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HomeMy WebLinkAbout2025-11-06 Planning Commission Agenda Packet1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum - Public Comment Opportunity 5.Minutes a.Minutes 6.New Business a.All-Seasons American Service Animals Site Plan, Interim Use Permit, and Conditional Use Permit b.Phil's Quality Automotive Site Plan, Conditional Use Permit, and Variance c.Schmids Hidden Valley 3rd Addition Preliminary Plat & Subdivision Ordinance Amendment d.Brandsted Garage Conditional Use Permit 7.Reports/Information a.Council Update b.Planning Project Update 8.Commissioner Liaison Calendar a.Commissioner Liaison Calendar 9.Adjournment Corcoran Planning Commission Agenda November 6, 2025 7:00 PM *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. 1 STAFF REPORT Agenda Item: 5.a Council Meeting: November 6, 2025 Prepared By: Seth Gellman. Community Development Administrative Assistant, Topic: Minutes Action Required: Approval Council Action Attachments 1. 2025-10-02 Planning Commission Minutes Draft.docx 2 1 Corcoran Planning Commission Minutes October 2, 2025 – 7:00pm The Corcoran Planning Commission met on October 2, 2025, in Corcoran, Minnesota. Five Planning Commissioners were present in the Council Chambers. Members of the public were able to participate in-person and monitor the meeting through electronic means using Granicus on the city website. Present: Commissioners Brummond, Hargreaves, Lind, Kozicky, and Zachman were present at the start of the meeting. Also present: Community Development Director Davis McKeown Planner Klingbeil, and Councilmember Vehrenkamp. 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion made by Brummond, seconded by Kozicky, to approve the agenda for the October 2nd, 2025, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 4. Open Forum – Public Comment Opportunity (None). 5. Minutes Motion made by Lind, seconded by Brummond, to approve the minutes for the September 4th, 2025, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 6. New Business a. High Point Gardens Site Plan and Interim Use Permit (City File 25-033) i. Staff Report Community Development Director Davis McKeown presented the Staff Report. 3 2 ii. Open Public Hearing Greg Wojciechowski, 21040 County Road 10, expressed concerns to the commission regarding the project. He said there could be some issues with people driving on his property due to the business. Jodie Buchino, 21060 County Road 10, expressed concerns to the commission regarding the potential risks from the business such as safety. Ani Bergstrom, 21250 County Road 10, expressed concerns to the commission regarding the IUP’s that have gone through the city. Sue Dublin, 21000 County Road 10, expressed concerns to the commission regarding the project and how it could devalue her property, high risk regarding public safety and would not contribute to the rural environment. iii. Close Public Hearing Motion made by Brummond, seconded by Kozicky, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation Nathan Adams, Applicant, acknowledged the concerns of his neighbors and briefly described the business model and ongoings that would be on the property. Community Development Director Davis McKeown explained to the commission the Interim Use Permit process. She explained the topic of discussion for the commission is surrounding whether the business needs a parking lot and not whether the business can operate or not. Community Development Director Davis McKeown explained to the commission that phase two will not currently work under city standards. She also answered some general questions the commissioners and members of the public had. Chair Brummond asked about the limits on cannabis businesses in the city. Community Development Director Davis McKeown outlined that the city has restrictions on retail cannabis businesses but not specifically for agriculture cannabis businesses. Chair Brummond expressed concerns over energy use due to indoor cultivation. Council Liaison Vehrenkamp explained his general concerns with cannabis and how the city ordinance was thought through at the council level. Chair Brummond asked about composting and how it could be done year-round with the cold temperatures in the winter. Joshua Adams, Applicant, explained there weren’t many specific requirements regarding composting other than that waste is being dealt with. 4 3 Chair Brummond asked about homesteading and IUP termination. Community Development Director Davis McKeown explained the minimum size requirements would not affect the homesteading status. She explained there would be an annual check with the Office of Cannabis Management to ensure businesses continue to be properly licensed or if a complaint was made to the city. Chair Brummond asked if the business would be grandfathered in if there were ordinance changes. Community Development Director Davis McKeown explained if it continues to be legal and licensed through the state that the business could be grandfathered in if there were potential ordinance changes but that they could be subject to possible ordinance changes in the future. Commissioner Kozicky said the applicant’s plan seemed well laid out and to be minimally disruptive to the neighborhood. Commissioner Zachman asked about the parking and the resolution specifically and why it stated 10 spaces were necessary. Community Development Director Davis McKeown explained the applicant still must be able to meet the IUP requirement even if the city does not end up requiring it. Commissioner Lind said the application overall was informative and well thought out. She expressed that in the future it could be looked at to add restrictions to how close a business like the application could operate near minor children under 18 years of age. Chair Brummond asked if the applicant had been in contact with the power company regarding the increase in electricity usage. Community Development Director Davis McKeown and the applicant confirmed they had been in communication with Wright-Hennepin. Commissioner Lind asked about the feasibility of transporting the cannabis product in the applicant’s personal vehicles. Nathan Adams, Applicant, explained how their personal vehicles would be sufficient. Motion made by Kozicky, seconded by Zachman, to recommend approval of High Point Gardens Site Plan and Interim Use Permit (City File 25-033). Voting Aye: Brummond, Hargreaves, Lind, and Zachman Voting Nay: Hargreaves (Motion passed 4:1). b. Rush Creek Golf Course CUP & Site Plan Amendment (City file 25-032) i. Staff Report Planner Klingbeil presented the Staff Report. 5 4 ii. Open Public Hearing iii. Close Public Hearing Motion made by Brummond, seconded by Lind, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation Gregg Graton, Applicant, asked for time to discuss with staff the drainage and paving/parking city requirements in the coming days. Chair Brummond asked about the additional parking.and screening and the proximity it would be to a residential property. Gregg Graton, Applicant, explained a fuel tank would be removed to create additional space for parking. Derek Stendahl, Applicant, asked about the black top and curbing and why those items would be required by the city. Community Development Director Davis McKeown it would require a variance to not include but that it’s required to comply with city code. Commissioner Hargreaves asked if the current parking lot has asphalt. Derek Stendhal, Applicant, confirmed and explained its current state. Commissioner Lind clarified what was being decided by the commission currently and whether to have the ability to recommend to council with a variance. Commissioner Kozicky expressed concern over the road and parking requirements and how burdensome they are on businesses. Motion made by Brummond, seconded by Hargreaves, to recommend approval of Rush Creek Golf Course CUP & Site Plan Amendment (City file 25-032). Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). c. Request for a Variance to Amend Resolution 2006-62 for a second sign at St. John’s Lutheran School at 9141 County Road 101 (PID 13-119-23-11 -0011) (City file 25-031). i. Staff Report Principal Planner Lindahl presented the Staff Report. ii. Open Public Hearing 6 5 Brenna Koehler, St. John’s Lutheran School, asked that the commission recommend approval of the project. iii. Close Public Hearing Motion made by Brummond, seconded by Hargreaves, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). iv. Commission Discussion & Recommendation Gary Volberding, Applicant, asked that the commission recommend approval of the project and how the sign would be beneficial to the school and community. Commissioner Zachman asked what the size of the city hall digital sign was. Community Development Director Davis McKeown said the proposed sign would be comparable to the one at city hall. Commissioner Hargreaves asked about the ordinance surrounding the brightness. Principal Planner Lindahl explained the lighting requirements outlined in city code. Motion made by Lind, seconded by Zachman, to recommend approval of the request for a Variance to Amend Resolution 2006-62 for a second sign at St. John’s Lutheran School at 9141 County Road 101 (PID 13-119-23-11 -0011) (City file 25-031). Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). 7. Reports/Information a. City Council Report – Council Liaison Vehrenkamp There was some general discussion about what should be included in the updates. One main piece that was desired was to hear about plan concepts that are addressed with the council that may not necessarily be a formal project. Council Liaison Vehrenkamp confirmed he would include that information in his update. Commissioner Kozicky and Council Liaison Vehrenkamp had some questions around population and cannabis restrictions as well as the process between the state and municipalities. Some general discussion and clarification were added by Community Development Director Davis McKeown. Community Development Director Davis McKeown shared some general updates on upcoming projects going through council and the two commissions. b. Planning Project Update Commissioner Kozicky asked about the status of the M&J Creekside project. 7 6 Staff gave an update on the status and that there were some revisions currently happening. Council Liaison Vehrenkamp explained the applicants were working hard to get their business ready. 8. Commissioner Liaison Calendar Calendar unavailable. 9. Adjournment Motion made by Brummond, seconded by Hargreaves, to close the public hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Lind, and Zachman (Motion passed 5:0). The meeting adjourned at 8:52 PM Submitted by Seth Gellman, Community Development Administrative Assistant 8 STAFF REPORT Agenda Item: 6.a Council Meeting: November 6, 2025 Prepared By: Dwight Klingbeil, Planner Topic: All-Seasons American Service Animals Site Plan, Interim Use Permit, and Conditional Use Permit Action Required: Summary Maureen Clipperton, the applicant, requests approval of an Interim Use Permit (IUP) and Site Plan to allow the expansion of a commercial kennel operation on her property at 10800 Trail Haven Road. The request also includes a Conditional Use Permit (CUP) to allow the expansion of an existing accessory structure which will result in a cumulative accessory structure footprint of the property in excess of 3,969 square feet, a CUP to allow a sidewall height of 16.10 feet in the rear yard, and an IUP to reduce the required parking minimum based on the proposed business model. Recommendation Staff recommend approval of the following: - Draft resolution approving the site plan and interim use permit with the conditions of approval as presented by staff. Council Action Recommendation Attachments 1. 2025-11-06 PC Report - All American Service Animals.pdf 9 Page 1 of 16 STAFF REPORT Planning Commission Meeting: November 6, 2025 Prepared By: Dwight Klingbeil Topic: All Seasons American Service Animals (PID 03-119-23-20-0005) (City File No. 25-024) Action Required: Recommendation 1. Application Request Maureen Clipperton, the applicant, requests approval of an Interim Use Permit (IUP) and Site Plan to allow the expansion of a commercial kennel operation on her property at 10800 Trail Haven Road. The request also includes a Conditional Use Permit (CUP) to allow the expansion of an existing accessory structure which will result in a cumulative accessory structure footprint of the property in excess of 3,969 square feet, a CUP to allow a sidewall height of 16.10 feet in the rear yard, and an IUP to reduce the required parking minimum based on the proposed business model. 2. Background Conditional Home Occupation License On March 17, 2005, the City Council approved Resolution 2005-30, which approved a Conditional Home Occupation License for All Seasons Canine Country Club for Jeffrey and Maureen Clipperton at 10800 Trail Haven Road. This operation is a for-profit business that is separate from the non-profit operation of All Seasons American Service Animals, but both entities are comprised of operations that fall under commercial kennels within the Zoning Ordinance. Zoning Ordinance Amendment In 2017, the City Council grew concerned with the number of commercial kennels operating in the RR & UR districts. As such, Council directed Staff to revise the ordinance to eliminate commercial dog kennels as an allowed use in the residential districts, allowing them only in select commercial districts. On June 28, 2018, following a Figure 1 Project Location 10 Page 2 of 16 3-0-2 vote, the Council adopted Ordinance 2018-365, which removed Commercial Kennels as a permitted use in all residential districts. On April 3, 2025, the Planning Commission held a Public Hearing to consider a Zoning Ordinance Amendment requested by the applicant to allow Commercial Kennels in the Rural Residential (RR) District once more. At that time, Commercial Kennels were only allowed in the Rural Commercial (CR), Neighborhood Commercial (C-1), and Community Commercial (C-2) districts. The Planning Commission unanimously recommended approval of the ordinance amendment, and City Council adopted the amendment on April 24, 2025. Parcel Combination The applicant owns two parcels: a 6.91-acre parcel at 10800 Trail Haven Road (PID 03- 119-23-22-0005) and an 8.2-acre parcel abutting 10800 Trail Haven Road to the south (PID 03-119-23-22-0007). In July 2025, the applicant initiated the combination of these two parcels through Hennepin County. This action will result in a single parcel with an area of 15.11 acres. Section 926 of the City Code allows lot consolidations to be approved administratively. Staff reviewed the application and found that it satisfied the requirements for the consolidation. Staff administratively approved this request on August 13, 2025. This lot combination is currently being processed by Hennepin County. For the purposes of this report, the property will be treated as a single parcel. 3. Context Zoning and Land Use The subject property is 15.11 acres in size. It is guided Rural/Ag Residential and zoned Rural Residential (RR). The parcel is currently used as a residence as well as a commercial kennel for the All-Seasons Canine Country Club. The site is located outside of the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are all located outside of the MUSA. All surrounding properties are guided for Rural/Ag Residential and zoned Rural Residential (RR). The properties to the north and south are used for residential purposes. The properties to the east and west are used for agricultural residential. Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resources Inventory Areas map does not show any ecologically significant natural areas on the site. There is a small portion of a wetland complex in the northwest corner of the property. However, the proposed project area does not impact this wetland, so a wetland delineation was not required for the project since it is an expansion of an existing building. 11 Page 3 of 16 The western 150 feet of the parcel is located within the Shoreland Overlay District due to the presence of Rush Creek on adjacent properties. Rush Creek itself does not cross this site, and the proposed project area is located well outside of the Shoreland Overlay District boundary. 4. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. Public Safety and the City Engineer’s comments are incorporated into this staff report, their detailed comments are included in the attached memos, and the approval conditions require compliance with the memos. A. Level of City Discretion in Decision-Making The City’s discretion in approving a Site Plan, an IUP, and a CUP is limited to whether the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the application. Conditions can be added to IUP and CUP approvals to mitigate the expected impact of granting approval of the uses. B. Consistency with Ordinance Standards The applicant requests approval of a Site Plan and IUP to allow the operation of a Commercial Kennel, All-Seasons American Service Animals, at 10800 Trail Haven Road. The applicant’s narrative states that the operation would be open by appointment only for the intended purpose of training dogs for U.S. Military Veterans. The operation would include 3 employees who would be on-site between the hours of 8am and 6pm. Figure 2 Site Layout 12 Page 4 of 16 Site Plan The site currently contains 4 accessory structures. The applicants propose an expansion to an existing structure to house the Commercial Kennel operations for All- Seasons American Service Animals. Building Size The cumulative accessory structure footprint of the existing accessory structures is 19,625 square feet. Using historical imagery, it appears that this footprint has been consistent dating back to at least 1989. These buildings were originally used for agricultural purposes and have since been used for the Canine Country Club operations. The proposed site plan would expand one of the existing structures by 2,300 square feet. This addition would increase the cumulative accessory structure footprint of the property to 21,924.8 square feet. After the applicant’s parcels are combined, the maximum by-right accessory structure footprint allowed for this property is 3,969 square feet. City Code allows properties that are 10-acres or larger to exceed the by-right footprint through a CUP. The applicants have applied for a CUP to exceed this footprint. This request is reviewed further in the Conditional Use Permit section of this report. Building Height The building containing the proposed expansion is located in the rear yard of the property. The maximum sidewall height of accessory structures in the rear yard is 13.5 feet. However, City Code allows accessory structures in the RR district to exceed this limit through a CUP. The applicants are requesting approval of a CUP to allow a sidewall height of 16.10 feet. This is reviewed further in the CUP section of this report. The maximum height of all structures in the RR district is 35 feet. After completion of the proposed addition, the height of the structure would be 21.44 feet. This complies with the ordinance standard. Building Materials Figure 3 Front Elevation 13 Page 5 of 16 The front elevation will be constructed with board & batten siding, with a cast concrete stone veneer wainscot, which is an allowed material. All other elevations are to be constructed with 10” vertical steel siding. The roof will also be constructed of metal material. Section 1060.050 Subd. 1.D.3. allows accessory buildings to be constructed with metal siding and/or roofing through a Certificate of Compliance, provided they meet the standards of the Minnesota State Building Code and have been treated with a factory applied color coating system against any fading or degradation. A condition of approval shall require the applicant to provide additional documentation on the steel siding to confirm compliance with this standard. Building Setbacks The proposed site plan consists of 4 accessory structures. All accessory structures are required to maintain a minimum setback of 50 feet from the front property line along Trail Haven Road, 20 feet from the side property lines, and 15 feet from the rear property line. The current and proposed setbacks are outlined in the table below: Front Side Rear Status Required Setback 50 feet 20 feet 15 feet Proposed Building after expansion 598 feet 168 feet* 175 feet Compliant Existing Building 1 523 feet 16.8 feet* 260 feet Legal Nonconformity Existing Building 2 697 feet 145 feet* 86 feet Compliant Existing Building 3 400 feet 275 feet* 322 feet Compliant The subject building would far exceed all of the minimum setback requirements for accessory structures in the RR district. The only building on the property that does not meet the minimum setback requirements is an existing building located northwest of the proposed building expansion. This structure is located 16.8 feet from the northern property line, where 20 feet would be required. Aerial images of the property confirm this structure pre-dates the establishment of this requirement and is a legal non- conforming structure. Parking areas are required to meet the following minimum setback requirements: - Front: 50 feet - Side and Rear: 10 feet. *Measurement is from the nearest side property Table 1 Accessory structure setback comparison 14 Page 6 of 16 The parking area depicted on the site plan is located 402 feet from the front property line, 225 feet from the nearest side property line, and 328 feet from the rear property line. Grading and Drainage The City Engineer reviewed the proposed site plan and provided detailed comments in the attached memo. A condition of approval shall require a grading plan to be provided with the building permit showing spot elevations and or contours around the building. Lighting The applicant has not indicated the use of outdoor lighting. In the event that the Commercial Kennel requires the use of outdoor lighting, then a condition of approval shall require any outdoor lighting to comply with the outdoor lighting standards outlined in the Section 1060.040 within the Performance Standards of the Zoning Ordinance. Landscaping The site is subject to the landscape standards of Section 1060.070, which require: - One overstory tree per 1,000 sq. ft. of gross building floor area or one tree per 50 lineal feet of site perimeter. - One understory shrub for each 300 sq. ft. of building or one tree per 30 lineal feet of site perimeter, whichever is greater. Historically, City practice for existing business has been to calculate the required trees and shrubs based on building addition and screening requirements for parking areas. Using the new 2,300 square foot building addition in this calculation, the applicant is required to provide 3 overstory trees and 8 understory shrubs. A condition of approval shall require the site plan to be revised to satisfy this landscaping requirement. Since no site improvements other than the building expansion and landscaping are proposed, a Site Improvement Performance Agreement is not required for this application. However, an escrow can be retained as a security for the landscaping based on a landscape contractor’s estimate for the cost and installation of the proposed landscaping. This is called out as a condition of approval in the attached resolution. Parking The minimum number of off-street parking spaces for commercial kennels is not specified in the Parking and Loading Performance Standards of the Zoning Ordinance. In these scenarios, Section 1060.060 Subd. 9. provides that the