 6  2 )  35 2 3 2 6 ( ' /, * + 7  3 2 / ( 6   & 2 1 ' 8 , 7 6   $ 1 '  ( / ( & 7 5 , & $ /  ( 4 8 , 3 0 ( 1 7   5 ( ) ( 5  7 2  & ( 5 7 , ) , ( '  6 , 7 (  6 8 5 9 ( <  2 5  3 / $ 7  ) 2 5  ( ; $ & 7  / 2 & $ 7 , 2 1  2 )  (; , 6 7 , 1 * ($ 6 ( 0 ( 1 7 6   3 5 2 3 ( 5 7 <  % 2 8 1 ' $ 5 <  ' , 0 ( 1 6 , 2 1 6   $ 1 '  $ ' - $ & ( 1 7  5 , * + 7  2 )  :$ <  3$ 5 & ( /  , 1 ) 2 5 0 $ 7 , 2 1   ' , 0 ( 1 6 , 2 1 6  $ 1 '  5 $ ' , ,  $ 5 (  ' 5 $ : 1  7 2  7 + (  ) $ & (  2 )  & 8 5 %   8 1 / ( 6 6  2 7 +( 5 : , 6 ( 12 7 ( '   $ / /  , 1 7 ( 5 , 2 5  , 6 / $ 1 '  5 $ ' , ,  $ 5 (       8 1 / ( 6 6  2 7 + ( 5 : , 6 (  6 3 ( &, ) , ( '  ', 0 ( 1 6 , 2 1 6  $ 5 (  5 2 8 1 ' ( '  7 2  7 + (  1 ( $ 5 ( 6 7  7 ( 1 7 +  ) 2 2 7   $ 1 '  $ 5 ( $ 6  $ 5 ( 52 8 1 ' ( '  7 2  7 + (  1 ( $ 5 ( 6 7  6 4 8 $ 5 (  ) 2 2 7   8 1 / ( 6 6  2 7 + ( 5 : , 6 (  1 2 7 ( '   7 + (  & 2 1 7 5 $ & 7 2 5  6 + $ / /  % (  5 ( 6 3 2 1 6 , % / (  ) 25 5( / 2 & $ 7 , 1 *  ( ; , 6 7 , 1 *  6 , 7 (  , 0 3 5 2 9 ( 0 ( 1 7 6  7 + $ 7  & 2 1 ) / , & 7  : , 7 +  7 + (  3 5 23 2 6 ( ' :2 5 .   , 1 & / 8 ' , 1 *  % 8 7  1 2 7  / , 0 , 7 ( '  7 2  7 5 $ ) ) , &  6 , * 1 6   / , * + 7  3 2 / ( 6  $% 2 9 ( * 5 2 8 1 '  8 7 , / , 7 , ( 6   ( 7 &   3 ( 5 ) 2 5 0  : 2 5 .  , 1  $ & & 2 5 ' $ 1 & (  : , 7 + *2 9 ( 5 1 , 1 *  $ 8 7 + 2 5 , 7 , ( 6  5 ( 4 8 , 5 ( 0 ( 1 7 6  $ 1 '  3 5 2 - ( & 7  6 , 7 (  : 2 5 . 63 ( & , ) , & $ 7 , 2 1 6    & 2 6 7  6 + $ / /  % (  , 1 & / 8 ' ( '  , 1  % $ 6 (  % , '   7 < 3 , & $ /  3 $ 5 . , 1 *  6 7 $ / /  ' , 0 ( 1 6 , 2 1 6  6 + $ / /  % (      ) ( ( 7  , 1  : , ' 7 +  $ 1'     ) ( ( 7  , 1 /( 1 * 7 +  8 1 / ( 6 6  2 7 + ( 5 : , 6 (  , 1 ' , & $ 7 ( '   0 2 1 8 0 ( 1 7  6 , * 1 6  $ 5 (  ' ( 7 $ , / ( '  2 1  7 + (  $ 5 & + , 7 ( & 7 8 5 $ /  3 / $ 1 6  $ 1 '  $5 ( 6+ 2 : 1  ) 2 5  * 5 $ 3 + , & $ /   , 1 ) 2 5 0 $ 7 , 2 1 $ /  3 8 5 3 2 6 ( 6  2 1 / <   & 2 1 7 5 $ & 7 2 5  7 2 9( 5 , ) <  6 , * 1  ' , 0 ( 1 6 , 2 1 6   / 2 & $ 7 , 2 1  $ 1 '  5 ( 4 8 , 5 ( '  3 ( 5 0 , 7 6  : , 7 +  7 + (  2: 1 ( 5  .( < 1 2 7 (  / ( * ( 1 ' &2 1 & 5 ( 7 (  6 , ' ( : $ / . +( $ 9 <  ' 8 7 <  $ 6 3 + $ / 7  3 $ 9 ( 0 ( 1 7 +( $ 9 <  ' 8 7 <  & 2 1 & 5 ( 7 ( 0$ 7 & +  ( ; , 6 7 , 1 *  ( ' * (  2 )  3 $ 9 ( 0 ( 1 7   & 8 5 %   * 8 7 7 ( 5 %    & 8 5 %   * 8 7 7 ( 5  7 < 3  ,1 7 ( * 5 $ /  & 8 5 %  :   6 , ' ( : $ / . 75 $ 1 6 , 7 , 2 1  & 8 5 % &2 0 0 ( 5 & , $ /  ' 5 , 9 ( : $ <  $ 3 5 2 1 $6 3 + $ / 7  7 5 $ , / $& & ( 6 6 , % / (  & 8 5 %  5 $ 0 3 $& & ( 6 6 , % / (  3 $ 5 . , 1 * $& & ( 6 6  $ 5 ( $  6 7 5 , 3 , 1 * 3$ 9 ( 0 ( 1 7  0 $ 5 . , 1 *    6 7 2 3  % $ 5 $& & ( 6 6 , % / (  3 $ 5 . , 1 *  6 , * 1  , 1  % 2 / / $ 5 ' 67 2 3  6 , * 1   : , ' (  & 2 1 & 5 ( 7 (  6 3 , / / : $ < %2 / / $ 5 ' 3( ' ( 6 7 5 , $ 1  & 5 2 6 6 : $ / . 3$ 9 ( 0 ( 1 7  0 $ 5 . , 1 *   6 2 / , '  6 7 5 , 3 , 1 * 3$ 9 ( 0 ( 1 7  0 $ 5 . , 1 *  $ 5 5 2 : %, . (  5 $ & . 75 $ 6 +  ( 1 & / 2 6 8 5 ( )/ $ 7  & 8 5 % 9( + , & 8 / $ 5  5 $ 0 3    6 ( (  $ 5 & + , 7 ( & 7 8 5 $ /  3 / $ 1  ) 2 5  ' ( 7 $ , / 6 9$ / / ( <  * 8 7 7 ( 5 %    & 8 5 %   * 8 7 7 ( 5  7 < 3  $%&'()*+,-./0 1 2 3 4 5 6 7 8 9 :;<= +( $ 9 <  ' 8 7 <  $ 6 3 + $ / 7  3 $ 9 ( 0 ( 1 7 6( (  ' ( 7 $ , / 6  ) 2 5  6 ( & 7 , 2 1 +( $ 9 <  ' 8 7 <  & 2 1 & 5 ( 7 (  3 $ 9 ( 0 ( 1 7 6( (  ' ( 7 $ , / 6  ) 2 5  6 ( & 7 , 2 1 &2 1 & 5 ( 7 (  6 , ' ( : $ / . 6( (  ' ( 7 $ , / 6  ) 2 5  6 ( & 7 , 2 1 $6 3 + $ / 7  7 5 $ , / 6( (  ' ( 7 $ , / 6  ) 2 5  6 ( & 7 , 2 1 /( * ( 1 ' 35 2 3 ( 5 7 <  / , 1 ( 6( 7 % $ & .  / , 1 ( '5 $ , 1 $ * (  $ 1 '  8 7 , / , 7 <  ( $ 6 ( 0 ( 1 7 /, 0 , 7 6  2 )  ' , 6 7 8 5 % $ 1 & ( :( 7 / $ 1 '  % 2 8 1 ' $ 5 < )/ 2 2 '  + $ = $ 5 '  % 2 8 1 ' $ 5 < 67 2 5 0  : $ 7 ( 5  $ 5 ( $ 6( (  * 5 $ ' , 1 *  3 / $ 1  ) 2 5  ' ( 7 $ , / 6     :0 ( 7 5 2 / / & 12     1      %5 2 & . 7 2 1  / $ 1 ( 35 2 3 2 6 ( ' “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‹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“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‹ %<5(9,6,216 1R'$7( 3 5 ( / , 0 , 1 $ 5 < &/,(17&200(176  -)- &,7<&200(1765(9,6('6,7(3/$1  0&% &   5 35(3$5(')256,7(3/$1 (1/$5*(0(176 &   %52&.721/$1( %86,1(663$5. +(03(/ &25&25$101 6, 7 (  3 / $ 1  1 2 7 ( 6 1257+ &   &   &    5 ( ) ( 5  7 2  7 + (  $ 5 & + , 7 ( & 7 8 5 $ /  3 / $ 1 6  ) 2 5  ( ; $ & 7  / 2 & $ 7 , 2 1 6  $ 1 '  ' , 0 ( 16 , 2 1 6 2)  6 7 2 2 3 6   7 5 8 & .  ' 2 & . 6   7 5 $ 6 +  ( 1 & / 2 6 8 5 ( 6   3 5 ( & , 6 (  % 8 , / ' , 1 * ', 0 ( 1 6 , 2 1 6   5 ( ) ( 5  7 2  7 + (  6 , 7 (  ( / ( & 7 5 , & $ /  3 / $ 1  ) 2 5  / 2 & $ 7 , 2 1 6  2 )  35 2 3 2 6 ( ' /, * + 7  3 2 / ( 6   & 2 1 ' 8 , 7 6   $ 1 '  ( / ( & 7 5 , & $ /  ( 4 8 , 3 0 ( 1 7   5 ( ) ( 5  7 2  & ( 5 7 , ) , ( '  6 , 7 (  6 8 5 9 ( <  2 5  3 / $ 7  ) 2 5  ( ; $ & 7  / 2 & $ 7 , 2 1  2 )  (; , 6 7 , 1 * ($ 6 ( 0 ( 1 7 6   3 5 2 3 ( 5 7 <  % 2 8 1 ' $ 5 <  ' , 0 ( 1 6 , 2 1 6   $ 1 '  $ ' - $ & ( 1 7  5 , * + 7  2 )  :$ <  3$ 5 & ( /  , 1 ) 2 5 0 $ 7 , 2 1   ' , 0 ( 1 6 , 2 1 6  $ 1 '  5 $ ' , ,  $ 5 (  ' 5 $ : 1  7 2  7 + (  ) $ & (  2 )  & 8 5 %   8 1 / ( 6 6  2 7 +( 5 : , 6 ( 12 7 ( '   $ / /  , 1 7 ( 5 , 2 5  , 6 / $ 1 '  5 $ ' , ,  $ 5 (       8 1 / ( 6 6  2 7 + ( 5 : , 6 (  6 3 ( &, ) , ( '  ', 0 ( 1 6 , 2 1 6  $ 5 (  5 2 8 1 ' ( '  7 2  7 + (  1 ( $ 5 ( 6 7  7 ( 1 7 +  ) 2 2 7   $ 1 '  $ 5 ( $ 6  $ 5 ( 52 8 1 ' ( '  7 2  7 + (  1 ( $ 5 ( 6 7  6 4 8 $ 5 (  ) 2 2 7   8 1 / ( 6 6  2 7 + ( 5 : , 6 (  1 2 7 ( '   7 + (  & 2 1 7 5 $ & 7 2 5  6 + $ / /  % (  5 ( 6 3 2 1 6 , % / (  ) 25 5( / 2 & $ 7 , 1 *  ( ; , 6 7 , 1 *  6 , 7 (  , 0 3 5 2 9 ( 0 ( 1 7 6  7 + $ 7  & 2 1 ) / , & 7  : , 7 +  7 + (  3 5 23 2 6 ( ' :2 5 .   , 1 & / 8 ' , 1 *  % 8 7  1 2 7  / , 0 , 7 ( '  7 2  7 5 $ ) ) , &  6 , * 1 6   / , * + 7  3 2 / ( 6  $% 2 9 ( * 5 2 8 1 '  8 7 , / , 7 , ( 6   ( 7 &   3 ( 5 ) 2 5 0  : 2 5 .  , 1  $ & & 2 5 ' $ 1 & (  : , 7 + *2 9 ( 5 1 , 1 *  $ 8 7 + 2 5 , 7 , ( 6  5 ( 4 8 , 5 ( 0 ( 1 7 6  $ 1 '  3 5 2 - ( & 7  6 , 7 (  : 2 5 . 63 ( & , ) , & $ 7 , 2 1 6    & 2 6 7  6 + $ / /  % (  , 1 & / 8 ' ( '  , 1  % $ 6 (  % , '   7 < 3 , & $ /  3 $ 5 . , 1 *  6 7 $ / /  ' , 0 ( 1 6 , 2 1 6  6 + $ / /  % (      ) ( ( 7  , 1  : , ' 7 +  $ 1'     ) ( ( 7  , 1 /( 1 * 7 +  8 1 / ( 6 6  2 7 + ( 5 : , 6 (  , 1 ' , & $ 7 ( '   0 2 1 8 0 ( 1 7  6 , * 1 6  $ 5 (  ' ( 7 $ , / ( '  2 1  7 + (  $ 5 & + , 7 ( & 7 8 5 $ /  3 / $ 1 6  $ 1 '  $5 ( 6+ 2 : 1  ) 2 5  * 5 $ 3 + , & $ /   , 1 ) 2 5 0 $ 7 , 2 1 $ /  3 8 5 3 2 6 ( 6  2 1 / <   & 2 1 7 5 $ & 7 2 5  7 2 9( 5 , ) <  6 , * 1  ' , 0 ( 1 6 , 2 1 6   / 2 & $ 7 , 2 1  $ 1 '  5 ( 4 8 , 5 ( '  3 ( 5 0 , 7 6  : , 7 +  7 + (  2: 1 ( 5  .( < 1 2 7 (  / ( * ( 1 ' &2 1 & 5 ( 7 (  6 , ' ( : $ / . +( $ 9 <  ' 8 7 <  $ 6 3 + $ / 7  3 $ 9 ( 0 ( 1 7 +( $ 9 <  ' 8 7 <  & 2 1 & 5 ( 7 ( 0$ 7 & +  ( ; , 6 7 , 1 *  ( ' * (  2 )  3 $ 9 ( 0 ( 1 7   & 8 5 %   * 8 7 7 ( 5 %    & 8 5 %   * 8 7 7 ( 5  7 < 3  ,1 7 ( * 5 $ /  & 8 5 %  :   6 , ' ( : $ / . 75 $ 1 6 , 7 , 2 1  & 8 5 % &2 0 0 ( 5 & , $ /  ' 5 , 9 ( : $ <  $ 3 5 2 1 $6 3 + $ / 7  7 5 $ , / $& & ( 6 6 , % / (  & 8 5 %  5 $ 0 3 $& & ( 6 6 , % / (  3 $ 5 . , 1 * $& & ( 6 6  $ 5 ( $  6 7 5 , 3 , 1 * 3$ 9 ( 0 ( 1 7  0 $ 5 . , 1 *    6 7 2 3  % $ 5 $& & ( 6 6 , % / (  3 $ 5 . , 1 *  6 , * 1  , 1  % 2 / / $ 5 ' 67 2 3  6 , * 1   : , ' (  & 2 1 & 5 ( 7 (  6 3 , / / : $ < %2 / / $ 5 ' 3( ' ( 6 7 5 , $ 1  & 5 2 6 6 : $ / . 3$ 9 ( 0 ( 1 7  0 $ 5 . , 1 *   6 2 / , '  6 7 5 , 3 , 1 * 3$ 9 ( 0 ( 1 7  0 $ 5 . , 1 *  $ 5 5 2 : %, . (  5 $ & . 75 $ 6 +  ( 1 & / 2 6 8 5 ( )/ $ 7  & 8 5 % 9( + , & 8 / $ 5  5 $ 0 3    6 ( (  $ 5 & + , 7 ( & 7 8 5 $ /  3 / $ 1  ) 2 5  ' ( 7 $ , / 6 9$ / / ( <  * 8 7 7 ( 5 %    & 8 5 %   * 8 7 7 ( 5  7 < 3  $%&'()*+,-./0 1 2 3 4 5 6 7 8 9 :;<= +( $ 9 <  ' 8 7 <  $ 6 3 + $ / 7  3 $ 9 ( 0 ( 1 7 6( (  ' ( 7 $ , / 6  ) 2 5  6 ( & 7 , 2 1 +( $ 9 <  ' 8 7 <  & 2 1 & 5 ( 7 (  3 $ 9 ( 0 ( 1 7 6( (  ' ( 7 $ , / 6  ) 2 5  6 ( & 7 , 2 1 &2 1 & 5 ( 7 (  6 , ' ( : $ / . 6( (  ' ( 7 $ , / 6  ) 2 5  6 ( & 7 , 2 1 $6 3 + $ / 7  7 5 $ , / 6( (  ' ( 7 $ , / 6  ) 2 5  6 ( & 7 , 2 1 /( * ( 1 ' 35 2 3 ( 5 7 <  / , 1 ( 6( 7 % $ & .  / , 1 ( '5 $ , 1 $ * (  $ 1 '  8 7 , / , 7 <  ( $ 6 ( 0 ( 1 7 /, 0 , 7 6  2 )  ' , 6 7 8 5 % $ 1 & ( :( 7 / $ 1 '  % 2 8 1 ' $ 5 < )/ 2 2 '  + $ = $ 5 '  % 2 8 1 ' $ 5 < 67 2 5 0  : $ 7 ( 5  $ 5 ( $ 6( (  * 5 $ ' , 1 *  3 / $ 1  ) 2 5  ' ( 7 $ , / 6 %5 2 & . 7 2 1  / $ 1 ( 35 2 3 2 6 ( ' “        6 ) %8 , / ' , 1 * )) (         %5 2 & . 7 2 1  / $ 1 ( %5 2 & . 7 2 1  / $ 1 ( %5 2 & . 7 2 1  / $ 1 ( 12 5 7 +  , 1 ) , / 7 5 $ 7 , 2 1  % $ 6 , 1 +: /                        7252:            5       , , = ( ( % $ 2= 8 = % %&&%   %$ ' ' + 6 2      1 /      7 < 3     : :    7 $ 3 ( 5                  %  : * = : :* =  7 7 7 7 6 6 % 6 6 6    % 5    5    5    5        7 2  5 2 :    2( == ( +=   5    5    5   5   *( * (     3      . 7< 3  6 9 7< 3  6 ( ( 5    5   ) )   % 8 , / ' , 1 * 6( 7 % $ & . 3/ $ = $  $ 5 ( $ +$ / )  6 ( & 7 , 2 1  / , 1 (    8 7 , / , 7 <  ( $ 6 ( 0 ( 1 7 35 2 3 2 6 ( '  % , 2  6 : $ / ( 02 1 8 0 ( 1 7 6, * 1   5 ( ) ( 5  7 2 $5 & + , 7 ( & 7 8 5 $ / 6+ ( ( 7 6 75 8 & .  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& $ 9 $ 7 , 2 1  ) 2 5  8 1 ' ( 5 * 5 2 8 1 '  8 7 , / , 7 <  / 2 & $ 7 , 21 6   6 7 2 5 0  6 ( : ( 5  3 , 3 (  6 + $ / /  % (  5& 3   $ 6 7 0  &    +' 3 (   $ 6 7 0  )       )     39 &   $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        '        )     '5 $ , 1  7 , / (  6 + $ / /  % (  3(   $ 6 7 0  )      39 &   $ 6 7 0  '      ), 7 7 , 1 * 6  6 + $ / /  % (  5& 3   $ 6 7 0  &      - 2 , 1 7 6  3 ( 5  $ 6 7 0  &       &       $ 1 '  &     +' 3 (   $ 6 7 0  '      39 &   $ 6 7 0  '        - 2 , 1 7 6  3 ( 5  $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        )       )       & 2 1 7 5 $ & 7 2 5  , 6  5 ( 6 3 2 1 6 , % / (  ) 2 5  $ / /  + 2 5 , = 2 1 7 $ /  $ 1 '  9 ( 5 7 , & $ /  & 2 1 75 2 /   ) , ( / '  9 ( 5 , ) <  7 + (  / 2 & $ 7 , 2 1 6  $ 1 '  ( / ( 9 $ 7 , 2 1 6  2 )  ( ; , 6 7 , 1 *  8 7 , / , 7 , (6  $ 1 ' 72 3 2 * 5 $ 3 + , &  ) ( $ 7 8 5 ( 6  3 5 , 2 5  7 2  7 + (  6 7 $ 5 7  2 )  / $ 1 '  ' , 6 7 8 5 % , 1 *  $ & 7 , 9, 7 , ( 6  12 7 , ) <  7 + (  3 5 2 - ( & 7  ( 1 * , 1 ( ( 5  2 )  $ 1 <  ' , 6 & 5 ( 3 $ 1 & , ( 6  2 5  9 $ 5 , $ 7 , 2 1 6 ,0 3 $ & 7 , 1 *  7 + (  3 5 2 3 2 6 ( '  ' ( 6 , * 1  2 )  7 + (  3 5 2 - ( & 7   ( ; & $ 9 $ 7 (  ' 5 $ , 1 $ * (  7 5 ( 1 & + ( 6  7 2  ) 2 / / 2 :  3 5 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 $/ , * 1 0 ( 1 7 6  5( ) ( 5  7 2  7 + (  8 7 , / , 7 <  3 / $ 1 6  ) 2 5  / $ < 2 8 7  $ 1 '  ( / ( 9 $ 7 , 2 1 6  ) 2 5  3 5 2 3 2 6 (' 6$ 1 , 7 $ 5 <  6 ( : ( 5   : $ 7 ( 5  0 $ , 1   $ 1 '  2 7 + ( 5  % 8 , / ' , 1 *  8 7 , / , 7 <  6 ( 5 9 , & ( &2 1 1 ( & 7 , 2 1 6   5 ( ) ( 5  7 2  7 + (  * 5 $ ' , 1 *  3 / $ 1  ) 2 5  ' ( 7 $ , / ( '  6 8 5 ) $ & ( (/ ( 9 $ 7 , 2 1 6   ( ; & ( 6 6  0 $ 7 ( 5 , $ /   % , 7 8 0 , 1 2 8 6  6 8 5 ) $ & , 1 *   & 2 1 & 5 ( 7 (  , 7 ( 0 6   $ % $ 1 ' 2 1( ' 87 , / , 7 <  , 7 ( 0 6   $ 1 '  2 7 + ( 5  8 1 6 7 $ % / (  0 $ 7 ( 5 , $ / 6  6 + $ / /  % ( & 2 0 (  7 + (  3 5 23 ( 5 7 < 2)  7 + (  & 2 1 7 5 $ & 7 2 5  $ 1 '  6 + $ / /  % (  ' , 6 3 2 6 ( '  2 )  2 ) )  7 + (  & 2 1 6 7 5 8 & 7 , 2 1 6 , 7 (   & 2 2 5 ' , 1 $ 7 (  : , 7 +  7 + (  3 / 8 0 % , 1 *  3 / $ 1 6  ) 2 5  7 + (  / 2 & $ 7 , 2 1   6 , = (  $ 1 ' (/ ( 9 $ 7 , 2 1  2 )  7 + (  3 5 2 3 2 6 ( '  8 1 ' ( 5 * 5 2 8 1 '  5 2 2 )  ' 5 $ , 1  & 2 1 1 ( & 7 , 2 1 6   : + ( 5 (  6 7 2 5 0  6 ( : ( 5  5 2 2 )  ' 5 $ , 1 6  + $ 9 (  / ( 6 6  7 + $ 1    ) ( ( 7  2 )  & 2 9 ( 5  ,1 3$ 9 ( '  $ 5 ( $ 6  2 5    ) ( ( 7  2 )  & 2 9 ( 5  , 1  / $ 1 ' 6 & $ 3 (  $ 5 ( $ 6   3 5 2 9 , ' (    , 1 &+  7 + , & . ,1 6 8 / $ 7 , 2 1  $  0 , 1 , 0 8 0  2 )    ) ( ( 7  , 1  : , ' 7 +   & ( 1 7 ( 5 ( '  2 1  7 + (  3 , 3 (    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  - 2 , 1 7 6  6 + $ / /  % (  : $ 7 ( 5  7 , * + 7  & 2 1 1 ( & 7 , 2 1 6    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  & 2 1 1 ( & 7 , 2 1 6  7 2  0 $ 1 + 2 / ( 6  6 + $ / /  % (  * $ 6 . ( 7 ('  $ 1 ' :$ 7 ( 5  7 , * + 7   % 2 2 7 ( '  & 2 8 3 / ( 5 6  $ 7  7 + (  6 7 5 8 & 7 8 5 (  2 5  $  : $ 7 ( 5  6 7 2 3  : ,7 + 12 1  6 + 5 , 1 .  * 5 2 8 7  0 $ <  % (  8 6 ( '  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  / 2 & $ /  & 2 ' ( 6    & 2 1 7 5 $ & 7 2 5  6 + $ / /  $ , 5  7 ( 6 7  $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  , 1  $ & & 2 5 ' $ 1 & ( : , 7 + /2 & $ /  & 2 ' (  5 ( 4 8 , 5 ( 0 ( 1 7 6  35(3$5(')25672506(:(5 3/$1 &   %52&.721/$1( %86,1(663$5. +(03(/ &25&25$101 5 1257+ 0$7&+/,1(6((6+((7& 0$7&+/,1(6((6+((7& 0$7&+/,1(6((6+((7& 0$7&+/,1(6((6+((7& 0$7&+/,1(6((6+((7& 0$7&+/,1(6((6+((7& 0$ 7 & + / , 1 (    6 ( (  6 + ( ( 7  &      &    0$ 7 & + / , 1 (    6 ( (  6 + ( ( 7  &    0$ 7 & + / , 1 (    6 ( (  6 + ( ( 7  &      &    0$ 7 & + / , 1 (    6 ( (  6 + ( ( 7  &    3 5 2 3 2 6 ( '  $ 6 7 5 , '  $ 9 ( 1 8 ( 35 2 3 2 6 ( ' “        6 ) %8 , / ' , 1 * )) (                                                                                                                                                                                              / )        + ' 3 ( #         / )        + ' 3 ( #          / )        + ' 3 ( #         / )        + ' 3 ( #          / )        + ' 3 ( #       / )        + ' 3 ( #        / )        + ' 3 ( #         / )        + ' 3 ( #      /)+'3( #   / )        + ' 3 ( #     / )        + ' 3 ( #     /)39& # /)+'3( # 5'  * ,(         : &% 0 +     5(        ,(         6 &% 0 +     5(        ,(         1 ,(         ( &% 0 +     5(        ,(         : ,(         6 ( &% 0 +    &%     5(        ,(         6 : &% 0 +     5(        ,(         1 ( ,(         1 : ,(         6 ( &% 0 +     5(        ,(         1 : ,(         1 ( ,(         ( &%     5(        ,(         ( ,(         : &%     5(        ,(         6 : &% 0 +     5(        ,(         1 ( ,(         1 : ,(         6 ( )( 6     ,(         6 ( )( 6     ,(         ( 67 0 +     5(        ,(         1 ,(         : ,(         6 ( &% 0 +     5(        ,(         1 ,(         1 : ,(         6 : ,(         6 ( ,(         1 ( ,(         6 &2 &% 0 +     5(        ,(         1 : ,(         ( /)+'3( # / )        3 9 & #  5'  2 5(        ,(         6 : '    '5 $ , 1 7 , / (      / )       + ' 3 ( ,(         6 (  / )        + ' 3 ( #    &% 0 +     5(        ,(         : ,(         6 ( /)        + ' 3 ( #   67 0 +     5(        ,(         : ,(         (    / )        + ' 3 ( #                 &,7<&200(176  0&% 35(/,0,1$5<127)25&216758&7,21 7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF 6+ ( ( 7  1 8 0 % ( 5 .,0/(<+251$1'$662&,$7(6,1& (867,6675((768,7(673$8/01 3+21( :::.,0/(<+251&20 .?7:&B/'(9?+(03(/?&RUFRUDQ?'HVLJQ?&$'?3ODQ6KHHWV?&672506(:(53/$1(1/$5*(0(176GZJ)HEUXDU\SP ‹ %<5(9,6,216 1R'$7( 3 5 ( / , 0 , 1 $ 5 < &/,(17&200(176  -)- &,7<&200(1765(9,6('6,7(3/$1  0&% 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  6 2 / , '  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  5 2 8 1 '  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 35 2 3 ( 5 7 <  / , 1 ( /( * ( 1 ' 35 2 3 2 6 ( '  6 $ 1 , 7 $ 5 <  6 ( : ( 5 35 2 3 2 6 ( '  : $ 7 ( 5 0 $ , 1 &2 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (   & $ 7 & +  % $ 6 , 1  & 8 5 %  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5  & / ( 1 2 8 7 35 2 3 2 6 ( '  5 , 3 5 $ 3 35 2 3 2 6 ( '  ) / $ 5 ( '  ( 1 '  6 ( & 7 , 2 1 ' 67 2 5 0  6 ( : ( 5  1 2 7 ( 6  , 1 6 7 $ / /  6 7 2 5 0  6 ( : ( 5  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  $ 3 3 / , & $ % / (  & , 7 <  2 5  6 7 $ 7( 63 ( & , ) , & $ 7 , 2 1 6   6 7 $ 7 (  3 / 8 0 % , 1 *  & 2 ' (   $ 1 '  % 8 , / ' , 1 *  3 ( 5 0 , 7  5 ( 4 8 , 5 (0 ( 1 7 6   & 2 1 7 $ & 7  6 7 $ 7 (      & $ / /  % ( ) 2 5 (  < 2 8  ' , *  / 2 & $ 7 , 1 *  6 ( 5 9 , & (  $ 7  / ( $ 67  7 : 2 :2 5 . , 1 *  ' $ < 6  3 5 , 2 5  7 2  ( ; & $ 9 $ 7 , 2 1  ) 2 5  8 1 ' ( 5 * 5 2 8 1 '  8 7 , / , 7 <  / 2 & $ 7 , 21 6   6 7 2 5 0  6 ( : ( 5  3 , 3 (  6 + $ / /  % (  5& 3   $ 6 7 0  &    +' 3 (   $ 6 7 0  )       )     39 &   $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        '        )     '5 $ , 1  7 , / (  6 + $ / /  % (  3(   $ 6 7 0  )      39 &   $ 6 7 0  '      ), 7 7 , 1 * 6  6 + $ / /  % (  5& 3   $ 6 7 0  &      - 2 , 1 7 6  3 ( 5  $ 6 7 0  &       &       $ 1 '  &     +' 3 (   $ 6 7 0  '      39 &   $ 6 7 0  '        - 2 , 1 7 6  3 ( 5  $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        )       )       & 2 1 7 5 $ & 7 2 5  , 6  5 ( 6 3 2 1 6 , % / (  ) 2 5  $ / /  + 2 5 , = 2 1 7 $ /  $ 1 '  9 ( 5 7 , & $ /  & 2 1 75 2 /   ) , ( / '  9 ( 5 , ) <  7 + (  / 2 & $ 7 , 2 1 6  $ 1 '  ( / ( 9 $ 7 , 2 1 6  2 )  ( ; , 6 7 , 1 *  8 7 , / , 7 , (6  $ 1 ' 72 3 2 * 5 $ 3 + , &  ) ( $ 7 8 5 ( 6  3 5 , 2 5  7 2  7 + (  6 7 $ 5 7  2 )  / $ 1 '  ' , 6 7 8 5 % , 1 *  $ & 7 , 9, 7 , ( 6  12 7 , ) <  7 + (  3 5 2 - ( & 7  ( 1 * , 1 ( ( 5  2 )  $ 1 <  ' , 6 & 5 ( 3 $ 1 & , ( 6  2 5  9 $ 5 , $ 7 , 2 1 6  ,0 3 $ & 7 , 1 * 7+ (  3 5 2 3 2 6 ( '  ' ( 6 , * 1  2 )  7 + (  3 5 2 - ( & 7   ( ; & $ 9 $ 7 (  ' 5 $ , 1 $ * (  7 5 ( 1 & + ( 6  7 2  ) 2 / / 2 :  3 5 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 $/ , * 1 0 ( 1 7 6  5( ) ( 5  7 2  7 + (  8 7 , / , 7 <  3 / $ 1 6  ) 2 5  / $ < 2 8 7  $ 1 '  ( / ( 9 $ 7 , 2 1 6  ) 2 5  3 5 2 3 2 6 (' 6$ 1 , 7 $ 5 <  6 ( : ( 5   : $ 7 ( 5  0 $ , 1   $ 1 '  2 7 + ( 5  % 8 , / ' , 1 *  8 7 , / , 7 <  6 ( 5 9 , & ( &2 1 1 ( & 7 , 2 1 6   5 ( ) ( 5  7 2  7 + (  * 5 $ ' , 1 *  3 / $ 1  ) 2 5  ' ( 7 $ , / ( '  6 8 5 ) $ & (  ( / ( 9$ 7 , 2 1 6   ( ; & ( 6 6  0 $ 7 ( 5 , $ /   % , 7 8 0 , 1 2 8 6  6 8 5 ) $ & , 1 *   & 2 1 & 5 ( 7 (  , 7 ( 0 6   $ % $ 1 ' 2 1( '  8 7 , / , 7 < ,7 ( 0 6   $ 1 '  2 7 + ( 5  8 1 6 7 $ % / (  0 $ 7 ( 5 , $ / 6  6 + $ / /  % ( & 2 0 (  7 + (  3 5 2 3 ( 5 7 <  2 ) 7 + ( &2 1 7 5 $ & 7 2 5  $ 1 '  6 + $ / /  % (  ' , 6 3 2 6 ( '  2 )  2 ) )  7 + (  & 2 1 6 7 5 8 & 7 , 2 1  6 , 7 (   & 2 2 5 ' , 1 $ 7 (  : , 7 +  7 + (  3 / 8 0 % , 1 *  3 / $ 1 6  ) 2 5  7 + (  / 2 & $ 7 , 2 1   6 , = (  $ 1 ' ( / ( 9 $ 7 , 2 1 2)  7 + (  3 5 2 3 2 6 ( '  8 1 ' ( 5 * 5 2 8 1 '  5 2 2 )  ' 5 $ , 1  & 2 1 1 ( & 7 , 2 1 6   : + ( 5 (  6 7 2 5 0  6 ( : ( 5  5 2 2 )  ' 5 $ , 1 6  + $ 9 (  / ( 6 6  7 + $ 1    ) ( ( 7  2 )  & 2 9 ( 5  ,1  3 $ 9 ( ' $5 ( $ 6  2 5    ) ( ( 7  2 )  & 2 9 ( 5  , 1  / $ 1 ' 6 & $ 3 (  $ 5 ( $ 6   3 5 2 9 , ' (    , 1 & +  7 + , &. ,1 6 8 / $ 7 , 2 1  $  0 , 1 , 0 8 0  2 )    ) ( ( 7  , 1  : , ' 7 +   & ( 1 7 ( 5 ( '  2 1  7 + (  3 , 3 (    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  - 2 , 1 7 6  6 + $ / /  % (  : $ 7 ( 5  7 , * + 7  & 2 1 1 ( & 7 , 2 1 6    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  & 2 1 1 ( & 7 , 2 1 6  7 2  0 $ 1 + 2 / ( 6  6 + $ / /  % (  * $ 6 . ( 7 ('  $ 1 ' :$ 7 ( 5  7 , * + 7   % 2 2 7 ( '  & 2 8 3 / ( 5 6  $ 7  7 + (  6 7 5 8 & 7 8 5 (  2 5  $  : $ 7 ( 5  6 7 2 3  : ,7 + 12 1  6 + 5 , 1 .  * 5 2 8 7  0 $ <  % (  8 6 ( '  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  / 2 & $ /  & 2 ' ( 6    & 2 1 7 5 $ & 7 2 5  6 + $ / /  $ , 5  7 ( 6 7  $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  , 1  $ & & 2 5 ' $ 1 & ( : , 7 +  / 2 & $ / &2 ' (  5 ( 4 8 , 5 ( 0 ( 1 7 6  35(3$5(')25 672506(:(5 3/$1 (1/$5*(0(176 &   %52&.721/$1( %86,1(663$5. +(03(/ &25&25$101 5 &   &   &   1257+                     35 2 3 2 6 ( ' “        6 ) %8 , / ' , 1 * )) (         '                                                                                                                                                       / )        + ' 3 ( #        / )        + ' 3 ( #      /)+'3( #   / )        + ' 3 ( #      /)+'3( # /)+'3( #    / )        + ' 3 ( #       / )        + ' 3 ( #       / )        3 9 & #       / )        + ' 3 ( #        / )        3 9 & #        / )        + ' 3 ( #      /)39& # /)+'3( # 5'  ( ,(         1 : 5'  ) ,(         : &%     5(        ,(         ( ,(         : &% 0 +     5(        ,(         6 ( ,(         : 67 0 +     5(        ,(         : ,(         ( )( 6     ,(         ( )( 6     ,(         ( &%     5(        ,(         1 &% 0 +     5(        ,(         6 ,(         : ,(         ( &% 0 +     5(        ,(         6 ,(         ( &%     5(        ,(         1 &%     5(        ,(         6 &% 0 +     5(        ,(         1 ,(         1 : ,(         6 : ,(         1 ( ,(         6 ( ,(         6 &% 0 +     5(        ,(         1 ,(         6 : ,(         1 : ,(         1 ( ,(         6 ( ,(         6 &% 0 +     5(        ,(         : ,(         6 ,(         ( &%     5(        ,(         1 '5 $ , 1 7 , / (      / )       + ' 3 ( ,(         1 ( '5 $ , 1 7 , / (      / )       + ' 3 ( ,(         6 (    < ( $ 5  ) / 2 2 ' 3 / $ , 1 (/ ( 9 $ 7 , 2 1       &,7<&200(176  0&% 35(/,0,1$5<127)25&216758&7,21 7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF 6+ ( ( 7  1 8 0 % ( 5 .,0/(<+251$1'$662&,$7(6,1& (867,6675((768,7(673$8/01 3+21( :::.,0/(<+251&20 .?7:&B/'(9?+(03(/?&RUFRUDQ?'HVLJQ?&$'?3ODQ6KHHWV?&672506(:(53/$1(1/$5*(0(176GZJ)HEUXDU\SP ‹ %<5(9,6,216 1R'$7( 3 5 ( / , 0 , 1 $ 5 < &/,(17&200(176  -)- &,7<&200(1765(9,6('6,7(3/$1  0&% ' 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  6 2 / , '  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  5 2 8 1 '  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 35 2 3 ( 5 7 <  / , 1 ( /( * ( 1 ' 35 2 3 2 6 ( '  6 $ 1 , 7 $ 5 <  6 ( : ( 5 35 2 3 2 6 ( '  : $ 7 ( 5 0 $ , 1 &2 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (   & $ 7 & +  % $ 6 , 1  & 8 5 %  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5  & / ( 1 2 8 7 35 2 3 2 6 ( '  5 , 3 5 $ 3 35 2 3 2 6 ( '  ) / $ 5 ( '  ( 1 '  6 ( & 7 , 2 1 67 2 5 0  6 ( : ( 5  1 2 7 ( 6  , 1 6 7 $ / /  6 7 2 5 0  6 ( : ( 5  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  $ 3 3 / , & $ % / (  & , 7 <  2 5  6 7 $ 7( 63 ( & , ) , & $ 7 , 2 1 6   6 7 $ 7 (  3 / 8 0 % , 1 *  & 2 ' (   $ 1 '  % 8 , / ' , 1 *  3 ( 5 0 , 7  5 ( 4 8 , 5 (0 ( 1 7 6   & 2 1 7 $ & 7  6 7 $ 7 (      & $ / /  % ( ) 2 5 (  < 2 8  ' , *  / 2 & $ 7 , 1 *  6 ( 5 9 , & (  $ 7  / ( $ 67  7 : 2 :2 5 . , 1 *  ' $ < 6  3 5 , 2 5  7 2  ( ; & $ 9 $ 7 , 2 1  ) 2 5  8 1 ' ( 5 * 5 2 8 1 '  8 7 , / , 7 <  / 2 & $ 7 , 21 6   6 7 2 5 0  6 ( : ( 5  3 , 3 (  6 + $ / /  % (  5& 3   $ 6 7 0  &    +' 3 (   $ 6 7 0  )       )     39 &   $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        '        )     '5 $ , 1  7 , / (  6 + $ / /  % (  3(   $ 6 7 0  )      39 &   $ 6 7 0  '      ), 7 7 , 1 * 6  6 + $ / /  % (  5& 3   $ 6 7 0  &      - 2 , 1 7 6  3 ( 5  $ 6 7 0  &       &       $ 1 '  &     +' 3 (   $ 6 7 0  '      39 &   $ 6 7 0  '        - 2 , 1 7 6  3 ( 5  $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        )       )       & 2 1 7 5 $ & 7 2 5  , 6  5 ( 6 3 2 1 6 , % / (  ) 2 5  $ / /  + 2 5 , = 2 1 7 $ /  $ 1 '  9 ( 5 7 , & $ /  & 2 1 75 2 /   ) , ( / '  9 ( 5 , ) <  7 + (  / 2 & $ 7 , 2 1 6  $ 1 '  ( / ( 9 $ 7 , 2 1 6  2 )  ( ; , 6 7 , 1 *  8 7 , / , 7 , (6  $ 1 ' 72 3 2 * 5 $ 3 + , &  ) ( $ 7 8 5 ( 6  3 5 , 2 5  7 2  7 + (  6 7 $ 5 7  2 )  / $ 1 '  ' , 6 7 8 5 % , 1 *  $ & 7 , 9, 7 , ( 6  12 7 , ) <  7 + (  3 5 2 - ( & 7  ( 1 * , 1 ( ( 5  2 )  $ 1 <  ' , 6 & 5 ( 3 $ 1 & , ( 6  2 5  9 $ 5 , $ 7 , 2 1 6  ,0 3 $ & 7 , 1 * 7+ (  3 5 2 3 2 6 ( '  ' ( 6 , * 1  2 )  7 + (  3 5 2 - ( & 7   ( ; & $ 9 $ 7 (  ' 5 $ , 1 $ * (  7 5 ( 1 & + ( 6  7 2  ) 2 / / 2 :  3 5 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 $/ , * 1 0 ( 1 7 6  5( ) ( 5  7 2  7 + (  8 7 , / , 7 <  3 / $ 1 6  ) 2 5  / $ < 2 8 7  $ 1 '  ( / ( 9 $ 7 , 2 1 6  ) 2 5  3 5 2 3 2 6 (' 6$ 1 , 7 $ 5 <  6 ( : ( 5   : $ 7 ( 5  0 $ , 1   $ 1 '  2 7 + ( 5  % 8 , / ' , 1 *  8 7 , / , 7 <  6 ( 5 9 , & ( &2 1 1 ( & 7 , 2 1 6   5 ( ) ( 5  7 2  7 + (  * 5 $ ' , 1 *  3 / $ 1  ) 2 5  ' ( 7 $ , / ( '  6 8 5 ) $ & (  ( / ( 9$ 7 , 2 1 6   ( ; & ( 6 6  0 $ 7 ( 5 , $ /   % , 7 8 0 , 1 2 8 6  6 8 5 ) $ & , 1 *   & 2 1 & 5 ( 7 (  , 7 ( 0 6   $ % $ 1 ' 2 1( '  8 7 , / , 7 < ,7 ( 0 6   $ 1 '  2 7 + ( 5  8 1 6 7 $ % / (  0 $ 7 ( 5 , $ / 6  6 + $ / /  % ( & 2 0 (  7 + (  3 5 2 3 ( 5 7 <  2 ) 7 + ( &2 1 7 5 $ & 7 2 5  $ 1 '  6 + $ / /  % (  ' , 6 3 2 6 ( '  2 )  2 ) )  7 + (  & 2 1 6 7 5 8 & 7 , 2 1  6 , 7 (   & 2 2 5 ' , 1 $ 7 (  : , 7 +  7 + (  3 / 8 0 % , 1 *  3 / $ 1 6  ) 2 5  7 + (  / 2 & $ 7 , 2 1   6 , = (  $ 1 ' ( / ( 9 $ 7 , 2 1 2)  7 + (  3 5 2 3 2 6 ( '  8 1 ' ( 5 * 5 2 8 1 '  5 2 2 )  ' 5 $ , 1  & 2 1 1 ( & 7 , 2 1 6   : + ( 5 (  6 7 2 5 0  6 ( : ( 5  5 2 2 )  ' 5 $ , 1 6  + $ 9 (  / ( 6 6  7 + $ 1    ) ( ( 7  2 )  & 2 9 ( 5  ,1  3 $ 9 ( ' $5 ( $ 6  2 5    ) ( ( 7  2 )  & 2 9 ( 5  , 1  / $ 1 ' 6 & $ 3 (  $ 5 ( $ 6   3 5 2 9 , ' (    , 1 & +  7 + , &. ,1 6 8 / $ 7 , 2 1  $  0 , 1 , 0 8 0  2 )    ) ( ( 7  , 1  : , ' 7 +   & ( 1 7 ( 5 ( '  2 1  7 + (  3 , 3 (    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  - 2 , 1 7 6  6 + $ / /  % (  : $ 7 ( 5  7 , * + 7  & 2 1 1 ( & 7 , 2 1 6    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  & 2 1 1 ( & 7 , 2 1 6  7 2  0 $ 1 + 2 / ( 6  6 + $ / /  % (  * $ 6 . ( 7 ('  $ 1 ' :$ 7 ( 5  7 , * + 7   % 2 2 7 ( '  & 2 8 3 / ( 5 6  $ 7  7 + (  6 7 5 8 & 7 8 5 (  2 5  $  : $ 7 ( 5  6 7 2 3  : ,7 + 12 1  6 + 5 , 1 .  * 5 2 8 7  0 $ <  % (  8 6 ( '  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  / 2 & $ /  & 2 ' ( 6    & 2 1 7 5 $ & 7 2 5  6 + $ / /  $ , 5  7 ( 6 7  $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  , 1  $ & & 2 5 ' $ 1 & ( : , 7 +  / 2 & $ / &2 ' (  5 ( 4 8 , 5 ( 0 ( 1 7 6  35(3$5(')25 672506(:(5 3/$1 (1/$5*(0(176 &   %52&.721/$1( %86,1(663$5. +(03(/ &25&25$101 5 &   &   &   1257+ %5 2 & . 7 2 1  / $ 1 ( 35 2 3 2 6 ( ' “        6 ) %8 , / ' , 1 * )) (         62 8 7 +  % , 2 ) , / 7 5 $ 7 , 2 1  % $ 6 , 1 +: /                                                                                                                                                 '     / )        + ' 3 ( #          / )        + ' 3 ( #         / )        + ' 3 ( #     / )        + ' 3 ( #       / )        + ' 3 ( #        / )        + ' 3 ( #      /)+'3( #   / )        + ' 3 ( #          / )        + ' 3 ( #       /)39& # &%     5(        ,(         6   6 8 0 3 &% 0 +     5(        ,(         1 ,(         : &%     5(        ,(         6 &% 0 +     5(        ,(         1 ,(         ( ,(         : 5'  % ,(         ( &% 0 +     5(        ,(         6 ( ,(         1 : ,(         1 ( &% 0 +     5(        ,(         1 ( ,(         6 &% 0 +     5(        ,(         1 ,(         : ,(         6 : &%     5(        ,(         6 : &% 0 +     5(        ,(         1 : ,(         6   6 8 0 3 )( 6     ,(         6 67 0 +     5(        ,(         1 ,(         : ,(         6 ( )( 6     ,(         1 67 0 +     5(        ,(         6 : ,(         1    / )        + ' 3 ( #     2& 6     ,(         6 ,(         1    / )        5 & 3 #      )( 6     ,(         1 &% 0 +     5(        ,(         6 : ,(         ( )( 6     $ ,(         1 /)        + ' 3 ( # )( 6     ,(         : '                                                  / )        + ' 3 ( #      &% 0 +     5(        ,(         1 ,(         6 :  / )        + ' 3 ( #   )( 6     ,(         1 ( 67 0 +     5(        ,(         6 ,(         1 (    / )        + ' 3 ( #     )( 6     ,(         6                      &,7<&200(176  0&% 35(/,0,1$5<127)25&216758&7,21 7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF 6+ ( ( 7  1 8 0 % ( 5 .,0/(<+251$1'$662&,$7(6,1& (867,6675((768,7(673$8/01 3+21( :::.,0/(<+251&20 .?7:&B/'(9?+(03(/?&RUFRUDQ?'HVLJQ?&$'?3ODQ6KHHWV?&672506(:(53/$1(1/$5*(0(176GZJ)HEUXDU\SP ‹ %<5(9,6,216 1R'$7( 3 5 ( / , 0 , 1 $ 5 < &/,(17&200(176  -)- &,7<&200(1765(9,6('6,7(3/$1  0&% 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  6 2 / , '  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  5 2 8 1 '  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 35 2 3 ( 5 7 <  / , 1 ( /( * ( 1 ' 35 2 3 2 6 ( '  6 $ 1 , 7 $ 5 <  6 ( : ( 5 35 2 3 2 6 ( '  : $ 7 ( 5 0 $ , 1 &2 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (   & $ 7 & +  % $ 6 , 1  & 8 5 %  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5  & / ( 1 2 8 7 35 2 3 2 6 ( '  5 , 3 5 $ 3 35 2 3 2 6 ( '  ) / $ 5 ( '  ( 1 '  6 ( & 7 , 2 1 ' 67 2 5 0  6 ( : ( 5  1 2 7 ( 6  , 1 6 7 $ / /  6 7 2 5 0  6 ( : ( 5  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  $ 3 3 / , & $ % / (  & , 7 <  2 5  6 7 $ 7( 63 ( & , ) , & $ 7 , 2 1 6   6 7 $ 7 (  3 / 8 0 % , 1 *  & 2 ' (   $ 1 '  % 8 , / ' , 1 *  3 ( 5 0 , 7  5 ( 4 8 , 5 (0 ( 1 7 6   & 2 1 7 $ & 7  6 7 $ 7 (      & $ / /  % ( ) 2 5 (  < 2 8  ' , *  / 2 & $ 7 , 1 *  6 ( 5 9 , & (  $ 7  / ( $ 67  7 : 2 :2 5 . , 1 *  ' $ < 6  3 5 , 2 5  7 2  ( ; & $ 9 $ 7 , 2 1  ) 2 5  8 1 ' ( 5 * 5 2 8 1 '  8 7 , / , 7 <  / 2 & $ 7 , 21 6   6 7 2 5 0  6 ( : ( 5  3 , 3 (  6 + $ / /  % (  5& 3   $ 6 7 0  &    +' 3 (   $ 6 7 0  )       )     39 &   $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        '        )     '5 $ , 1  7 , / (  6 + $ / /  % (  3(   $ 6 7 0  )      39 &   $ 6 7 0  '      ), 7 7 , 1 * 6  6 + $ / /  % (  5& 3   $ 6 7 0  &      - 2 , 1 7 6  3 ( 5  $ 6 7 0  &       &       $ 1 '  &     +' 3 (   $ 6 7 0  '      39 &   $ 6 7 0  '        - 2 , 1 7 6  3 ( 5  $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        )       )       & 2 1 7 5 $ & 7 2 5  , 6  5 ( 6 3 2 1 6 , % / (  ) 2 5  $ / /  + 2 5 , = 2 1 7 $ /  $ 1 '  9 ( 5 7 , & $ /  & 2 1 75 2 /   ) , ( / '  9 ( 5 , ) <  7 + (  / 2 & $ 7 , 2 1 6  $ 1 '  ( / ( 9 $ 7 , 2 1 6  2 )  ( ; , 6 7 , 1 *  8 7 , / , 7 , (6  $ 1 ' 72 3 2 * 5 $ 3 + , &  ) ( $ 7 8 5 ( 6  3 5 , 2 5  7 2  7 + (  6 7 $ 5 7  2 )  / $ 1 '  ' , 6 7 8 5 % , 1 *  $ & 7 , 9, 7 , ( 6  12 7 , ) <  7 + (  3 5 2 - ( & 7  ( 1 * , 1 ( ( 5  2 )  $ 1 <  ' , 6 & 5 ( 3 $ 1 & , ( 6  2 5  9 $ 5 , $ 7 , 2 1 6  ,0 3 $ & 7 , 1 * 7+ (  3 5 2 3 2 6 ( '  ' ( 6 , * 1  2 )  7 + (  3 5 2 - ( & 7   ( ; & $ 9 $ 7 (  ' 5 $ , 1 $ * (  7 5 ( 1 & + ( 6  7 2  ) 2 / / 2 :  3 5 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 $/ , * 1 0 ( 1 7 6  5( ) ( 5  7 2  7 + (  8 7 , / , 7 <  3 / $ 1 6  ) 2 5  / $ < 2 8 7  $ 1 '  ( / ( 9 $ 7 , 2 1 6  ) 2 5  3 5 2 3 2 6 (' 6$ 1 , 7 $ 5 <  6 ( : ( 5   : $ 7 ( 5  0 $ , 1   $ 1 '  2 7 + ( 5  % 8 , / ' , 1 *  8 7 , / , 7 <  6 ( 5 9 , & ( &2 1 1 ( & 7 , 2 1 6   5 ( ) ( 5  7 2  7 + (  * 5 $ ' , 1 *  3 / $ 1  ) 2 5  ' ( 7 $ , / ( '  6 8 5 ) $ & (  ( / ( 9$ 7 , 2 1 6   ( ; & ( 6 6  0 $ 7 ( 5 , $ /   % , 7 8 0 , 1 2 8 6  6 8 5 ) $ & , 1 *   & 2 1 & 5 ( 7 (  , 7 ( 0 6   $ % $ 1 ' 2 1( '  8 7 , / , 7 < ,7 ( 0 6   $ 1 '  2 7 + ( 5  8 1 6 7 $ % / (  0 $ 7 ( 5 , $ / 6  6 + $ / /  % ( & 2 0 (  7 + (  3 5 2 3 ( 5 7 <  2 ) 7 + ( &2 1 7 5 $ & 7 2 5  $ 1 '  6 + $ / /  % (  ' , 6 3 2 6 ( '  2 )  2 ) )  7 + (  & 2 1 6 7 5 8 & 7 , 2 1  6 , 7 (   & 2 2 5 ' , 1 $ 7 (  : , 7 +  7 + (  3 / 8 0 % , 1 *  3 / $ 1 6  ) 2 5  7 + (  / 2 & $ 7 , 2 1   6 , = (  $ 1 ' ( / ( 9 $ 7 , 2 1 2)  7 + (  3 5 2 3 2 6 ( '  8 1 ' ( 5 * 5 2 8 1 '  5 2 2 )  ' 5 $ , 1  & 2 1 1 ( & 7 , 2 1 6   : + ( 5 (  6 7 2 5 0  6 ( : ( 5  5 2 2 )  ' 5 $ , 1 6  + $ 9 (  / ( 6 6  7 + $ 1    ) ( ( 7  2 )  & 2 9 ( 5  ,1  3 $ 9 ( ' $5 ( $ 6  2 5    ) ( ( 7  2 )  & 2 9 ( 5  , 1  / $ 1 ' 6 & $ 3 (  $ 5 ( $ 6   3 5 2 9 , ' (    , 1 & +  7 + , &. ,1 6 8 / $ 7 , 2 1  $  0 , 1 , 0 8 0  2 )    ) ( ( 7  , 1  : , ' 7 +   & ( 1 7 ( 5 ( '  2 1  7 + (  3 , 3 (    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  - 2 , 1 7 6  6 + $ / /  % (  : $ 7 ( 5  7 , * + 7  & 2 1 1 ( & 7 , 2 1 6    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  & 2 1 1 ( & 7 , 2 1 6  7 2  0 $ 1 + 2 / ( 6  6 + $ / /  % (  * $ 6 . ( 7 ('  $ 1 ' :$ 7 ( 5  7 , * + 7   % 2 2 7 ( '  & 2 8 3 / ( 5 6  $ 7  7 + (  6 7 5 8 & 7 8 5 (  2 5  $  : $ 7 ( 5  6 7 2 3  : ,7 + 12 1  6 + 5 , 1 .  * 5 2 8 7  0 $ <  % (  8 6 ( '  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  / 2 & $ /  & 2 ' ( 6    & 2 1 7 5 $ & 7 2 5  6 + $ / /  $ , 5  7 ( 6 7  $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  , 1  $ & & 2 5 ' $ 1 & ( : , 7 +  / 2 & $ / &2 ' (  5 ( 4 8 , 5 ( 0 ( 1 7 6  35(3$5(')25 672506(:(5 3/$1 (1/$5*(0(176 &   %52&.721/$1( %86,1(663$5. +(03(/ &25&25$101 5 &   &   1257+ 35 2 3 2 6 ( ' “        6 ) %8 , / ' , 1 * )) (         %5 2 & . 7 2 1  / $ 1 ( %5 2 & . 7 2 1  / $ 1 ( %5 2 & . 7 2 1  / $ 1 ( %5 2 & . 7 2 1  / $ 1 (                                                                                             '     /)39& # /)+'3( # /)39& # /)+'3( # 5'  & ,(         ( 5'  ' ,(         ( &%     5(        ,(         : ,(         ( &%     5(        ,(         : ,(         ( )( 6     ,(         : )( 6     ,(         : 6    / )        + ' 3 ( #      67 0 +     5(        ,(         6 ,(         1    / )        + ' 3 ( #                                &,7<&200(176  0&% 35(/,0,1$5<127)25&216758&7,21 7KLVGRFXPHQWWRJHWKHUZLWKWKHFRQFHSWVDQGGHVLJQVSUHVHQWHGKHUHLQDVDQLQVWUXPHQWRIVHUYLFHLVLQWHQGHGRQO\IRUWKHVSHFLILFSXUSRVHDQGFOLHQWIRUZKLFKLWZDVSUHSDUHG5HXVHRIDQGLPSURSHUUHOLDQFHRQWKLVGRFXPHQWZLWKRXWZULWWHQDXWKRUL]DWLRQDQGDGDSWDWLRQE\.LPOH\+RUQDQG$VVRFLDWHV,QFVKDOOEHZLWKRXWOLDELOLW\WR.LPOH\+RUQDQG$VVRFLDWHV,QF 6+ ( ( 7  1 8 0 % ( 5 .,0/(<+251$1'$662&,$7(6,1& (867,6675((768,7(673$8/01 3+21( :::.,0/(<+251&20 .?7:&B/'(9?+(03(/?&RUFRUDQ?'HVLJQ?&$'?3ODQ6KHHWV?&672506(:(53/$1(1/$5*(0(176GZJ)HEUXDU\SP ‹ %<5(9,6,216 1R'$7( 3 5 ( / , 0 , 1 $ 5 < &/,(17&200(176  -)- &,7<&200(1765(9,6('6,7(3/$1  0&% ' 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  6 2 / , '  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  5 2 8 1 '  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 35 2 3 ( 5 7 <  / , 1 ( /( * ( 1 ' 35 2 3 2 6 ( '  6 $ 1 , 7 $ 5 <  6 ( : ( 5 35 2 3 2 6 ( '  : $ 7 ( 5 0 $ , 1 &2 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (   & $ 7 & +  % $ 6 , 1  & 8 5 %  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5  & / ( 1 2 8 7 35 2 3 2 6 ( '  5 , 3 5 $ 3 35 2 3 2 6 ( '  ) / $ 5 ( '  ( 1 '  6 ( & 7 , 2 1 67 2 5 0  6 ( : ( 5  1 2 7 ( 6  , 1 6 7 $ / /  6 7 2 5 0  6 ( : ( 5  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  $ 3 3 / , & $ % / (  & , 7 <  2 5  6 7 $ 7( 63 ( & , ) , & $ 7 , 2 1 6   6 7 $ 7 (  3 / 8 0 % , 1 *  & 2 ' (   $ 1 '  % 8 , / ' , 1 *  3 ( 5 0 , 7  5 ( 4 8 , 5 (0 ( 1 7 6   & 2 1 7 $ & 7  6 7 $ 7 (      & $ / /  % ( ) 2 5 (  < 2 8  ' , *  / 2 & $ 7 , 1 *  6 ( 5 9 , & (  $ 7  / ( $ 67  7 : 2 :2 5 . , 1 *  ' $ < 6  3 5 , 2 5  7 2  ( ; & $ 9 $ 7 , 2 1  ) 2 5  8 1 ' ( 5 * 5 2 8 1 '  8 7 , / , 7 <  / 2 & $ 7 , 21 6   6 7 2 5 0  6 ( : ( 5  3 , 3 (  6 + $ / /  % (  5& 3   $ 6 7 0  &    +' 3 (   $ 6 7 0  )       )     39 &   $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        '        )     '5 $ , 1  7 , / (  6 + $ / /  % (  3(   $ 6 7 0  )      39 &   $ 6 7 0  '      ), 7 7 , 1 * 6  6 + $ / /  % (  5& 3   $ 6 7 0  &      - 2 , 1 7 6  3 ( 5  $ 6 7 0  &       &       $ 1 '  &     +' 3 (   $ 6 7 0  '      39 &   $ 6 7 0  '        - 2 , 1 7 6  3 ( 5  $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        )       )       & 2 1 7 5 $ & 7 2 5  , 6  5 ( 6 3 2 1 6 , % / (  ) 2 5  $ / /  + 2 5 , = 2 1 7 $ /  $ 1 '  9 ( 5 7 , & $ /  & 2 1 75 2 /   ) , ( / '  9 ( 5 , ) <  7 + (  / 2 & $ 7 , 2 1 6  $ 1 '  ( / ( 9 $ 7 , 2 1 6  2 )  ( ; , 6 7 , 1 *  8 7 , / , 7 , (6  $ 1 ' 72 3 2 * 5 $ 3 + , &  ) ( $ 7 8 5 ( 6  3 5 , 2 5  7 2  7 + (  6 7 $ 5 7  2 )  / $ 1 '  ' , 6 7 8 5 % , 1 *  $ & 7 , 9, 7 , ( 6  12 7 , ) <  7 + (  3 5 2 - ( & 7  ( 1 * , 1 ( ( 5  2 )  $ 1 <  ' , 6 & 5 ( 3 $ 1 & , ( 6  2 5  9 $ 5 , $ 7 , 2 1 6  ,0 3 $ & 7 , 1 * 7+ (  3 5 2 3 2 6 ( '  ' ( 6 , * 1  2 )  7 + (  3 5 2 - ( & 7   ( ; & $ 9 $ 7 (  ' 5 $ , 1 $ * (  7 5 ( 1 & + ( 6  7 2  ) 2 / / 2 :  3 5 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 $/ , * 1 0 ( 1 7 6  5( ) ( 5  7 2  7 + (  8 7 , / , 7 <  3 / $ 1 6  ) 2 5  / $ < 2 8 7  $ 1 '  ( / ( 9 $ 7 , 2 1 6  ) 2 5  3 5 2 3 2 6 (' 6$ 1 , 7 $ 5 <  6 ( : ( 5   : $ 7 ( 5  0 $ , 1   $ 1 '  2 7 + ( 5  % 8 , / ' , 1 *  8 7 , / , 7 <  6 ( 5 9 , & ( &2 1 1 ( & 7 , 2 1 6   5 ( ) ( 5  7 2  7 + (  * 5 $ ' , 1 *  3 / $ 1  ) 2 5  ' ( 7 $ , / ( '  6 8 5 ) $ & (  ( / ( 9$ 7 , 2 1 6   ( ; & ( 6 6  0 $ 7 ( 5 , $ /   % , 7 8 0 , 1 2 8 6  6 8 5 ) $ & , 1 *   & 2 1 & 5 ( 7 (  , 7 ( 0 6   $ % $ 1 ' 2 1( '  8 7 , / , 7 < ,7 ( 0 6   $ 1 '  2 7 + ( 5  8 1 6 7 $ % / (  0 $ 7 ( 5 , $ / 6  6 + $ / /  % ( & 2 0 (  7 + (  3 5 2 3 ( 5 7 <  2 ) 7 + ( &2 1 7 5 $ & 7 2 5  $ 1 '  6 + $ / /  % (  ' , 6 3 2 6 ( '  2 )  2 ) )  7 + (  & 2 1 6 7 5 8 & 7 , 2 1  6 , 7 (   & 2 2 5 ' , 1 $ 7 (  : , 7 +  7 + (  3 / 8 0 % , 1 *  3 / $ 1 6  ) 2 5  7 + (  / 2 & $ 7 , 2 1   6 , = (  $ 1 ' ( / ( 9 $ 7 , 2 1 2)  7 + (  3 5 2 3 2 6 ( '  8 1 ' ( 5 * 5 2 8 1 '  5 2 2 )  ' 5 $ , 1  & 2 1 1 ( & 7 , 2 1 6   : + ( 5 (  6 7 2 5 0  6 ( : ( 5  5 2 2 )  ' 5 $ , 1 6  + $ 9 (  / ( 6 6  7 + $ 1    ) ( ( 7  2 )  & 2 9 ( 5  ,1  3 $ 9 ( ' $5 ( $ 6  2 5    ) ( ( 7  2 )  & 2 9 ( 5  , 1  / $ 1 ' 6 & $ 3 (  $ 5 ( $ 6   3 5 2 9 , ' (    , 1 & +  7 + , &. ,1 6 8 / $ 7 , 2 1  $  0 , 1 , 0 8 0  2 )    ) ( ( 7  , 1  : , ' 7 +   & ( 1 7 ( 5 ( '  2 1  7 + (  3 , 3 (    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  - 2 , 1 7 6  6 + $ / /  % (  : $ 7 ( 5  7 , * + 7  & 2 1 1 ( & 7 , 2 1 6    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  & 2 1 1 ( & 7 , 2 1 6  7 2  0 $ 1 + 2 / ( 6  6 + $ / /  % (  * $ 6 . ( 7 ('  $ 1 ' :$ 7 ( 5  7 , * + 7   % 2 2 7 ( '  & 2 8 3 / ( 5 6  $ 7  7 + (  6 7 5 8 & 7 8 5 (  2 5  $  : $ 7 ( 5  6 7 2 3  : ,7 + 12 1  6 + 5 , 1 .  * 5 2 8 7  0 $ <  % (  8 6 ( '  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  / 2 & $ /  & 2 ' ( 6    & 2 1 7 5 $ & 7 2 5  6 + $ / /  $ , 5  7 ( 6 7  $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  , 1  $ & & 2 5 ' $ 1 & ( : , 7 +  / 2 & $ / &2 ' (  5 ( 4 8 , 5 ( 0 ( 1 7 6  35(3$5(')25 672506(:(5 3/$1 (1/$5*(0(176 &   %52&.721/$1( %86,1(663$5. +(03(/ &25&25$101 5 &   &   &   &   1257+                          %5 2 & . 7 2 1  / $ 1 ( 35 2 3 2 6 ( ' “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‹ %<5(9,6,216 1R'$7( 3 5 ( / , 0 , 1 $ 5 < &/,(17&200(176  -)- &,7<&200(1765(9,6('6,7(3/$1  0&% 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  6 2 / , '  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (  5 2 8 1 '  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 35 2 3 ( 5 7 <  / , 1 ( /( * ( 1 ' 35 2 3 2 6 ( '  6 $ 1 , 7 $ 5 <  6 ( : ( 5 35 2 3 2 6 ( '  : $ 7 ( 5 0 $ , 1 &2 35 2 3 2 6 ( '  6 7 2 5 0  0 $ 1 + 2 / (   & $ 7 & +  % $ 6 , 1  & 8 5 %  , 1 / ( 7  & $ 6 7 , 1 * 35 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5  & / ( 1 2 8 7 35 2 3 2 6 ( '  5 , 3 5 $ 3 35 2 3 2 6 ( '  ) / $ 5 ( '  ( 1 '  6 ( & 7 , 2 1 ' 67 2 5 0  6 ( : ( 5  1 2 7 ( 6  , 1 6 7 $ / /  6 7 2 5 0  6 ( : ( 5  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  $ 3 3 / , & $ % / (  & , 7 <  2 5  6 7 $ 7( 63 ( & , ) , & $ 7 , 2 1 6   6 7 $ 7 (  3 / 8 0 % , 1 *  & 2 ' (   $ 1 '  % 8 , / ' , 1 *  3 ( 5 0 , 7  5 ( 4 8 , 5 (0 ( 1 7 6   & 2 1 7 $ & 7  6 7 $ 7 (      & $ / /  % ( ) 2 5 (  < 2 8  ' , *  / 2 & $ 7 , 1 *  6 ( 5 9 , & (  $ 7  / ( $ 67  7 : 2 :2 5 . , 1 *  ' $ < 6  3 5 , 2 5  7 2  ( ; & $ 9 $ 7 , 2 1  ) 2 5  8 1 ' ( 5 * 5 2 8 1 '  8 7 , / , 7 <  / 2 & $ 7 , 21 6   6 7 2 5 0  6 ( : ( 5  3 , 3 (  6 + $ / /  % (  5& 3   $ 6 7 0  &    +' 3 (   $ 6 7 0  )       )     39 &   $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        '        )     '5 $ , 1  7 , / (  6 + $ / /  % (  3(   $ 6 7 0  )      39 &   $ 6 7 0  '      ), 7 7 , 1 * 6  6 + $ / /  % (  5& 3   $ 6 7 0  &      - 2 , 1 7 6  3 ( 5  $ 6 7 0  &       &       $ 1 '  &     +' 3 (   $ 6 7 0  '      39 &   $ 6 7 0  '        - 2 , 1 7 6  3 ( 5  $ 6 7 0  '      39 &  6 & +     $ 6 7 0  '        )       )       & 2 1 7 5 $ & 7 2 5  , 6  5 ( 6 3 2 1 6 , % / (  ) 2 5  $ / /  + 2 5 , = 2 1 7 $ /  $ 1 '  9 ( 5 7 , & $ /  & 2 1 75 2 /   ) , ( / '  9 ( 5 , ) <  7 + (  / 2 & $ 7 , 2 1 6  $ 1 '  ( / ( 9 $ 7 , 2 1 6  2 )  ( ; , 6 7 , 1 *  8 7 , / , 7 , (6  $ 1 ' 72 3 2 * 5 $ 3 + , &  ) ( $ 7 8 5 ( 6  3 5 , 2 5  7 2  7 + (  6 7 $ 5 7  2 )  / $ 1 '  ' , 6 7 8 5 % , 1 *  $ & 7 , 9, 7 , ( 6  12 7 , ) <  7 + (  3 5 2 - ( & 7  ( 1 * , 1 ( ( 5  2 )  $ 1 <  ' , 6 & 5 ( 3 $ 1 & , ( 6  2 5  9 $ 5 , $ 7 , 2 1 6  ,0 3 $ & 7 , 1 * 7+ (  3 5 2 3 2 6 ( '  ' ( 6 , * 1  2 )  7 + (  3 5 2 - ( & 7   ( ; & $ 9 $ 7 (  ' 5 $ , 1 $ * (  7 5 ( 1 & + ( 6  7 2  ) 2 / / 2 :  3 5 2 3 2 6 ( '  6 7 2 5 0  6 ( : ( 5 $/ , * 1 0 ( 1 7 6  5( ) ( 5  7 2  7 + (  8 7 , / , 7 <  3 / $ 1 6  ) 2 5  / $ < 2 8 7  $ 1 '  ( / ( 9 $ 7 , 2 1 6  ) 2 5  3 5 2 3 2 6 (' 6$ 1 , 7 $ 5 <  6 ( : ( 5   : $ 7 ( 5  0 $ , 1   $ 1 '  2 7 + ( 5  % 8 , / ' , 1 *  8 7 , / , 7 <  6 ( 5 9 , & ( &2 1 1 ( & 7 , 2 1 6   5 ( ) ( 5  7 2  7 + (  * 5 $ ' , 1 *  3 / $ 1  ) 2 5  ' ( 7 $ , / ( '  6 8 5 ) $ & (  ( / ( 9$ 7 , 2 1 6   ( ; & ( 6 6  0 $ 7 ( 5 , $ /   % , 7 8 0 , 1 2 8 6  6 8 5 ) $ & , 1 *   & 2 1 & 5 ( 7 (  , 7 ( 0 6   $ % $ 1 ' 2 1( '  8 7 , / , 7 < ,7 ( 0 6   $ 1 '  2 7 + ( 5  8 1 6 7 $ % / (  0 $ 7 ( 5 , $ / 6  6 + $ / /  % ( & 2 0 (  7 + (  3 5 2 3 ( 5 7 <  2 ) 7 + ( &2 1 7 5 $ & 7 2 5  $ 1 '  6 + $ / /  % (  ' , 6 3 2 6 ( '  2 )  2 ) )  7 + (  & 2 1 6 7 5 8 & 7 , 2 1  6 , 7 (   & 2 2 5 ' , 1 $ 7 (  : , 7 +  7 + (  3 / 8 0 % , 1 *  3 / $ 1 6  ) 2 5  7 + (  / 2 & $ 7 , 2 1   6 , = (  $ 1 ' ( / ( 9 $ 7 , 2 1 2)  7 + (  3 5 2 3 2 6 ( '  8 1 ' ( 5 * 5 2 8 1 '  5 2 2 )  ' 5 $ , 1  & 2 1 1 ( & 7 , 2 1 6   : + ( 5 (  6 7 2 5 0  6 ( : ( 5  5 2 2 )  ' 5 $ , 1 6  + $ 9 (  / ( 6 6  7 + $ 1    ) ( ( 7  2 )  & 2 9 ( 5  ,1  3 $ 9 ( ' $5 ( $ 6  2 5    ) ( ( 7  2 )  & 2 9 ( 5  , 1  / $ 1 ' 6 & $ 3 (  $ 5 ( $ 6   3 5 2 9 , ' (    , 1 & +  7 + , &. ,1 6 8 / $ 7 , 2 1  $  0 , 1 , 0 8 0  2 )    ) ( ( 7  , 1  : , ' 7 +   & ( 1 7 ( 5 ( '  2 1  7 + (  3 , 3 (    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  - 2 , 1 7 6  6 + $ / /  % (  : $ 7 ( 5  7 , * + 7  & 2 1 1 ( & 7 , 2 1 6    $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  & 2 1 1 ( & 7 , 2 1 6  7 2  0 $ 1 + 2 / ( 6  6 + $ / /  % (  * $ 6 . ( 7 ('  $ 1 ' :$ 7 ( 5  7 , * + 7   % 2 2 7 ( '  & 2 8 3 / ( 5 6  $ 7  7 + (  6 7 5 8 & 7 8 5 (  2 5  $  : $ 7 ( 5  6 7 2 3  : ,7 + 12 1  6 + 5 , 1 .  * 5 2 8 7  0 $ <  % (  8 6 ( '  , 1  $ & & 2 5 ' $ 1 & (  : , 7 +  / 2 & $ /  & 2 ' ( 6    & 2 1 7 5 $ & 7 2 5  6 + $ / /  $ , 5  7 ( 6 7  $ / /  6 7 2 5 0  6 ( : ( 5  3 , 3 (  , 1  $ & & 2 5 ' $ 1 & ( : , 7 +  / 2 & $ / &2 ' (  5 ( 4 8 , 5 ( 0 ( 1 7 6  35(3$5(')25 672506(:(5 3/$1 (1/$5*(0(176 &   %52&.721/$1( %86,1(663$5. +(03(/ &25&25$101 5 &   &   1257+ 35 2 3 2 6 ( ' “        6 ) %8 , / ' , 1 * )) (         35 2 3 2 6 ( ' “        6 ) %8 , / ' , 1 * )) (         %5 2 & . 7 2 1  / $ 1 ( 3 5 2 3 2 6 ( '  $ 6 7 5 , '  $ 9 ( 1 8 ( %5 2 & . 7 2 1  / $ 1 ( 62 8 7 +  % , 2 ) , / 7 5 $ 7 , 2 1  % $ 6 , 1 +: /         %5 2 & . 7 2 1  / $ 1 ( %5 2 & . 7 2 1  / $ 1 ( 12 5 7 + ,1 ) , / 7 5 $ 7 , 2 1  % $ 6 , 1 +: /         66     5(        ,(         6 ,(         :   6 $ 1 , 7 $ 5 <  6 ( 5 9 , & (  & 2 1 1 ( & 7 , 2 1 72  % 8 , / ' , 1 *   ,(         :   6 $ 1 , 7 $ 5 <  6 ( 5 9 , & (  & 2 1 1 ( & 7 , 2 1 72  % 8 , / ' , 1 *   ,(         ( 66     5(        ,(         ( ,(         1 66     5(        ,(         6 ,(         : ,(         1 66     5(        ,(         6 ,(         1 66     0+  :   ( ; 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La r k i n R d Foxline Dr St r e h l e r R d Da s s e l L n Old Settlers R d Sti e g R d Kalk Rd Me i s t e r R d Maple Hill Rd 93 r d A v e N Te s s m e r R d Blue Bonnet Dr Jubert Ln 456710 456750 456719 456730 456711 6 456710 1 456711 7 Brockton Ln N 10 9 t h A v e N 456710 1 ") Ha c k a m o r e R d 0R U L Q /D N H 6F R W W /D N H -X E H U W /D N H *R R V H /D N H &R R N /D N H R u s h C r e e k RushCreek Sou th F o r k Ru sh Creek SouthForkR u sh Cr eek                                                                                                                20 4 0 C O M P R E H E N S I V E P L A N               )H H W ± 3D W K   ? ? 0 6 3 ) 6 9   ? ' H V L J Q ' H S R W ? / L E U D U \ ? 6 R I W Z D U H ? * , 6 ? & O L H Q W ? & L W \  R I & R U F R U D Q ? & L W \  Z L G H  P D S V ?      ) X W X U H  / D Q G  8 V H  P [ G 'D W H             7 L P H           $ 0 8 V H U   / 3 6 5 H P R W H Ru r a l / A g R e s i d e n t i a l Ex i s t i n g R e s i d e n t i a l Lo w D e n s i t y R e s i d e n t i a l Me d i u m D e n s i t y R e s i d e n t i a l Mi x e d R e s i d e n t i a l Hi g h D e n s i t y R e s i d e n t i a l Ru r a l S e r v i c e / C o m m e r c i a l Co m m e r c i a l Mi x e d U s e Bu s i n e s s P a r k Li g h t I n d u s t r i a l Pu b l i c / S e m i - P u b l i c Pa r k s / O p e n S p a c e Ag r i c u l t u r a l P r e s e r v e ( D a t e o f E x p i r a t i o n ) Op e n W a t e r Mu n i c i p a l B o u n d a r y 20 4 0 M U S A Fu t u r e M U S A E x p a n s i o n A r e a Pa r c e l B o u n d a r i e s St r e a m s La k e / O p e n W a t e r We t l a n d s Ma p 2 - 1 20 4 0 F u t u r e L a n d U s e So u r c e : Re v i s e d N a t i o n a l W e t l a n d I n v e n t o r y ( M N D N R , 2 0 0 9 - 2 0 1 4 ) 4 | Overview Northeast District Land Use Map October 27, 2022 City of Greenfield CityofMapleGrove Ci t y o f M e d i n a Ci t y o f R o g e r s % 7U D L O K H D G 0R U L Q /D N H 6F R W W /D N H -X E H U W /D N H &R R N /D N H 456710 456750 456719 456730 County Road 116 Oa k d a l e D r B r i d l e Path J e f f re y L n Abilene Ln Trail Ln Hunters Rdg Co u n t y R o a d 3 0 HeatherLn Pio n e e r T r l TrailHavenRd Co u n t y R o a d 1 0 Ho r s e s h o e T r l Robert Ln H o r s e s h o e Bend D r C o un t y R o a d 5 0 La r s e n R d Gleason P k w y Willow Dr HunterRd County Road 19 ES t Ho m e s t e a d T r l Maple Hill Rd Cain Rd Rolling Hills Rd S u n d a n c e Rd Country Rd Mohawk Dr E l mSt La r k i n R d Foxline Dr St r e h l e r R d Cai n Pl 6 5 t h Pl N Da s s e l L n Old Sett lers R d County Ro a d 1 1 7 Sti e g R d Bechtold Rd Kalk Rd Sc h u t t e R d Me i s t e r R d F o x Va lle y Dr M y s t i q u e Dr HageDr 93 r d A v e N Sc hutte P l Br a ndyw ine Rd Chisholm T r l Te s s m e r R d HighBluffL n WinchesterTrl JubertLn R u s h C re e k RushCreek CountyDitc h N u m b e r S i x t e e n Co u n t y Ditch N u mberThree SouthFork Ru s h C r e e k 13 13 13 13 13 13 13 $6 $ $6 $ $6 $ $6 $ 26 3 26 3 26 3 26 3 26 3 26 3 26 3 26 3 26 3 26 3 26 3 20 4 0 C O M P R E H E N S I V E P L A N               )H H W ± 3D W K   /  ?     ?    ?     & R P S 3 O D Q ? 3 D U N V  D Q G  7 U D L O V  0 D S  P [ G 'D W H            7 L P H           3 0 8 V H U   6 K X - &     Ma p 5 - 1 Pa r k s a n d T r a i l s P l a n Ex i s t i n g P a r k s a n d T r a i l s Re g i o n a l T r a i l Ex i s t i n g O n R o a d T r a i l Ci t y P a r k Tr a i l h e a d Pr i v a t e P a r k / O p e n S p a c e Pr o p o s e d P a r k s a n d T r a i l s Pr o p o s e d O n R o a d T r a i l Pr o p o s e d O f f R o a d T r a i l Pr o p o s e d O f f R o a d T r a i l o u t s i d e 2 0 4 0 D e v e l o p m e n t A r e a Ne i g h b o r h o o d P a r k Co m m u n i t y P a r k Gr e e n w a y C o r r i d o r Mu n i c i p a l B o u n d a r i e s 20 4 0 M U S A Fu t u r e M U S A E x p a n s i o n A r e a Pa r c e l B o u n d a r i e s St r e a m s La k e / O p e n W a t e r We t l a n d s 13 79 Page 1 of 20 STAFF REPORT Agenda Item 6c. Planning Commission Meeting: March 6, 2025 Prepared By: Natalie Davis McKeown Topic: “Chastek Family Farm” Rezoning and Preliminary Plat (PID 21-119-23-12-0002) (City File No. 25-001) Action Required: Recommendation Review Deadline:June 6, 2025 1. Request The applicant, Trek Real Estate and Development and Hempel Real Estate DBA Emerald Rose, LLC, requests approval of a land use application for 7600 Maple Hill Road. The subject property is located northeast of the County Road 10 and Maple Hill Road intersection, south of Maple Hill Estates and north of Bass Lake Crossing. The application includes a request to rezone the parcel to the RSF-3 (Single Family and Two-Family Residential) zoning district and a preliminary plat to create 104 single-family residential lots and 3 outlots. 2. Context Background The Chastek property previously housed a wholesale greenhouse business known as “Chastek Greenhouses, Inc.”. The property was previously platted in 1992 under the name “Chastek Farm” to carve off a 1.5-acre parcel for a single-family home. That single-family home is not part of the proposed development action. A preliminary Planned Unit Development (PUD) and preliminary plat for this site was denied by City Council in 2024. A new concept plan for a plat under the City’s RSF-3 (Single Family Residential) district standards was reviewed at the end of 2024 by the City Council, and the new application is consistent with that concept plan. Figure 1 Project Site 7600 Maple Hill Roadlll d Page 2 of 20 Zoning and Land Use The subject property is guided for low density residential and currently zoned RSF-2 (Single-Family Residential 2). There is a small portion of the property in the southeast corner that is suspected to be located within the Shoreland Overlay District. The property is within the Metropolitan Urban Service Area (MUSA) and Phase 1 of the 2040 Staging Plan. Surrounding Properties The existing land use, guiding, and zoning of the surrounding properties are provided in the table below: Direction Existing Land Use Guided Land Use in 2040 Comp Plan Zoning District North Maple Hill Estates Medium Density Residential Manufactured Home Park East Vacant / Fairway Shores Villas at Cook Lake Low Density Residential Planned Unit Development (PUD) South Bass Lake Crossing Low Density Residential Planned Unit Development (PUD) West - Adjacent/enclosed homestead Residential Low Density Residential RSF-2 West - Across Maple Hill Rd - Agriculture - Good Shepard Lutheran Church - Residential - Mixed Use - Public/Semi- Public - Downtown Mixed Use (DMU) - Public / Institutional Natural Characteristics of The Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map does not reflect any natural communities of note on the subject property. A wetland delineation was completed on this property and finalized in January 2023. This process confirmed five relatively small wetlands throughout the property as shown in the image to the right. Page 3 of 20 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, other City Code requirements, and City policies. A review of the plans was coordinated with the City’s Engineer and Public Safety team, and their comments are incorporated into this staff report. Detailed comments are attached in the City’s Engineer’s Memo and Public Safety Memo. The approval conditions require compliance with these memos. A. Level of Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a Rezoning (also referred to as a Zoning Ordinance Amendment to the Zoning Map). The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. 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 it meets the standards, the City must approve the preliminary plat. B. Rezoning Section 1070.010 details the process to handle Zoning Amendment requests, both text and map amendments. The site is currently zoned RSF-2, and the applicant requests the site be rezoned to RSF-3. This will allow for lots as small as 7,500 sq. ft. with a lot Figure 2 Wetland Delineation Page 4 of 20 width of 65’ whereas the RSF-2 requires a minimum lot size of 11,000 sq. ft. and an 80’ lot width. The Planning Commission should consider the following evaluation criteria for the Zoning Amendment requests: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. Staff finds the zoning amendment request complies with the City’s Comprehensive plan. The smaller lot size standards are anticipated to allow the applicant to reach the required 3 units per acre minimum needed for the low- density residential land use category the property is guided in the 2040 Comprehensive Plan. Per the provided site plan, the estimated pre-development density is 3.00 units an acre. This calculation does not appear to include wetland buffers, and the land area under the 100-year ordinary high-water level (OHWL) differs from previous documentation shared with the City. The provided wetland buffer plan notes the required wetland buffers equate to roughly 0.68 acres. Staff anticipates the final density number will be slightly above 3 units an acre for the overall development. The net development area for the plat must be confirmed with a final plat application should the project move forward. 2. The proposed action meets the purpose and intent of this Ordinance, or, in the case of a map amendment, it meets the purpose and intent of the individual district. The intent of the RSF-3 district, as amended by the Woodland Hills application on March 28, 2024, is as follows (Section 1040.050): Purpose. The RSF-3 district is intended to provide for new single-family neighborhoods with a lot area that is smaller than the City’s traditional single-family lot as well as directly related, complementary uses. This zoning district is intended to be the primary single-family zoning district for future residential developments. The smaller lot area will make efficient use of the City’s land supply and investment in public utilities and allow the City to efficiently protect and preserve its natural resources such as wetlands and woodlands. In addition, the smaller lot area will help the City meet its density goal for new single-family homes. Single family homes, as well as two-family dwellings, are allowed in this district. New development within this district will be allowed only when a full range of municipal serves and facilities are available to serve the area. Areas zones RSF-3 are guided Low Density or Conservation Residential on the City’s 2040 Comprehensive Plan. Development within this district is required based on the land use designation in the Comprehensive Plan. Page 5 of 20 The proposed rezoning meets the purpose and intent of the RSF-3 district which is intended to be the primary single-family zoning district for new residential development. 