Zoning Administrator will compute the minimum number requirement on the same basis as required for the most similar listed uses while also consulting parking reference materials. The most similar use listed in this section is “Office Buildings, Animal Clinics, Medical/Dental Clinics”, which requires one space for each 200 square feet of floor area, with a minimum of 8 stalls required. Using this formula, the number of off-street 15 Page 7 of 16 parking stalls required for All-Seasons American Service Animals would be 32 stalls (6,300 square-foot building / 200 = 31.5). The existing Canine County Club is not included in this calculation. The operation model for All-American Service Animals proposed by the applicant suggests that this level of parking is unnecessary. The applicant lives on site, it is expected that there will be 3 employees on the site at any one time, and client visits will be limited by appointment only. Based on these factors, it was determined that 7 parking stalls would sufficiently accommodate the operation. The site plan does not note any new parking areas. However, it does identify the existing parking area, which was approved with the CHOL in 2005. Based on its size, staff believes this is large enough to accommodate around 14 parking stalls. The existing Canine Country Club employs 6 employees, who are at the site at varying times. Based on the parking demands of the existing operation, and the proposed operation, staff finds that 14 parking stalls would be sufficient for this proposal. As a condition of approval, the site plan must be revised to demonstrate that the existing parking area can accommodate 14 parking stalls that meet the minimum dimensional requirements outlined in Section 1060.060 Subd. 4.C.2. Section 1060.060 Subd. 10 allows for parking space reductions to be approved as an IUP when it can be demonstrated there is a demand which is less than the required parking formula. This is reviewed further in the Interim Use Permit section of this report. Refuse The applicant’s site plan and narrative are silent on how refuse from the commercial kennels will be hanlded. Section 1060.020 requires all exterior storage of trash/garbage to be in an accessory building enclosed by walls and roof or in closed containers within a totally screened area. At the same time covered garbage cans in agricultural and single-family districts are exempt from these screening requirements. However, a commercial kennel may generate more waste than a typical agricultural or single-family use that was anticipated with this exemption. Staff recommends a condition of approval that compliance with the screening standard for commercial uses should the applicant store refuse outside of the structures that the kennels are operating within. Signage Signs are not typically allowed in the Rural Residential zoning district. The applicant has not proposed any signage for this project. Site Access The existing driveway off of Trail Haven Road is currently used to access the residence and All Seasons Canine Country Club. The applicant plans to utilize the same access 16 Page 8 of 16 for All Seasons American Service Animals. Based on the amount of traffic generated from this type of use, staff have no concerns with the proposed access. Interim Use Permit The applicant is requesting approval of an IUP to operate a commercial kennel at 10800 Trail Haven Road. Pursuant to Section 1040.030 Subd. 5.D., commercial kennels are permitted as an interim use of the Rural Residential (RR) zoning district, subject to compliance with the following requirements: 1. Chapter 81 of the City Code. A condition of approval shall memorialize that the use will be required to comply with the Animal Ordinance standards of Chapter 81, unless otherwise defined through this IUP. 2. Commercial kennels must have a secured fenced area to prevent dogs running at large. The fenced area must contain at least 35 square feet per dog and shelter from weather. The plans provided by the applicant make no mention of a fenced area to prevent the dogs from running at large. A condition of approval shall require the site plan to be revised to include installation of a fenced area that is large enough to accommodate at least 35 square feet per dog being trained. Shelter from the weather will be provided by the expansion to the existing building on-site. 3. The kennel facility must be setback at least 75 feet from any residential structure of another person and must comply with all setback requirements as identified in Section 1030.020 of the zoning ordinance. The structure containing the commercial kennel for All-Seasons American Service Animals is located more than 75 feet from any residential structure owned by another person and complies with all applicable setback requirements. In addition to the requirements specific to commercial kennel uses, all interim uses are required to comply with the Interim Use Permit standards outlined in Section 1070.030 Subd. 3. Specifically: A. Meet the requirements of a conditional use permit set forth in Section 1070.020, Subd. 3.: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. 17 Page 9 of 16 b. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The Commercial Kennel does not conflict with the Comprehensive Plan as the property is guided for large lot residential and agricultural uses. A commercial kennel has already been operating on this site for roughly 20 years, and staff is not aware of any complaints brought to the City during that time. There is no reason to suggest the expansion of their business model to include training of service dogs for U.S. military veterans would be detrimental to or endanger the public health, safety, morals or comfort of properties in the immediate vicinity for the purposes already permitted, nor would the use substantially diminish or impair the property values within the neighborhood. Allowing the expansion of the commercial kennel will not impede the normal and orderly development of surrounding properties and improvement of surrounding property for uses permitted in the RR district. The commercial kennel does not conflict with other RR district regulations with the proposed conditions of approval. Finally, the commercial kennel will conform to all other performance standards with the proposed conditions of approval outlined throughout this report. B. The use is allowed as an interim use in the respective zoning district. Commercial kennels are allowed as an interim use within the RR district as identified in Section 1040.030 Subd. 5.D. C. The date or event that will terminate the use can be identified with certainty. A condition of approval requires the IUP to expire immediately after the existing business on site ceases operations, or once the property is sold to another party. D. The use will not impose additional unreasonable costs to the public. 18 Page 10 of 16 Staff has no reason to believe that the requested use will add an unreasonable cost to the public as there has been no documented cost attributed to the current commercial kennel on the site. E. The user agrees to any conditions that the City Council deems appropriate for the permission of the use. The Council may add additional conditions of approval for the use which may be included in the approving resolution. Staff proposes that the conditions of the 2005 resolution be upheld unless otherwise modified by this resolution. The applicant also requests approval of an IUP to allow a reduction in the number of parking stalls required for the business expansion from 32 to 7. Section 1060.060, Subd. 10 allows for parking space reductions to be approved as an IUP when it can be demonstrated there is a demand which is less than the required parking formula. Staff believe the documented operation plan and residency of the applicant provides the necessary data to reduce the formal parking requirements of the facility to 7. The applicant’s business model includes 3 volunteer employees, and occasional site visits from their clients by appointment only. Further, the applicant provided that their current operations only require 7 parking stalls on a regular basis. The site plan shows a paved parking area on-site but does not depict the number of stalls that it could support. Using rough calculations, this area should be able to accommodate 14-15 parking stalls comfortably. Based on the data provided, staff believes 14 spaces is needed for effective operation of both components of the applicant’s commercial kennel on the site. As a condition of approval for the IUP to reduce parking, the site plan must be revised to depict a total of at least 14 parking stalls in the parking area with dimensions that comply with the minimum dimensional requirements of the Parking and Loading Performance Standards found in Section 1060.060 Subd. 4.C.2. Staff believes there is plenty of space to accommodate this requirement without any changes required for the parking area. To grant an IUP to reduce formal parking spaces to 7, the request must satisfy the criteria outlined in Section 1070.030, Subd. 3: A. Meet the requirements of a conditional use permit set forth in Section 1070.020, Subd. 3.: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. b. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. 19 Page 11 of 16 c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Granting an IUP to reduce the parking space requirement for the proposed commercial kennel is not in conflict with the Comprehensive Plan. The property is guided Rural/Ag Residential and a requirement for more parking spaces than necessary based on the available data would be in conflict with the rural character of this area. An IUP to reduce parking requirements based on the proposed business model will promote and enhance the general public welfare as it will protect the rural/ag residential character of the property and neighborhood. The existing parking is anticipated to accommodate the number of employees and clients that will access the site without creating a detriment or endangering the public health, safety, morals, or comfort of the surrounding area. Granting an IUP for reduced parking spots based on the documented business model will not be injurious of the use and enjoyment of other property in the immediate vicinity nor substantially diminish and impair property values within the neighborhood. There is enough space to accommodate anticipated parking demand within the existing parking area. Requiring more parking spaces than necessary may arguably be more injurious to the surrounding vicinity. Granting an IUP to reduce parking space requirements will not prevent nor discourage the normal and orderly development and improvement of surrounding properties. Public facilities and services are not required for a reduction in parking spaces. A condition of the IUP shall restrict parking for the commercial kennel to off-street parking, not in the public right of way. A condition of the IUP will require confirmation the parking area complies with the minimum dimensional requirements of the Zoning Ordinance. 20 Page 12 of 16 With this condition, the reduced parking IUP will conform to the applicable regulations B. The use is allowed as an interim use in the respective zoning district. The parking performance standards provide that parking reductions can be granted as an IUP. This use is not tied to a specific zoning district and is allowed to be granted in the RR zoning district. C. The date or event that will terminate the use can be identified with certainty. A condition of approval should require the interim use permit to expire immediately after either the existing business on the site cease operations, the property is sold to another party, or the parking demands on the site exceeds the number of stalls provided. D. The use will not impose additional unreasonable costs to the public. Staff has no reason to believe that the requested reduction in parking stalls would impose additional unreasonable costs on the public. A condition of the IUP requires parking to occur on site, and public roadways, such as Trail Haven Lane, cannot be used to satisfy the parking demands of the operation. E. The user agrees to any conditions that the City Council deems appropriate for the permission of the use. The Council may add additional conditions of approval for the use which may be included in the approving resolution. Typically, the site plan must also demonstrate that the site could accommodate the full number of parking stalls required by City Code. However, staff finds that applying a square footage-based calculation for this type of use would be inappropriate and excessive. Instead, a condition of approval shall require the site plan to be revised to show proof of parking for 10 additional stalls. This would confirm that there is sufficient space for the parking area to expand if needed in the future. If the operation expands and more than 6 employees for the Canine Country Club and 3 employees for the American Service Animals, then the applicant must apply for a new IUP. Staff also recommends that a condition of approval require maintenance of public safety access through the duration of the IUP. If the parking area and driveways deteriorate to the point that emergency vehicles cannot safely and effectively 21 Page 13 of 16 access the site, the applicant will be required to upgrade the areas of concern to the prevailing City standards at that time. Conditional Use Permit The applicants also requested approval of a CUP to allow an expansion of an existing accessory structure which will result in sidewalls exceeding 13.5’ in height within the rear yard, and a cumulative accessory structure footprint exceeding 3,969 square feet. In order to grant a CUP, the standards of Section 1070.020 Subd. 3 must be met: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed building is not in conflict with the Comprehensive Plan. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The proposed use would not be detrimental to or endanger public health, safety, morals, or comfort, as the property already exceeds the 3,969 square-foot limit. The additional space would be used to train service animals which will contribute toward the enhancement of the general public welfare. Additionally, the proposed use would improve an existing building on the property that is currently vacant. This improvement would not be detrimental to or endanger the public health, safety, morals, or comfort. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Assuming the recommended conditions of approval are adopted, staff does not find reason to believe the CUP for the accessory structure would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Most of the structure’s footprint exists today without reason to believe it has been injurious to the surrounding property. The proposed improvements to the structure will support a use consistent with the existing operations on the property, and the additional building area is not expected to result in an increase in traffic that cannot be accommodated on site. The external and visual impact to surrounding properties is expected to be minimal. 22 Page 14 of 16 d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are used for a mix of residential and agricultural uses. The proposed structure does not preclude improvement or further development of the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed use. An additional accessory structure will not impact the demand for services. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. If the CUP is approved with the conditions of approval as recommended by staff, the use will comply with the district regulations for the RR zoning district. g. The conditional use and site conform to performance standards as specified by this Chapter. If the CUP is approved with the conditions of approval as recommended by staff, the use will comply with the performance standards for accessory structures within the Zoning Ordinance. Additionally, the request for a CUP to exceed the by-right sidewall height of 13.5 feet in the rear yard of the property is allowed by Section 1030.020, Subd. 5(D) subject to the following specific standards: 1. The proposed use shall be in conformance with all City regulations. The proposed use is in conformance with the City regulations. The proposed improvements meet setbacks, size requirements, architectural requirements, and the underlying requirements of the Rural Residential zoning district. A condition of approval included in the draft resolution is that the structure cannot be used as a living space without separate approval for an accessory dwelling unit to ensure compliance with the land use requirements of the RR zoning district. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites, and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. 23 Page 15 of 16 The applicant submitted a certificate of survey and site plan that show the required features. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Staff finds that the sidewall height complies with the general CUP standards as outlined above in this report. 4. The building materials standards required by this Section have been met. As noted previously, the proposed expansion would be constructed with board & batten siding, and a concrete stone veneer wainscot. Both materials are allowed materials for accessory structures in the RR district. The remaining elevations would be constructed with metal siding, along with metal roofing around the entire structure. Section 1060.050 Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing provided they meet the Minnesota State Building Code standards and are treated with a factory applied color coating system that protects against fading. A condition of approval will require the applicant to provide more information on the steel siding to confirm compliance with this requirement. Each façade includes visual interest items, such as doors, windows, columns, porches, etc. This design provides architectural interest to the large building. 5. The proposed building will be compatible with surrounding land uses. The proposed use is compatible with the surrounding land uses. The building exists today, and the proposed expansion and improvements are not expected to be incompatible with the surrounding area. Summary Staff reviewed the plans for a commercial kennel, All Seasons American Service Animals, with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and found that the applicable standards have been met with the proposed conditions of approval. 5. Recommendation Staff recommend approval of the following: - Draft resolution approving the site plan and interim use permit with the conditions of approval as presented by staff. 24 Page 16 of 16 Attachments: 1. Draft Resolution 2025- Approving the Site Plan, Two Interim Use Permits, and Two Conditional Use Permits for All-Seasons American Service Animals 2. Applicant Narrative 3. Engineer Memo dated October 22, 2025 4. Site Plan received October 10, 2025 5. Building Plans received September 8, 2025 25 City of Corcoran November 13, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 7 Motion By: Seconded By: APPROVING A SITE PLAN, TWO INTERIM USE PERMITS, AND TWO CONDITIONAL USE PERMIT FOR A COMMERCIAL KENNEL AT 10800 TRAIL HAVEN ROAD (PID 03-119-23-20- 0005 & 03-119-23-22-0007) (CITY FILE 25-024) WHEREAS, Maureen Clipperton (“the applicant”) requested approval of an interim use permit to allow the operation of a Commercial Kennel on the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called public hearing and recommended approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A site plan, two interim use permits, and two conditional use permits are approved to allow the operation of a commercial kennel as shown on application materials and plans received by the City on August 7, 2025, with additional information received on September 8, 2025, and October 10, 2025, except as amended by this resolution. 2. The applicant must comply with all conditions in the City Engineer’s Memo dated October 22, 2025. 3. The applicant must comply with all conditions in the Public Safety memo dated November 5, 2025. 4. Grading plan must be reviewed and approved by the City Engineer prior to issuance of any building permits. 5. The applicant must submit additional documentation for the building materials before a certificate of compliance is granted, subject to the following conditions and findings: a. The proposed building and roof material is treated with a factory applied color coating system against any fading or degradation pursuant to the standards outlined in Section 1060.050 Subd. 1.D.3. 6. An interim use permit is granted to allow the operation of an commercial kennel, subject to the following conditions and findings: a. The criteria applicable to the Commercial Kennel standards are satisfied as outlined in Section 1040.030 Subd. 5(B): i. The Commercial Kennel shall comply with all applicable requirements outlined in Chapter 81 of the Corcoran City Code. 26 City of Corcoran November 13, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 7 ii. The kennel facility is located more than 75 feet from any residential structure owned by another person and complies with all applicable setback requirements. b. Applicable criteria are satisfied as outlined in Section 1070.030 (Interim Use Permits) of the Corcoran Zoning Ordinance: i. The application meets the requirements of a conditional use permit set forth in Section 1070.020, Subd. 3. 1. The Commercial Kennel is consistent with agricultural uses anticipated on this site by the Comprehensive Plan. 2. The establishment of the interim use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort of the community. 3. The interim use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. 4. The establishment of the interim use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 5. Adequate public facilities and services are available for the interim use. 6. The interim use, in all other respects, conforms to the applicable regulations of the RR district in which it is located. ii. The use is allowed as an interim use of the Rural Residential zoning district. iii. The interim use shall expire immediately after the existing business on site ceases operations, or once the property is sold to another party. iv. The use will not add an unreasonable cost to the public. c. The use shall be subject to the following conditions: i. If outdoor lighting is to be used, it must comply with the outdoor lighting standards outlined in Section 1060.040 of the Zoning Ordinance. ii. Up to 6 employees are allowed for the Canine Country Club, and up to 3 employees are allowed for All Seasons American Service Animals. 27 City of Corcoran November 13, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 7 iii. The use shall provide at least 35 square feet of outdoor fenced space per dog being trained by All Seasons American Service Animals. iv. The conditions of Resolution 2005-30 shall be upheld unless otherwise modified by this resolution. v. Any exterior storage of trash shall be located within an accessory building enclosed by walls and roof or in closed containers within a totally screened area in accordance with Section 1060.020 of the Zoning Ordinance. 