3. There is adequate infrastructure available to serve the proposed action. With the required improvements of this development, there will be adequate infrastructure available to serve the site developed at RSF-3 standards. The infrastructure feasibility study identified the following transportation improvements that will be required to be funded by the developer: o County Road 10/Maple Hill Rd ƒ Construct a dedicated westbound right lane and an eastbound left turn lane on County Road 10 each 300’ in length to accommodate additional turning movement traffic. ƒ Construct a dedicated southbound left and right turn lanes each 300’ in length. ƒ Maple Hill Road shall be improved from County Road 10 to the northern most access of the development. Trunk sewer is currently available on the site. Water pressure and supply were confirmed as adequate for the site. 4. There is an adequate buffer or transition between potentially incompatible districts. Rezoning the property to RSF-3 is compatible with the existing zoning districts to the south and east which are Planned Unit Development (PUD) districts that used the RSF-3 standards as the underlying district. Directly north is the Manufactured Home Park (MP) district, which has a higher density of homes, but typically, lower-density developments are not required to buffer from higher intensity uses. The application proposes a privacy fence near portions of the north property line of the development to provide some screening. A buffer yard class A is required around the perimeter of the exception piece that fronts Maple Hills Road in the northeast corner of the project boundary as that property will remain zoned as RSF-2. Page 6 of 20 C. Preliminary Plat The proposed preliminary plat subdivides the property into 104 residential lots and 3 outlots containing wetlands and stormwater ponding. The application indicates this is anticipated to be a two-phase development with 52 lots in each phase. The narrative is silent on whether there will be a Homeowners Association (HOA). The outlots will either require a HOA for long-term maintenance, or the outlots must be absorbed by the surrounding lots if there will not be an HOA. Lot Analysis Should the site be rezoned to RSF-3, the following standards would apply to this development: Figure 3 Preliminary Site Plan Page 7 of 20 Standard RSF-3 Standard for Single- Family Minimum Lot Area 7,500 sq. ft. Minimum Lot Width 65’ Minimum Principal Structure Setbacks: - Front (Major Roadway) 100’ - Front (Other Streets) 20’ - Front Porch (less than 120 sq. ft.) 15’ - Side (living)10’ - Side living (garage)5’(min. separation 15’) - Rear 30’ All lots exceed the minimum lot area standard for the RSF-3 district. The smallest lot has an area of 7,863 square feet, and the largest lot is 28,411 square feet. The average lot size if 8,653 square feet. All lots meet or exceed the minimum lot width of 65’ as measured at the front setback with the exception of the lots on the bulb of the cul-de- sac (Lots 79-84) which measure 65’ at the minimum required front setback as allowed per the City Code. Roughly 28.8% of the lots exceed the minimum lot width standard with the average lot width 67.23’. The largest lot width is 87’ at the front property line. The site plan reflects the correct setbacks and indicates the proposed building pads. The development is proposed to comply with the side setbacks of 5’ on the garage side and 10’ on the living side of each lot with a required minimum separation of 15’. Shoreland Overlay District The standards for the Shoreland Overlay are provided in Section 1050.020 of the Zoning Ordinance. The shoreland overlay district extends 1,000 feet from the ordinary high-water level of Cook Lake. The district boundary is indicated on the plans along the southeast corner of the property and crosses over lots 30-34. Within the shoreland boundary on these lots, the impervious surface limit cannot exceed 25%, and the structure height cannot exceed 25’. It looks like the lot that will be impacted the most is Lot 34 as the east side of the proposed building pad will fall within the Shoreland Overlay and therefore cannot exceed 25’ in height. Design Construction Standards The application narrative does not identify a specific builder. However, the concept elevations provided with the application are from M&I Homes. All homes within this Figure 4 Shoreland Overlay District Boundary Page 8 of 20 subdivision will be expected to meet the architectural design requirements of both Section 1060.050, Subd. 1(B) as well as Section 1040.040, Subd. 8. This includes design requirements regarding the front elevation, materials, architectural elements, non-monotony requirements, garage door requirements, and treatment of elevations other than the front. Compliance with these standards is finalized with building permit review for each individual home. Front elevations, for the purpose of these design standards, is the elevation facing the front lot lint on the street of the mailing address for the property. This front elevation must include brick, stone, stucco, fiber cement board, redwood, cedar, or other similar materials. A minimum of two different materials is required unless a house is entirely made of brick. Vinyl can also be used in combination with the other identified materials and a minimum of three different variations in color, style, or material on the elevation. No more than 75% of one type of exterior finish can be utilized on the front elevation. The example elevations do not provide a breakdown of the building materials, but they appear to be able to comply with this standard. The materials must be clearly identified with percentages with building permit applications. Additionally, the front elevation must consist of doors, windows, and variations of the wall face with the use of pilasters or columns, wainscots, canopies, or other architectural elements. All the example elevations appear to comply with this standard. This Section of the Zoning Ordinance provides that the garage shall not comprise more than 55% of the viewable ground floor street-facing linear building frontage. This standard is based on the measurement of the entire garage structure and on a measurement of the garage door or doors only. Corner lots are exempt from this requirement on one street elevation. The concept elevations do not provide dimensions Figure 5 Example Elevation Basement Villa Page 9 of 20 to be able to confirm the 55% maximum is satisfied. The applicant must provide this information with each building permit for confirmation. Garage doors must be architecturally styled to match the exterior design of the home. This includes details such as raised panels, accent color, windows, etc. The concept elevations appear to comply with this standard. Allowable roofing materials include asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs, or residential steel roofing material with hidden fasteners. Additionally, the roof overhangs must meet a minimum of 12 inches. This cannot be confirmed with the provided elevations, but the elevations appear to be able to comply. Finally, each elevation facing a street must use a minimum of 2 different materials and/or styles compatible with the front elevation. The following lots appear to have multiple facades that are oriented to a public street where this standard must be applied: 1, 5-8,9,10, 15, 21, 22, 33, 34, 43, 44, 57, 59, 60, 65, 66, 71, 72, 76, 89, 90, 96, 97, 100 and 101. All other elevations shall make a good faith effort to demonstrate that elements of the front elevation have been considered for incorporation on those elevations. Each side elevation will have at least one window or door opening. Finally, a maximum of 18 inches of the foundation wall may be exposed on any elevation. Wetlands A wetland delineation for this site was completed in January 2023. Five wetlands were confirmed on the site. The plan set calls out that 18,026 square feet of wetlands are proposed to be impacted with this development. All five wetlands will be impacted to some extent. The portions of wetlands that will remain are subject to the Wetland Overlay district (Section 1050.010). This includes wetland buffers, wetland buffer monument signs, and an additional 15’ structure setback from the edge of the buffer. Figure 6 Example Elevation Patio Villa Page 10 of 20 The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resources Community Quality Ranking map is based on the City’s quality assessment of known wetlands within the City. Wetlands not shown on this map are assumed to be of medium quality; however, there is a process to confirm wetland quality through Minnesota Rapid Assessment (MNRAM) methodology should the applicant decide Figure 7 Wetland Impact Plan Figure 8 Natural Resources Community Quality Ranking Map Page 11 of 20 wetland quality on the site needs to be re-evaluated. None of the delineated wetlands are shown on the City’s map and are assumed to be medium quality wetlands. The following buffer requirements will be applied: Requirement Medium Quality Wetland Buffer Average Width 25 feet Wetland Buffer Width (Min.) 20 feet Wetland Buffer Width (Max.) 40 feet Structure Setback from Buffer 15 feet Total Buffer and Structure Setback (Average) 40 feet The Wetland Buffer Plan provides the minimum and maximum buffer widths on Wetland 4, but this information must also be provided to Wetland 1 and Wetland 3 to confirm compliance with the City’s averaging requirements. The average widths are certified on the Wetland Buffer Plan and appear to comply assuming the minimum and maximum widths will also comply. This is handled as a condition of approval. In addition to buffer widths, a permanent wetland buffer monument is required at each lot line that crosses a wetland buffer and where needed to indicate the contour of the buffer. The maximum spacing between signs is 200 feet of wetland edge. The Wetland Buffer Plan does show some wetland buffer monument locations, but the plan will need to be revised to include buffer monuments where the buffer intersects with a property line and to indicate a change in contour. This is handled as a condition of approval. The seeding plan does not indicate a separate seed mix to be utilized for wetland buffers. As a condition of approval in the draft resolution, the City’s Wetland Consultant will provide final approval on the seeding mix to establish wetland buffers. A wetland buffer establishment plan that meets the City’s Buffer Vegetation Establishment Policy is required with the final plat and is subject to approval by the City’s Wetland Consultant. Landscaping Landscaping standards are provided in Section 1060.070 of the City Code. Residential uses must provide one overstory tree per dwelling unit. In addition to the underlying tree requirement, a buffer yard class A is required around the entire perimeter of the exception piece that fronts Maple Hills Road in the northeast corner of the project boundary as that property will remain zoned as RSF-2. The table below provides the options to satisfy the buffer yard class A requirement. Page 12 of 20 Buffer Yard Class Width Overstory Plantings1 Understory Plantings1 Shrubs1,2 Structures3 A 10’ 1 2 0 None 15’ 1 1.5 0 None 20’ 0.5 1.25 0 None 1 Per 100 feet of distance 2Requirement must be met by shrubs, tall native prairie plantings, or a combination deemed acceptable by the City 3Fences are subject to requirements in Section 1060.080 Assuming a buffer yard width of 10’, the required plantings would be 10 overstory trees and 19 understory trees (rounding up to the next whole tree) with the provided perimeter of the exception lot roughly 932 feet. Currently, the north perimeter of the exception piece has a 13’ wide strip of land that is currently not called out as a lot, outlot, or road right-of-way. This area will need to be under a buffer yard easement with the required plantings for a 10’ wide buffer yard. If there will be an HOA, this area could be handled as an outlot, but if there is no HOA, it should be absorbed as Lot 9. Revising the plans to account for this portion of the buffer is included as a condition of approval in the draft resolution. Figure 9 Planted Buffer Yard for Exception Piece Page 13 of 20 The landscaping plan appears to show some portions of the buffer yard around the exception piece as wide as 20’. A buffer yard easement is required to cover the required width and all buffer yard plantings, so the applicant may want to consider relocating the trees for a consistent 10’ buffer yard width to maximize usable yard space for residents since the required number of plantings are already being provided in this area. Alternatively, a 20’ buffer yard can be provided, and the plantings could be reduced if desired. The Seeding Plan must also be revised to indicate areas that have a planted buffer yard must be planted with native grasses. Sod is not allowed in these areas. Overall, a total of 114 overstory trees and 19 understory trees are required for this development. The Landscaping Plan proposes 230 overstory trees and 35 ornamental trees. This area of the City is not subject to a preferred tree list; however, species within the buffer yard easement must be a native or naturalized species. There is a Northwood Maple shown within the planted buffer yard area around the exception piece which is not considered a native or naturalized species. A condition of approval includes revising the landscaping plan to revise the class A buffer yard to remove any species that are not considered native or naturalized in MN. No more than 1/3 of the trees in a development can be of the same species. The proposed amount of each species is well below this threshold. The buffer yard ordinance also will apply to the east and south property lines. A PUD district is established on both neighboring developments. The underlying zoning district for these PUDs is RSF-3. This means that a planted buffer yard is not required along these boundaries, but the side and rear setbacks must be maintained equivalent to the rear setback requirement for RSF-3 (30’). This area will also be subject to an easement, but no plantings are required. This area can include sod, but no permanent features (such as a shed or pool) are permitted. This unfortunately does not leave a lot of usable space for accessory structures and features in the yards along the south and east perimeters. However, the shown building envelopes appear to show that a small patio or deck should still be possible outside of the easement area. The Engineering Memo also provides comments on the proposed landscaping. The trees in the backyards of lots 34-37 must be a minimum of 10’ from the storm sewer. Trees behind lots 70, 71, 99, and 100 must be moved out of the pond infrastructure access route. Streets and Access The proposed plat shows 4 full accesses into the development. There are two full accesses on Maple Hill Rd in addition to two accesses that align with the preliminarily approved Fairway Shores development to the east. However, the northern connection on Maple Hill Rd does not comply with the road network spacing shown within the City’s Southeast District Plan and creates a spacing and safety conflict with the existing church driveways to the west. Additionally, the northern connection does not meet the City’s spacing guidelines for planned Connector Streets, such as Maple Hill Road, Page 14 of 20 which look to reduce access and conflict points for traffic. The draft resolution currently includes the staff recommendation to change the northern access into a cul-de-sac, or another turnaround that meets the City’s engineering standards, with an emergency access to address potential concerns about access points into the development from Maple Hill Rd. This would result in the loss of at least 1 lot, but staff estimates that the final density estimate should still be slightly above 3 units per acres once wetland buffers and floodplain are deducted from the gross area of the site. The Planning Commission is asked to provide feedback on turning the northern access on Maple Hill Road into a cul-de-sac with an emergency access only. Improvements to Maple Hill Rd and the intersection of Maple Hill Rd and County Road 10 were identified as necessary to support the development with the updated Infrastructure Feasibility Study completed with the review of this preliminary plat application. The development is responsible for all the necessary improvements outlined in the feasibility study as follows: - CSAH 10/Maple Hill Road o Construct a dedicated westbound right lane and an eastbound left turn lane on CSAH 10 each 300 feet in length. o Construct dedicated southbound left turn and right lanes each 300 feet in length. - Maple Hill Road Proposed Maple Hill Road ConnectionsPlanned SE District Road Network Page 15 of 20 o Based on the additional traffic generated from the development and the condition of the roadway, improvements to Maple Hill Road are necessary to service additional traffic. The roadway shall be improved to provide service to this additional traffic from the northern most access of the development to County Road 10. The extent and details of the design of the road improvements will be further reviewed as the development is finalized. Finally, access for the exception piece shall be accounted for via the local street within the development. A ghost plat is required to show how access could be removed from Maple Hill Road and be served by this development should that parcel ever be redeveloped. This is a condition of approval of the preliminary plat. Parking Section 1060.060, Subd. 9 requires 2 parking spaces for a single-family home. The elevations submitted appear to reflect two-car garages for all homes in the development. All garages must have a minimum 22-foot parking area in front of the garage that does not overlap into sidewalks or streets. There appear to be multiple driveways that will need to be increased in length by at least 2’. The site plan must be revised to dimension all driveways to ensure compliance with this