7. An interim use permit is approved to allow the reduction of required parking stalls for the property to 14 stalls and is subject to the finding that the applicable criteria in Section 1070.030 (Interim Use Permits) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. The application must meet the requirements of a conditional use permit set forth in Section 1070.020, Subd. 3. i. The proposed reduction is consistent with the uses anticipated on for a site under the Rural / Agricultural guidance. ii. The establishment of the interim use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort of the community. iii. The interim use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. iv. The establishment of the interim use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. v. Adequate public facilities and services are available. vi. The interim use, in all other respects, conforms to the applicable regulations of the I-1 District in which it is located. vii. The interim use and site generally conform to the performance standards as specified by this chapter. b. The parking performance standards are not tied to a specific zoning district and allows for parking reductions in all zoning districts. c. The interim use shall expire immediately after the existing business on site ceases operations, once the property is sold to another party, or the parking demands exceed what can be accommodated on-site. d. The use does not impose additional unreasonable costs to the public. 28 City of Corcoran November 13, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 4 of 7 e. The reduced parking stalls use is subject to the following conditions: i. Parking for the operations on-site must be accommodated with off-street parking on an improved parking lot. ii. The parking area must be able to accommodate 14 parking stalls that meet the minimum dimensional requirements found in the Parking Performance Standards section in the Zoning Ordinance. iii. The applicant must provide proof of parking for at least 10 additional stalls. iv. The applicant must maintain public safety access through the duration of the IUP. If the parking area and driveways deteriorate to the point that emergency vehicles cannot safely and effectively access the site, the applicant will be required to upgrade the areas of concern to the prevailing City standards at that time. 8. A conditional use permit is approved to allow the expansion of an accessory building that would result in a cumulative accessory structure footprint of 21,925 sq. ft., with sidewalls that are 16.10 ft. in height, based on the finding that that conditional use permit standards in Section 1070.020 are satisfied: a. The proposed use conforms with City regulations, as it meets the necessary setback requirements, architectural requirements, and the underlying requirements of the Rural Residential zoning district. b. The proposed use complies with the Conditional Use Permit standards as outlined in Section 1070.020: i. The proposed building does not conflict with the Comprehensive Plan. ii. The establishment, maintenance, and operation of the use will promote and enhance the public welfare as it will allow the applicant to properly train service animals on a site that already trains dogs. iii. The use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor will it substantially diminish and impair property values within the neighborhood with the conditions outlined within this resolution. iv. The establishment of the use will not preclude improvement or further development of the surrounding properties. v. The use will not impact the demand for services as there are adequate public facilities available for the building. vi. The use will comply with the district regulations of the Rural Residential zoning district. 29 City of Corcoran November 13, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 5 of 7 vii. The proposed use complies with the performance standards for accessory structures within the Zoning Ordinance. 9. A Conditional Use Permit is approved to allow the accessory building to exceed the allowed sidewall height limit to 20 feet, based on the finding that the specific standards of Section 1030.020, Subd. 5.D. have been satisfied: a. The proposed use shall be in conformance with all City regulations. The structure cannot be used as an Accessory Dwelling Use unless otherwise approved by the City. b. A certificate of survey was provided that identifies the required features. c. The height complies with the Conditional Use Permit Standards outlined in Section 1070.020 of the Corcoran Zoning Ordinance. d. The proposed building must obtain a Certificate of Compliance to comply with the building material requirements of the Zoning Ordinance. e. The proposed building is compatible with the surrounding land use. 10. FURTHER, that the following conditions be met prior to making improvements on site: a. The site plan must be revised to meet the following conditions: i. Parking dimensions must be shown on the existing parking area to demonstrate that 14 parking stalls can be accommodated. ii. An outdoor fenced area must provide at least 35 square feet per dog being trained by All Seasons American Service Animals. iii. Landscaping must be shown in the form of at least 3 overstory trees and 8 understory shrubs. 11. Prior to release of escrow, the following must be completed: a. All Fencing must be installed to provide outdoor space of at least 35 square feet per dog being trained by All Seasons American Service Animals. b. Landscaping must be planted in accordance with the landscaping standards of Section 1060.070. 12. The applicant shall record the approving resolution with Hennepin County and provide proof of recording to the City. 13. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. 30 City of Corcoran November 13, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 6 of 7 14. The interim use shall terminate on the happening of any of the following events, whichever occurs first: a. If the commercial kennel ceases. b. If property ownership changes. c. If ownership of the business changes. d. If a Notice of Termination for the Stormwater Pollution Prevention Plan is submitted to the Minnesota Pollution Control Agency. e. If there is a failure to meet other local, state, and federal regulations. 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 13th day of November 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 31 City of Corcoran November 13, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 7 of 7 ATTACHMENT A THAT PART OF THE W 863.64 FT OF THE NW 1/4 OF THE NW 1/4 SEC 3 T 119 R 23 LYING N OF THE S 600 FT THOF AND S OF THE N 378 FT THOF EX ROAD And THE N 300 FT OF S 600 FT OF W 863.64 FT OF NW 1/4 OF NW 1/4 AND THAT PART OF NW 1/4 OF NW 1/4 LYING E OF W 863. 64 FT THOF S OF N 810 FT THOF AND N OF S 300 FT THOF EX ROAD 32 33 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Project: All Seasons American Service Animals Site Plan Review Date: October 22, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Parcel Combination Survey/Site Plan by Premier Land Surveying, LLC Dated 08/07/25 Comments: General: 1. The proposed site plan includes building expansions of approximately 10’ to the northern and western sides of the existing building and approximately 15’ to the southern side of the existing building. 2. The building plans do not show proposed parking stalls but there appears to be significant parking available within the blacktop and gravel surface areas. The parking should be confirmed to be adequate for the proposed site plan. 3. The building expansions to the south and west could impact the gravel drive south of the building. If modifications are necessary to maintain the drive, this should be shown on the building permit plans. 4. The proposed improvements are below the necessary thresholds for a stormwater management plan. 5. No proposed grades are provided but the site plan indicates with arrows that runoff will be routed around the building. At the time of the building permit, a grading plan should be provided which shows spot elevations and or contours around the building. It appears that the building expansion to the north could impact the driveway access to the building east of the proposed expansion. The applicant should review the grading in this area to confirm no sloping or retaining walls are necessary. 6. Based on the elevations around the existing building, it is assumed the finished floor is at an approximate elevation of 946.4 7. The site plan should confirm if existing fence will be impacted by expansion. 8. It is assumed that no modifications to the water and sewer are necessary to accommodate the proposed expansion. If modifications are necessary, the applicant shall be responsible for permitting those improvements through Hennepin County or MDH for any adjustments to the well and septic onsite as this parcel is not serviced with public utilities. End of Comments 34 Traverse PC 35 SQUARE FOOTAGE CALCULATIONS FINISHED SQ. FTG. 3360 SQ.FT. UNFINISHED SQ. FTG. 2880 SQ.FT OVERALL FIRST FLOOR SQ. FTG. 6240 SQ.FT. TOTAL FINISHED SQ. FTG:3360 SQ.FT. GRAND TOTAL SQ. FTG: 6240 SQ.FT. BUILDING CODE REVIEW BASED ON 2020 MN STATE ACCESSIBILITY CODE OCCUPANT LOAD BASED ON USE PLUMBING FIXTURE COUNT BASED ON 2020 MN STATE BUILDING CODE BASED ON 2018 IBC DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. SHEET INDEX :::: C COVER A1 FRONT & LEFT ELEVATIONS A2 REAR & RIGHT ELEVATIONS A3 ROOF PLAN A4 FOUNDATION PLAN A5 FIRST FLOOR PLAN D1 SECTION D2 SECTION D3 INTERIOR ELEVATIONS 1. ALL EXTERIOR WALLS TO BE 16" O.C. WITH DOUBLE TOP PLATE UNLESS NOTED OTHERWISE. (U.N.O) 2. WALL FRAMING SHALL BE S.P.F. STUD GRADE OR BETTER UNLESS OTHERWISE NOTED. 3. ALL HEADERS SHALL BE PER PLAN. 4. ALL EXTERIOR HEADERS SHALL HAVE (1)2X6 BEARING STUD & (1) 2X6 FULL HEIGHT KING STUD ON EACH SIDE U.N.O. (REVIEW PLANS) 5. ALL INTERNAL HEADERS & BEAMS SHALL HAVE (1)2X6 OR (1)2X4 BEARING STUD ON EACH SIDE UNLESS OTHERWISE NOTED. 6. EXTERIOR SHEATHING SHALL BE 7/16" MATERIAL CONSISTING OF ORIENTED STRAND BOARD (OSB).-ALL FLOOR AND CEILING SYSTEMS TO BE CHECKED AND DESIGNED BY THE DESIGNATED MANUFACTURER. FLOOR PLANS TO BE ON SITE. 7. HEADER SIZES ARE TO BE USED PER PLAN AND DEVIATION FROM ANY SIZE MUST BE APPROVED BY DESIGNERS. 8. PRESSURE TREADED WOOD IS TO BE USED WHERE WOOD IS IN CONTACT WITH CONCRETE AND AT 2X6 MUD SILL. TREATED MEMBERS TO BE S.Y.P.#2 OR BETTER. 9. FOR OPENINGS IN EXTERIOR WALLS OR WALLS WITH LATERAL LOADING: a. 0'-0" - 4'-0" = 1 JACK STUD b. 4'-0" - 8'-0" = 2 JACK STUDS c. 8'-0" - 12'-0" = 3 JACK STUDS d. GREATER THAN 12' AT OPENINGS = CONSULT ENGINEERING 10.POSTS CALLED OUT ARE NUMBER OF TRIMMER/JACK STUDS REQUIRED PER SIDE OF OPENING. 1. ALL CONCRETE FOOTINGS AND FOUNDATION SYSTEMS ARE DESIGNED FOR A 2000 P.S.F.SOIL. 2. FOUNDATION WALLS SHALL BE FULL HEIGHT AT UNBALANCED FILL GREATER THAN 3'4". 3. 1/2" ANCHOR BOLTS EMBEDDED 7" MINIMUM @ 6' O.C. MAX. 12" MIN FROM EACH END. MINIMUM OF 2 BOLTS IN EACH SILL PLATE (REFER TO STRUCTURAL PAGES). 4. PAD FOOTING REINFORCEMENT IS TO BE LOCATED (3") FROM BOTTOM OF FOOTING TYP. (WHEN REQUIRED)REFER TO STRUCTURAL PAGES FOR ADDITIONAL INFORMATION REGARDING RE-BAR/ETC. 5. 1. ALL EXTERIOR WALLS TO HAVE A MINIMUM RATING OF R-20. 2. ALL ATTIC SPACES ARE TO HAVE A MINIMUM RATING OF R-49. ALL FLOOR SPACES OVER 3. UNCONDITIONED SPACE OR CANTILEVERED ARE TO BE INSULATED TO MIN.R30. C COVER SHEET SCALED PRINT @ 24X36 1. CEILINGS ARE TO HAVE 5/8" NON-SAG GYPSUM BOARD UNLESS OTHERWISE NOTED. 2. ALL WALLS ARE TO HAVE 1/2" GYPSUM BOARD UNLESS NOTED OTHERWISE. 3. GARAGE CEILING AND WALLS THAT ADJOIN HOUSE WALLS ARE TO BE 5/8" GYPSUM BOARD PER CODE. 1. ALL WINDOWS AND DOORS TO BE DOUBLE PANE GLASS PANELS WITH LOW-E RATINGS. 2. WINDOWS WITHIN 24" OF A DOOR SWING MUST BE TEMPERED PER CODE. 3. ANY WINDOW ABOVE A TUB/WET AREA MUST BE TEMPERED PER CODE. 4. ANY WINDOW WITHIN A STAIRWAY MUST BE TEMPERED PER CODE. 5. WINDOW GLAZING MUST BE AT LEAST 18" A.F.F. WHEN WINDOW IS ABOVE 6' FROM GRADE. IF WITHIN 18", WINDOW MUST BE TEMPERED. 6. ALL BEDROOMS TO HAVE AT LEAST ONE WINDOW THAT HAS A CLEAR EGRESS OPENING OF 5.7 SQ. FT. WITH MIN. DIMENSIONS OF 24" IN HEIGHT & 20" IN WIDTH, SILL HEIGHT NOT TO BE GREATER THAN 44" A.F.F. 7. WINDOWS WITH SILLS WITHIN 2' OF THE FLOOR THEY SERVE AND ARE 72" ABOVE GRADE MUST EITHER HAVE A FALL PREVENTION OR OPENING LIMITER DEVICE PER CODE. 1. ALL ELECTRICAL AND MECHANICAL EQUIPMENT TO BE VERIFIED AND INSTALLED PER CODE BY APPROVED TRADES AND INSTALLERS. 2. HVAC CONTRACTOR TO VERIFY LAYOUT FOR DUCT-RUNS BEFORE INSTALLATION, IF MODIFICATION IS REQUIRED, REPORT INFORMATION/CHANGES TO CONTRACTOR & LITTFIN DESIGN. 36 SCALE : 1/4" = 1'-0" FRONT ELEVATION2 METAL ROOF METAL ROOF 12"X12" STRAIGHT COLUMN, PER DETAIL 16 ' - 1 1 / 8 " 12 ' - 1 1 / 8 " 4' - 0 " 16 ' - 1 1 / 8 " 8' - 0 " 4' - 0 " 26 ' - 9 1 / 4 " 12"X12" STRAIGHT COLUMN, PER DETAIL 1. ICE AND WATER BARRIER @ BOTTOM 6' OF ALL ROOF LINES, EXTEND BARRIER MIN. 3' ON EACH SIDE OF VALLEY, COVER ENTIRE FACE OF ROOF SADDLES. VERIFY ADDITIONAL LOCATIONS OF ICE AND WATER BARRIER AS NEEDED IN FIELD. 2. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODE REGULATIONS. 3. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACE VENTS, AND OTHER PENETRATIONS THROUGH ROOF OR WALLS TO EXTEND THROUGH REAR OF HOME WHENEVER POSSIBLE. 4. ALL PENETRATIONS THROUGH EXTERIOR WALLS OR ROOFING MUST BE SEALED AND FLASHED PER MANUFACTURE. SPECIFICATIONS AND IRC CODE REGULATIONS. 5. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OF WINDOWS AND ROOFS. 6. ALL BEAMS HOLDING UP PORCH ROOFS ARE TO BE DROPPED UNLESS OTHERWISE NOTED. 7. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS. 8. ALL EXTERIOR TRIM TO BE FLASHED PER CODE 9. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITE WOOD, AND ANY OTHER WOOD MATERIAL PER SPECIFICATIONS. 10. HOLD STONE OFF GRADE MINIMUM OF 3" OR PER TRADE SPECIFICATIONS. 11. REFER TO MANUFACTURE SPECIFICATIONS FOR STONE. 12. GARAGE BUCK BOARD MATERIAL IS TO BE COMPOSITE WOOD AND SIZED TO COVER THE EDGE OF STONE. 13. GRADE CONDITIONS MAY VARY ON SITE. -MATERIAL: CAST CONCRETE, VERIFY W/ SPEC. -MATERIAL: SMART-PANEL, VERIFY W/ SPEC. -MATERIAL: STEEL, VERIFY W/ SPEC. 3/4" = 1'-0" 12"X12" COLUMN DETAIL3 CEILING/DROPPED BEAM PER PLAN METAL CONNECTOR @ TOP 12" COLUMN FINISH MATERIAL PER SPEC. CENTER POST, VERIFY WITH PLAN. CENTER POST, VERIFY WITH PLAN.SECTION TOP BASE CENTER POST, VERIFY WITH PLAN. 12" COLUMN FINISH MATERIAL PER SPEC. METAL CONNECTOR @ BASE 12" COLUMN FINISH MATERIAL PER SPEC. @ ALL SIDES. 2X FRAMING AT MIDDLE TO SUPPORT FINISHES. METAL ROOF 12"X12" STRAIGHT COLUMN, PER DETAIL 12"X12" STRAIGHT COLUMN, PER DETAIL SCALE : 1/4" = 1'-0" LEFT ELEVATION1 10 ' - 2 1 / 4 " 16 ' - 1 1 / 8 " 8' - 0 " 4' - 0 " 16 ' - 1 1 / 8 " 8' - 0 " 8' - 0 " DROP FOOTING TO 8' DUE TO GRADING VERIFY LOCATION ON SITE 12"X12" STRAIGHT COLUMN, PER DETAIL A.) 8" FASCIA PER SPEC. C.) SIDING PER PLAN B) VENTILATED SOFFIT AT OVERHANGS A.) 3" PRECAST CAP PER SPEC. B.) MEASUREMENT FROM TOP OF CAP TO GRADE C.) STONE VENEER PER PLAN D.) GRADE 3' - 3 " DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. A1 FRONT & LEFT ELEVATIONS SCALED PRINT @ 24X36 37 SCALE : 1/4" = 1'-0" REAR ELEVATION2 METAL ROOF 16 ' - 1 1 / 8 " 8' - 0 " 8' - 0 " 16 ' - 1 1 / 8 " 12 ' - 0 " 4' - 0 " DROP FOOTING TO 8' DUE TO GRADING VERIFY LOCATION ON SITE 12"X12" STRAIGHT COLUMN, PER DETAIL 12"X12" STRAIGHT COLUMN, PER DETAIL 1. ICE AND WATER BARRIER @ BOTTOM 6' OF ALL ROOF LINES, EXTEND BARRIER MIN. 3' ON EACH SIDE OF VALLEY, COVER ENTIRE FACE OF ROOF SADDLES. VERIFY ADDITIONAL LOCATIONS OF ICE AND WATER BARRIER AS NEEDED IN FIELD. 2. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODE REGULATIONS. 3. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACE VENTS, AND OTHER PENETRATIONS THROUGH ROOF OR WALLS TO EXTEND THROUGH REAR OF HOME WHENEVER POSSIBLE. 4. ALL PENETRATIONS THROUGH EXTERIOR WALLS OR ROOFING MUST BE SEALED AND FLASHED PER MANUFACTURE. SPECIFICATIONS AND IRC CODE REGULATIONS. 5. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OF WINDOWS AND ROOFS. 6. ALL BEAMS HOLDING UP PORCH ROOFS ARE TO BE DROPPED UNLESS OTHERWISE NOTED. 7. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS. 8. ALL EXTERIOR TRIM TO BE FLASHED PER CODE 9. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITE WOOD, AND ANY OTHER WOOD MATERIAL PER SPECIFICATIONS. 10. HOLD STONE OFF GRADE MINIMUM OF 3" OR PER TRADE SPECIFICATIONS. 11. REFER TO MANUFACTURE SPECIFICATIONS FOR STONE. 12. GARAGE BUCK BOARD MATERIAL IS TO BE COMPOSITE WOOD AND SIZED TO COVER THE EDGE OF STONE. 13. GRADE CONDITIONS MAY VARY ON SITE. 3/4" = 1'-0" 12"X12" COLUMN DETAIL3 CEILING/DROPPED BEAM PER PLAN METAL CONNECTOR @ TOP 12" COLUMN FINISH MATERIAL PER SPEC. CENTER POST, VERIFY WITH PLAN. CENTER POST, VERIFY WITH PLAN.SECTION TOP BASE CENTER POST, VERIFY WITH PLAN. 12" COLUMN FINISH MATERIAL PER SPEC. METAL CONNECTOR @ BASE 12" COLUMN FINISH MATERIAL PER SPEC. @ ALL SIDES. 2X FRAMING AT MIDDLE TO SUPPORT FINISHES. SCALE : 1/4" = 1'-0" RIGHT ELEVATION1 METAL ROOF 12"X12" STRAIGHT COLUMN, PER DETAIL 16 ' - 1 1 / 8 " 8' - 0 " 4' - 0 " 16 ' - 1 1 / 8 " 4' - 0 " 12 ' - 0 " 12"X12" STRAIGHT COLUMN, PER DETAIL A.) 8" FASCIA PER SPEC. C.) SIDING PER PLAN B) VENTILATED SOFFIT AT OVERHANGS A.) 3" PRECAST CAP PER SPEC. B.) MEASUREMENT FROM TOP OF CAP TO GRADE C.) STONE VENEER PER PLAN D.) GRADE 3' - 3 " -MATERIAL: CAST CONCRETE, VERIFY W/ SPEC. -MATERIAL: SMART-PANEL, VERIFY W/ SPEC. -MATERIAL: STEEL, VERIFY W/ SPEC. DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. A2 REAR & RIGHT ELEVATIONS SCALED PRINT @ 24X36 38 4:12 SLOPE 4:12 SLOPE 4:12 SLOPE 4:12 SLOPE 4:12 SLOPE 4: 1 2 SL O P E 4: 1 2 SL O P E RIDGE VENT RI D G E V E N T VA LLE Y VALLEYRIDGE VENT 4: 1 2 SL O P E 4: 1 2 SL O P E 4: 1 2 SL O P E RI D G E RIDGE 2' - 0 " T Y P 2' - 0 " T Y P 2' - 0 " T Y P 2' - 0 " T Y P 1' - 1 0 " T Y P 2' - 0 " T Y P 1' - 6 " T Y P 1'-6" TYP 1' - 6 " T Y P 1'-6" TYP 1'-0" TYP 2'-0" TYP 1'-6" TYP 1'-6" TYPRI D G E SCALE: 1/4" = 1'-0" ROOF PLAN1 RI D G E V E N T 2' - 0 " T Y P 2'-0" TYP2'-0" TYP 1. ICE AND WATER BARRIER @ BOTTOM 6' OF ALL ROOF LINES, EXTEND BARRIER MIN. 3' ON EACH SIDE OF VALLEY, COVER ENTIRE FACE OF ROOF SADDLES. VERIFY ADDITIONAL LOCATIONS OF ICE AND WATER BARRIER AS NEEDED IN FIELD. 2. PROVIDE ROOF AND SOFFIT VENTS PER IRC CODE REGULATIONS. 3. ALL FURNACE FLUES, PLUMBING VENTS, FIREPLACE VENTS, AND OTHER PENETRATIONS THROUGH ROOF OR WALLS TO EXTEND THROUGH REAR OF HOME WHENEVER POSSIBLE. 4. ALL PENETRATIONS THROUGH EXTERIOR WALLS OR ROOFING MUST BE SEALED AND FLASHED PER MANUFACTURE. SPECIFICATIONS AND IRC CODE REGULATIONS. 5. SUPPLY AT LEAST 6" OF SPACE BETWEEN BOTTOMS OF WINDOWS AND ROOFS. 6. ALL BEAMS HOLDING UP PORCH ROOFS ARE TO BE DROPPED UNLESS OTHERWISE NOTED. 7. SUPPLY DRIPCAPS ON ALL WINDOWS AND DOORS. 8. ALL EXTERIOR TRIM TO BE FLASHED PER CODE 9. SUPPLY SEPARATION BETWEEN WOOD, COMPOSITE WOOD, AND ANY OTHER WOOD MATERIAL PER SPECIFICATIONS. 10. HOLD STONE OFF GRADE MINIMUM OF 3" OR PER TRADE SPECIFICATIONS. 11. REFER TO MANUFACTURE SPECIFICATIONS FOR STONE. 12. GARAGE BUCK BOARD MATERIAL IS TO BE COMPOSITE WOOD AND SIZED TO COVER THE EDGE OF STONE. 13. GRADE CONDITIONS MAY VARY ON SITE. DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. A3 ROOF PLAN SCALED PRINT @ 24X36 39 C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J - 16' HIGH SIDE WALLS @ POLE BUILDING - SEE TRUSS MANUFACTURERS DRAWINGS FOR ADDITIONAL BRACING REQUIREMENTSSCALE: 1/4" = 1'-0" FOUNDATION PLAN1 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20" X 8" CONT. SPREAD FTG. 20" X 8" CONT. SPREAD FTG. 20" X 8" CONT. SPREAD FTG. HATCHED AREA INDICATES SLAB RECESS FOR CURBLESS SHOWER 12 ' - 1 0 1 / 2 " 3' - 6 " 4'-0"16'-2 1/2" 4" CONCRETE SLAB W/ FIBERMESH REINFORCEMENT W/ 6 MIL POLY VAPOR BARRIER OVER COMPACTED FILL F.D. 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . 20 " X 8 " C O N T . SP R E A D F T G . C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J C J 4" CONCRETE SLAB W/ FIBERMESH REINFORCEMENT W/ 6 MIL POLY VAPOR BARRIER OVER COMPACTED FILL 1 D1 20" X 8" CONT. SPREAD FTG. 20" X 8" CONT. SPREAD FTG. 20" X 8" CONT. SPREAD FTG. 20" X 8" CONT. SPREAD FTG. 20" X 8" CONT. SPREAD FTG. 20" X 8" CONT. SPREAD FTG. 4" CONCRETE SLAB W/ FIBERMESH REINFORCEMENT OVER COMPACTED FILL 4" CONCRETE SLAB W/ FIBERMESH REINFORCEMENT OVER COMPACTED FILL 4" CONCRETE SLAB W/ FIBERMESH REINFORCEMENT OVER COMPACTED FILL 4" CONCRETE SLAB W/ FIBERMESH REINFORCEMENT OVER COMPACTED FILL 1 D2 8" 8" 12'-0" 8" 8" 6" 6" 8" 8" 32'-0"60'-0" 104'-0"8'-0"4'-0" 6" 6" 8" 8" 8" 8" 6"8" 6" 8" 8' - 0 " 6' - 8 1 / 2 " 60 ' - 0 " 8" 8" 44'-0" 8" 6" 8" 6"8" 8' - 0 " 60 ' - 0 " 8' - 5 " 8' - 0 " 8" 8" 8" 8" 43 ' - 7 " 8" 6" 10" 48'-0"56'-0" 30'-0"30'-0" 8' - 0 " 45 ' - 3 3 / 4 " 8' - 0 " 8" 8" 4'-0" 1. ALL HEADERS TO BE SUPPORTED BY A MINIMUM OF (1) TRIMMER. (UNLESS NOTED OTHERWISE) 2. ALL HEADERS TO HAVE AT LEAST (1) KING STUD (UNLESS NOTED). 3. ALL STUD CALLOUTS @ SIDES OF WINDOWS/DOORS ARE TRIMMERS, MINIMUM (1) KING STUDS @ SAID LOCATIONS TO BE INCLUDED AS WELL. 4. BLOCKING @ ROOF & FLOOR PLAN PER TRUSS MANUFACTURER. 5. POINT LOADS TO BE CARRIED THROUGH FLOOR AREAS AND DOWN TO FOUNDATION FOR SUPPORT. USE SAME MATERIAL AS COLUMN SUPPORTING MEMBER ABOVE, BLOCKING MAY BE "BROKEN" BETWEEN LEVELS U.N.O. 6. ALL HANGERS & CONNECTORS PER TRUSS MANUFACTURER, SUPPLIERS & CONTRACTOR. 7. ALL EXTERIOR SHEATHING TO BE 7/16" OSB OR PLYWOOD SHEATHING & NAILED PER CODE (MAY BE REFERRED TO AS 1/2" NOMINAL THICKNESS). 8. ROOF DECKING TO BE 1 2" NOMINAL (OR 15 32") OSB DECKING W/ CLIPS, NAILED TO ROOF FRAMING W/ MIN. 8d COMMON NAILS, 6" O.C. @ EDGES/12"O.C. @ FIELD. ATL: 16 GA 1-3 4", 3" @ EDGES/ 6" AT FIELD. 9. FLOOR DECKING TO BE 3 4" PLYWOOD DECKING, NAILED OR SCREWED TO FLOOR SYSTEM PER CODE W/ ADHESIVE PER SPEC. (OR) MIN. 6d COMMON NAILS 6" O.C. @ EDGES/12" O.C. @ FIELD (CODE MINIMUM). 10.REFER TO WALL BRACING PLANS FOR ADDITIONAL FRAMING INFORMATION. 1. FOUNDATIONS TO BE POURED PER SITE SOIL CONDITION- VERIFY ON SITE. 2. ALL REINFORCING IS TO BE INSTALLED PER IRC REGULATED STRUCTURAL DESIGN BY CONCRETE TRADES. 3. PROVIDE 1 2" ANCHOR BOLTS EMBEDDED 7" MIN., SPACED PER CODE AND 12" MAX FROM EACH END OF SILL PLATE, MIN 2 PER SILL. REFER TO COVER SHEET. 4. PROVIDE CONTROL JOINTS PER PLAN, JOIST TO CONSIST OF HIDDEN ZIP STRIP EMBEDDED INTO THE SLABS. 5. ALL ANGLED WALLS ARE TO BE 45 DEGREES UNLESS NOTED OTHERWISE. 6. SLOPE CONCRETE TO FLOOR DRAINS WITHIN 5' OF DRAINS. 7. ALL WOOD MATERIAL CONTACTING DIRECTLY TO CONCRETE MUST BE TREATED. 8. PROVIDE DRAIN TILE AROUND PERIMETER AS SHOWN. LATERAL SOIL PRESSURE ASSUMED TO BE 30 PSF/FT. 9. -SH3'X5' =SINGLE HUNG 3'0" BY 5'0" -FX2'6"X2'6" = FIXED 2'6" BY 4'6" -CASE3'X5' = CASEMENT 3'0" BY 5'0" -2'8"X6'8" @ DOOR =2'8" WIDE BY 6'8" TALL -2'8"X8'0" @ DOOR =2'8" WIDE BY 8'0" TALL 110V, INTERCONNECTED SMOKE DETECTOR 110V, INTERCONNECTED SMOKE DETECTOR / CARBON MONOXIDE DETECTOR COMBO EXHAUST FAN 1. FOR EASE OF UNDERSTANDING, GRADE AT FRONT OR FRONT OF GARAGE DOORS IS CONSIDERED 0'0" ON THIS FOUNDATION PLAN 2. ALL STAIRWAYS (INTERIOR AND EXTERIOR) ARE TO BE ILLUMINATED AT EACH LANDING PER CODE 3. SUPPLY CONTINUOUS HANDRAIL PER CODE AT ALL STAIR LOCATIONS, CODE HANDRAIL IS TO CONTINUE TO LANDINGS/ TOP & BOTTOM OF STAIRS. CONTRACTOR & INSTALLER TO VERIFY IF ADDITIONAL GRASPABLE HANDRAIL IS INSTALLED OR IF DECORATIVE HANDRAIL TO CONTINUE. 4. 1/2" GYPSUM BOARD TO BE APPLIED TO UNDERSIDE OF STAIRS PER CODE. 5. INDICATES INTERIOR BEARING WALL, 16" O.C. STUDS 6. PERMANENTLY ATTACHED LADDER PER CODE & MINIMUM 3'X3' EGRESS AREA BUILT PER IRC 7. FILL EGRESS WELL W/ GRAVEL BACKFILL & INSTALL DRAIN TILE CONNECTION TO DRAIN EGRESS PROPERLY. 8. INSTALL DRAFT STOPPING WITHIN FLOOR SYSTEM PER IRC CODE SECTION 302.12, MIN. 1 2" GYPSUM BOARD (OR) 3 8" STRUCTURAL BOARD ADEQUATELY SUPPORTED BY 2X4 MIN. MATERIAL, PARALLEL WITH FLOOR FRAMING, SEPARATING AREAS WITH MAXIMUM SPACE OF 1000 SQ.FT.-SEPARATE INTO EQUAL SPACES. SD SD DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. A4 FOUNDATION PLAN SCALED PRINT @ 24X36 40 F.D. CONCRETE 11'11"X11' POLISHED CONCRETE 47'3"X58'7" POLISHED CONCRETE POLISHED CONCRETE 21'4"X22' POLISHED CONCRETE 15'9"X10'6" POLISHED CONCRETE 8'X8' CONCRETE SCALE : 1/4" = 1'-0" 3360 OFFICE AREA SQUARE FEET / 2880 TRAINING SQUARE FEET / 6240 TOTAL FOOTPRINT FIRST FLOOR1 POLISHED CONCRETE 11'11"X11' POLISHED CONCRETE 8'5"x10'6" POLISHED CONCRETE 18'4"X12'2" POLISHED CONCRETE 24'3"X36'1" POLISHED CONCRETE 8'X6' POLISHED CONCRETE 8'5"x10'6" 1'-4" Ø5'-0" 48"X30" CLEAR SPACE POLISHED CONCRETE 8'6"X6'5" Ø5'-0" 48"X30" CLEAR SPACE POLISHED CONCRETE 21'4"X8' POLISHED CONCRETE 8'6"X11'1" POLISHED CONCRETE 11'X12'2" POLISHED CONCRETE 11'X23'5" CO N C R E T E 12"X12" STRAIGHT COLUMN, PER DETAIL 12"X12" STRAIGHT COLUMN, PER DETAIL TE M P . 1: 1 2 SL O P E 1: 1 2 SL O P E 1: 1 2 SL O P E 1: 1 2 SL O P E 1: 1 2 SL O P E RO O F T R U S S S Y S T E M AB V . 2 4 " O . C . ( O R ) P E R TR U S S P E R M A N U F . ROOF TRUSS SYSTEM ABV. 24" O.C. (OR) PER TRUSS PER MANUF. RO O F T R U S S S Y S T E M AB V . 2 4 " O . C . ( O R ) P E R TR U S S P E R M A N U F . RO O F T R U S S S Y S T E M AB V . 2 4 " O . C . ( O R ) P E R TR U S S P E R M A N U F . RO O F T R U S S S Y S T E M AB V . 2 4 " O . C . ( O R ) P E R TR U S S P E R M A N U F . RO O F T R U S S S Y S T E M AB V . 2 4 " O . C . ( O R ) P E R TR U S S P E R M A N U F . GIRDER TRUSS ABV. DR O P P E D B E A M A B V . FLUSH BEAM ABV. 6"6" 6'-2"5'-5 1/2"5'-5 1/2"5'-5 1/2"8'-5 1/2"12'-4 1/2"12'-7 1/2" 9'-6"16'-0"16'-0"6'-6" 48'-0"56'-0" 8'-0"104'-0" 3' - 0 1 / 2 " 2' - 6 1 / 4 " 6" 9' - 2 " 60 ' - 0 " 5' - 6 1 / 2 " 8' - 5 1 / 2 " 23 ' - 1 1 " 12 ' - 1 1 " 13 ' - 0 " 10 ' - 1 1 1 / 4 " 2' - 0 " 8' - 2 1 / 2 " 2' - 8 1 / 2 " 6" 6' - 0 " 6' - 0 " 6' - 0 " 4'-11"4'-1"6'-0"3'-6"6' - 1 1 / 2 " 8' - 4 1 / 2 " 5' - 5 1 / 2 " 8" DR O P P E D B E A M A B V . 14'-2 3/4"14'-2 3/4"14'-2 3/4"8" 44'-0"30'-0"30'-0" FLUSH BEAM ABV. FLUSH BEAM ABV. 8"7'-4" 6'-2"5'-5 1/2"5'-5 1/2"5'-5 1/2"16'-3"8'-5 1/2"8'-9"8'-0" 1: 1 2 SL O P E 8" 6' - 8 " 8" 8' - 0 " 7'-4"8" 43 ' - 7 " 8' - 5 " 60 ' - 0 " 8' - 0 " ROOF TRUSS SYSTEM ABV. SPACED @ 4' O.C. (OR) PER TRUSS PER MANUF. W/ 2X4 ROOF PURLINS ABOVE @ 24" O.C. RO O F T R U S S S Y S T E M A B V . S P A C E D @ 4 ' O. C . ( O R ) P E R T R U S S P E R M A N U F . W/ 2 X 4 R O O F P U R L I N S A B O V E @ 2 4 " O . C . RO O F T R U S S S Y S T E M A B V . S P A C E D @ 4 ' O. C . ( O R ) P E R T R U S S P E R M A N U F . W/ 2 X 4 R O O F P U R L I N S A B O V E @ 2 4 " O . C . RO O F T R U S S S Y S T E M A B V . S P A C E D @ 4 ' O. C . ( O R ) P E R T R U S S P E R M A N U F . W/ 2 X 4 R O O F P U R L I N S A B O V E @ 2 4 " O . C . 9'-10"9'-0"12'-2"25'-0" 2' - 8 1 / 2 " 9' - 5 1 / 2 " 11 ' - 0 " 3' - 6 " 13 ' - 2 " 13 ' - 5 1 / 2 " 3' - 0 " 3' - 8 1 / 2 " 12 ' - 2 " 30 ' - 1 1 / 2 " 6' - 8 1 / 2 " 6" 6" 10 ' - 8 1 / 2 " 21 ' - 1 1 / 4 " 16 ' - 0 " 12 ' - 2 1 / 2 " 60 ' - 0 " 6" 6'-6" 48'-0" 6" 16'-0"16'-0"9'-6"4'-0"4'-8 1/2"9'-4 3/4"6'-10 3/4"9'-1 1/4"9'-8 3/4"2'-4"9'-10" 8'-8 1/2"16'-3 1/2"18'-10"12'-2" 7' - 4 " 8" 8' - 0 " 6 1/2"4'-11" 7'-9 1/2" 9' - 2 " 3' - 0 " 11 ' - 0 " 4'-7"3'-10 1/2" OU T T O O U T O F C O L U M N S 1 D1 1 D2 FLUSH BEAM ABV.FLUSH BEAM ABV. FI R E E X I T S I G N A B O V E FIRE EXIT SIGN ABOVE FI R E E X I T S I G N A B O V E FIRE EXIT SIGN ABOVE FI R E E X I T S I G N A B O V E FI R E E X I T S I G N A B O V E 4'-0" 6' - 8 1 / 2 " 8' - 0 " 45 ' - 3 3 / 4 " 32'-0"12'-0"60'-0" FLUSH BEAM ABV. FI R E E X I T S I G N A B O V E HVAC EQUIPMENT PER MEP PLANS, SITS ON CONCRETE PAD PER FOUNDATION/ EXTERIOR ELEVATIONS & EXTENDS INTO BUILDING. FLASH/SEAL DUCTWORK ACCORDINGLY. 3' - 1 1 1 / 2 " ROOF TRUSS SYSTEM ABV. SPACED @ 4' O.C. (OR) PER TRUSS PER MANUF. W/ 2X4 ROOF PURLINS ABOVE @ 24" O.C. ROOF TRUSS SYSTEM ABV. SPACED @ 4' O.C. (OR) PER TRUSS PER MANUF. W/ 2X4 ROOF PURLINS ABOVE @ 24" O.C. ALL INTERIOR WALLS TO BE 2X6 UNLESS NOTED OTHERWISE. 8" 8"10'-8" 7' - 4 " 8' - 0 " HATCHED AREA INDICATES SPECIAL FRAMING PER NOTE #6 UNDER FLOOR PLAN NOTES ON THIS PAGE. HATCHED AREA INDICATES SPECIAL FRAMING PER NOTE #6 UNDER FLOOR PLAN NOTES ON THIS PAGE. HATCHED AREA INDICATES SPECIAL FRAMING PER NOTE #6 UNDER FLOOR PLAN NOTES ON THIS PAGE. 8" FI R E E X I T S I G N A B O V E 1. ALL HEADERS TO BE SUPPORTED BY A MINIMUM OF (1) TRIMMER. 2. ALL HEADERS TO HAVE AT LEAST (1) KING STUD (UNLESS NOTED). 3. BLOCKING @ ROOF & FLOOR PLAN PER TRUSS MANUFACTURER. 4. POINT LOADS TO BE CARRIED THROUGH FLOOR AREAS AND DOWN TO FOUNDATION FOR SUPPORT. USE SAME MATERIAL AS COLUMN SUPPORTING MEMBER ABOVE. 5. ALL HANGERS & CONNECTORS PER TRUSS MANUFACTURER, SUPPLIERS & CONTRACTOR. 6. ALL EXTERIOR SHEATHING TO BE 7/16" OSB OR PLYWOOD SHEATHING & NAILED PER CODE (MAY BE REFERRED TO AS 1/2" NOMINAL THICKNESS). 7. ROOF DECKING TO BE 1 2" NOMINAL (OR 15 32") OSB DECKING W/ CLIPS, NAILED TO ROOF FRAMING W/ MIN. 8d COMMON NAILS, 6" O.C. @ EDGES/12"O.C. @ FIELD. 8. FLOOR DECKING TO BE 3 4" PLYWOOD DECKING, NAILED OR SCREWED TO FLOOR SYSTEM PER CODE W/ ADHESIVE PER SPEC. (OR) MIN. 6d COMMON NAILS 6" O.C. @ EDGES/12" O.C. @ FIELD (CODE MINIMUM). 9. REFER TO WALL BRACING PLANS FOR ADDITIONAL FRAMING INFORMATION. 1. ALL NON-BEARING FRAMING IS TO BE 16" O.C. UNLESS OTHERWISE NOTED. 2. ALL WALLS TO HAVE A DOUBLE TOP PLATE UNLESS OTHERWISE NOTED. 3. ALL EXTERIOR WALLS ARE TO BE 2X6 WOOD STUDS WITH 7/16" OSB SHEATHING, UNLESS NOTED OTHERWISE. 4. ALL INTERIOR WALLS ARE TO BE 2X4 WOOD STUDS UNLESS NOTED OTHERWISE. 5. ALL COLUMN SIZES ARE TO BE CONTINUED THROUGH FLOOR TRUSS SPACES WHEN SPANNING MORE THAN 1 FLOOR. 6. ALL WOOD MATERIALS ARE TO BE PROTECTED PER CODE & MANUF. SPECIFICATIONS WHILE BEING STORED ON SITE. -SH3'X5' =SINGLE HUNG 3'0" BY 5'0" -FX2'6"X2'6" = FIXED 2'6" BY 4'6" -CASE3'X5' = CASEMENT 3'0" BY 5'0" -2'8"X6'8" @ DOOR =2'8" WIDE BY 6'8" TALL -2'8"X8'0" @ DOOR =2'8" WIDE BY 8'0" TALL 110V, INTERCONNECTED SMOKE DETECTOR 110V, INTERCONNECTED SMOKE DETECTOR / CARBON MONOXIDE DETECTOR COMBO EXHAUST FAN 1. FOR EASE OF UNDERSTANDING GRADE IS CONSIDERED 0'0" ON THIS FOUNDATION PLAN 2. ALL STAIRWAYS (INTERIOR AND EXTERIOR) ARE TO BE ILLUMINATED AT EACH LANDING PER CODE 3. SUPPLY CONTINUOUS HANDRAIL PER CODE AT ALL STAIR LOCATIONS, CODE HANDRAIL IS TO CONTINUE TO LANDINGS/ TOP & BOTTOM OF STAIRS. CONTRACTOR & INSTALLER TO VERIFY IF ADDITIONAL GRASPABLE HANDRAIL IS INSTALLED OR IF DECORATIVE HANDRAIL TO CONTINUE. 4.1 2" GYPSUM BOARD TO BE APPLIED TO UNDERSIDE OF STAIRS PER CODE. 5. INDICATES INTERIOR BEARING WALL, 16" O.C. STUDS 6. INDICATES EXTERIOR WALL STUDS SPACED AT 12" O.C. TIMBERSTRAND MATERIAL OR BETTER (2-PLY TIMBER-STRAND KING STUDS @ EACH SIDE OF OPENINGS IN WALL) 7. INSTALL DRAFT STOPPING WITHIN FLOOR SYSTEM PER IRC CODE SECTION 302.12, MIN. 1 2" GYPSUM BOARD (OR) 3 8" STRUCTURAL BOARD ADEQUATELY SUPPORTED BY 2X4 MIN. MATERIAL, PARALLEL WITH FLOOR FRAMING, SEPARATING AREAS WITH MAXIMUM SPACE OF 1000 SQ.FT.-SEPARATE INTO EQUAL SPACES. SD SD DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. A5 FIRST FLOOR PLAN SCALED PRINT @ 24X36 41 16 ' - 1 1 / 8 " 8' - 0 " 4' - 0 " -POLE BARN STEEL/ BOARD & BATTEN EXTERIOR -WEATHER BARRIER -7/16" OSB SHEATHING -2X6 TIMBERSTRAND FRAMING, 12" O.C. -R-20 INSULATION -VAPOR BARRIER -1/2" GYPSUM WALL BOARD -LATEX BASED PRIMER/ PAINT ROOF TRUSSES PER MANUF. ROOF TRUSSES PER MANUF. MIN. R-49 MIN. R-49 12 ' - 1 " WINDOW HEIGHT @ TRAINING ROOM (2) #4 HORIZ. REBAR CONT. #4 VERT. DOWELL @ 24" O.C. (2) #4 HORIZ. REBAR CONT. 2X8 TREATED PLATE (2) 1/2"X7" WEDGE ALL ANCHORS 20"X8" CONTINUOUS SPREAD FOOTING, PER FOUNDATION PLAN (2) #4 HORIZ. REBAR CONT. #4 VERT. DOWELL @ 24" O.C. (2) #4 HORIZ. REBAR CONT. R-10 RIGID FOAM INSULATION W/ PROTECTIVE COATING OVER EXPOSED AREAS 20"X8" CONTINUOUS SPREAD FOOTING, PER FOUNDATION PLAN - POLE BARN STEEL BY OTHERS - 2X4 ROOF PURLINS @ 24" O.C. - MANUFACTURED ROOF TRUSSES @ 4' O.C. PER TRUSS COMPANY - 6" PURLIN SCREWS - MIN. R-49 INSULATION - 2X4 CEILING PURLINS @ 24" O.C. - STEEL CEILING - POLE BARN STEEL BY OTHERS - 2X4 ROOF PURLINS @ 24" O.C. - MANUFACTURED ROOF TRUSSES @ 4' O.C. PER TRUSS COMPANY - 6" PURLIN SCREWS - MIN. R-49 INSULATION - 2X4 CEILING PURLINS @ 24" O.C. - 5/8" GYPSUM BOARD CEILING 12"X12" STRAIGHT COLUMN BEYOND POLISHED CONCRETE 47'3"X58'7" POLISHED CONCRETE 24'3"X36'1" POLISHED CONCRETE 21'4"X8' WALL LINE BEYOND POLISHED CONCRETE 11'X23'5" 1:12 INTERIOR VAULT PITCHMIN. R-20 MIN. R-20 MIN. R-20 1' - 3 1 / 4 " HEEL HEIGHT HEEL HEIGHT 6"-8" COMPACTED GRANULAR FILL 6"-8" COMPACTED GRANULAR FILL - POLE BARN STEEL/ BOARD & BATTEN EXTERIOR -WEATHER BARRIER -7/16" OSB SHEATHING -2X6 FRAMING, 16" O.C. -R-20 INSULATION -VAPOR BARRIER -1/2" GYPSUM WALL BOARD -LATEX BASED PRIMER/ PAINT SCALE : 1/4" = 1'-0" SECTION THROUGH TRAING & WELCOME ROOM1 R-10 RIGID FOAM INSULATION W/ PROTECTIVE COATING OVER EXPOSED AREAS 3 4" THERMAL BREAK @ EXTERIOR SLAB LEDGE 3 4" THERMAL BREAK @ EXTERIOR SLAB LEDGE 2X4 CEILING PURLINS @ 24" O.C. 10 ' - 1 1 / 8 " 8' - 0 " 4' - 0 " POLISHED CONCRETE 8'6"X6'5" DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. D1 BUILDING SECTION SCALED PRINT @ 24X36 42 10 ' - 1 1 / 8 " 8' - 0 " 4' - 0 " 10 ' - 1 1 / 8 " 8' - 0 " 4' - 0 " ROOF TRUSSES PER MANUF. MIN. R-49 2X4 CEILING PURLINS @ 24" O.C. - POLE BARN STEEL BY OTHERS - 2X4 ROOF PURLINS @ 24" O.C. - MANUFACTURED ROOF TRUSSES @ 4' O.C. PER TRUSS COMPANY - 6" PURLIN SCREWS - MIN. R-49 INSULATION - 2X4 CEILING PURLINS @ 24" O.C. - 5/8" GYPSUM BOARD CEILING FLUSH BEAM PER PLAN 12"X12" STRAIGHT COLUMN BEYOND POLISHED CONCRETE 24'3"X36'1" 1:12 INTERIOR VAULT PITCH CONCRETE 10 " HEEL HEIGHT HEEL HEIGHT 6"-8" COMPACTED GRANULAR FILL POLISHED CONCRETE 11'11"X11' POLISHED CONCRETE 8'5"x10'6" SCALE: 3/8" = 1'-0" SECTION THROUGH VAULT & FRONT PORCH1 (2) #4 HORIZ. REBAR CONT. #4 VERT. DOWELL @ 24" O.C. (2) #4 HORIZ. REBAR CONT. R-10 RIGID FOAM INSULATION W/ PROTECTIVE COATING OVER EXPOSED AREAS 20"X8" CONTINUOUS SPREAD FOOTING, PER FOUNDATION PLAN MIN. R-20 3 4" THERMAL BREAK @ EXTERIOR SLAB LEDGE (2) #4 HORIZ. REBAR CONT. #4 VERT. DOWELL @ 24" O.C. (2) #4 HORIZ. REBAR CONT. R-10 RIGID FOAM INSULATION W/ PROTECTIVE COATING OVER EXPOSED AREAS 20"X8" CONTINUOUS SPREAD FOOTING, PER FOUNDATION PLAN 3 4" THERMAL BREAK @ EXTERIOR SLAB LEDGE 1' - 3 1 / 4 " 10 ' - 2 1 / 4 " - POLE BARN STEEL/ BOARD & BATTEN EXTERIOR -WEATHER BARRIER -7/16" OSB SHEATHING -2X6 FRAMING, 16" O.C. -R-20 INSULATION -VAPOR BARRIER -1/2" GYPSUM WALL BOARD -LATEX BASED PRIMER/ PAINT DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. D2 BUILDING SECTION SCALED PRINT @ 24X36 43 48"X30" CLEAR SPACE 12" MIN. CLEAR ON HANDLE SIDE OF DOOR T.P. DISPENSER OUTLET: 15-48" AFF, 7-9" FROM WC FRONT, PER ADA 604.7 8' - 4 1 / 2 " 10 ' - 1 " 5 1 / 2 " 4'-5 1/2"4'-6 1/2" 18 ' - 5 1 / 2 " 9'-0" 1. MINIMUM 5' TURNING SPACE @ TOILET 2. MINIMUM 48"X30" CLEAR FLOOR SPACE @ VANITY. 3. WALLS TO BE COVERED WITH CLEAR, NON-ABSORBENT MATERIAL. 4. THE ENTIRE FLOOR AND SIDE WALL TO A HEIGHT NO LESS THAN 6" SHALL BE WATERPROOF W/ APPROVED MATERIAL IMPERVIOUS TO WATER. 5. INDIVIDUAL USE RESTROOMS ALLOW FOR DOOR TO SWING OVER 5' TURNING RADIUS IF 48"X30" CLEAR FLOOR SPACE IS PRESENT WITHIN RESTROOM PER ACCESSIBILITY CODE SECTIONS 603.2.2, EXCEPTION 2 & SECTION 305.3. . 6. WALL MOUNTED FIXTURES (SINKS) ARE ALLOWED TO OVERLAP TOILET CLEARANCE DUE TO THE CLEAR FLOOR SPACE BELOW, PER ACCESSIBILITY CODE SECTION 604.3.3. TOILET 36" WIDE GRAB BAR 42" WIDE GRAB BAR MOUNTED ON SIDE T.P. 1'-4" 2' - 1 0 " 3 SCALE: 1/2" = 1'-0" RESTROOM TOILET WALL 4 SCALE: 1/2" = 1'-0" RESTROOM TOILET SIDE 1' - 7 " 8'-6 1/2" 1 SCALE: 1/2" = 1'-0" RESTROOM PLANS T.P. DISPENSER OUTLET: 15-48" AFF, 7-9" FROM WC FRONT, PER ADA 604.7 5 1 / 2 " 1'-4" Ø5'-0" 48"X30" CLEAR SPACE POLISHED CONCRETE 8'6"X6'5" Ø5'-0" POLISHED CONCRETE 8'6"X11'1" 1' - 5 " 12" MIN. CLEAR ON HANDLE SIDE OF DOOR 5 1/2"5 1/2" 2'-4" 2'-9 1/2" 2' - 1 0 " SINK 1'-6" 2' - 1 0 " SINK MIRROR SINK MIRROR 1' - 6 " 3'-3" 2' - 1 0 " TOILET 36" WIDE GRAB BAR 42" WIDE GRAB BAR MOUNTED ON SIDE T.P. 1'-4" 2' - 1 0 " 7 SCALE: 1/2" = 1'-0" MOCK BATHROOM TOILET & SINK 1' - 7 " 2'-4" SINK MIRROR 4'-10 1/2" T.P. SHOWER 4'-1"4'-0" 8 SCALE: 1/2" = 1'-0" MOCK BATHROOM SHOWER 3'-6" 6 SCALE: 1/2" = 1'-0" MOCK BATHROOM TOILET SIDE5SCALE: 1/2" = 1'-0" MOCK BATHROOM SINK SIDE 2'-9 1/2" 1' - 5 " 1' - 5 " 1'-5"2'-10" 1' - 6 " 3'-3" 2' - 1 0 " T.P. 2 SCALE: 1/2" = 1'-0" RESTROOM SINK WALL DRAWING TITLE: 9−5−25LOCATION: PAGE PAGE DESCRIPTION: L D LITTFINDESIGN.COM MLITTFIN @HOTMAIL.COM 320−224−7844 WINSTED, MN CURRENT DATE: REVISION:REV. DATE:ALL PLANS & DESIGNS SHOWN ARE THE PROPERTY OF LITTFIN DESIGN. USE OF THESE PLANS ON ANY OTHER PROJECT/LOT OTHER THAN NOTED ON THIS TITLEBLOCK WITHOUT THE WRITTEN CONSENT OF LITTFIN DESIGN IS PROHIBITED. THIS PLAN PROVIDES BUILDING DETAILS FOR A PROJECT TO BE BUILT IN ACCORDANCE WITH INTERNATIONAL BUILDING CODES AS WELL AS ANY LOCAL CODES. CONTRACTOR, OWNER, AND/OR TRADES ARE RESPONSIBLE FOR ANY FINES, PENALTIES FOR CODE, ORDINANCE, REGULATION OR BUILDING PROCESS VIOLATIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR OMISSIONS OR ERRORS MADE DURING DESIGN, BIDDING, OR CONSTRUCTION PHASES. ANY AND ALL SITE REVIEW IS TO BE PERFORMED BY OTHERS SUCH AS THE CONTRACTOR, OWNER, SURVEYOR, OR OTHER TRADES RESPONSIBLE FOR SITE CONDITIONS. LITTFIN DESIGN IS NOT RESPONSIBLE FOR CONTRACTOR/TRADE ERRORS, UNKNOWN CODE ADJUSTMENTS AT THE TIME OF PLAN CREATION OR CONSTRUCTION. D3 RESTROOM DETAILS SCALED PRINT @ 24X36 44 STAFF REPORT Agenda Item: 6.b Council Meeting: November 6, 2025 Prepared By: Seth Gellman. Community Development Administrative Assistant, Kendra Lindahl, Principal Planner Topic: Phil's Quality Automotive Site Plan, Conditional Use Permit, and Variance Action Required: Approval Summary The applicant, Sarah Rasmussen, has submitted a request for a Site Plan amendment, Conditional Use Permit Amendment (CUP) amendment to add another dealer parking space and Variances from setback requirements and drive aisle width for a paving and expanding the parking areas on the lot. Currently the business has two CUPs, one for automobile services (grandfathered in) and one for dealer services (issued in 1997). The planned improvements will bring the site into compliance with current ordinance standards and will allow this existing business to grow in Corcoran. Council Action Attachments 1. 2025-11-06 PC PACKET Phils Auto SP VAR.pdf 45 Page 1 of 12 STAFF REPORT Agenda Item ___ Planning Commission Meeting: November 6, 2025 Prepared By: Kendra Lindahl, AICP and Zeke Peters, AICP Topic: Request for a Site Plan, Conditional Use Permit Amendment and Variance for drive aisle width and parking setback at Phil’s Quality Automotive at 7590 Commerce Street (PID 26-119-23-11-0029) (City file 25-030) Action Required: Recommendation to City Council Review Deadline: January 23, 2026 1. Request The applicant, Sarah Rasmussen, has submitted a request for a Site Plan amendment, Conditional Use Permit Amendment (CUP) amendment to add another dealer parking space and Variances from setback requirements and drive aisle width for a paving and expanding the parking areas on the lot. Currently the business has two CUPs, one for automobile services (grandfathered in) and one for dealer services (issued in 1997). The planned improvements will bring the site into compliance with current ordinance standards and will allow this existing business to grow in Corcoran. 2. Background Phil’s Quality Automotive has existed on this site since the late 1980s and the lot was split into three one-acre lots in 1987. The current site is an automobile service shop with a dealer license. The auto services use was permitted and did not require a CUP at the time the business was approved. As it is now a conditional use, the site is assumed as having a CUP for the use as outlined in the Zoning Ordinance. A CUP was granted in 1997 for a dealer license use that is accessory to the automobile service principal use. Part of this approval was a limit on the number of parking stalls dedicated to the dealer use on the lot and a limit on location. The stalls were required to be on the south side of the building and only five were allowed. The applicant is proposing an amendment to the CUP for the dealer license to allow six dealer stalls in the same location. As the applicant is also seeking to expand the business with the additional dealer stall and the addition of new parking areas, they are required to complete a site plan and this requires paving the parking area to bring it up to current standards. Much of the existing parking area is within the required 50-foot setback from the right-of-way (ROW) found in the current City Code, but the existing parking setback will remain as a legal, non- conforming use. Only the new parking area on the north side will require a setback 46 Page 2 of 12 variance and drive aisle width variance is required for the existing parking area because the actual dimensions are less than what was previously approved. 3. Context Zoning and Land Use The 1-acre property is guided Light Industrial and zoned Light Industrial (I-1). The site is located inside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. Surrounding Properties The properties to the North, West and South are all guided Light Industrial and zoned Light Industrial (I-1). The properties to the East are guided Commercial and zoned Neighborhood Commercial (C-1). Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map and the Hennepin County Natural Resources Map does not identify any significant natural plant communities within the proposed site. 4. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. There are multiple requests as part of this application and they will be analyzed separately. A. Level of City Discretion in Decision Making The City’s discretion in approving a site plan 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. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. The City’s discretion in approving or denying a conditional use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit. B. Consistency with Ordinance Standards Site Plan The applicant has requested a Site Plan approval for the existing commercial/industrial property to allow for expansion of the existing sales area and expand the parking lot following the connection to public utilities and removal of the old septic and well. 47 Page 3 of 12 The historic records and plans for this site are incomplete and the site plan approval provides an opportunity to clarify the uses on site and create a record of all improvements on site. Parking The City Code requires only 13 parking stalls for this 4,434 sq. ft. existing building, but the existing site requires much more parking as evidenced by the actual site visits. The plans show 24 parking stalls. This meets code requirements. This City Code requires all parking and drive aisles to be paved with curb and gutter. The dealer stalls on the south side of the building would be considered parking stalls and are also required to be paved. All parking areas are required to be screened from public streets to a height of three feet. Because only the parking on the north is new, only this parking area is required to provide this screening. However, staff encourages the applicant to provide screening on the west side of the parking lot where possible. A portion of the pavement and existing curb cut on the south are within a platted drainage and utility easement that is 50-feet wide. The applicant will be required to enter into an encroachment agreement for the pavement in this area. The applicant has requested a number of variances to upgrade the existing lot. These variances are discussed later in this report. Figure 1 – 1997 Site Plan Figure 2 – 2025 Site Plan 48 Page 4 of 12 Landscaping The current landscaping shown on the site does not meet the requirements for a building of this type. City code would require 16 overstory trees and 27 understory shrubs based on the site perimeter. The five existing conifer trees in the northeast portion of the site can be used to meet this requirement. The applicant shows 9 new trees to be planted along the north property line to help screen the expanded parking area. No details have been provided for the landscaping. The landscape plan must be updated to provide details to show compliance with Section 1060.070 of the City Code. The applicant will need to revise the plans to supply one more overstory tree and 27 shrubs. No more than 33 percent of the required trees shall be of one species. Up to 50 percent of the required number of overstory trees may be substituted with the use of understory trees in combination with other design elements. In such cases, not less than 3 understory trees shall be provided for each one required overstory tree substituted. The new parking on the north is required to have shrubs to screen the headlights of vehicles and the 27 required shrubs may be planted in that location. While not required for the existing parking areas, the applicant is encouraged to provide landscaping along the western curb line screen the existing parking area. The City will require the applicant to enter into a Site Improvement Performance Agreement (SIPA) to document and help guide all the required improvements and changes as part of these conditions of approval. Signage There is an existing freestanding sign in the northeast corner of the site. No additional signage is proposed with this application. Any signage is required to obtain a sign permit prior to installation. Variance for Drive Aisle The applicant has requested a variance from Section 1060.060 Subd. 4.C(2) to allow a drive aisle of 20.7 feet where 26 feet is required for 90-degree parking stalls. The existing plans from 1997 show a drive aisle of 24 feet, however the existing condition does not match and the business have been functioning with non-conforming parking and drive aisles for more than 30 years. This parking is an existing non-conformity and the improvements to the parking is permitted by Section 1030.010 of the City Code. Since the parking stalls were not striped and have been used informally, they would need to be brought into compliance with the current standards as part of the improvements. The plans do show a small shift inward of the curb from the existing gravel parking lot line, but this shift is not enough to account for the narrow drive aisle. The 57.7 distance between the drainage ditch and the building simply does not provide enough space for 49 Page 5 of 12 the standard parking stall depth of 18.5 feet, 26-foot drive aisle and the existing 6-foot sidewalk. There has never been adequate space on site to meet these requirements. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. 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. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The property has been parking on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. 