standard. Per the Engineering Memo, all 28’ roads shall be signed “no parking” on one side, and no parking signs are also required within all cul-de-sacs. Utilities The Engineering Memo provides detailed utility comments. Trunk sewer is available to the site. Water pressure and supply are adequate to serve the site. The applicant is required to comply with the revisions and requirements outlined in the Engineering Memo. Easements Perimeter drainage and utility (D&U) easements are shown the Preliminary Plat as required. Additional D&U easements must be provided over all infrastructure used for maintenance, conveyance, and treatment of stormwater including drainage swales. D&Us are also required over all wetlands, wetland buffers, and areas within the 100- year floodplain. Easements must also be provided over all public infrastructure as well. Any existing easements should be provided to the City for review. Vacation of existing easements in favor of the City require a vacation application with the City. The private access easement over the south of the parcel shall be removed or vacated. The Engineering Memo identifies a few shown D&U easements that need revisions to fully encompass infrastructure for the site. Site improvements or items placed within the City ROW or easements will require an encroachment agreement. Grading and Stormwater Page 16 of 20 The Engineering Memo provides a number of additional items related to grading and stormwater that must be addressed with the final plat submittal. The project will require preparation and compliance with a finalized Stormwater Pollution Prevention Plan (SWPPP). The grading to the east property line and storm water placement must be coordinated with Fairway Shores. If Fairway Shores does not proceed on a shared construction timeline, then the applicant must obtain an easement or other landowner permission to install the drainage and storm sewer along the shared property line as shown. The current stormwater conveyance must be revised per the Engineering Memo to minimize impacts on Maple Hill Estates, and offsite conveyance improvements appear warranted. Lighting Street lighting locations are not currently shown on the development plans. Final location will be reviewed and determined at the time of final plat, per the Engineering Memo. Per staff’s most recent understanding of the electrical company boundaries, Wright Hennepin will provide the street lighting for this development. Lighting must comply with the lighting requirements of Section 1060.040 of the Zoning Ordinance. Fence Two fences are shown along the north property line. One along the northern boundary of Outlot A near the western group of lots, and the other along the backyards of the eastern group of lots. Staff has no concerns with the location of the eastern fence. However, the location of the western fence is recommended to be revised. The location of the fence will not provide screening as the house lots will be 8’ above the fence. Additionally, the fence is located within the existing utility easement on the property. The Engineering Memo states a concern this fence could possibly impede flow of stormwater through the drainage swale. To avoid this complication or an encroachment agreement, the fence should be relocated out of that easement. The fence can be located in the underlying lot perimeter drainage and utility easements without a formal encroachment agreement as long as it does not overlap with the larger existing utility easement for the trunk infrastructure in this area. Figure 10 Privacy Fences Near North Boundary Signage Page 17 of 20 No signage is discussed in the narrative or shown on the site plan. Signs throughout the development must comply with Chapter 84 of the City Code. Residential developments are allowed 2 freestanding signs with a sign copy area of up to 32 sq. ft. and a height of 6’. This can be reviewed and approved administratively as a sign permit. 2040 Parks and Trails Map The 2040 Parks and Trails Map provides guidance to the City for acquiring land for parks and trails. No parks are shown within the vicinity of this project. A proposed off- road trail is shown along the northern property line. Trails and Sidewalks The applicant’s plans show the off-road trail in addition to sidewalks. The plans show a sidewalk on one side of the internal streets as required. Specifically, there is a sidewalk shown on the north side of Street C, the west side of Street D, the south side of Street E, the south side of Street B, and the east side of Street A. Figure 11 2040 Parks and Trails Map Figure 12 Trail Easement ExhibitFi12TilEtEhibit Page 18 of 20 For off-road trails, the City policy is to require an 8’ wide trail in a 20’ easement. A proposed trail alignment that meets these specifications is shown. Staff notes that due to the wetlands on the site and the site l layout, the off-road trail leads to the area of the sidewalk along Street C two times. On the western portion of the site where this occurs, an on-road trail appears to be proposed. Figure 13 Western Portion of Trail Easement On the eastern portion of the site, the off-road trail “T”s up to the sidewalk before the sidewalk continues to the east. Figure 14 Eastern Portion of Trail Easement Additionally, the trail is located within the wetland buffer on the western portion of the site before it leads up to the sidewalk. A paved trail is not permitted within the wetland buffer and is subject to a 5’ setback from the wetland buffer edge. Page 19 of 20 Public Works staff also noted that an on-road trail that crosses driveways creates a number of logistical issues with maintenance, so a sidewalk would be recommended where driveways are located. Considering the interruptions in the proposed trail corridor as well as the fact that there can be a continuous sidewalk as proposed on the north side of Street C, staff believes it makes sense to forego acquiring the proposed trail easement. The proposed sidewalk will align with the proposed sidewalk in the Fairway Shores development to the east, and they can realign their trail to T into the sidewalk. The off-road trail from there will go on to have a more continuous experience down to Bass Lake Crossing. The Parks and Trails Commission unanimously (5-0) recommended approval of the staff recommendation. A condition of approval in the draft resolution is to revise the plan set to remove the trail and provide a continuous sidewalk to connect to Maple Hill Rd to the west and Fairway Shores to the east. Should the City choose to take a portion, or all of the trail easement as proposed, the developer is responsible for “making certain improvements to the developments for park, playground, trail and public open space purposes, including, but not limited to, finished grading and ground cover for all park, playground, trail, and public open spaces within their developments. No credit towards the required dedication shall be given for this work. The City reserves the right to pave the trails or require the developer to pave these off-road trails. Should the City require the developer to pave the trails, the City shall reimburse the Developer for the costs for paving the trail.” It should also be noted that should it be determined that the City will move forward with the off-road trail as indicated, the fences along the northern project boundary are recommended to be revised so that they both run along the backyards of the lots like the eastern fence. This will provide a better trail experience as well as provide both groups of homeowners with a similar level of privacy. Park Dedication Calculation Based on the staff and Parks and Trails Commission recommendation, park dedication is anticipated to be handled entirely as cash-in-lieu of land. The 2025 fee schedule provides that the park dedication fee for single-family units is $5,954. Park dedication is based on the adopted fee schedule in place at the time of the final plat, which is subject to change, but for discussion purposes, the anticipated formula is as follows: - 104 single-family units x $5,954 = $619,216 5. Recommendation Staff recommends approval of the rezoning to RSF-3 and the preliminary plat with conditions as outlined in the draft resolution. If the Planning Commission does not recommend approval of the rezoning to RSF-3, the preliminary plat should also not be recommended for approval. Page 20 of 20 Attachments: Draft Ordinance Rezoning to RSF-3 Draft Resolution with Findings of Fact to Support the Rezoning Draft Resolution Approving the Preliminary Plat For Chastek Family Farms Applicant’s Narrative Engineering Memo – Plat Review Engineering Memo – Stormwater Review  8SGDWHG,QIUDVWUXFWXUH)HDVLELOLW\6WXG\ Public Safety Memo Example House Elevations Preliminary Development Plans City of Corcoran March 27, 2025 County of Hennepin State of Minnesota ORDINANCE NO. 2025- Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002). (CITY FILE NO. 25-001) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification of the City of Corcoran Zoning Map from RSF-2 (Single Family Residential) to RSF-3 (Single and Two-Family Residential) on the property legally described as follows: See Attachment A Section 2. This amendment shall take effect upon its adoption. ADOPTED by the City Council on the 27th day of March 2025. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Ordinance is hereby declared adopted on this 27th day of March 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran March 27, 2025 County of Hennepin State of Minnesota ORDINANCE NO. 2025- Page 2 of 2 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING PROPERTY LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 25-001) WHEREAS, Trek Real Estate and Development and Hemple Real Estate, DBA Emerald Rose LLC, (the “applicant”) requests approval to rezone 38.16 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council adopted an ordinance rezoning the affected parcel from RSF-2 (Single-Family Residential) to RSF-3 (Single and Two-Family Residential); NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request for reclassification of the property, based on the following findings and conditions: 1. The rezoning was considered in relation to the specific policies and provisions of, and found to be consistent with, the City Comprehensive Plan, including public facilities and capital improvement plans. 2. The rezoning meets the purpose and intent of the RSF-3 district which is intended to be the primary zoning district for new residential development. 3. There is adequate infrastructure available to serve the proposed action. Trunk sewer is currently available on the site. With the required transportation improvements of this development, there will be adequate infrastructure available to serve the site developed at RSF-3 standards. 4. There is an adequate buffer or transition between potentially incompatible districts. Rezoning the property to RSF-3 is compatible with the existing zoning districts to the south and east which are Planned Unit Development (PUD) districts that used the RSF-3 standards as the underlying district. Directly north is the Manufactured Home Park (MP) district, which has a higher density of homes, but typically, lower-density developments are not required to buffer from higher intensity uses. The application proposes a privacy fence near portions of the north property line of the development to provide some screening. A planted buffer yard will be required around the perimeter of the exception piece that fronts Maple Hill Road that will remain zoned RSF-2. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 3 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of March 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 3 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 7 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “CHASTEK” ON THE PROPERTY LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 25-001) WHEREAS, Trek Real Estate and Development and Hemple Real Estate, DBA Emerald Rose LLC, (the “applicant”) requests approval to create 104 lots and 3 outlots from property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the preliminary plat 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 plat subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on January 10, 2025, and February 6, 2025, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the Rezoning for “Chastek.” (Ordinance 2025- and Resolution 2025-). 3. The applicant shall comply with all requirements in the City Engineer Plat Review Memo dated February 24, 2025. 4. The applicant shall comply with all requirements in the City Engineer Stormwater Review Memo dated February 24, 2025. 5. The applicant shall comply with all requirements in the Public Safety Plan Review comments dated February 5, 2025. 6. Prior to release of final plat for recording, the applicant shall enter into a Development Agreement to provide a financial guarantee to protect the work. 7. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 7 d. The installation of the wetland monument buffer signs according the approved plan must be certified by a registered land surveyor. e. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. f. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8(C) of the Zoning Ordinance. i. If existing wetland buffers are proposed to remain, the City’s wetland buffer consultant must inspect and confirm existing buffers are undisturbed and in an acceptable condition prior to submittal of the final plat application. g. Wetland buffers, plantings, seeding areas and monument signs shall be shown on the wetland buffer plan. 8. Park dedication shall be satisfied by cash-in-lieu of land. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add 104 new single-family homes to the City. b. Residents of the development will need access to nearby existing and future trails and parks as guided by the Comprehensive Plan. c. Cash-in-lieu of land will be used only for the acquisition and development of parks recreational facilities, playground, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d. Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. Code stipulates a dedication requirement of 10% of land for land guided at a density of 2-5 units an acre or equivalent market value in cash, resulting in estimated park dedication fees of $619,216. 9. Lots 30-34 are partially located within in the Shoreland Overlay district. A 25’ building height limit applies for any structures that fall within this district. A survey for each property must be submitted with the building permit that includes the boundary of this district. 10. All homes must comply with the design construction standards outlined in Section 1060.050, Subd. 1(B) and Section 1040.040, Subd. 8 of the Zoning Ordinance. a. Compliance with these standards will be reviewed with each building permit. b. The following lots have multiple facades that are oriented to a public street and must use a minimum of 2 different materials and/or styles compatible with the front elevation: 1, 5-8, 9, 10, 15, 21, 22, 33, 34, 43, 44, 57, 59, 60, 65, 66, 71, 72, 76, 89, 90, 96, 97, 100, and 101. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 7 11. The site perimeter around the exception piece is subject to a Class A Buffer Yard. A conservation easement and plantings are required within this area. 12. The east and south site perimeters are subject to a 30’ setback as a buffer yard. This area will require a conservation easement, but no plantings are required. Permanent features, such as sheds and pools, are prohibited within this setback. 13. Prior to submittal of the final plat, the applicant must complete the following: a. Revise the preliminary plat to show the following: i. If there will not be a Homeowners Association, all outlots must be absorbed by the surrounding lots. ii. The area of the required buffer yards must be shown within conservation easements. iii. The strip of land west of lot 9 and north of the exception piece must either be absorbed by lot 9 or shown as an outlot if there will be a Homeowners Association. This area will need to be placed under a conservation easement. iv. Remove the northern access to Maple Hill Road and change this into a cul- de-sac or other turnaround that meets the City’s engineering standards with an emergency access. b. Revise the site plan to show the following: i. Dimension the driveways to ensure a minimum length of 22’ that does not conflict with sidewalks or streets. ii. Remove the northern access to Maple Hill Road and change this into a cul- de-sac or other turnaround that meets the City’s engineering standards with an emergency access. iii. Locate the privacy fences to ensure flow of stormwater through the drainage swale is not impeded. c. The Wetland Buffer Plan must be revised to reflect the following: i. Provide the minimum and maximum buffer widths on all remaining wetlands. ii. Show wetland buffer monuments to indicate where buffers intersect with a property line and to indicate changes in contour. iii. Provide the seeding mix to be utilized for the wetland buffers to be approved by the City’s Wetland Consultant. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 4 of 7 d. Revise the Landscaping plan to show the following: i. The 13’ wide strip of land west of lot 9 and north of the exception piece must be planted to meet the standards for a class A buffer yard. ii. Tree species within the planted buffer yard areas must be native or naturalized species to Minnesota. 1. The Northwood Maple shown within the buffer yard around the exception piece must be replaced with a native or naturalized species. e. Revise the Seeding Plan to indicate native grasses in the areas that have a planted buffer yard. f. Provide a ghost plat to show how access could be removed from Maple Hill Road and be served by the internal road network of this development. 14. Further, the preliminary plan set must be revised to meet all requirements of the Engineering Memos. 15. A Wetland Buffer Establishment Plan must be submitted with the final plat application that meets the City’s Buffer Vegetation Establishment Policy subject to approval from the City’s Wetland Consultant. 16. All private improvements within the City right-of-way or easements are subject to approval of an encroachment agreement. 17. The final locations for street lighting will be approved by the City Engineer. 18. If the outlots remain, the applicant shall provide copies of the final Homeowner’s Association Documents/Covenants for City review as part of the final plat application. A Homeowner’s Association shall be responsible for the maintenance of: a. Landscaping and any irrigation in the common areas. b. Wetlands and stormwater ponds including buffer areas. c. Sidewalks. d. All common areas, including signage, lighting, and landscaping in those areas including conservation easements for required buffer yards. 19. Drainage and utility easements shall be provided over all wetlands, wetland buffers, stormwater ponds, floodplain, and outlots. 20. Drainage and utility easements shall be provided along the perimeter of all units. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 5 of 7 21. A sidewalk shall be provided on one side of all local public streets. 22. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. 23. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5’ from the property line. 24. All garages must have a minimum 22-foot parking area in front of the garage that does not overlap into sidewalks and streets. 25. The development shall comply with the City’s requirements regarding fire access, fire protection, and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. 26. The applicant will establish a conservation easement and maintenance agreement over required buffer yard areas located on individual lots as well as common lots with the final plat, subject to approval by the City Attorney. 27. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 28. All landscaping in rear yards and common areas shall be planted and inspected by the City within one year of issuance of a building permit unless an alternative timeline is approved by the City. 29. Trees in the front yard shall be planted prior to issuance of certificate of occupancy unless an alternative timeline is approved. 30. Parking shall be permitted on one side of local streets and shall be signed in accordance with City standards. 31. Approval of a sign permits will be required prior to construction of any signs. 32. The final plat shall address all conditions of approval. 33. Any easement vacation request must be submitted with the final plat application. 34. The plans for the final plat must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of approved locations provided to the City. 35. The applicant must enter into a stormwater maintenance agreement prior to release of the final plat. 36. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 6 of 7 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of March 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran March 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 7 of 7 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. Chastek Family Farm NARRATIVE 1/10/2025 RSF-ϯŽŶŝŶŐWƌĞůŝŵŝŶĂƌLJWůĂƚƉƉůŝĐĂƟŽŶ ĞĂƌŝƚLJŽĨŽƌĐŽƌĂŶ^ƚĂī͕ŽŵŵŝƐƐŝŽŶĞƌƐĂŶĚŽƵŶĐŝůDĞŵďĞƌƐ͘ Trek ZĞĂůƐƚĂƚĞ ĂŶĚĞǀĞůŽƉŵĞŶƚ ĂŶĚ ,ĞŵƉĞů ZĞĂů ƐƚĂƚĞ͕ ĚŽŝŶŐ ďƵƐŝŶĞƐƐ ĂƐŵĞƌĂůĚ'ĂƌĚĞŶƐ͕ LLC are ƉůĞĂƐĞĚ to ƉƌŽƉŽƐĞ The ŚĂƐƚĞŬ&ĂƌŵĚĞǀĞůŽƉŵĞŶƚ ƉƌŽũĞĐƚ for LJŽƵƌƌĞǀŝĞǁ ĂŶĚ ĐŽŶƐŝĚĞƌĂƟŽŶĨŽƌ ĂƉƉƌŽǀĂů͘dŚŝƐ ƉƌŽũĞĐƚ ƉƌŽƉŽƐĂů ŝƐĚĞƐŝŐŶĞĚƚŽ ďĞ ĚĞǀĞůŽƉĞĚ ĂƐ a ůŽǁ-ĚĞŶƐŝƚLJ͕ƐŝŶŐůĞ ĨĂŵŝůLJĚĞƚĂĐŚĞĚ ƌĞƐŝĚĞŶƟĂů ŶĞŝŐŚďŽƌŚŽŽĚ͘ LEGAL DESCRIPTION: Lot ϭ͕ůŽĐŬϭ͕ŚĂƐƚĞŬ&Ăƌŵ͕,ĞŶŶĞƉŝŶŽƵŶƚLJ͕DŝŶŶĞƐŽƚĂ- dŽƌƌĞŶƐWƌŽƉĞƌƚLJ͘ EXISTING LAND USE: The ƉƌŽƉĞƌƚLJ ĐŽŶƐŝƐƚƐ ŽĨϯϴ͘ϭϲ ĂĐƌĞƐ͕ ŝƐ ƚŚĞĨŽƌŵĞƌƐŝƚĞ of the ŚĂƐƚĞŬ 'ƌĞĞŶŚŽƵƐĞ ďƵƐŝŶĞƐƐ͘dŚĞ ƉƌŽƉĞƌƚLJ ŝƐ ůŽĐĂƚĞĚ north ŽĨƚŚĞĂƐƐ Lake ƌŽƐƐŝŶŐ ŶĞŝŐŚďŽƌŚŽŽĚ ĂŶĚ ŝŵŵĞĚŝĂƚĞůLJ ǁĞƐƚ of the 'ƵĞƌƐ &ĂŵŝůLJ &Ăƌŵ͘ DĂƉůĞ ,ŝůů ZŽĂĚ ďŽƌĚĞƌƐ the ǁĞƐƚ ƉƌŽƉĞƌƚLJ ůŝŶĞ ĂŶĚDĂƉůĞ ,ŝůů ƐƚĂƚĞ ŵŽďŝůĞ ŚŽŵĞ ŶĞŝŐŚďŽƌŚŽŽĚ ďŽƌĚĞƌƐƚŚŝƐ ƐŝƚĞ on the north ƉƌŽƉĞƌƚLJ ďŽƵŶĚĂƌLJ͘ There ŝƐ a ƐŝŶŐůĞ-ĨĂŵŝůLJ ŚŽŵĞ ĂĚũĂĐĞŶƚ ůŽĐĂƚĞĚ ŶŽƌƚŚǁĞƐƚ of the ƉƌŽƉĞƌƚLJ that ŝƐ ƐĞƉĂƌĂƚĞůLJ ŽǁŶĞĚǁŚŝĐŚ ǁŝůů ƌĞŵĂŝŶ͘ The Property is subject to • ƌĂŝŶĂŐĞ ĂŶĚhƟůŝƚLJĞĂƐĞŵĞŶƚƐĂƐ ƐŚŽǁŶŽŶ ƚŚĞƌĞĐŽƌĚĞĚ ƉůĂƚ of ŚĂƐƚĞŬ&Ăƌŵ ĚĂƚĞĚ^ĞƉƚĞŵďĞƌ ϭϬ͕ϭϵϵϮ;ĂƩĂĐŚĞĚͿ • ŶĂƐĞŵĞŶƚ for ŝŶŐƌĞƐƐ ĂŶĚ ĞŐƌĞƐƐ ƉƵƌƉŽƐĞƐ ĚĂƚĞĚKĐƚŽďĞƌ Ϯϳ͕ϭϵϳϲ&ŝůĞĚEŽǀĞŵďĞƌ ϵ͕ĂƐ ŽĐƵŵĞŶƚEƵŵďĞƌ dϭϭϵϳϳϱϭ ĂŶĚ ĐŽŶǀĞLJĞĚ in tĂƌƌĂŶƚLJĞĞĚ&ŝůĞĚ EŽǀĞŵďĞƌ ϵ͕ ϭϵϳϲ ĂƐ ŽĐƵŵĞŶƚEƵŵďĞƌ dϭϭϵϳϳϱϮ͘ ^ƵďũĞĐƚ to the ƌŝŐŚƚ to ŵĂŝŶƚĂŝŶ ĚƌĂŝŶ ƟůĞƐ ŽǀĞƌ ƉŽƌƟŽŶƐ of the ƐƵďũĞĐƚ ƉƌŽƉĞƌƚLJĂƐ ƐƚĂƚĞĚ in YƵŝƚ ůĂŝŵĞĞĚ ĚĂƚĞĚ KĐƚŽďĞƌ Ϯϳ͕ϭϵϳϲ͕ ĮůĞƐ EŽǀĞŵďĞƌ ϵ͕ ϭϵϳϲ ĂƐ ŽĐƵŵĞŶƚ EƵŵďĞƌ dϭϭϵϳϳϱϭ ;ĂƩĂĐŚĞĚͿ • ZĞƐŽůƵƟŽŶĂƉƉƌŽǀŝŶŐĂ ĐŽŶĚŝƟŽŶĂůhƐĞ ƉĞƌŵŝƚ&ŝůĞĚ^ĞƉƚĞŵďĞƌ ϯ͕ϭϵϵϯĂƐŽĐƵŵĞŶƚEƵŵďĞƌ T2418224 • ŶĂƐĞŵĞŶƚ for ƵƟůŝƚLJ ƉƵƌƉŽƐĞƐ in ĨĂǀŽƌ of the City of ŽƌĐŽƌĂŶ͕ ĂDŝŶŶĞƐŽƚĂ ŵƵŶŝĐŝƉĂů ĐŽƌƉŽƌĂƟŽŶ͕ĚĂƚĞĚ ƵŐƵƐƚ Ϯϭ͕ϮϬϭϮ͕ ĮůĞĚ SĞƉƚĞŵďĞƌ ϭϵ͕ϮϬϭϮ ĂƐŽĐƵŵĞŶƚEƵŵďĞƌ dϰϵϵϱϭϬϰ͘ ZONING, GUIDING STANDARDS AND PROPOSED LAND USE dŚĞWƌŽƉĞƌƚLJ ŝƐnjŽŶĞĚZ^&-Ϯ ĨƌŽŵZƵƌĂůŐƌŝĐƵůƚƵƌĂů ǁŚĞŶƚŚĞƐŝŶŐůĞ-ĨĂŵŝůLJ ŚŽŵĞ“the edžĐĞƉƟŽŶ ƉĂƌĐĞů” ǁĂƐƐƵďĚŝǀŝĚĞĚ ĂŶĚƉĂƌĐĞůĞĚĨƌŽŵƚŚĞ&Ăƌŵ ƉƌŽƉĞƌƚLJ͘dŚĞƉƌŽƉĞƌƚLJŝƐŐƵŝĚĞĚ>ŽǁĚĞŶƐŝƚLJ ƐŝŶŐůĞ&ĂŵŝůLJĂĐĐŽƌĚŝŶŐ to the Corcoran ϮϬϰϬ ŽŵƉƌĞŚĞŶƐŝǀĞ 'ƵŝĚĞWůĂŶ ĂƐ >ŽǁĞŶƐŝƚLJ ZĞƐŝĚĞŶƟĂů ǁŚŝĐŚ ĂůůŽǁƐ for a ĚĞŶƐŝƚLJ of 3-ϱ ƵŶŝƚƐ ƉĞƌĂĐƌĞ͘ PRODUCT AND MARKET: KƵƌ ĚĞǀĞůŽƉŵĞŶƚŝƐ ĚĞƐŝŐŶĞĚ to ƉƌŽǀŝĚĞ ŚŽƵƐŝŶŐ for ŚŽŵĞŽǁŶĞƌƐ ƐĞĞŬŝŶŐ an ŽƉƉŽƌƚƵŶŝƚLJ to ůŝǀĞ in a ƐŝŶŐůĞ-ĨĂŵŝůLJ ŶĞŝŐŚďŽƌŚŽŽĚ͘ KƵƌϲϱΖ ůŽƚƐǁŝůůĂĐĐŽŵŵŽĚĂƚĞ a ƐŝŶŐůĞ-ĨĂŵŝůLJ hŽŵĞůŝŬĞĞdžŝƐƟŶŐ ƉƌŽĚƵĐƚƐ ĐƵƌƌĞŶƚůLJǁŝƚŚŝŶ the cityof ŽƌĐŽƌĂŶ͘ KƵƌƉƌŽĚƵĐƚǁŝůůŚĂǀĞ ƚŚĞƌĞƋƵŝƌĞĚƐĞƚďĂĐŬƐ of ϭϱ feet ƚŽƚĂů ďĞƚǁĞĞŶƐƚƌƵĐƚƵƌĞƐ͘ KƵƌƐŝƚĞƉůĂŶ ƉƌŽǀŝĚĞƐ ϭϬϰϲϱ’ ůŽƚƐ ǁŝƚŚ ŚŽƵƐŝŶŐ ŽƉƟŽŶƐ for ƐůĂď on ŐƌĂĚĞ͕ĨƵůů ďĂƐĞŵĞŶƚƐ ŝŶĐůƵĚŝŶŐ ďŽƚŚůŽŽŬŽƵƚĂŶĚ ǁĂůŬŽƵƚ ůŽƚƐ͘ tĞŚĂǀĞƉƌŽǀŝĚĞĚ ĂƉƉƌŽdžŝŵĂƚĞůLJ ϭϬ ĚŝīĞƌĞŶƚ ƐŝŶŐůĞ-ĨĂŵŝůLJ ŚŽŵĞ ƉůĂnƐ ǁŝƚŚ ŽƵƌ ĂƉƉůŝĐĂƟŽŶ͘ ĂĐh ŚŽŵĞ ƉůĂŶ ŚĂƐ ŵƵůƚŝƉůĞ exterior ĞůĞǀĂƚŝŽŶŽƉƚŝŽŶƐ͕ ĂŶĚ a ǀĂƌŝĞƚLJ of ĐŽůŽƌƉĂůĞƚƚĞƐƌĞƋƵŝƌĞĚƚŽ create an ĂŶƚŝ-ŵŽŶŽƚŽŶLJ ƐƚƌĞĞƚͲƐĐĂƉĞƚŚĂƚǁŝůů create an ĂĞƐƚŚĞƚŝĐĂůůLJƉůĞĂƐŝŶŐ ŶĞŝŐŚďŽƌŚŽŽĚ͘ KƵƌ ƉƌŽƉŽƐĞĚhŽƵƐŝŶŐƉƌŽĚƵĐƚ ĂŶĚ ůĂƌŐĞƌ ůŽƚ ƐŝnjĞƐ are an ĞdžĐĞůůĞŶƚƚƌĂŶƐŝƚŝŽŶĂŶĚŶĞŝŐŚďŽƌĨŽƌ ďŽƚŚĂƐƐ>ĂŬĞ ƌŽƐƐŝŶŐĂŶĚ&ĂŝƌǁĂLJ ^ŚŽƌĞƐ͘ TRAILS: dŚĞƚƌĂŝůƐĂŶĚƐŝĚĞǁĂůŬƐƚŚƌŽƵŐŚŽƵƚƚŚĞ ƉƌŽũĞĐƚĂƌĞĚĞƐŝŐŶĞĚƚŽ ĐŽŶŶĞĐƚǁŝƚŚŶĞŝŐŚďŽƌŝŶŐǁĂůŬǁĂLJ ƐLJƐƚĞŵƐ͘Ŷ Žī-ƌŽĂĚϲϱ’ǁŝĚĞ ƚƌĂŝů ĐŽƌƌŝĚŽƌŝƐƉƌŽǀŝĚĞĚĂůŽŶŐƚŚĞŶŽƌƚŚƉƌŽƉĞƌƚLJůŝŶĞ͘WƌŽǀŝĚŝŶŐĂ ŐƌĞĞŶ ŽƉĞŶƐƉĂĐĞ ĂŶĚĐŽŶŶĞĐƚŝŽŶƐƚŽthe ŶĞŝŐŚďŽƌŝŶŐƉƌŽũĞĐƚƐŽī-ƌŽĂĚƚƌĂŝů͘ STORMWATER MANAGEMENT: The ŚĂƐƚĞŬ ĚĞǀĞůŽƉŵĞŶƚ ƉƌŽƉŽƐĞƐ to ĂĚĚƌĞƐƐ ƐƚŽƌŵǁĂƚĞƌ ŵĂŶĂŐĞŵĞŶƚƚŽ ƚŚĞƌĞƋƵŝƌĞŵĞŶƚƐ ofthe City͕ tĂƚĞƌƐŚĞĚ͕ĂŶĚ ^ƚĂƚĞƐƚĂŶĚĂƌĚƐ͘ dŚĞŚĂƐƚĞŬ ƉĂƌĐĞů ŚĂƐ ĂŶ ĞdžŝƐƟŶŐĐŽŶĚŝƟŽŶƚŚĂƚŝƚ ƌĞĐĞŝǀĞƐ ŽīƐŝƚĞĚƌĂŝŶĂŐĞ ŽŶ ďŽƚŚ ƚŚĞ ^ŽƵƚŚĞƌůLJ ĂŶĚ tĞƐƚĞƌůLJ ďŽƵŶĚĂƌŝĞƐ ƚŚĂƚ ƉĂƐƐĞƐ ƚŚƌŽƵŐŚ ƚŚĞ ƉĂƌĐĞů͘ dŚĞƉƌŽũĞĐƚ ŝƐ ĚĞƐŝŐŶĞĚ ǁŝƚŚ Ă ĐĞŶƚƌĂůůLJ ůŽĐĂƚĞĚ ŚLJĚƌĂƵůŝĐ ŐƌĞĞŶǁĂLJ ĐŽƌƌŝĚŽƌĐůŽƐĞůLJ ĂůŝŐŶĞĚ ǁŝƚŚ ƚŚĞ ĞdžŝƐƚŝŶŐ Žī-ƐŝƚĞƐƚŽƌŵǁĂƚĞƌŇŽǁĂŐĞ͘ dŚŝƐĐŽƌƌŝĚŽƌǁŝůůƐĞƌǀĞĂƐĂŶŽƉĞŶƐƉĂĐĞĚĞƐŝŐŶĞĚƚŽŚĂŶĚůĞ ƉŽƐƐŝďůĞ ƚƌĂŶƐŝƚŝŽŶƐĨƌŽŵƚŚĞŽīƐŝƚĞĚƌĂŝŶĂŐĞ͕ ĂĐƚŝŶŐ ĂƐĂŶĞīĞĐƚŝǀĞŚLJĚƌĂƵůŝĐ ĐŽƌƌŝĚŽƌ ǁŝƚŚ ƌĂƚĞĐŽŶƚƌŽů ĂŶĚ ŝŵƉƌŽǀĞĚ ĚŽǁŶƐƚƌĞĂŵ ŇŽǁ͘ dŚŝƐŵĂŶĂŐĞŵĞŶƚƚƌĞĂƚŵĞŶƚƐLJƐƚĞŵ ŝƐŽůĂƚĞƐ ƚŚĞ ŽīƐŝƚĞĂŶĚ ŽŶƐŝƚĞ 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),*85(  6,7(3/$1      $33(1',;$ &RQVWUXFWLRQ'UDZLQJV         $33(1',;% :DWHU0RGHOLQJ5HVXOWV   An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                                                  NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 11 6 50 1919 10 50 10 T- 1 T- 2 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) J- 0 3 J- 0 5 J- 1 8 J- 3 0 J- 1 7 J- S 0 1 J- 2 9 J- 0 2 J- 1 6 J- 1 4 J- 3 3 J- 3 4 J- 3 5 J- 3 6 J- 2 5 J- 0 8 J- 2 8 J- 1 2 J- 2 0 J- 2 7 J- S O 2 J- 2 6 J- 1 5 J- 0 4 J- 1 0 J- 2 4 J- 3 1 J- 1 1 J- 1 9 J- 2 3 J- 3 7 J- 3 8 J- 3 9 J- 4 0 J- 4 2 J- 4 3 J- 4 1 J- 0 1 J- 1 3 J- 0 6 J- 0 9 J- 3 2 J- 0 7 J- 2 1 J- S 0 3 J- S 0 4 Wa t e r Tr e a t m e n t Pl a n t Pr o p o s e d Bo o s t e r St a t i o n Pr o p o s e d Wa t e r St o r a g e Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U  :D W H U  1 R G H V ([ L V W L Q J     : D W H U P D L Q ([ L V W L Q J     : D W H U P D L Q ([ L V W L Q J     : D W H U P D L Q ([ L V W L Q J     : D W H U P D L Q 3U R S R V H G    : D W H U P D L Q 3U R S R V H G     : D W H U P D L Q 3U R S R V H G     : D W H U P D L Q 3U R S R V H G     : D W H U P D L Q 3U R S R V H G     : D W H U P D L Q 08 6 $      $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q 1(  D Q G  6 (  = R Q H V 3D U F H O V Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 5 0 2, 7 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m 6(  7 U X Q N  : D W H U  6 \ V W H P  / D \ R X W  An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                              NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 10 11 611 6 50 19 19 10 50 Ma p l e G r o v e Su p p l y = 1 0 9 8 H G L Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      $Y D L O D E O H  ) L U H  ) O R Z      J S P           J S P             J S P             J S P  !      J S P ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 5 0 2, 7 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m 3U H  7 R Z H U      ) L U H  ) O R Z  6\ V W H P  0 D [  ' D \  ' H P D Q G        0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                              NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 11 611 6 50 1919 10 50 10 Ma p l e G r o v e Su p p l y = 1 0 9 8 H G L Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      3U H V V X U H     S V L       S V L       S V L       S V L  !   S V L ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 5 0 2, 7 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m 3U H  7 R Z H U      3 U H V V X U H  6\ V W H P  0 D [  ' D \  ' H P D Q G        0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                                   NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 10 11 611 6 50 1919 10 50 T- 1 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) Wa t e r T r e a t e m e n t P l a n t 1. 7 8 M G D S u p p l y Ma p l e G r o v e Co n n e c t i o n a s Em e r g e n c y O n l y Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U $Y D L O D E O H  ) L U H  ) O R Z      J S P           J S P             J S P             J S P  !      J S P ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 0 0 2, 6 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m :7 3   7 R Z H U      ) L U H  ) O R Z  6\ V W H P  0 D [  ' D \  ' H P D Q G        0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Sh e r b u r n e Co u n t y Wr i g h t Co u n t y                                   NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 11 611 6 50 1919 10 50 10 T- 1 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) Wa t e r T r e a t e m e n t P l a n t 1. 7 8 M G D S u p p l y Ma p l e G r o v e Co n n e c t i o n a s Em e r g e n c y O n l y Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U 3U H V V X U H     S V L       S V L       S V L       S V L  !   S V L ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 0 0 2, 6 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m :7 3   7 R Z H U      3 U H V V X U H  6\ V W H P  0 D [  ' D \  ' H P D Q G        0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                                                   Re s u l t s s h o w n a r e f o r 16 ' ' a l o n g H o r s h o e T r Re s u l t s s h o w n a r e f o r 16 ' ' a l o n g H o r s h o e T r NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 10 11 611 6 50 1919 10 50 T- 1 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) Wa t e r T r e a t e m e n t P l a n t 8. 7 M G D S u p p l y Ma p l e G r o v e Co n n e c t i o n a s Em e r g e n c y O n l y Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U $Y D L O D E O H  ) L U H  ) O R Z      J S P           J S P             J S P             J S P  !      J S P ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 5 0 2, 7 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m 3U H  7 R Z H U      ) L U H  ) O R Z  6\ V W H P  0 D [  ' D \  ' H P D Q G       0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                                                   NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 11 611 6 50 1919 10 50 10 T- 1 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) Wa t e r T r e a t e m e n t P l a n t 8. 7 M G D S u p p l y Ma p l e G r o v e Co n n e c t i o n a s Em e r g e n c y O n l y Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U 3U H V V X U H     S V L       S V L       S V L       S V L  !   S V L ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 0 0 2, 6 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m 3U H  7 R Z H U      3 U H V V X U H  6\ V W H P  0 D [  ' D \  ' H P D Q G       0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                                                    Re s u l t s s h o w n a r e f o r 16 ' ' a l o n g H o r s h o e T r Re s u l t s s h o w n a r e f o r 16 ' ' a l o n g H o r s h o e T r NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 10 11 611 6 50 1919 10 50 T- 1 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) T- 2 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) Wa t e r T r e a t e m e n t P l a n t 8. 7 M G D S u p p l y Ma p l e G r o v e Co n n e c t i o n a s Em e r g e n c y O n l y Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U $Y D L O D E O H  ) L U H  ) O R Z      J S P           J S P             J S P             J S P  !      J S P ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 5 0 2, 7 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m 7R Z H U      ) L U H  ) O R Z  6\ V W H P  0 D [  ' D \  ' H P D Q G       0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                                                    Re s u l t s s h o w n a r e f o r 16 ' ' a l o n g H o r s h o e T r Re s u l t s s h o w n a r e f o r 16 ' ' a l o n g H o r s h o e T r NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 10 11 611 6 50 19 19 10 50 T- 1 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) T- 2 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) Wa t e r T r e a t e m e n t P l a n t 8. 7 M G D S u p p l y Ma p l e G r o v e Co n n e c t i o n a s Em e r g e n c y O n l y Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U 3U H V V X U H     S V L       S V L       S V L       S V L  !   S V L ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 0 0 2, 6 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m 7R Z H U      3 U H V V X U H  6\ V W H P  0 D [  ' D \  ' H P D Q G       0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                                      NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t     10 11 611 6 50 19 19 10 50 T- 1 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) Wa t e r T r e a t e m e n t P l a n t 2. 5 M G D S u p p l y Ma p l e G r o v e Bo o s t e d S u p p l y (2 . 5 M G D ) Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U $Y D L O D E O H  ) L U H  ) O R Z      J S P           J S P             J S P             J S P  !      J S P ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 5 0 2, 7 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m %O H Q G H G  6 X S S O \    ) L U H  ) O R Z  6\ V W H P  0 D [  ' D \  ' H P D Q G       0 * ' An o k a Co u n t y Ca r v e r Co u n t y He n n e p i n Co u n t y Mc L e o d Co u n t y Ra m s e y Co u n t y Wr i g h t Co u n t y                                      NE W a t e r D i s t r i c t SE W a t e r D i s t r i c t 10 11 611 6 50 1919 10 50 T- 1 1 M G T o w e r (3 / 4 F u l l = 1 1 4 6 H G L ) Wa t e r T r e a t e m e n t P l a n t 2. 5 M G D S u p p l y Ma p l e G r o v e Bo o s t e d S u p p l y (2 . 5 M G D ) Di s c l a i m e r : T h i s d o c u m e n t h a s b e e n p r e p a r e d b a s e d o n i n f o r m a t i o n p r o v i d e d b y o t h e r s a s c i t e d i n t h e N o t e s s e c t i o n . S t a n t e c h a s no t v e r i f i e d t h e a c c u r a c y a n d / o r c o m p l e t e n e s s o f t h i s i n f o r m a t i o n a n d s h a l l n o t b e r e s p o n s i b l e f o r a n y e r r o r s o r o m i s s i o n s w h i c h m a y b e i n c o r p o r a t e d h e r e i n a s a r e s u l t . S t a n t e c a s s u m e s n o r e s p o n s i b i l i t y f o r d a t a s u p p l i e d i n e l e c t r o n i c f o r m a t , a n d t h e r e c ip i e n t a c c e p t s f u l l r e s p o n s i b i l i t y f o r v e r i f y i n g t h e a c c u r a c y a n d c o m p l e t e n e s s o f t h e d a t a . &O L H Q W  3 U R M H F W )L J X U H  1 R  3U R M H F W  / R F D W L R Q 7L W O H   k V:?2277?active?227704423?03Bdata?gisBcad?gis?pro?buildableBacres?buildableBacres.aprx Revised: 2022-04-21 By: jshuck Le g e n d 0X Q L F L S D O  % R X Q G D U \ 3D U F H O V $S S U R [ L P D W H  % R X Q G D U \  % H W Z H H Q  1 (  D Q G  6 (  = R Q H V 08 6 $      :D W H U  7 U H D W P H Q W  3 O D Q W  :D W H U  7 R Z H U 3U H V V X U H     S V L       S V L       S V L       S V L  !   