5. The variance is consistent with the Comprehensive Plan. 50 Page 6 of 12 The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance and the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. Variance for parking setback on the North property line The applicant has requested a variance from Section 1060.060 Subd. 4.A(1) to allow a 27.3-foot setback where 50 feet is required for a front yard parking setback. This variance request is required to build the site as proposed. The applicant has parking within the required 50-foot setback elsewhere on site; however, those areas were identified as parking before and have been grandfathered in from previous approvals. The stalls in this area are 60-degree parking stalls. The dimension of the parking stalls and drive aisle meet the ordinance standards; however, the angle of the parking and narrowness of the drive aisle will make backing out of the stalls difficult. The nature of this parking design will function similar to a one-way drive aisle. For this reason, staff has included a condition that these seven parking stalls be signed as “employee parking only”. This area was originally the septic tank and mound prior to the site connecting to municipal services. For this reason, the application requires a variance from the setback for the stalls along the north property line that were not approved previously. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The small lot is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot. The site was originally designed in 1986 and was reviewed again in 1997 when a new CUP was applied for. The area shown as new parking was once a septic mound and field and is the only area where the applicant can fit the additional parking for the proposed improvements to the site. 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. 51 Page 7 of 12 The conditions upon which the petition is based is unique to this small commercial property, which has two street frontages and is constrained by regional drainage ditches on two property lines. The existing area was a septic tank and mound and is no longer needed as the site was required to hook up to municipal services. The area is needed to meet parking requirements of the existing use with today’s City Code. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The parking setback would be similar to the existing parking setbacks on site. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. This area will also be able to provide the required screening for parking areas. Landscaping must be provided to provide screening of three feet to screen headlights from the public street. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance, the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. Conditional Use Permit Amendment The applicant has requested a CUP Amendment for the site. Section 1070.20 Subd. 6.C. provides standards for an expansion of the existing use for the dealer parking and the pavement of the parking and storage area on the lot. 52 Page 8 of 12 The current CUP for the dealer license and use accessory to the auto repair shop was approved in 1997 and restricted the CUP to five parking stalls in the rear yard. The new proposal is asking for six stalls. All CUP amendments follow the same procedure as a new CUP and will need to be evaluated using the standards found in Section 1070.020 Subd. 3.G.: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The conditional use is compliant with the Comprehensive Plan. The Light Industrial land use designation specifically allows for limited vehicle sales, and the additional spot has operated prior. Additionally, adding the new spot will require the applicant to improve their existing stalls to match standards found in the City Code today which helps the City achieve its goals to facilitate the retention and expansion of existing businesses while promoting economic stability. B. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The maintenance of this CUP for the dealer spot expansion will promote and enhance the general welfare as it will provide larger spaces and newer pavement that complies with today’s standards and helps with vehicles who are kept for longer periods of time be delineated from cars who are awaiting work. C. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The use is not injurious to the use or enjoyment of other property in the immediate vicinity as it exists today and will be expanded minorly. The use is already located in the back corner of the property and the existing CUP restricts the use of sales gimmicks like signs, banners., and stickers to attract attention to the vehicles. D. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. There are similar vehicle repair uses in the area, and the used car dealership part of this property is accessory to that. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. 53 Page 9 of 12 Adequate public facilities and services are available, and the expansion of one spot is not expected to have any impact on them. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations and as part of the other applications attached to this request. G. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. This includes reviewing compliance with the requirements of a Motor Vehicles, Boats, and Equipment Sales conditional use standards found in Section 1040.120 Subd. 4.D: 1. All sales shall occur on one lot. All sales will occur on the same lot 2. Parking areas for the outside storage and sale of vehicles, boats and trailers, shall be on impervious surface, either bituminous, concrete, or approved equivalent. The sales areas are paved and will be required to match the new paving of the rest of the parking lot area. 3. Interior concrete or asphalt curbs shall be constructed within the property to separate driving and parking areas from landscaped areas. The applicant will be paving and curbing the entire parking area as part of the site plan and will meet this standard. 4. All areas of the property not devoted to buildings or parking areas shall be landscaped in accordance with this Ordinance. The current site plan shows all areas not used for the building or parking as landscaped. 5. Off-street parking shall be provided for customers and employees in accordance with this Ordinance. Off-street parking that is separate from the six stalls is provided. 6. Parking for a motor vehicle, boat, or trailer sales shall not be less than 9 feet wide by 18.5 feet in length. The dealer stalls are currently shown as 8 feet by 20.7 feet. City code requires that all dealer stalls be 9 feet by 18.5 feet. The adding of the spot will 54 Page 10 of 12 require all to be widened and will require additional pavement than what is shown to fit. This has been added as a condition of approval. Staff finds that the standards for the CUP amendment have been met and has added any necessary conditions to the report to ensure compatibility with the past approvals and current City Code. These conditions include requiring the entire parking area on the site plan to be paved with a curb around the perimeter. Currently the plan shows no pavement on the southern portion except where the existing dealer stalls are located. The plans will need to be revised and this has been added as a condition of approval. The City Engineer’s review of the items will require improvements to both driveway entrances. This includes paving both entrances and adding the required approaches. While the driveways are noted as not up to City Standards for width, they have been functioning as their current size since 1986 and will be allowed to remain. Conditional Use Permit for Outside Storage The applicant did not specifically request a conditional use permit for outside storage but the plans show an outside storage area on the south side of the lot. Staff finds no record of outside storage being approved as part of the prior approvals. The standards for Motor Vehicle, Boat or Equipment Repair in Section 1040.125, Subd. 4 (C.) requires the storage of damaged vehicles and vehicle parts and accessory equipment to be completely inside a principal or accessory building. It is not clear what type of storage would be in the storage areas shown on the plans. The plans do not identify materials for the parking area or storage area; however, all parking areas, drive aisles, dealer parking and access areas must be paved. Exterior storage is a conditional accessory use in the I-1 district subject to the following standards: 1. Storage area is blacktop or concrete surfaced unless specifically approved by the City Council. The entrance, drive aisles, parking stalls and dealer parking areas must be paved leaving an approximately 2,400 sq. ft. area for outside storage. Staff Figure 3 - outside storage area (in red) 55 Page 11 of 12 recommends that the entire parking/storage area be paved. Alternatively, the applicant could maintain the storage area as gravel if desired. However, the storage area must be clearly identified on the plans and must be completely screened from public streets and adjacent property. 2. The storage area does not take up parking space or loading space as required to conform to the Zoning Ordinance. The dealer parking stalls must also provide a drive aisle for access. This leaves only a very small area for outside storage. 3. The storage area is screened from public streets and surrounding properties. The applicant could screen this storage area with fencing to screen the materials in this area. However, the area available for screening is minimal and may not be worth the investment in fencing. If the applicant wishes to proceed with this storage area, they must work with staff to update the plan and provide screening details. Summary The application would allow parking lot expansion and improvements on the site to allow this existing business to grow in Corcoran. Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and has found the requested items are incompliance with the ordinance standards with the findings and conditions in the draft resolution: 1. Site Plan approval for the proposed site improvements. 2. Variance for a drive aisle that is 20.7 feet in width where 26 feet is required for 90-degree parking. 3. Variance for parking on the north setback is 27.3 feet away where 50 feet is required. 4. Conditional Use permit Amendment to the 1997 CUP that permitted the Motor vehicle sales accessory use to increase the allowed number of dealer stalls from five to six. 5. Conditional Use Permit for accessory outside storage. However, given the limited area for outside storage, the applicant may choose not to pursue these improvements. 5. Recommendation Move to recommend approval of the draft resolution approving the Site Plan, CUPA, CUP, and two Variance requested, subject to the findings conditions in the draft resolution. 56 Page 12 of 12 Attachments 1. Draft Resolution Approving the Site Plan, CUPs and two Variances 2. City Engineer’s Memo dated October 29, 2025 3. Site Location Map 4. Resolution 1997-42 dated June 12, 1997 5. Applicant Narrative received August 18, 2025 6. Site Plan and Survey dated September 25, 2025 57 City of Corcoran November XX, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-1xx Page 1 of 7 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN, CONDITIONAL USE PERMIT AMENDMENT, CONDITIONAL USE PERMIT AND TWO VARIANCES FOR THE PROPERTY LOCATED AT 7590 COMMERCE STREET (PID 26-119-23-11-0029) (CITY FILE NO. 25-030) WHEREAS, Sarah Rasmussen of Phil’s Quality Automotive (“the applicant”) requests approval of a site plan, conditional use permit amendment, conditional use permit and two variances to allow for the expansion and improvement of their auto repair and accessory vehicle sales business on property legally described as follows: SEE ATTACHMENT A WHEREAS, the Planning Commission reviewed the applications at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions; 1. A site plan, conditional use permit amendment, conditional use permit and two variances are approved to allow for the improvement of the existing site and the increase in the number of dealer stalls from five to six as shown on application and plans received by the City on August 18, 2025 with additional information received on September 25, 2025, except as amended by this resolution. 2. The applicant must comply with the City Engineer’s memo dated October 29, 2025. 3. A conditional use permit amendment is approved to increase the number of dealer stalls from five to six on the lot as restricted on Resolution 1997-42 subject to the finding that the applicable criteria in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. The conditional use is compliant with the Comprehensive Plan. The Light Industrial land use designation specifically allows for limited vehicle sales, and the additional spot has operated prior. Additionally, adding the new spot will require the applicant to improve their existing stalls to match standards found in the City Code today which helps the City achieve its goals to facilitate the retention and expansion of existing businesses while promoting economic stability. b. The maintenance of this CUP for the dealer spot expansion will promote and enhance the general welfare as it will provide larger spaces and newer pavement that complies with today’s standards and helps with vehicles who are kept for longer periods of time be delineated from cars who are awaiting work. c. The use is not injurious to the use or enjoyment of other property in the immediate vicinity as it exists today and will be expanded minorly. The use is already located in the back corner of the property and the existing CUP restricts 58 City of Corcoran November XX, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-1xx Page 2 of 7 the use of sales gimmicks like signs, banners., and stickers to attract attention to the vehicles. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. There are similar vehicle repair uses in the area, and the used car dealership part of this property is accessory to that. e. Adequate public facilities and services are available, and the expansion of one spot is not expected to have any impact on them. f. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations and as part of the other applications attached to this request. g. All sales occur on the same lot as the repair services. h. The sales areas are paved and will be required to match the new paving of the rest of the parking lot area. i. The applicant will be paving and curbing the entire parking area as part of the site plan and will meet this standard. j. The current site plan shows all areas not used for the building or parking as landscaped. k. Off-street parking that is separate from the six stalls is provided. l. The dealer stalls are currently shown as 8 feet by 20.7 feet and the plans will need to be revised to show them as at least 9 feet wide. 4. A conditional use permit is approved to allow accessory outdoor storage in this resolution subject to the findings to the applicable criteria found in Section 1040.125, Sub. 4(E) (I-1 Conditional Uses) of the Corcoran Zoning Ordinance have been satisfied based on the following findings and conditions: a. Storage area is blacktop or concrete surfaced unless specifically approved by the City Council. i. The entrance, drive aisles, parking stalls and dealer parking areas must be paved leaving an approximately 2,400 sq. ft. area for outside storage. ii. Staff recommends that the entire parking/storage area be paved. Alternatively, the applicant could maintain the storage area as gravel if desired. iii. The plans must be revised to clearly identify the storage area on the plans. b. The storage area does not take up parking space or loading space as required to conform to the Zoning Ordinance. i. The dealer parking stalls must provide a drive aisle for access. Only areas outside of the required parking and drive aisle areas may be used for storage. ii. The plans must be revised to clearly identify the storage area on the plans. c. The storage area is screened from public streets and surrounding properties. i. The plans must be revised to show the outside storage area and required screening for City review and approval. 59 City of Corcoran November XX, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-1xx Page 3 of 7 5. A variance is approved from Section 1060.060 Subd. 4.C(2) for a drive aisle of 20.7 feet where 26 feet is required for 90-degree parking stalls subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. b. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. c. The granting of the variation will not alter the essential character of the locality. The property has been parking on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 6. A variance is approved from Section 1060.060 Subd. 4.A(1) to 27.3 feet where 50 feet is required for a front yard parking setback subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot. The site was originally designed in 1986 and was reviewed again in 1997 when a new CUP was applied for. The area shown as new parking was once a septic mound and field and is the only area where the applicant can fit the additional parking for the proposed improvements to the site. b. The conditions upon which the petition is based is unique to this small commercial property, which has two street frontages and is constrained by regional drainage ditches on two property lines. The existing area was a septic tank and mound and is no longer needed as the site was required to hook up to 60 City of Corcoran November XX, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-1xx Page 4 of 7 municipal services. The area is needed to meet parking requirements of the existing use with today’s City Code. c. The granting of the variation will not alter the essential character of the locality. The parking setback would be similar to the existing parking setbacks on site. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. This area will also be able to provide the required screening for parking areas. Landscaping must be provided to provide screening of three feet to screen headlights from the public street. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 7. The approval of the site plan and conditional use permits are contingent upon approval of variances needed to bring the site into compliance with the current Zoning Ordinance. If some or all of the variances are not approved, the site plan must be revised to satisfy the Ordinance as written. 8. The applicant must revise the plans to show the entire parking area paved with cast with curb and gutter as required by City Code. This includes the driveways and approaches. 9. The outdoor storage area must be screened. The applicant shall provide additional fence details for review and approval by the City. a. Material and dimension details must be provided for any planned fencing. b. Fencing over seven feet tall will require a building permit. 10. The overhead doors of the building must be closed during active maintenance of engines and vehicle tuning. 11. The Motor Vehicle Repair use authorized by this CUP is limited to six working repair bays or lifts. 12. All damaged vehicles and vehicle parts and accessory equipment to be completely inside a principal or accessory building. 13. The seven new 60-degree parking stalls shall be signed as “Employee Parking Only.” 14. The new north parking area must be screened from public streets to a height of three feet. The plans must be revised to show this required screening. a. The western parking area should be screened where possible. 15. A revised landscaping plan must be submitted that reflects either existing trees or the planting of new trees to meet the minimum requirement of 16 overstory trees and 27 61 City of Corcoran November XX, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-1xx Page 5 of 7 understory shrubs based on the lineal feet of the site perimeter as required by Section 1060.070 of the Zoning Ordinance. a. The plans must show an additional 1 overstory trees and 27 understory shrubs in order to meet the minimum ordinance standards. b. The landscape plan must be updated to provide details to show compliance with Section 1060.070 of the City Code. 16. The applicant must enter into an encroachment agreement with the City for the existing encroachment of the parking and paved area on the southern part of the property into the recorded 50-foot drainage and utility easement. 17. The applicant shall enter into a site improvement performance agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 18. FURTHER, that the following conditions must be met prior to beginning site work: c. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. d. Record the approving resolution at Hennepin County and provide proof of recording to the City. 19. FURTHER, any request 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 are correct and in compliance with the plans and specifications will suffice. 20. 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 xxxx day of November 2025. ________________________________ 62 City of Corcoran November XX, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-1xx Page 6 of 7 Tom McKee - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – Administrative Services Director 63 City of Corcoran November XX, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-1xx Page 7 of 7 Attachment A West 174.58 Feet of Lot 1, Block 3, COUNTRYSIDE PLAZA, Hennepin County, Minnesota, according to the recorded plat thereof. 64 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Project: Phils Quality Auto – Site Plan Review Date: October 29, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Certificate of Survey Existing by Northwestern Surveying and Engineering, Inc Dated 9/18/25 2. Certificate of Survey Design by Northwestern Surveying and Engineering, Inc Dated 9/22/25 Comments: 1. The proposed site plan includes updates to the parking lot and drive aisles north and west of the building. 2. The site plan shows 23 parking stalls along the western and northern sides of the building along with 6 dealer parking spaces to the south of the building. The standard parking stalls appear to meet City standards with the dealer parking spaces being 8 ft instead of the required 9 ft per City Code. The stalls should be adjusted to meet City Standards 3. The applicant is proposing a 20.7 ft drive aisle which is less than the 26 ft as outlined in City Code. Given the fixed location of the existing building and the adjacent drainage ditch west of the parking lot which conveys runoff from the larger business park, the applicant appears to be maximizing the available space for parking and the drive aisle. The applicant has provided 7 parking stalls to the north of the building and 16 stalls to the east of the building. Given the two access locations which allows for through access, the narrower drive aisle appears reasonable for access. 4. The application is proposing curb and gutter and bituminous pavement along the west and north of the building with leaving the southern and southwestern portions of the lot gravel surfacing. City Code allows for storage areas to be gravel but the front parking lot is required to be bituminous. The southwestern access and drive aisle should be paved which would be consistent with City code and past practices. We understand the area directly south of the building will be used for storage and could remain as gravel. 5. The site plan should note if the existing culverts will remain in place or are being replaced with the proposed project. 6. The proposed improvements are below the necessary thresholds for a stormwater management plan. 7. The grading plan shows contours on a .2’ interval in the parking lot and 1’ interval outside the parking lot which. The plan should be updated to provide consistent intervals throughout. 8. The contours north of the parking lot should be connected to existing intervals to ensure grading transitions properly. 9. The building was recently connected to City sewer and water, north of the building. 10. A detail should be provided for Z-18 curb. 11. The runoff from the parking lot drains west into the existing ditch. A spillway, catch basin or similar measure of erosion protection should be added where low point drains into the adjacent ditch to protect against scouring. End of Comments 65 Hennepin County Property Map Date: 10/27/2025 Comments:PARCEL ID: 2611923110029 OWNER NAME: Kerber Family Wealth Trust PARCEL ADDRESS: 7590 Commerce St,Corcoran MN 55340 PARCEL AREA: 1 acres, 43,559 sq ft A-T-B: Abstract SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Industrial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $462,000 TAX TOTAL: $18,011.60 ASSESSED 2025, PAYABLE 2026 PROPERTY TYPE: Industrial HOMESTEAD: Non-Homestead MARKET VALUE: $462,000 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 2025 1:1,200 66 67 68 69 25 . 0 25.0 25 . 0 10.0 Storage Area 8.0 EASEMENT SET BACK EASEMENT 70 13 . 9 22 . 0 10 . 5 5.0 BOLLARDS (7) Storage Area 1 . 2 6 % 2 . 4 4 % 4.50% 4.92 % 3.79% 1.8 8 % 1.08% 1 . 5 8 % 1.06% 2 . 2 8 % Z-18 CURB B4-12 CURBLOW POINT 27 . 3 MATCH IN AREA 20 . 1 8.0 20 . 7 5. 0 9. 0 4.0 18.0 18.5 9. 0 18.5 9. 0 20.7 21 . 2 P P P PWWWW W 71 X X X P W 72 STAFF REPORT Agenda Item: 6.c Council Meeting: November 6, 2025 Prepared By: Dwight Klingbeil, Planner Topic: Schmids Hidden Valley 3rd Addition Preliminary Plat & Subdivision Ordinance Amendment Action Required: Summary The applicants, Michael and Judith Ball, request approval of a preliminary plat and zoning ordinance amendment to allow a 3-lot subdivision with a private drive where a public local street has been planned at 21900 Oakdale Drive. Recommendation Staff recommends approval of the draft resolution approving the preliminary plat with the conditions outlined in this report, and denial of the draft resolution denying the amendment to Section 945.020 Subd. 20 of the Subdivision Ordinance. Council Action Recommendation Attachments 1. Staff Report - Schmidt's Hidden Valley 3rd 73 Page 1 of 13 STAFF REPORT Planning Commission Meeting: November 6, 2025 Prepared By: Dwight Klingbeil Topic: Schmids Hidden Valley 3rd Addition Preliminary Plat, Zoning Ordinance Amendment (PID 04- 119-23-42-0006) (City File No. 25-034) Action Required: Recommendation 1. Application Request The applicants, Michael and Judith Ball, request approval of a preliminary plat and zoning ordinance amendment to allow a 3-lot subdivision with a private drive where a public local street has been planned at 21900 Oakdale Drive. 2. Background Background The subject property is Outlot B of Schmids Hidden Valley 2nd Addition. On April 17, 2013, the City Council approved the final plat for Schmids Hidden Valley Second Addition. This subdivision consisted of 4 single-family lots and two outlots: Outlot A & Outlot B. The subdivision allocated four development rights to each of the created outlots. 3. Context Zoning and Land Use The subject property is guided Rural/Ag Residential and zoned Rural Residential (RR). The site is located outside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. The land is currently vacant and is used for agricultural purposes. Surrounding Properties Figure 2 Zoning Map Figure 1 Project Location 74 Page 2 of 13 All surrounding properties are guided Rural/Ag Residential and zoned Rural Residential. The existing uses of the surrounding properties include residential and/or agriculture. Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map indicates a Savana / Pasture upland on the eastern arm of the parcel. This map also identifies a portion of Rush Creek, a northward flowing stream, on the eastern portion of the property. There appears to be large mature trees on site, particularly on the eastern portion of the property along the stream. Prior Review A conceptual version of a 4-lot subdivision was reviewed by the Council during the February 27, 2025, regular meeting. The feedback provided by Council showed general support for the rural subdivision, however, there were concerns with the proposed private drive. The discussion included the additional complications and unknown costs associated with delaying a road project, avoiding the trigger of a public road by constructing 1 home rather than 3, and historic challenges associated with private drives. Toward the end of the discussion, the Council indicated a preference for a public road to serve this project rather than a private drive. 4. Analysis Planning staff coordinated review of the concept plan with Public Works and Engineering as well as the Public Safety team. Memos from the City Engineer and Public Safety are enclosed in this report as well as incorporated into the following analysis as appropriate. The applicant is responsible for reviewing the entirety of both memos and incorporating the feedback as the project progresses. A. Level of City Discretion in Decision-Making The City’s discretion in approving or denying a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning ordinance. If the proposal meets these standards, the City must approve the preliminary plat. B. The City has a relatively high level of discretion in approving or denying a Subdivision Ordinance Amendment as this is where the City has legislative style authority. The proposed amendment must be consistent with the City’s Comprehensive Plan. The Subdivision Ordinance is one of the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. 75 Page 3 of 13 Preliminary Plat Use The proposed subdivision consists of 3 single-family rural lots, ranging in size from 3.5 – 20.95 acres. The development of single-family homes is compatible with the uses permitted in the RR district. Development Rights The 28.26-acre site has four development rights. The proposed development consists of three single-family lots and zero outlots, which would exhaust all but one development right for the property. It is unclear how the remaining development right will be allocated or utilized in the future. To address this, a condition of approval shall require the applicant to identify where the development will be allocated or submit a ghost plat showing how this development right would be used. Figure 3 Preliminary Plat of Schmids Hidden Valley 3rd Addition 76 Page 4 of 13 Lot Analysis The site is currently zoned RR. The lot standards for the RR district are as follows: RR District Standards Lot 1 Lot 2 Lot 3 Minimum lot area 2 acres 21.49 acres 3.73 acres 3.04 acres Minimum lot width 200 feet 300 feet (approx) 250 feet 223 feet Minimum lot depth 300 feet 519 feet 559 feet 537 feet Minimum Principal Structure Setbacks: Front, from Major Roadways* 100 feet N/A N/A N/A Front, from all other streets 50 feet 279 feet 260 feet 139 feet & 50 feet Front Porch (≤ 120 square feet) 40 feet N/A N/A N/A Side 25 feet 196 feet (nearest) 35 feet (nearest) 85 feet Rear 35 feet 226 feet 243 feet 354 feet *Major Roadways are state highways All three lots comply with the minimum lot area requirements with the smallest lot 3.04- acres in size. However, it appears that the area surrounding the private drive is being Figure 4 Development Rights Map 77 Page 5 of 13 attributed to the lot size calculations, and the final lot size may be different than what is shown on the plat. The City has planned for a public local street through this site, which will require this area to be dedicated as right-of-way. Right-of-way is not included in lot size calculations. If the City were to accept a private drive for this development, Section 945.020, Subd. 20.A.3.a. states that areas devoted to private roads shall not be included in parcel size calculations. In either scenario, staff believe the lot sizes will meet the minimum area requirement of 2 acres. As a condition of approval, the preliminary plat must be revised to exclude the right-of-way (or private driveway easement) from the lot size calculations. The minimum lot width and lot depth are 200 and 300 feet respectively. The narrowest and shallowest lot is lot 3, which has a lot width of 223 feet, and a lot depth of 623 feet. All three lots comply with the minimum lot width and depth requirements. However, staff had to use an approximate measurement for Lot 1. As a condition of approval, the preliminary plat must be revised to label the lot width at the 50’ minimum required setback. Based on the building pad locations, all lots will be able to comply with the minimum setback requirements for the RR district. Streets & Access The proposed access to the development comes from a shared private drive that is located along the western boundary of the site. It is assumed that the private drive is proposed to be located within a public road easement based on the applicant’s narrative, but that is not clearly reflected on the preliminary plat. All private drives are required to comply with the design standards of Section 945.020 of the Subdivision Ordinance. Specifically, this section states: Alleys and Private Drives. Alleys and private drives may be permitted by the City Council, and are subject to the following standards: A. Private Drives in the Rural Residential District. In conjunction with the review of plats in the Rural Residential District Zoning District, the City Council may approve private drives provided that all of the following conditions are met: 1. The Council finds that a public street connection is not required for a public street network. Staff finds that the proposed private drive does not meet the above standard because the City has been planning for an internal local road network in this area since 1994. In 1994, the plat Corcoran Hills stubbed right-of-way (ROW) for High Bluff Lane to the southern property line of what is now Outlot B of Schmids Hidden Valley 2nd Addition. As part of the review of Schmids Hidden Valley 2nd Addition in 2013, the need to extend High Bluff Lane through Outlot A and Outlot B was discussed and a concept alignment was shown on the approved plans. A continuous road network is necessary as this area north and south of Oakdale Drive develops as Oakdale Drive is classified as a Minor Collector Road in the 2040 Comprehensive Plan. The 2040 Comprehensive Plan 78 Page 6 of 13 explains the critical role of access management to maintain efficient traffic flow and safety by minimizing direct access points on collector roads. This requires diverting traffic and direct access to local streets and internal road networks. Due to the existing sightlines and topography along Oakdale Drive, the City identified this site as the suitable location for an internal north-south road connection to Oakdale Drive. This intent was reinforced with the approval of Schmids Hidden Valley 2nd Addition and was further evaluated with the feasibility study completed in 2024. A private drive, whether or not it is located within a public road easement, will complicate and could prevent the planning efforts to provide a continuous public roadway network intended to serve surrounding properties as they subdivide and develop in the future. Over time, this could lead to additional driveway access points along Oakdale Drive, compounding existing traffic and safety concerns. The 2013 staff report for Schmids Hidden Valley 2nd Addition noted that the future road alignment exhibit represented a general alignment of the extension of High Bluff Lane, and the final alignment would be determined when the subject property was platted in the future.. The 2024 Traffic Feasibility Study was conducted to evaluate roadway and access options for this area. This study confirmed that the preferred alignment for the access point is located along the west side of the project site. The alignment of the access point proposed by the applicant is consistent with the Traffic Feasibility Study. Since the proposed shared private drive does not meet the design standards outlined in Section 945.020 Subd. 20.A.1, the applicant requested an amendment to this section of the Subdivision Ordinance. This is reviewed further in the Ordinance Amendment section of this report. A condition of approval in the draft resolution requires the preliminary plat to be revised to reflect an 80’ ROW for the local street and the site plans must be revised to meet the minimum design standards for public roadways unless otherwise approved by the subdivision ordinance amendment. Figure 5 Schmids Hidden Valley 2nd Addition with proposed roadway alignment 79 Page 7 of 13 Constructing a rural public roadway will include the following differences from constructing a gravel private driveway. The aggregate base for the public roadway will be constructed to a 32-foot minimum width vs a 21-ft minimum width for the private driveway but will only be 14-inches thick vs 18-inches which are required of the private driveway. The additional width better accommodates two-way traffic (especially for large vehicles, such as garbage trucks) as well as parking, maneuvering, bicycles, and pedestrians. Additionally, the public roadway would have 4-inches of bituminous pavement and gravel shouldering where the private driveway would only be the 18-inch aggregate section. The private driveway would also require a paved apron of 75’ as it connects to Oakdale Drive to delineate it being a private drive. Both roadway configurations would collect and convey the runoff in ditches which would be generally the same. Some slight modifications to the pond would be necessary to provide the necessary treatment of the additional impervious surface. Wetlands The 2040 Wetlands Inventory Map indicates a Seasonally Flooded Basin or Flat near the northeast portion of the property. A wetland delineation report was conducted on this property, and the findings were approved by the City’s Wetland Consultant in October 2024. This report found a number of wetlands within the parcel, four of which are Seasonally Flooded Basins, and are primarily located on the western portion of the site, which is where the home locations will be concentrated. The plat does not propose filling any of the wetlands. These wetlands are subject to the Wetland Overlay District (Section 1050.010), which includes wetland buffers, wetland buffer monument signs, and an additional 15-foot structure setback from the edge of the buffer. The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resource Community Quality Ranking Map identifies the majority of wetlands throughout the City and is based on the City’s quality assessment of known wetlands. Wetlands not shown on this map are assumed to be of medium quality. There is a process to confirm wetland quality through the Minnesota Rapid Assessment (MNRAM) methodology, if the applicant believes that the quality needs to be reevaluated. The City’s Natural Resources Community Quality Ranking map does not identify the wetlands on this site. Because of this, the wetlands are assumed to be medium-quality wetlands. Medium quality wetlands have the following buffer requirements: Wetland Buffer Average Width 25’ Wetland Buffer Width (Min.) 20’ Wetland Buffer Width (Max.) 40’ Structure Setback From Buffer 15’ Total Buffer and Setback (Average) 40’ 80 Page 8 of 13 The proposed plat shows buffers around the wetlands identified on site. As a condition of approval, staff proposes that the preliminary wetland buffer plan be revised to dimension the minimum and maximum wetland buffer width for each wetland to confirm compliance with Section 1050.010, Subd. 5. Additionally, the applicant’s engineer must provide certification of the average width of each wetland buffer. A permanent wetland buffer monument shall be installed at each lot line where it crosses a wetland buffer, and to indicate any contour of the buffer. Monument buffer signs cannot exceed the maximum spacing requirements of 200 feet of wetland edge. There are a few areas where the proposed wetland signs do not meet these standards. Additionally, sign locations may need to be adjusted as the wetland buffer widths are finalized. Staff will continue to work with the applicants to appropriately place wetland buffer monuments. A condition of approval will also require the applicants to submit a wetland buffer establishment plan that complies with the standards outlined in the Wetland Overlay District and the City’s wetland policies. This includes establishment of the wetland buffer strip according to the requirements of a medium quality wetland. Utilities The entire site is located outside the MUSA and will be served by private well and septic systems. Each lot shows a primary and alternative septic site. The City did receive confirmation of preliminary approval of the septic sites from Hennepin County. However, the alternate septic site for lot 2 is located within the minimum setback area of 75 feet from the wetland edge. As a condition of approval, the alternate septic site for lot 2 must be relocated to meet a minimum setback of 75 feet from all wetland boundaries. Figure 6 Wetland Delineation 81 Page 9 of 13 Since this plat is within the RR district, each lot will be served by a private well. The preliminary plat does not reflect proposed well locations. A condition of approval is to revise the preliminary plat to reflect the proposed well locations for each lot with a 50’ radius setback from septic systems. The permitting of private wells are subject to approval by the MN State Department of Health. Landscaping A landscaping plan is not required since this plat involves less than 4 residential units. Per Section 1060.070, a minimum of one overstory tree must be provided per dwelling unit. A condition of approval for the preliminary plat requires the applicant to plant one overstory tree per dwelling unit and comply with the minimum planting requirements. The City will confirm successful planting of these trees with the new home construction escrow program that was adopted in 2024 and implemented this year. Lighting As part of the final plat, Public Safety will review the plat to determine if an overhead light at the entrance is appropriate, as has been done with recent rural developments. If Public Safety finds that it is appropriate to install a light, lighting must comply with Section 1060.040 of the Zoning Ordinance. Drainage and Utility (D&U) Easements D&U easements are required along the perimeter of all platted lots. The plat reflects D&U easements along the perimeters of Lot 2 and 3. However, the perimeter D&U for Lot 1 is only shown on the west and south property lines. The easement is required along the entire perimeter of Lot 1 include the north property line and the eastern arm. D&U easements are also required over wetlands, wetland buffers, stormwater ponds, creeks, and floodplain. None of these are currently shown on the preliminary plat. The Engineering Memo further details what is required for the D&Us. The preliminary plat must be revised to address the Engineering Memo as a condition of approval. Grading and Stormwater A number of detailed comments regarding grading and stormwater are provided in the Engineering Memo. The applicant is responsible for reviewing and complying with these comments. Parks and Trails 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 project boundaries. A proposed on-road trail is shown along Oakdale Drive. No sidewalks are proposed or required for this rural development. The applicant is not required to provide an on-road trail for Oakdale Drive. A painted shoulder may be provided in the future as part of a larger road improvement project with the City. 82 Page 10 of 13 Park Dedication Estimation Park Dedication will be handled as cash-in-lieu of land. Each new lot will be required to pay park dedication fees adopted at the time of final plat approval. This is based on the finding that new residents will need access to nearby existing and future parks and trails that do not exist today as guided by the Comprehensive Plan. The 2025 fee schedule provides the park dedication fee for single-family units is $5,954.00. The estimated park dedication due with the final plat is as follows: - 3 new single-family units x $5,954.00 = $17,862.00 Building Standards The applicant did not include building plans for the proposed homes of the subdivision. All homes constructed within this subdivision must comply with the minimum residential building standards outlined in Section 1030.030 of the Zoning Ordinance. The building materials utilized for these new constructions must meet the standards outlined in Section 1060.050 Subd. 1.B. As a condition of approval, each home will be reviewed with building permit for compliance with these performance standards. C. Zoning Ordinance Amendment The applicant requests an amendment to Section 945.020, Subd. 20.A.1. of the Subdivision Ordinance. Specifically, they request adding the language underlined in red as shown below: A. Private Drives in the Rural Residential District. In conjunction with the review of plats in the Rural Residential District, the City Council may approve private drives provided that all of the following conditions are met: 1. The council finds that a public street connection is not required for the public street network. Unless, a. The Council finds that based on current development circumstances reasonably expected to continue for the foreseeable future, a public street connection is not presently required if a future public street connection is accommodated by dedication of a public roadway easement. Staff does not recommend adopting the proposed language. The amendment would complicate responsibility for constructing required local streets, create uncertainty as to when public streets must be built, and weaken the City’s ability to ensure an orderly and connected road network. 1. Creates Uncertainty and Shifts Costs to the City and Future Residents The proposed “unless” clause introduces ambiguity over when a street should be built and by whom. It would require the City to speculate on when surrounding properties 83 Page 11 of 13 may develop and whether a public street will be needed in the “foreseeable future,” which is not a clear or enforceable standard. If the City misjudges this timing, it could be left responsible for constructing the public street sooner than anticipated, transferring what should be a subdivider cost to the City and/or the future residents of this subdivision. This is inconsistent with the City’s long-standing policy that new development pays its own way. Under Minnesota Statutes §429, the City can levy special assessments for local improvements when there is a measurable special benefit to the properties involved. The applicant states in their narrative that they are willing to waive their rights to contest a future assessment. Again, this puts the responsibility of cost on a future homeowner at an unforeseen date. Additionally, the City Attorney does not believe this will address the anticipated funding gap with an unidentified timeline as to when the public road will be constructed. Deferring the public road construction to a later date means the three lots served by the private drive would already have full access, making it difficult to establish a special benefit of the improvement and recover costs through assessment. Ultimately any resulting funding gap would be borne by taxpayers. 2. Undermines the City’s Adopted Street Network Plan The current ordinance intentionally allows private drives only when a public street connection is not required for the street network. Allowing private drives in locations where a public road has already been identified as necessary undermines the City’s long-term connectivity and growth management plans. Once development occurs along a private drive, it becomes financially and physically difficult to retrofit that corridor with a public street. This amendment would effectively allow private drives to occur in areas where the City has already determined a road connection is needed, threatening the integrity of the planned roadway network. 