S V L ([ L V W L Q J  : D W H U P D L Q 3U R S R V H G  : D W H U P D L Q Pa g e 1 o f 1 1R W H V   Co o r d i n a t e S y s t e m : N A D 1 9 8 3 H A R N A d j M N H e n n e p i n F e e t   Da t a S o u r c e s : H e n n e p i n C o u n t y   Ba c k g r o u n d : H e n n e p i n C o u n t y 2 0 2 0 I m a g e r y (A t o r i g i n a l d o c u m e n t s i z e o f 1 1 x 1 7 ) 1: 3 2 , 4 0 0 0 1, 3 5 0 2, 7 0 0 Fe e t Pr e p a r e d b y J C S o n 2 0 2 2 - 0 4 - 2 1 Co r c o r a n , H e n n e p i n C o . , M N 22 7 7 0 4 4 2 3 Ci t y o f C o r c o r a n SE W a t e r S y s t e m %O H Q G H G  6 X S S O \    3 U H V V X U H  6\ V W H P  0 D [  ' D \  ' H P D Q G       0 * '    $33(1',;& 6WRUPZDWHU0RGHOLQJ*XLGHOLQHV  Stormwater Guidelines for Development March 2019 Issue Cities changing from rural to urban development are challenged by the additional stormwater generated due to construction of impervious surfaces, along with the offsite infrastructure, or lack thereof, to manage effectively. To standardize the modeling and review process, the guidelines below were created for efficiency. Note: A watershed approval is required per Elm Creek WMO rules, which also reviews flow rates, water quality and volume management. Modeling Watershed Information Provide an aerial photo of the development that includes the overall watershed and subwatershed boundaries Provide a summary of the acreage to each discharge point leaving the site. Any increase (or decrease) shall be identified. Show any floodplain adjacent to project or within the project Show downstream water bodies and flow paths o Downstream flow paths and water bodies typically need to have elevations, inverts, and condition identified. Subwatersheds A HydroCAD model (typically used) has inputs that can vary by user. To minimize resubmittals, review time and effort, the following data shall be utilized. Electronic model shall be submitted Hydrologic Soil Group (HSG) shall be lowered one category due to the mass grading and compaction of the soils. For example, an existing B soil, shall be modeled as a proposed C soil (unless it remains undisturbed) Wetlands, filtration basins, and ponds shall be modeled at CN of 98 Identify peak rates for storm events and proposed shall be equal or less than existing rates. o Note: There are certain conditions where at City’s discretion the off-site conditions require a reduction in flow rate from existing rates. SWMM (i.e. EPA-, XP-, or PC-) models can be submitted for review, however these increase review time. Model Setup for Outlet Control Structures, NWLs and Infiltration The model’s flow control structures (OCS, culverts, etc.) shall match the construction plan information. During the plan and model review both may be modified and revised Individual detail plates are required for each OCS, and individual plates shall have inverts identified A pond or wetland NWL (and model starting elevation) shall be set at the constructed outlet control elevation. o No live storage shall be utilized below the controlling OCS elevation. o No live storage shall be used for filtration shelves on ponds below controlling OCS elevation 2 T:\2294-Corcoran\33-Pulte Homes\Stormwater Modeling Guidelines for Development.docx If a pond or wetland has an NWL (wet surface), infiltration shall not be used in flood routing. If a pond has filtration BMP causing drawdown below the NWL, this drawdown elevation shall not be used as the NWL for flood routing. (Filtration has a slower release time and during wet periods is not available as live storage). Construction Plans Catch Basins Street drainage shall be sufficient to manage the 10-year event Typical a CB inlet capacity is 2 to 2.5 CFS, and CBs shall be spaced accordingly Three inches (0.25 feet) of head on a CB will inundate a street centerline (2% slope). Spacing is 200 to 250 feet using longitudinal street dimensions of 40 feet from road centerline to half the house footprint (assumes rear half of house drains to rear yard). Dimensions equal 10,000 SF. CBs may be required on both sides of ped ramps to capture flows Natural Drainage Features Waterbodies receiving urban drainage (wetlands, ditches, gullies) may need to have OCS installed, erosion protection, or reduced flow rates to allow the feature to function over the long term due to more consistent flows from increased impervious via development Offsite work may be necessary and City will assist with coordination, easements, etc. HWLs and EOFs The freeboard requirements are: o Low Opening is a minimum of two feet above the HWL o Low Opening is a minimum of two feet above the EOF EOFs shall be accurately shown and as builts are required. The highest point shall be the EOF (for example top of curb) since this is the controlling elevation o In certain instances, channel calculations of the swale may be required to show the EOF has capacity to manage estimated flow Overland EOFs are preferred, however if a second pipe serves as an EOF then modeling will include a 100-year event using the second pipe (EOF) as the only outlet (primary outlet plugged). Rear Yards Rear yards or swales less than 2% shall have draintile. Typically, every two to three lots will require rear yard CBs. Sump Connections Houses adjoining a wetland or pond do not need individual sump connection Others will have access to rear yard stormsewer. Offsite Impacts Adjacent Parcels City will review adjacent parcels (downstream and upstream) for impacts from volume, point discharge, etc. and may require off site improvements. City will assist in coordination of any off site work. Off site water quality improvement projects may be determined by the City for assistance with compliance with City’s TMDL approach of implementing improvements upon development. FEMA modifications may be necessary due to development and implemented by City. Page 1 of 1 MEMO Date: February 5, 2025 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 25-001 Chastek Rezoning and Preliminary Plat A Public Safety plan review meeting was held on February 5, 2025, to review the submitted rezoning and preliminary plat application for Chastek. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Leuer, Fire Chief Malewicki, Building Official Rosenau, Construction Services Supervisor Prichard, and Planner Klingbeil. The comments below are based on the materials submitted on January 10, 2025. 1. It is preferred that there be two temporary accesses for construction as possible. 2. If the north access on Maple Hill Road is closed, it is recommended that this be a cul-de- sac rather than a hammerhead turnaround. 3. Long-term public safety planning supports the two accesses as shown to the development to the east. Square Feet: 1,752 Bedrooms: 2 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Grayson Elevation A Elevation B Elevation C .noititrap fo edisni morf detaluclac dna etamixorppa era snoisnemid mooR .eciton tuohtiw egnahc ot tcejbus era secirP .tcartnoc lagel a fo trap ton si dna ylno sesoprup noitartsulli rof si eruhcorb sihT 12-6 detnirP „ŧƚ±ųå8ååƋ×ŏØƁƆŀ åÚųŅŅĵŸ×Ƒ 8ƚĬĬ±ƋĘŸ×Ɨ B±Ĭü±ƋĘŸ×lj :±ų±čåŸ×Ɨ „ƋŅųĜåŸ×ŏ Hillcrest Elevation B Elevation C Elevation D Elevation F å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ „ŧƚ±ųå8ååƋ×ŏØîljŏ åÚųŅŅĵŸ×Ɨ 8ƚĬĬ±ƋĘŸ×Ɨ B±Ĭü±ƋĘŸ×lj :±ų±čåŸ×Ɨ „ƋŅųĜåŸ×ŏ Leo Elevation D Elevation A Elevation B Elevation C å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ „ŧƚ±ųå8ååƋ×ŏØîŀŏ åÚųŅŅĵŸ×Ƒ 8ƚĬĬ±ƋĘŸ×Ɨ B±Ĭü±ƋĘŸ×lj :±ų±čåŸ×Ɨ „ƋŅųĜåŸ×ŏ Sycamore II Elevation A Elevation B Elevation C Elevation D Elevation E å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ „ŧƚ±ųå8ååƋ×ƗØƑĊĊ åÚųŅŅĵŸ×Ɨ 8ƚĬĬ±ƋĘŸ×Ɨ B±Ĭü±ƋĘŸ×lj :±ų±čåŸ×Ɨ „ƋŅųĜåŸ×Ɨ Aspen Elevation A - Stone Elevation B - Stone Elevation C - Stone å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ „ŧƚ±ųå8ååƋ×ŏØƁƑĊ åÚųŅŅĵŸ×Ɨ 8ƚĬĬ±ƋĘŸ×Ɨ B±Ĭü±ƋĘŸ×lj :±ų±čåŸ×Ɨ „ƋŅųĜåŸ×ŏ Cedarwood Elevation B Elevation C Elevation E Elevation D å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ „ŧƚ±ųå8ååƋ×ŏØƁĊƑ åÚųŅŅĵŸ×Ƒ 8ƚĬĬ±ƋĘŸ×Ɨ B±Ĭü±ƋĘŸ×lj :±ų±čåŸ×Ɨ „ƋŅųĜåŸ×ŏ Cedarwood II Elevation A Elevation B Elevation E Elevation D å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ „ŧƚ±ųå8ååƋ×ƗØĊĊŏ åÚųŅŅĵŸ×Ƒ 8ƚĬĬ±ƋĘŸ×Ɨ B±Ĭü±ƋĘŸ×ŏ :±ų±čåŸ×Ɨ „ƋŅųĜåŸ×ŏţă Elmwood IV Elevation E - Stone Elevation H - Stone Elevation A - Stone å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ Square Feet: 2,604 Bedrooms: 3 Full Baths: 2 Half Baths: 1 Garages: 2 Stories: 2 Magnolia Elevation A - Stone Elevation B - Stone Elevation C å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ Elevation A - Stone Elevation B - Stone Elevation C - Stone Elevation D - Stone Elevation E - Stone „ŧƚ±ųå8ååƋ×ŏØîŀƗ åÚųŅŅĵŸ×Ƒ 8ƚĬĬ±ƋĘŸ×Ɨ B±Ĭü±ƋĘŸ×lj :±ų±čåŸ×Ɨ „ƋŅųĜåŸ×ŏ Willow II å Ï ± ƚ Ÿ å  Ƶ å  ± ų å  Ï Ņ Ĺ Ÿ Ƌ ± Ĺ Ƌ Ĭ Ƽ  Ĝ ĵ Ş ų Ņ ƴ Ĝ Ĺ č  Ņ ƚ ų  Ş ų Ņ Ú ƚ Ï Ƌ Ø  Ƶ å  ų å Ÿ å ų ƴ å  Ƌ Ę å ų Ĝ č Ę Ƌ  Ƌ Ņ  ų å ƴ Ĝ Ÿ å Ø  Ï Ę ± Ĺ č å Ø  ± Ĺ Ú x Ņ ų  Ÿ ƚ Æ Ÿ Ƌ Ĝ Ƌ ƚ Ƌ å  Ş ų Ņ Ú ƚ Ï Ƌ  ü å ± Ƌ ƚ ų å Ÿ Ø  Ú Ĝĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ Ø  Ÿ Ş å Ï Ĝ Ā Ï ± Ƌ Ĝ Ņ Ĺ Ÿ Ø  ± ų Ï Ę Ĝ Ƌ å Ï Ƌ ƚ ų ± Ĭ  Ú å Ƌ ± Ĝ Ĭ Ÿ Ø  ± Ĺ Ú  Ú å Ÿ Ĝ č Ĺ Ÿ  Ƶ Ĝ ƋĘ Ņ ƚ Ƌ  Ĺ Ņ Ƌ Ĝ Ï å ţ  FĹ  ± Ú Ú Ĝ Ƌ Ĝ Ņ Ĺ Ø  Ņ Ş Ƌ Ĝ Ņ Ĺ Ÿ  Ÿ Ę Ņ Ƶ Ĺ  ĵ ± Ƽ  Ĺ Ņ Ƌ  Æ å  ± ƴ ± Ĝ Ĭ ± Æ Ĭ å  Ĝ Ĺ  ± Ĭ Ĭ  Ï Ņ ĵ ĵ ƚ Ĺ Ĝ Ƌ Ĝå Ÿ ţ  ‰ Ę Ĝ Ÿ  Æ ų Ņ Ï Ę ƚ ų å  Ĝ Ÿ  ü Ņ ų  Ĝ Ĭ Ĭ ƚ Ÿ Ƌ ų ± Ƌ Ĝ Ņ Ĺ  Ş ƚ ų Ş Ņ Ÿ å Ÿ  Ņ Ĺ Ĭ Ƽ  ± Ĺ Ú  Ĝ Ÿ  Ĺ Ņ Ƌ Ş ± ų Ƌ  Ņ ü  ±  Ĭ å č ± Ĭ  Ï Ņ Ĺ Ƌ ų ± Ï Ƌ ţ  { ų Ĝ Ï å Ÿ  ± ų å  Ÿ ƚ Æ ģ å Ï Ƌ  Ƌ Ņ  Ï Ę ± Ĺ č å  Ƶ Ĝ Ƌ Ę Ņ ƚ Ƌ Ĺ Ņ Ƌ Ĝ Ï å ţ   Ņ Ņ ĵ  ÚĜ ĵ å Ĺ Ÿ Ĝ Ņ Ĺ Ÿ  ± ų å  ± Ş Ş ų Ņ ƻ Ĝ ĵ ± Ƌ å  ± Ĺ Ú  Ï ± Ĭ Ï ƚ Ĭ ± Ƌ å Ú  ü ų Ņ ĵ  Ĝ Ĺ Ÿ Ĝ Ú å  Ņ ü  Ş ± ų Ƌ Ĝ Ƌ ĜŅ Ĺ ţ  { Ĭ å ± Ÿ å  Ÿ å å  ±  c å Ƶ  B Ņ ĵ å   Ņ Ĺ Ÿ ƚ Ĭ Ƌ ± Ĺ Ƌ  ü Ņ ų  Ú å Ƌ ± Ĝ Ĭ Ÿ ţ  { ų Ĝ Ĺ Ƌ å Ú  Lj í ě Ɩ Ŏţ Page 1 of 8 STAFF REPORT Agenda Item 6G. Planning Commission Meeting: March 6, 2025 Prepared By: Dwight Klingbeil Topic: Lother Subdivision Comprehensive Plan Amendment (PID 12-119-23-22-0009) (City File No. 25-002) Action Required: 5HFRPPHQGDWLRQ 1. Application Request The applicants, Brian and Jacque Lother, request approval of an amendment to Chapter 4 of the 2040 Comprehensive Plan, to change the land use guidance of the property at 10110 County Road 116 from Existing Residential to Conservation Residential (PID 12-119-23-22-0009). 2. Background The subject property is an existing lot within the Hunters Place 2nd Addition, which was approved by Council on February 18, 2021. The subdivision created a 3.25-acre site for a new City well and water treatment plant and a 9.88-acre site, which preserved the Lother home and accessory buildings. Council reviewed a sketch plat of a conceptual subdivision of this parcel during the January 23, 2025, meeting. 3. Context Zoning and Land Use The site consists of a single 9.87-acre parcel at 10110 County Road 116 (PID 12-119-23-22- 0009). The property is zoned Single Family Residential 1 (RSF-1) and guided Existing Residential. The site is located within the 2040 Metropolitan Urban Service Area (MUSA) boundary and is in the first stage of the 2040 staging plan. Surrounding Properties Figure 1 Project Location Figure 2 Future Land Use Plan Page 2 of 8 The guiding, zoning, and existing use of the surrounding properties are detailed in the table below. All surrounding properties are within the MUSA. Direction Guided Zoning District Use Staging Phase North (west) Existing Residential RSF-1 Water Treatment Facility 1 North (east) Existing Residential Urban Reserve (UR) Residential 4 East Existing Residential Urban Reserve (UR) Residential 4 South Existing Residential Urban Reserve (UR) Residential 4 West Planned Unit Development (PUD) Planned Unit Development (PUD) Residential 1 Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map identifies no significant communities on the site. The 2040 Wetland Locations and Classifications Map indicates a Shallow Marsh along the northwestern corner of the property. There also is an existing pond in the northern most northwest corner of the site. 4. Analysis A. Level of City Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment request. The comprehensive plan is the City’s long- range planning tool that indicates what type of development should occur on all land within the City. It is the City’s plan for directing future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety, and welfare of the community. Comprehensive Plan Amendment The applicant requests to amendment the 2040 Future Land Use Map to update the land use guiding from Existing Residential to Conservation Residential. The Comprehensive Plan is a living document. When the City finds evidence to support a change in the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a Comprehensive Plan Amendment request: x Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has Page 3 of 8 become available since the Comprehensive Plan was adopted that supports re- examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. x Whether or not the change is needed to allow reasonable development of the site. x The relationship of the proposed amendment to the supply and demand for particular land uses within the City and the immediate vicinity of the site. x A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. x The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including but not limited to: o Transportation; o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and x Consideration of the impact of the proposed amendment upon current and future special assessments and utility area changes, future property tax assessments or other fiscal impacts upon the City. The applicant’s narrative suggests that the change would be necessary to allow reasonable development of their property. Under the current guidance, the property is not intended for redevelopment. Additionally, the requested change would create an appropriate density for the vicinity, as it would create a transition from the Hope Meadows development to the west (estimated at roughly 18.79 residential units per acre in addition to roughly 10 acres of commercial uses) and the Hunters Place neighborhood to the east (roughly 0.18 units per acre). The requested change would improve transportation along County Road 116, as it would create an opportunity to redirect the driveway access for the Water Treatment Facility from County Road 116 to a newly constructed local street. The narrative also states that the requested change would allow development that would extend sanitary sewer services and offset some of the fixed costs of the infrastructure. The requested change would achieve three of the goals identified within the Land Use chapter in the Comprehensive Plan. These goals are as follows: x Goal 1: Ensure housing development is compatible with existing and adjacent land uses and has access to key community features, and views of open spaces. Page 4 of 8 x Goal 2: Provide a variety of housing types, styles, densities, and choices to meet the housing needs of residents. x Goal 6: Ensure that zoning and subdivision ordinances are consistent with the intent and specific direction of the land use plan. This is a policy decision for the City Council. The City should evaluate all these issues when considering the decision. Density The net density within the overall Metropolitan Urban Service Area (MUSA) was calculated at 3.11 units per acre in the 2040 Comprehensive Plan including the study area in the Southwest District. The Woodland Hills CPA approved by the City on March 28, 2024, re-guided 36.74 gross acres (29.86 net acres) from Low Density Residential to Conservation Residential. The Fairway Shores CPA approved by the City of May 21, 2024, re-guided 40.56 gross acres (30.9 net acres) from Low Density Residential to Conservation Residential. These resulted in an overall density decrease to 3.09 units per acre. The proposed re-guidance differs from those examples, as this request would increase the allowed density on the parcel. If this request were approved, it would re-guide 9.87 gross acres (7.94 net acres) to conservation residential. While there isn’t a formal plat included with this request, the change in density would result in an increased minimum overall density to 3.10 units per acre for the City. This is illustrated in Table 1 & 2 below: 2040 Future Land Use TABLE 4-1: Existing MUSA Density Gross Acres Net Acres Minimum Density Range Maximum Density Range Minimum Units Maximum Units Existing Residential 1586.74 1153.7 0.5 1 577 1154 Conservation Residential 77.3 60.76 2 3 122 182 Low Density Residential 3617.42 2595.8 3 5 7787 12979 Medium Density Residential 84.74 66.04 5 8 330 528 Mixed Residential 522.43 449.88 8 10 3599 4499 High Density Residential 128.75 80.32 10 30 803 2410 Mixed Use 532.42 459.08 8 30 1836 6886 Grand Total 6549.8 4865.58 15054 28638 Net Density Units per Acre 3.09 Page 5 of 8 2040 Future Land Use TABLE 4-2: Proposed MUSA Density Gross Acres Net Acres Minimum Density Range Maximum Density Range Minimum Units Maximum Units Existing Residential 1576.87 1145.76 0.5 1 573 1146 Conservation Residential 87.17 68.7 2 3 137 206 Low Density Residential 3617.42 2595.8 3 5 7787 12979 Medium Density Residential 84.74 66.04 5 8 330 528 Mixed Residential 522.43 449.88 8 10 3599 4499 High Density Residential 128.75 80.32 10 30 803 2410 Mixed Use 532.42 459.08 8 30 1836 6886 Grand Total 6549.8 4865.58 15066 28654 Net Density Units per Acre 3.10 However, the Metropolitan Council clarified that their current calculations do not include the Southwest District study area in their density calculations. Filtering this area out of the calculation, the City’s density calculation is at 3.353 units per acre. Staff maintains belief in the importance of factoring the study area in these calculations under the assumption that the study area is included in the MUSA in the long-term. However, filtering out the study area may allow additional opportunities to utilize the Conservation Residential land use category. Based on the Metropolitan Council’s calculation, the proposed density of the MUSA overall will be changed to 3.357 units per acre. This is shown in the tables below: Page 6 of 8 Land Use TABLE 4-3: Existing Density Distribution (excluding SE study area) Density Range Min Max % Residential Net Acres Min Units Max Units Existing Residential 0.5 1 100% 1016.9 508 1017 Conservation Residential 2 3 100% 60.8 122 182 Low Density Residential 3 5 100% 2436.1 7308 12181 Medium Density Residential 5 8 100% 48.2 241 386 Mixed Residential 8 10 100% 449.9 3599 4499 High Density Residential 10 30 100% 80.3 803 2409 Mixed Use 8 30 50% 245.47 1964 7364 Total 4337.67 14545 28038 Overall Net Density Units per Acre 3.353 Land Use TABLE 4-4: Proposed Density Distribution (excluding SE study area) Density Range Min Max % Residential Net Acres Min Units Max Units Existing Residential 0.5 1 100% 1008.96 504 1009 Conservation Residential 2 3 100% 68.7 137 206 Low Density Residential 3 5 100% 2428.2 7285 12141 Medium Density Residential 5 8 100% 48.2 241 386 Mixed Residential 8 10 100% 449.9 3599 4499 High Density Residential 10 30 100% 80.3 803 2409 Mixed Use 8 30 50% 245.47 1964 7364 Total 4329.73 14533 28014 Overall Net Density Units per Acre 3.357 Page 7 of 8 Northeast Water Treatment Facility On July 29, 2022, the City Council approved the Final Plat for Hunters Place 2nd Addition, which included two parcels: a 9.87-acre lot at 10110 County Road 116, and a 3.25-acre parcel at 10120 County Road 116. Subsequently, on September 22, 2022, the Council approved a Site Plan for the Northeast Water Treatment Facility on 10120 County Road 116. While the facility was initially approved with a direct access onto County Road 116, the Site Plan was designed to redirect this access to a future roadway from the southeast. This roadway would depend upon the redevelopment of 10110 County Road 116. The current land guidance of the parcel does not allow redevelopment of the site, resulting in continued reliance on a driveway access onto County Road 116. To consolidate access points on County Road 116, the land use guidance needs to be amended to a land use other than Existing Residential. Summary The City has a high level of discretion when considering a comprehensive plan amendment. The City Council indicated general support for the subdivision concept plan reviewed during the January 23, 2025, meeting. If the Planning Commission finds that the developer’s arguments for the re-guiding are compelling, they should recommend approval of the request. If the Planning Commission finds that the applicant did not make a compelling case for the amendment or that the existing land use is not appropriate for this site, they should recommend denial of the request. 