3. Anticipated Development Potential While the applicant asserts that additional development is unlikely in the foreseeable future, Staff disagrees. The necessity of this road network has nothing to do with the current or future MUSA boundary. Although the parcel immediately to the west currently lacks development rights, this does not mean it will remain undeveloped. Abutting parcels can consolidate or transfer development rights through the platting process, as seen with Kariniemi Acres 1st Addition, Larkin Road Addition, Magnan Acres, Fira Addition, and Heather Meadows 3rd Addition within the past five years. The neighboring properties collectively include 12 development rights (three to the west, eight to the north, and this plat will have one remaining development right with no clear way to further subdivide). Given the frequency of similar consolidations, typically once per year, Staff finds it reasonable and prudent to anticipate and plan for further 84 Page 12 of 13 subdivision. A public street connection through this area remains essential to support this likely growth and ensure internal connectivity. 4. Precedent and Consistency with Past Approvals Staff recognizes that a single driveway within a roadway easement was previously approved as part of Bechtold Farms, but that situation is not comparable. Bechtold Farms involved a large segment of road that was not needed to serve the proposed new lots and an existing home that prevents connectivity until the lot redevelops in the future. A roadway easement was granted to preserve the road network for now, and a private driveway to serve a single lot was allowed through an encroachment agreement. The driveway occupies a small segment of the future roadway easement. In contrast, the current request allows a private drive to extend the entire length of the future public street, serving all lots within the subdivision, and effectively replacing a planned segment of the public street system. There is not an example of a shared private drive being granted for similar applications since the City adopted the current standards for private drives in the RR. 5. Public Safety, Maintenance, and Long-Term Implications Experience in Corcoran and other cities show that private drives often become long- term maintenance and access challenges: • Residents frequently request City intervention for maintenance disputes or petition for conversion to public streets. • Private drives are not built to the same structural standards as public streets, creating safety and liability concerns if the City later assumes ownership. • A narrow private drive of 21 feet wide limit fire and emergency vehicle access and effectiveness, especially during winter when snow storage can further reduce width. • Deferred maintenance and regular upkeep (such as snow removal) issues can delay emergency response times. By contrast, a 32-foot public street within an 80-foot ROW provides: • Adequate two-way vehicle passing and parking on one side. • Sufficient width for snowplows, garbage trucks, and fire apparatus. • Improved safety, visibility, and long-term durability. • The flexibility to accommodate future sidewalks, utilities, or stormwater facilities. These functional and safety benefits will outweigh the short-term cost savings of a private drive. 85 Page 13 of 13 Staff recommends denial of the proposed amendment. The existing ordinance already provides flexibility where a public street connection is truly not needed or planned in the foreseeable future. An example of when this would make sense is when their are natural resources, such as large wetlands, that prevent practical connectivity for a road network. Allowing private drives in locations where a public street connection is planned would: •Undermine the integrity of the City’s street network, •Create uncertainty regarding street construction responsibility, •Shift costs of constructing the road from the subdivider to future residents and taxpayers, and •Introduce ongoing safety and maintenance challenges. For these reasons, staff recommends retaining the current ordinance language and requiring construction of a public street consistent with the City’s adopted policies and subdivision standards. 5.Recommendation Staff recommends approval of the draft resolution approving the preliminary plat with the conditions outlined in this report, and denial of the draft resolution denying the amendment to Section 945.020 Subd. 20 of the Subdivision Ordinance. Attachments: 1.Draft Resolution 2025- Approving the Preliminary Plat for Schmids Hidden Valley 3rd Addition 2.Draft Resolution 2025- Denying Amendment to Section 945.020 Subd. 20 of the Subdivision Ordinance. 3.City Engineer memo dated October 29, 2025 4.Applicant Narrative 5.Civil drawings received on September 16, 2025 86 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 6 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “SCHMIDS HIDDEN VALLEY 3RD ADDITION” ON THE PROPERTY LOCATED AT 21900 OAKDALE DRIVE (PID 04-119- 23-42-0006) (CITY FILE NO. 25-034) WHEREAS, Michael and Judith Ball (“the applicant”) requests approval of a preliminary plat to create 3 single-family lots from property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the preliminary plat at a duly called public hearing and recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on September 15, 2025, with additional material received as of September 16, 2025, and October 15, 2025, except as amended by this resolution. 2. The applicant shall comply with all requirements in the City Engineer Memo dated October 29, 2025. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity commences. The applicant is responsible for obtaining all required permits and approvals. 4. This development would utilize 3 of it’s 4 development rights. The applicant must specify the allocation of the remaining development right. 5. 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. 87 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 6 f. The final seed mix to be used in establishing the wetland buffers must be approved by the City’s wetland specialist. g. 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. The City’s wetland buffer specialist must inspect existing wetland buffers proposed to remain to confirm the existing buffers are undisturbed and in an acceptable condition. This must be completed prior to submittal of the final plat application. h. The minimum and maximum dimensions as well as the average width of all wetland buffers must be certified by the applicant’s engineer. i. Wetland buffer signs must be located where the buffer crosses a property line and to indicate changes in contour. j. Spacing between wetland buffer monument signs cannot exceed 200’. k. A planting and maintenance plan must be submitted for the wetland buffers that address site preparation, proposed maintenance practices, and when the City will be notified for inspections to be approved by the City’s Wetland Specialist. 6. 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 3 new single-family homes to the City. b. Residents of the development will need access to nearby existing and future trails and parks that do not exist today 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. The code stipulates a dedication requirement of 5% of land for land guided at a density of less than 2 units an acre or an equivalent market value in cash, resulting in estimated park dedication fees of $17,862. 7. All homes must meet the minimum residential building standards outlined in Section 1030.030 and 1060.050, Subd. 1(B) of the Zoning Ordinance. 8. All residential lots must have a minimum of 2 parking spaces. 88 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 6 9. Proposed well locations must be shown on the preliminary plat and are subject to approval by the Minnesota Department of Health. 10. All septic sites must meet a minimum setback of 75 feet from delineated wetland edges. 11. The applicant is responsible for installing the required trees and ground cover to meet the requirements of Section 1060.070 prior to release of escrow. 12. Prior to submittal of the final plat, the applicant must complete the following: a. Revise the preliminary plat to show the following: i. The septic locations for Lot 2, Block 1 must be revised to meet a 75-foot setback from the wetland edge. 1. The approval of this new location must be confirmed by Hennepin County. ii. Show an 80-foot right-of-way for the proposed local street with a right-of- way stub extended from the proposed cul-de-sac to the western property line unless otherwise approved by the City Engineer. 1. The areas of each lot must be recalculated to exclude the area being dedicated as right-of-way. 2. Access to the development must be a public roadway and meet the engineering standards for a residential street section as noted in the 2025 Standard Detail Plate STR-1A. iii. Proposed well locations and required setback must be shown. iv. The lot width for lot 1 must be measured from the 50 foot front setback line and be clearly labeled on the preliminary plat. v. Drainage and Utility Easements must be dedicated around the entire perimeter of each lot, including the eastern and northern perimeter of Lot 1, Block 1. vi. Drainage & Utility Easements must be dedicated over all wetlands, wetland buffers, stormwater management ponds, and must encompass Rush Creek as well as the highwater line of said creek. b. Revise the preliminary wetland buffer plan to show the following: i. The minimum dimension of all wetland buffers. ii. The maximum dimension of all wetland buffers. 89 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 4 of 6 iii. Certification of the average width of all wetland buffers. iv. Wetland buffer monument signs at each contour and property line with a maximum spacing of 200’ in between signs. c. Provide a wetland buffer planting and maintenance plan that identifies the process for site preparation, maintenance practices, and when the City will be notified for inspections. 13. Drainage and utility easements shall be provided over all wetlands, wetland buffers, stormwater ponds, and in compliance with the Engineering Memo. 14. Drainage and utility easements shall be provided along the perimeter of all lots. 15. 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. 16. 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. 17. 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. 18. If a Homeowners Association is to be created, the applicant shall provide copies of the Homeowner’s Association Documents/Covenants for City review as part of the final plat application. 19. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 20. Parking shall be permitted on one side of local streets and shall be signed in accordance with City standards. 21. Sign permits will be required prior to construction of any signs, temporary or permanent. 22. The final plat shall address all conditions of approval. 23. Prior to release of final plat for recording, the applicant shall enter into the following: a. A Development Contract to provide a financial guarantee to protect the work. b. A stormwater maintenance agreement. c. An encroachment agreement for any site improvements within the City’s drainage and utility easements. 90 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 5 of 6 24. 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 25th day of November 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Karen Heiden – Deputy City Clerk 91 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 6 of 6 ATTACHMENT A Outlot A of Schmids Hidden Valley 2nd Addition 92 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 2 Motion By: Seconded By: A RESOLUTION DENYING A SUBDIVISION ORIDNANCE AMENDMENT RELATED TO PRIVATE DRIVES (CITY FILE NO. 25-034) WHEREAS, Michael and Judith Ball have requested approval of an amendment to the subdivision ordinance to allow private drives to be installed in areas that a public street connection is required when the Council finds that a public roadway easement can accommodate the future street connection; WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends denial; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the requested amendment to Section 945.020, Subd. 20.A.1. of the Subdivision Ordinance, based on the following findings and conditions: 1. Application received on September 15, 2023 and additional information received on September 16, 2025, and October 16, 20205. 2. Delay of road projects into the future creates uncertainty and shifts costs of the project from the developer to the City and future residents. 3. Allowing private drives in areas identified for future public streets undermines the City’s adopted street network plan and long-term growth management goals. 4. Retrofitting a corridor with a private drive to a public street has proven to be financially and physically challenging. 5. A public street connection remains essential to support likely future growth and ensure internal connectivity. 6. Private drives frequently create long-term maintenance, access, and safety challenges, including dispute over upkeep and petitions for public takeover. 7. The long-term safety, durability, and functionality benefits of a public street outweigh the short-term cost savings of a private drive. 8. The applicant has not provided sufficient evidence to show that the adopted comprehensive plan land use map should be changed to allow reasonable development of the site. 9. The zoning map amendment request does not meet the standards in Section 1070.010, Subd. 2 of the Zoning Ordinance. Specifically: 93 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 2 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 25th day of November 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Karen Heiden – Deputy City Clerk 94 Memo To: Kevin Mattson From: Steve Hegland, PE Ben Otto, EIT Project: Schmid Hidden Valley Third Addition Date: October 29, 2025 Exhibits: t This Memorandum is based on a review of the following documents: 1. Schmid Hidden Valley third addition plans dated 2025-09-16 2. Schmid Hidden Valley drainage analysis dated 2025-09-16 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. In addition to engineering comments, the proposed plans are subject to review by planning, zoning, and land-use and shall meet other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. Plat: 1. Drainage and utility easements should be provided around perimeter of Lot 1 Block 1. 2. Drainage and utility easements should be provided around northern wetlands and buffers for Lot 1 Block 1. 3. Clarify on plans the centerline and limits of Rush Creek along east side of development. Drainage and utility easements should encompass the creek as well as to HWL of creek. 4. Easement shall be provided over wetland and buffer in rear of Lot 2 Block 1.This extends slightly to the north into Lot 1 Block 1. 5. The far eastern portion of the stormwater basin is outside of the proposed drainage and utility easements. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. Show TRM hatch from NWL of BMP to downstream wetland edge or toe of slope. 3. Development plans should clarify if lot grading for individual lots will be completed with mass grading. If completed at that time, SWPPP shall be inclusive of home construction and plans should be 95 October 29, 2025 Schmid’s Hidden Valley 3rd Kevin Mattson Page 2 of 3 updated to show erosion control for areas of driveways and home sites that will be a part of the development. If graded with home construction in the future, subdivision permits will be required. Transportation 1. The proposed road appears to be shown as a 21’ private drive within a shared access easement. Access for this development shall be a paved public street to allow for a future roadway connection to the north. As Oakdale Drive is a collector roadway, this would allow for access to the west and north to come from this location and reduce the amount of future access locations to Oakdale Drive. 2. All roadways shall be constructed to City standards. This includes pavement sections and pipe separation based on final roadway configuration. 3. An 80’ ROW is shown which should be sufficient for the proposed roadway. 4. The access location is shown in alignment with the access location which was recommended in the feasibility study for this development. 5. Street lighting locations shall be reviewed by public safety and final lighting locations shall be determined at the time of final plat. At a minimum, one light pole should be anticipated at the development access and Oakdale Drive. Grading /Stormwater 1. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 2. Easements shall be provided over all storm sewer pipes. Easements shall be shown on the utility plan to ensure they are adequate. 3. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. 4. Label clearly on plans EOF’s for all areas where water will be collected including all low areas in roadways and greenspaces. 5. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the city engineer. 6. A wetland buffer plan shall be provided establishing how the development will properly prepare, establish, and maintain wetland buffers, The plan shall be completed in accordance with the existing City policy for wetland buffer plans. 7. If not otherwise provided on grading plans, the Construction Plans shall identify if any existing vegetation is planned to be utilized with the buffer so they can be reviewed by the City for approval prior to plan approval. o It is assumed that all wetland buffers will be established with this development. 8. Wetland buffer locations should be updated to meet City Standards. 9. Provide electronic water quality MIDS and HydroCAD models. 10. Adjust CN Value for existing row crops to a maximum CN of 80. 11. Proposed conditions shall use a minimum time of concentration of 7 minutes unless calculated. 12. Show central wetland overland flow point on plans. Plans show driveway conflicting with overland flow path and possibly rerouting the flows. A pipe at the current overflow elevation could be routed to the north wetland if that is where current conditions EOF. 96 October 29, 2025 Schmid’s Hidden Valley 3rd Kevin Mattson Page 3 of 3 13. Update ditch grading, pipe size, or storage for the storm basin at the end of the cul de sac to contain the 100-year event. Current elevation in Pond 12P shows a hwl of 944.20. This water would back up into the middle of the cul de sac and additionally overtop the 944 contour to the north. 14. Individual lot grading plans will be necessary prior to building permits. 15. Provide basement floor elevation. For example, lot 2 elevations are shown as if house is intended to be a SOG not a FB. 16. CMP culverts are not to be used below residential driveways. Refer to City of Corcoran detail for 15” PP or RCP driveway culvert design. 17. We recommend a minimum of 15” inlet and outlet pipes for OCS-01. 18. Starting elevation of all stormwater BMP’s and wetlands shall start at the controlling device. For example, Pond 11P shall start at the controlling device i.e. 937 invert elevation. 19. Provide TRM from the NWL to the downstream toe of slope or wetland edge. 20. Show all wetland EOF directions and elevations on plans. 21. Hydrologic soil group shall be downgraded one category from C to D in locations of mass grading. Existing undisturbed soils can remain the same. 22. Provide a 12’ wide maintenance access around the top of pond. 23. Pond 11P does not show abstraction. A bench or other filtration BMP shall be added or provide documentation of an alternative compliance route from ECWMC. 24. A draintile inlet is shown on the plan in the large wetland northwest on the site. Draintile location and routing shall be confirmed prior to construction to ensure there is plan to address draintle should it be encountered. 25. Grading around and west of the pond is 3:1 and should be modified to be 4:1 or flatter per City requirements. 26. Once the model inputs are corrected and EOF and routing are confirmed, the stormwater plan will be reviewed to confirm no offsite impacts due to the volume and confirm no mitigation or rerouting is necessary. 27. Show wetland NWL and HWL on plans. 28. All streets shall be modeled as fully impervious with CN of 98. The full City street width should be incorporated into the stormwater model. 29. City standard details shall be used for all pond components including but not limited to OCS structures, EOF’s and filters Watermain/Sanitary Sewer 1. The parcel is out of the MUSA, therefore utilities will be provided by private well and septic systems. 2. Applicant shall be responsible for verifying and maintaining viability of septic sites for the proposed development. 3. The applicant shall be responsible for permitting all septic sites through Hennepin County. 