5. Recommendation Figure 3 Water Treatment Facility Site Plan with anticipated SE connection Page 8 of 8 Staff finds the argument for the change to be compelling and recommends approval of the draft resolution amending the Future Land Use Map of the 2040 Comprehensive Plan to reclassify the parcel at 10110 County Road 116 from Existing Residential to Conservation Residential. Staff believes the request would allow for reasonable development and improve transportation along County Road 116 with the reduction of a direct driveway to the water treatment plant. The requested guidance change would result in a marginal density increase in the MUSA, which would help contribute to the City’s overall density goal and would be factored into the 2050 Comprehensive Plan Update. Attachments: 1. Resolution 2025- Approving Comprehensive Plan Amendment 2. Applicant’s narrative dated February 2, 2025 3. 2040 Future Land Use Map 4. 2040 Sanitary Sewer Phasing Map 5. Water Treatment Plant Site Plan City of Corcoran March 26, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT AT THE PROPERTY OF 10110 COUNTY ROAD 116 (PID 12-119-23-22-0009) (CITY FILE NO. 25-002) WHEREAS, Brian and Jacque Lother (“the applicant”) requests approval of an amendment to the 2040 Future Land Use Map to change the land use designation of approximately 9.88 acres from “Existing Residential” to “Conservation Residential” on the property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the requested amendment at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a comprehensive plan amendment for the above referenced parcel, based on the following findings and subject to the following conditions: 1. The property is located within the urban service area where municipal sewer and water are available. 2. The proposed amendment will allow development opportunities on the site that were not previously considered in the Comprehensive Plan. 3. The change in land use would allow residential development at a density that provides a transition from Hope Meadows to the existing Hunters Place neighborhood. 4. Development of the site as Conservation Residential would facilitate other planned infrastructure improvements, including sanitary sewer extension, municipal water extension and transportation improvements that will have regional improvements. 5. The property is in Phase I of the Sanitary Sewer Service Staging Plan. 6. Reclassifying the site is needed to allow reasonable development of the site that responds to current market conditions. 7. The proposed amendment has merit beyond the interests of the proponents as the proposed change would improve the safety along County Road 116. 8. The proposed amendment would contribute to a variety of densities in the City consistent with the goals of the 2040 Comprehensive Plan. City of Corcoran March 26, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 3 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 26th day of March 2025. ________________________________ Tom McKee – Mayor City Seal ATTEST: ____________________________________ Deb Johnson – City Clerk City of Corcoran March 26, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 3 ATTACHMENT A Lot 1, Block 1, Hunters Place 2nd Addition. Date:February 5, 2025 To: City of Corcoran C/O Dwight Klingbeil Subject: Lother Comprehensive Plan Amendment Narrative Brian and Jaque Lother respectfully submit for consideration a comprehensive plan amendment on their property located at 10110 County Road 116 in Corcoran. We have sought feedback from City staff as well as the City Council on our proposed concept, and with that in mind are seeking a change from “Existing Residential” to “Conservation Residential”. If approved, our proposed zoning would be changed from “Agriculture” to RSF-2 as a part of subsequent land use applications. The existing land use and zoning was appropriate to facilitate the existing structure and recognized the site as predominately an agricultural use. With Corcoran now providing both sewer and water municipal services, an adjustment to the comprehensive plan seems warranted. As it currently stands, our understanding is that the current land use designation would not support further subdivision. It is our desire to subdivide this property, which brings us to proposing a density we feel respects our neighbors while facilitating development. We believe this approach serves the City of Corcoran by providing a transition from the existing large lot homes surrounding the property to the denser development to the west. In addition, the proposed designation would aid the type of development which Corcoran has sought, preserving trees and providing green space where possible in addition to protecting surface water resources like the wetlands found on the northern part of the site. We recognize the proposed development will introduce homes where there is currently farm field, and that our neighbors have grown accustomed to not having neighbors as close to them as we are proposing. We intend to utilize screening elements outlined within City ordinance as well as strategically locating our access locations to avoid significant headlight impacts to our neighbors where feasible. Finally, we believe that the plan improves transportation and utility access to Corcoran residents while minimizing the development impact to the natural environment. The City’s water treatment facility lies on the northern portion of this site and will take access through the proposed project. This will allow the City to abandon the access point from 116, which is a requirement of the County. The existing Lother access would also be removed from 116 and would come from within this development. Municipal utilities would be extended through the site and be available for additional looping our extension for future development. Expanding the municipal sewer network helps to offset the City’s fixed costs. We look forward to working with the City of Corcoran throughout the re-guiding process and appreciate your assistance. City of Greenfield CityofMapleGrove Ci t y o f M e d i n a Ci t y o f R o g e r s Bechtold Rd Pio n e e r T r l TrailHavenRd County Road 116 Co u n t y R o a d 3 0 S c h u t t e R d Oa k d a l e D r Co u n t y R o a d 1 0 Ho r s e s h o e T r l C o u n t y R o a d 5 0 La r s e n R d Willow Dr HunterRd County Road 19 Ho m e s t e a d T r l Cain Rd Rolling Hills Rd Country Rd Mohawk Dr La r k i n R d Foxline Dr St r e h l e r R d Da s s e l L n Old Settlers R d Sti e g R d Kalk Rd Me i s t e r R d Maple Hill Rd 93 r d A v e N Te s s m e r R d Blue Bonnet Dr Jubert Ln 456710 456750 456719 456730 456711 6 456710 1 456711 7 Brockton Ln N 10 9 t h A v e N 456710 1 ")55 Ha c k a m o r e R d Mo r i n La k e Sc o t t La k e Ju b e r t La k e Go o s e La k e Co o k La k e R u s h C r e e k RushCreek Sou th F o r k Ru sh Creek SouthForkR u sh Cr eek 6/ 2 1 / 2 0 2 2 6/ 2 1 / 2 0 2 2 1/ 2 5 / 2 0 2 6 1/ 2 5 / 2 0 2 6 1/ 2 2 / 2 0 2 3 6/ 2 1 / 2 0 2 2 5/ 2 7 / 2 0 2 9 1/ 2 2 / 2 0 2 3 1/ 2 2 / 2 0 2 3 5/ 2 7 / 2 0 2 9 12 / 1 3 / 2 2 4/ 2 7 / 2 0 2 2 4/ 2 7 / 2 0 2 2 5/ 2 7 / 2 0 2 9 20 4 0 C O M P R E H E N S I V E P L A N 3, 0 0 0 0 3 , 0 0 0 1, 5 0 0 Fe e t ± Pa t h : \ \ M S P F S V 0 2 \ D e s i g n D e p o t \ L i b r a r y \ S o f t w a r e \ G I S \ C l i e n t \ C i t y o f C o r c o r a n \ C i t y w i d e m a p s \ 2 0 4 0 F u t u r e L a n d U s e . m x d Da t e : 1 0 / 2 7 / 2 0 2 1 T i m e : 9 : 5 7 : 3 5 A M U s e r : L P S R e m o t e Ru r a l / A g R e s i d e n t i a l Ex i s t i n g R e s i d e n t i a l Lo w D e n s i t y R e s i d e n t i a l Me d i u m D e n s i t y R e s i d e n t i a l Mi x e d R e s i d e n t i a l Hi g h D e n s i t y R e s i d e n t i a l Ru r a l S e r v i c e / C o m m e r c i a l Co m m e r c i a l Mi x e d U s e Bu s i n e s s P a r k Li g h t I n d u s t r i a l Pu b l i c / S e m i - P u b l i c Pa r k s / O p e n S p a c e Ag r i c u l t u r a l P r e s e r v e ( D a t e o f E x p i r a t i o n ) Op e n W a t e r Mu n i c i p a l B o u n d a r y 20 4 0 M U S A Fu t u r e M U S A E x p a n s i o n A r e a Pa r c e l B o u n d a r i e s St r e a m s La k e / O p e n W a t e r We t l a n d s Ma p 2 - 1 20 4 0 F u t u r e L a n d U s e So u r c e : Re v i s e d N a t i o n a l W e t l a n d I n v e n t o r y ( M N D N R , 2 0 0 9 - 2 0 1 4 ) !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! City of Greenfield CityofMapleGrove Ci t y o f Med i n a Ci t y o f R o g e r s Bechtold Rd Pio n eer Trl TrailHavenRd County Road 116 Co u n t y R o a d 3 0 S ch u t te R d Oa k d a l e D r Co un t y R o ad 1 0 Ho r s es hoe Trl C o u n t y R o a d 5 0 Lar s e n R d Willow Dr HunterRd County Road 19 Ho m es t e ad T r l Cain Rd Rolling Hills Rd Country Rd Mohawk Dr La r k i n R d Foxline Dr St r e h l e r R d Das s e l L n Old Settlers R d Sti e g R d Kalk Rd Meis t er R d Maple Hill Rd 93 r d A v e N Tess m er R d Blue Bonnet Dr Jubert Ln 456710 456750 456719 456730 456711 6 456710 1 456711 7 Brockton Ln N 10 9 t h A v e N 456710 1 ")55 Ha c ka m or e Rd Mo r i n La k e Sc o t t La k e Ju b e r t La k e Go o s e La k e Co o k La k e R u s h C r e e k RushCreek Sou th F o r k Ru sh Creek SouthForkR ush C r eek Th e m e t h o d a n d t i m i n g o f re g i o n a l w a s t e w a t e r s e r v i c e t o be d e t e r m i n e d t h r o u g h f u t u r e s t u d y . 20 4 0 C O M P R E H E N S I V E P L A N 3, 0 0 0 0 3 , 0 0 0 1, 5 0 0 Fe e t ± Pa t h : \ \ M S P F S V 0 2 \ D e s i g n D e p o t \ L i b r a r y \ S o f t w a r e \ G I S \ C l i e n t \ C i t y o f C o r c o r a n \ C i t y w i d e m a p s \ 2 0 4 0 S t a g i n g . m x d Da t e : 1 2 / 2 / 2 0 2 0 T i m e : 9 : 1 4 : 2 7 A M U s e r : K S h a y 20 2 0 - 2 0 2 5 20 2 5 - 2 0 3 0 20 3 0 - 2 0 3 5 20 3 5 - 2 0 4 0 SE / N E D i s t r i c t G r a v i t y C o n n e c t o r T r u n k Mu n i c i p a l B o u n d a r y 20 4 0 M U S A Fu t u r e M U S A E x p a n s i o n A r e a !!!! Fu t u r e S t u d y A r e a Pa r c e l B o u n d a r i e s St r e a m s La k e / O p e n W a t e r Ma p 2 - 2 20 4 0 S t a g i n g P l a n 60.00 BUILDING SET BACK 40 . 0 0 PA R K I N G S E T B A C K ST O R M W A T E R P O N D I N G AR E A AP P R O X . 1 3 , 9 0 0 S F COUNTY ROAD NO. 116 N8 9 ° 5 8 ' 4 4 " W 3 6 2 . 5 5 N1°09'23"E 161.92 N8 9 ° 5 9 ' 5 0 " W 3 2 0 . 8 3 W E T WE T WET W WE T WET WET WE T WET WET W E T WE T WE T WET WET WE T W E T W E T WE T WET WET WE T WE T WE T WE T 55.00 30.00 24.00 18 . 0 0 20.00 9. 0 0 24 . 0 0 48.00 24 . 0 0 PR O P O S E D BU I L D I N G PR O D U C T I O N WE L L 55 ' W E L L BU F F E R HA M M E R H E A D TU R N A R O U N D BI T U M I N O U S PA V E M E N T ( T Y P . ) CO N N E C T T O EX I S T I N G P A V E M E N T AP P R O X I M A T E FU T U R E R O A D W A Y CO N N E C T I O N PR O P E R T Y L I N E PR O P E R T Y L I N E FU T U R E B U I L D I N G EX P A N S I O N F O O T P R I N T CO N C R E T E PA V E M E N T ( T Y P . ) CO N C R E T E P A V E M E N T (T Y P . ) R25 . 0 0 R2 5 . 0 0 R2 5 . 0 0 R25.0 0 R 4 9 . 0 0 R 2 5 . 0 0 R3.67 R3. 6 7 R 3 . 6 7 R2 5 . 0 0 R25 . 0 0 R3. 6 7 4" S O L I D L I N E WH I T E - P A I N T ( T Y P . ) DO O R / S T O O P L O C A T I O N (T Y P . ) S E E A R C H I T E C T U R A L / ST R U C T U R A L P L A N S GE N E R A T O R / TR A N S F O R M E R TE S T W E L L SU R M O U N T A B L E CU R B ( T Y P . ) B6 1 2 C O N C R E T E C U R B AN D G U T T E R ( T Y P . ) BI T U M I N O U S PA V E M E N T ( T Y P . ) 12.00 ST O R M W A T E R AC C E S S SU R M O U N T A B L E CU R B ( T Y P . ) FU T U R E E D G E O F CO N C R E T E P A V E M E N T TH R E E - C E L L D E S I G N BU I L D I N G F O O T P R I N T SH E E T N U M B E R DA T E NO SU R V E Y AP P R O V E D DE S I G N E D DR A W N PR O J . N O . WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION, OR REPORT AND THAT I AM A DULY LICENSED UNDER THE LAWS OF THE STATE OF PRINT NAME: SIGNATURE: DATE:LIC. NO. RE V I S I O N CH E C K E D Plot Date: 07/28/2022 - 4:38pm Drawing name: Z:\227704426\CAD\Dwg\Sheets\227704426_C101.dwg Xrefs:, 227704426_XSXT, 227704426_PARCELS, 227704426_WETLANDS-GIS, 227704426_BORDER, 227704426_XSNO, 227704426_XSNV, Utility - BW Van THE CONTRACTOR SHALL VERIFY AND BE RESPONSIBLE FOR ALL DIMENSIONS. DO NOT SCALE THE DRAWING - ANY ERRORS OR OMISSIONS SHALL BE REPORTED TO STANTEC WITHOUT DELAY. THE COPYRIGHTS TO ALL DESIGNS AND DRAWINGS ARE THE PROPERTY OF STANTEC. REPRODUCTION OR USE FOR ANY PURPOSE OTHER THAN THAT AUTHORIZED BY STANTEC IS FORBIDDEN. CITY OF CORCORAN, MN WATER TREATMENT PLANT 22 7 7 0 4 4 2 6 XX XX, XXXX PLANNING COMMISSION REVIEW - NOT FOR CONSTRUCTION C1 0 1 SITE PLAN MD H MD H PROFESSIONAL ENGINEER MINNESOTA 03 0 6 0 N Page 1 of 3 Agenda Item 7b. MEMO Meeting Date: March 6, 2025 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. Additional application materials were submitted to the City for a preliminary plat, final plat, variance, conditional use permit and site plan. The application is complete for City review and is scheduled for the March 6, 2025, Planning Commission meeting. 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 Page 2 of 3 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 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 was 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. 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. 4. St. Thomas the Apostle Concept Plan (PID 23-119-23-44-0015) (City File 24- 045). St. Thomas the Apostle Catholic Church submitted a concept plan for a new campus at 20020 County Road 10. This application received informal feedback from the City Council during the February 27, 2025, Council meeting. 5. Spaeth Garage CUP (PID 29-119-23-44-0005) (City File 24-046). Jordan Spaeth submitted a CUP application to allow the construction of an accessory structure with sidewalls exceeding 10 ft in the side yard of 7090 Jubert Lane. The Council approved the CUP request during the February 27, 2025, meeting. 6. Brockton Business Park Preliminary Plat and Site Plan (PID 01-119-23-11-0001) (City File 24-047). Hemple Development LLC request approval of a preliminary plat and site plan for an industrial development at 10585 County Road 101. This item is complete for City review and is scheduled for the March 6, 2025, Planning Commission meeting. 7. Chastek Family Farm Preliminary Plat and Rezoning (PID 21-119-23-12-0002) (City File 25-001). Trek Real Estate and Development request approval of a preliminary plat and Page 3 of 3 rezoning of the Chastek Farm property located at 7600 Maple Hill Road. The application consists of 104 65 ft-wide single-family lots on a 38.16 acre site. This item is complete for City review and is scheduled for the March 6, 2025, Planning Commission meeting. 8. Lother Comprehensive Plan Amendment (PID 12-119-23-22-0009) (City File 25- 002). Brian and Jaque Lother request approval of a comprehensive plan amendment to re- guide the property at 10110 County Road 116 from Existing Residential to Conservation Residential. This item is complete for City review and is scheduled for the March 6, 2025, Planning Commission meeting. 9. Triden Ridge Estates 3rd Addition Preliminary & Final Plat (PID 06-119-23-11- 0008) (City File 25-004). SAB Properties, LLC. request approval of a preliminary plat & final plat to create a 1 single-family lot and 0 outlots on Outlot A of Triden Ridge Estates 2nd Addition. The application is incomplete for City review and is not currently scheduled for any upcoming meetings. 10. Commercial Kennel Zoning Ordinance Amendment (Citywide) (City File 25- 005). Maureen & Jefferey Clipperton request approval of a Zoning Ordinance Amendment to classify Commercial Kennel operations as a permitted use within the Rural Residential zoning district. The application is complete for City review and is scheduled for the April 3, 2025, Planning Commission meeting.