4. Private wells are reviewed and permitted through the Minnesota Department of Health. The applicant shall be responsible for ensuring all necessary permits are obtained for the work. 5. Two primary and two alternative well sites are shown for Lot 1 Block 1. Clarify where the primary and alternate locations will be. End of Comments 97 BALL PROJECT NARRATIVE October 14, 2025 Judith Ball and Michael Ball (“Applicants”) are mother and son. Judith Ball is a widow who lives alone in Iowa. Michael Ball and his brother hope to bring their mother to Minnesota to live near them. Michael Ball lives in Maple Grove and his brother lives St. Michael. Michael Ball found the property which is the subject of this Application (Outlot A, Schmids Hidden Valley 2nd Addition, PID No. 04–119–23–42–0006). (The “Property”). It is guided Rural/Ag Residential and is zoned Rural Residential (RR). Applicants purchased the Property because they determined it would be a good site upon which to build a house for Judith Ball since the site is located about halfway between where Michael Ball and his brother each live. Applicants propose to plat and subdivide the Property into three Lots with no Outlets in a manner substantially similar to the Concept Plan C, a copy of which is attached as Exhibit A (the “Plan”). As shown on Exhibit A, the Plan includes a private drive area that is 80 feet wide, within which Applicants would construct a 21.0 foot wide aggregate surface private drive ending in a cul-de-sac. This private drive would provide access to the three Lots from Oakdale Drive via a shared access easement. Corcoran City Code Section 945.020 Subd. 20. A.1 authorizes the City Council to approve a private drive if the Council finds that a public street connection is not required for the public street network. Applicants request that the City Council makes that finding based on current conditions, which are highly likely to be in place for many years. Currently a public street constructed to City standards is not necessary because it would end in the area of the cul- de-sac as shown on the Plan. The City’s planned public street network discussed in the 1994 98 transportation plan shows that a public street running through Applicants’ Property would turn to the west/northwest. However, based on the 2040 Comprehensive Plan, there is no data supporting development west and northwest of Applicants’ Property, since the parcel adjacent to the west has no development rights. Moreover, the 2040 Metropolitan Urban Service Area (MUSA) line is nowhere close to the Applicants’ Property. Even with reasonable growth/expansion of the city, the extension of MUSA and conversion of the Applicants’ Property to urban development will likely not occur for the next 50 years. Requiring Applicants to construct a significantly expensive public street at this time, at a cost that would exceed the market value of their Property, is not economically viable and would impose an undue hardship upon Applicants. The market value of their Property does not support such a cost for a three - lot development. Conversion of the Applicants’ Property to urban development would be the appropriate time for a public street to be constructed. The private drive shown on the Plan would be an interim condition. Applicants are willing to grant an easement to the City for public road purposes over, upon and across the private drive area shown on the Plan. If and when the City determines construction of a public street is necessary in this area of the city, the street can be constructed within the easement area shown on the Plan. This proposal recognizes that a future street will be accommodated, which satisfies the arguable intent of Section 945.020, Subd. 20.A.1 of the City Code. City staff interpretation is that Council does not have authority in Section 945.020, Subd. 20.A.1 to approve a preliminary plat and final plat with conditions that accommodate a future public street. Therefore, Applicants also request an amendment to City Code Section 945.020, Subd. 20.A.1 to confirm that Council does have such authority by revising subpart 1 thereof to read as follows: The council finds that based on current development circumstances reasonably expected to continue for the foreseeable future, a 99 public street connection is not presently required if a future public street connection is accommodated by dedication of a public roadway easement. Furthermore, in order to allay any concerns by the City about recouping proportionate costs of the future construction of the street through the easement area, Applicants agree to waive the right to contest a future assessment levied in accordance with Minnesota Statutes, Chapter 429. Attached as Exhibit B is a proposed Agreement for Grant of Easement, Future Levy of Assessments and Waiver of Appeal drafted by Applicants’ legal counsel for the city’s review and consideration. Applicants request that Code Section 945.020, Subd. 20.A.1 be modified as set forth above and, that their preliminary plat be approved because it is viable, complies with the City Code, accommodates the city’s future needs, provides the city with an economic benefit through increased property taxes, and would allow Judith Ball to live near her sons. 100 PROJECT LOCATION SITE MINNESOTA SCHMIDS HIDDEN VALLEY THIRD ADDITION RURAL RESIDENTIAL DEVELOPMENT PROJECT CORCORAN, MN CITY OF CORCORAN, MNHENNEPIN COUNTY SITE SITE SITE INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball 10 1 PROJECT LOCATION EXISTING PROPERTY DESCRIPTION LEGEND: SETBACKS: MINIMUM LOT REQUIREMENTS SURVEY DATA SITE DATA: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball LEGEND: 10 2 LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball SURVEY DATA TYPICAL HOUSE PADS 10 3 LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball SURVEY DATA 10 4 PROJECT LOCATION EXISTING PROPERTY DESCRIPTION EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL NOTES EROSION CONTROL MAINTENANCE SCHEDULE VEGETATION GROUND COVER SCHEDULE SWPP NARRATIVE POLLUTION PREVENTION NOTES RESPONSIBLE PARTY DESIGN CALCULATIONS SWPPP Designer: Owner: Michael Ball Contractor: Manager: EROSION CONTROL QUANTITIES: LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball LOCATION OF SWPPP REQUIREMENTS IN PLANS SURVEY DATA SITE DATA: 10 5 LEGEND: DEMOLITION NOTES EXISTING PROPERTY DESCRIPTION INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball SURVEY DATA 10 6 INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball HORIZ: 1"=50' VERT: 1"=5' 10 7 INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball POND OUTLET CONTROL STRUCTURE OCS-1 NOT TO SCALE 10 8 EROSION CONTROL INSTALLATION SCHEDULE INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael Ball LOCATION OF SWPPP REQUIREMENTS IN PLANS 10 9 STAFF REPORT Agenda Item: 6.d Council Meeting: November 6, 2025 Prepared By: Dwight Klingbeil, Planner Topic: Brandsted Garage Conditional Use Permit Action Required: Approval Summary Josh and Kelsey Brandsted, the applicants, request approval of a conditional use permit (CUP) to allow an accessory structure that would exceed the allowed accessory structure footprint of 3,969 square feet as well as a sidewall height that would exceed the limit of 10 feet in the side yard at 7121 Old Settlers Road. Property owners can request deviation from the footprint and sidewall height limitations for accessory structures via a CUP. Recommendation Staff recommend approval of the draft resolution approving the CUP for a detached garage exceeding the allowed accessory structure footprint by 3,236 square feet, and sidewalls that exceed the height limit by 10 feet in the side yard. Council Action Recommendation Attachments 1. 2025-11-06 Brandsted Garage CUP PC Staff Report.pdf 110 Page 1 of 7 STAFF REPORT Planning Commission Meeting: November 6, 2025 Prepared By: Dwight Klingbeil Topic: Brandsted Garage CUP (PID 27-119-23-43-0003) (City File No. 25-036) Action Required: Recommendation 1. Application Request Josh and Kelsey Brandsted, the applicants, request approval of a conditional use permit (CUP) to allow an accessory structure that would exceed the allowed accessory structure footprint of 3,969 square feet as well as a sidewall height that would exceed the limit of 10 feet in the side yard at 7121 Old Settlers Road. Property owners can request deviation from the footprint and sidewall height limitations for accessory structures via a CUP. 2. Context Zoning and Land Use The 19.75-acre property is zoned Rural Residential (RR) and guided for Rural/Ag Residential uses. The property is not located within the Metropolitan Urban Service Area (MUSA). The property has an existing single- family home and a detached accessory structure. Surrounding Properties The immediate surrounding properties are zoned RR, guided for Rural/Ag Residential and are located outside of the MUSA. The properties to the west and south are used for residential/agricultural uses, while the properties to the north and east are large rural residential lots. Natural Characteristics of the Site The 2040 Natural Resource Inventory Areas map does not identify any significant natural communities within the property. A wetland delineation was conducted in the summer of 2025. A Notice of Decision was issued on September 5, 2025. The delineation identified a wetland complex along the western portion of the property and Figure 1 Project Location 111 Page 2 of 7 two smaller wetlands on the eastern arm. The proposed structure is located outside of these delineated areas and will not impact any identified wetlands. 3. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report. The detailed comments are included in the attached Engineering Memo, and the approval conditions require compliance with the Memo. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. I. Accessory Structure CUP The applicant proposes to construct a detached garage of 3,813 square feet, with sidewalls of 20 feet within the side yard of the 19.75-acre parcel. Location and Setbacks The proposed building location is in the side yard which is allowed. The garage meets the 10-foot minimum separation from the residence and existing barn. The structure is closest to the side property line to the east, with a setback of 36 feet where a 20-foot minimum setback is required. The proposed placement far exceeds the front, side, and rear setbacks (50 feet, 20 feet, and 15 feet respectively). Size Section 1030.020 of the Zoning Ordinance allows a property of this size to have an accessory structure footprint of up to 3,969 square feet by-right, excluding the first 1,000 square feet of attached accessory structure space. Figure 2 Site Layout 112 Page 3 of 7 Currently, there appears to be a detached structure that has a footprint of roughly 3,084 square feet, and an attached garage with an estimated footprint of 1,308 square feet. Based on staff’s measurements, the current accessory structure footprint on the property is roughly 3,392 square feet. The proposed structure would increase this footprint to 7,205 square feet for the 19.5-acre property. It is unclear what the specific footprints are for the existing accessory spaces, as they are not measured on the survey provided by the applicant. As a condition of approval, the survey will need to be updated to clearly show the area measurement for each accessory building on the property. Properties that are 10.0-acres or larger may request an additional accessory structure footprint than is what otherwise allowed by-right through the approval of a Conditional Use Permit (CUP). Accordingly, the applicant requested approval of a CUP to exceed the by-right limit of 3,969 square feet. Building Height The building is located in the side yard where the by-right sidewall height is limited to 10 feet. However, this limit can be bypassed through approval of a CUP. The applicant requests a sidewall height of 20 feet. The height of the structure is measured at 25 feet and does not exceed the 35-foot height limit for the RR district. Architectural Standards The proposed structure consists of Hi-Rib steel siding and roofing. Section 1030.020, Subd. 6 and Section 1060.050, Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing on Accessory Structures via a Certificate of Compliance, provided that they meet the standards adopted by the Minnesota State Building Code and have been treated with a factory applied color coating system that protects against any fading or degradation. The applicant has provided documentation confirming compliance with these requirements. Figure 3 Proposed Floor Plan Figure 4 Rendering of proposed structure facing SE 113 Page 4 of 7 The Zoning Ordinance requires eaves (i.e., the underside or soffits on the side) and overhangs (i.e., the edge extending over the front and rear elevations) of at least 12 inches. The applicant is proposing eaves and overhangs of 24 inches on the main portion of the structure, and eaves and overhangs of 12 inches over the tack room area. All eaves and overhangs comply with this requirement. There are no architectural interest requirements for accessory structures within City Code. However, if the Planning Commission finds that the scale or size of the wall facing neighboring properties does not satisfy the Conditional Use Permit criterion that the use “will not be injurious to the use and enjoyment of other property in the immediate vicinity”, the Commission may impose additional architectural treatments or design enhancements as a condition of approval. Landscaping There are no landscaping requirements for the construction of accessory structures, and a landscape plan is not required by Code. However, previous approvals of larger accessory structures have included a landscaping requirement as a mitigation measure from the visual impact onto adjacent properties. If the Planning finds that the size of the accessory structure floor area and sidewalls may be injurious to the use and enjoyment of other properties in the immediate vicinity, then additional landscaping may be added as a condition of approval. It is important to note that requiring landscaping as a condition of approval will trigger the need for a site improvement performance agreement (SIPA) and financial security to be held until the completion of the project. The security would need to remain with the City until the completion of the project. Grading and Drainage Figure 4 East Elevation of Proposed Structure 114 Page 5 of 7 Existing conditions of the site show drainage from the southwest to the northeast. The proposed plan shows proposed grades around the building. The proposed grades appear to allow water to drain away from the proposed structure. The final grading plan will be reviewed and approved with the building permit. Conditional Use Permit Standards The applicant requests a CUP to exceed the allowable footprint of 3,969 square feet and to exceed the allowable sidewall height of 10 feet with a CUP. In order to grant a CUP, the standards of Section 1070.020 Subd. 3 must be met: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed building is not in conflict with the Comprehensive Plan. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The establishment, maintenance, or operation of the use will promote and enhance the public welfare as it will allow the property owner to properly store vehicles on their property rather than relying on exterior storage. The CUP for the accessory building would not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. The building is proposed to be below the 35-foot maximum building height allowed for principal buildings in the RR district. The building would meet or exceed all setback requirements for the RR district. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Assuming the recommended conditions of approval are adopted, staff does not find reason to believe the CUP for the accessory structure would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The proposed use will allow for proper storage of items such as vehicles on the property that will protect the use, enjoyment, and property values of surrounding properties. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 115 Page 6 of 7 The surrounding properties are used for a mix of residential and agricultural uses. The proposed building’s size and height do not preclude improvement or further development of the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed use. An additional accessory building will not impact the demand for services. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The proposed use is in conformance with the City regulations. The proposed improvements meet setbacks, size requirements, architectural requirements, and the underlying requirements of the Rural Residential zoning district. A condition of approval included in the draft resolution is that the structure cannot be used for commercial use without a separate approval for a home occupation, nor can it be used as a living space without separate approval for an accessory dwelling unit to ensure compliance with the land use requirements of the RR zoning district g. The conditional use and site conform to performance standards as specified by this Chapter. The CUP and site would conform to the applicable performance standards of the Zoning Ordinance. Additionally, the request for a CUP to exceed the by-right sidewall height of 10 feet in the side yard of the property in allowed by Section 1030.020, Subd. 5(D) subject to the following specific standards: 1. The proposed use shall be in conformance with all City regulations. If the CUP is approved with the conditions of approval outlined in the staff report, the use will comply with the district regulations for the RR zoning district. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites, and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. The applicant submitted a certificate of survey and site plan that show the existing structures on the property. As a condition of approval, the survey must 116 Page 7 of 7 be revised to clearly indicate the area measurements for the existing detached accessory structure and attached garage. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Staff finds that the sidewall height complies with the CUP standards as outlined above in this report. 4. The building materials standards required by this Section have been met. As noted previously, the applicant proposes to use steel siding for exterior materials. Section 1060.050 Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing provided they meet the Minnesota State Building Code standards and are treated with a factory applied color coating system that protects against fading. Documentation has been provided confirming compliance with this standard. 5. The proposed building will be compatible with surrounding land uses. The proposed use is compatible with the surrounding land uses which include agricultural and large-lot residential uses where it not uncommon for accessory structures of this height to exist. 4. Recommendation Staff recommend approval of the draft resolution approving the CUP for a detached garage exceeding the allowed accessory structure footprint by 3,236 square feet, and sidewalls that exceed the height limit by 10 feet in the side yard. Attachments: 1. Resolution 2025- Approving the Conditional Use Permit 2. Engineering Memo dated October 22, 2025 3. Applicant Narrative 4. Certificate of Survey received on September 26, 2025 5. Site Plan received on October 16, 2025 6. Building Plans received on September 26, 2025 117 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A DETACHED ACCESSORY STRUCTURE FOR JOSH AND KELSEY BRANDSTED AT 7121 OLD SETTLERS ROAD (PID 27-119-23-43-0003) (CITY FILE 25-036) WHEREAS, Josh and Kelsey Brandsted, the landowner, requests approval of a conditional use permit to allow an accessory building with a sidewall height of 20’, and a cumulative accessory structure footprint of 7,205 square feet at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A conditional permit is approved, in accordance with the application received by the City on September 26, 2025, and additional information received on October 16, 2025. 2. The applicant shall comply with all conditions of the City Engineer’s memo dated January 27, 2025. 3. A conditional use permit is approved to allow a 3,819 sq. ft. accessory building with sidewalls that have a height of 20 feet in the side yard, based on the finding that that conditional use permit standards in Section 1070.020 are satisfied: a. The proposed use conforms with City regulations, as it meets the necessary setback requirements, architectural requirements, and the underlying requirements of the Rural Residential zoning district. b. The proposed use complies with the Conditional Use Permit standards as outlined in Section 1070.020: i. The proposed building does not conflict with the Comprehensive Plan. ii. The establishment, maintenance, and operation of the use will promote and enhance the public welfare as it will allow the applicant to properly store vehicles on his property rather than rely on exterior storage. iii. The use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor will it substantially diminish and impair property values within the neighborhood. iv. The establishment of the use will not preclude improvement or further development of the surrounding properties. v. The use will not impact the demand for services as there are adequate public facilities available for the building. 118 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 4 vi. The use will comply with the district regulations of the Rural Residential zoning district. vii. The proposed use complies with the performance standards for accessory structures within the Zoning Ordinance. c. The proposed building must obtain a Certificate of Compliance to comply with the building material requirements of the Zoning Ordinance. d. The proposed building is compatible with the surrounding land use. 4. The site survey must be revised to clearly measure the footprint of the attached garage and existing accessory structure. 5. The structure cannot be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 6. The structure cannot be used as an Accessory Dwelling Unit unless the applicant applies for City approval and such approval is granted. 7. Prior to issuance of a building permit, the applicant/landowner must complete the following: a. A grading plan must be submitted for final approval per the City’s Engineer Memo. b. The applicant must obtain a certificate of compliance to allow metal siding on the structure. c. The approving resolution must be recorded at Hennepin County. d. The applicant/landowner must provide proof of recording to the City. 8. The applicant must maintain a positive escrow balance through the duration of the project. If the escrow balance becomes negative, the applicant must pay any balance due plus a new deposit for anticipated remaining staff time within 30-days of receiving a notice from the City. 9. A final inspection of the project to confirm the building is constructed to plan is required prior to final reconciliation and release of the escrow account with the City. 119 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- 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 25th day of November 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Karen Heiden – Deputy City Clerk 120 City of Corcoran November 25, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 4 of 4 ATTACHEMENT A The North 648.85 Feet of The South 1758.85 Feet of The West Half of the West Half of The Southeast Quarter of Section 27 Township 119 Range 23, Also the North 325 Feet of The South 1110 Feet of the West Half of the Southeast Quarter of Section 27 Excluding the Road. 121 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Caleb Kroeze Project: 7121 Old Settlers Road Out Building – Site Plan Review Date: October 20, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Building Plans and Site Plan Brandsted Building dated 08/21/25 2. Certificate of Survey for Josh Brandsted by EFN dated 3/5/25 Comments: General: 1. The applicant is proposing a shed located northeast of the existing barn on the property. The proposed shed is approximately 3,750 sf in size. 2. The proposed site plan does not show a proposed finished floor elevation or proposed grading around the building. At the time of building permit, a grading plan should be included with the building permit showing the proposed building elevation as well as how grading will be directed around the building. The site generally drains from southwest to northeast so it is anticipated that those drainage patterns will be maintained. 3. The proposed disturbance is anticipated to be below the thresholds which would require a stormwater management plan. Should the site plan drastically change and disturb a significant area, the applicant shall be responsible for meeting all regulatory requirements. 4. The garage is not anticipated to have any sewer or water. 5. A wetland delineation was completed for this property and while some wetlands are present on the property, no wetlands are located near the proposed improvements. End of Comments 122 12 3 12 4 12 5 12 6 20' - 0"65' - 0" 20' - 0"36' - 10 1/2" 50 ' - 0 " 15 ' - 0 " 35 ' - 0 " 10' - 6" 17' - 7 1/2" 30' - 0" 85' - 0" 6' - 0 " 6' - 0 " 85' - 0" 12' - 0" 5' - 0 " FO L D I N G W A L L S Y S T E M 3' - 8" 12' - 0"3' - 8"12' - 0"5' - 8" COVERED COLD STORAGE TACK ROOM VEST. MECH. CU B B I E S B/ H TR A N S O M W I N D W O W S TR A N S O M W I N D W O W S TR A N S O M W I N D W O W S T R A N S O M W I N D W O W S 50 8 0 S R O 40 8 0 30 8 0 30 8 0 30 8 0 30 8 0 (2) 3080 10 ' - 0 " MOTOR HOME ©2025 Whitten Associates, Inc.BRANDSTED BUILDING WHITTEN ASSOCIATES, INC. 8.21.25SCALE: 1/4" = 1'-0" MAIN LEVEL 12 7 METAL ROOF METAL PANEL SIDING 4:12 4:12 4:12 20 ' - 0 " 4 12 4 12 4 12 ©2025 Whitten Associates, Inc.BRANDSTED BUILDING WHITTEN ASSOCIATES, INC. 8.21.25 NO SCALE FRONT PERSPECTIVE SCALE: 1/4" = 1'-0" FRONT ELEVATION SCALE: 1/4" = 1'-0" BUILDING SECTION 12 8 METAL ROOF METAL PANEL SIDING 4 12 4 12 4 12 4 12 4 12 METAL ROOF METAL PANEL SIDING 4:12 4:12 ©2025 Whitten Associates, Inc.BRANDSTED BUILDING WHITTEN ASSOCIATES, INC. 8.21.25 SCALE: 1/4" = 1'-0" SIDE ELEVATION SCALE: 1/4" = 1'-0" REAR ELEVATION SCALE: 1/4" = 1'-0" SIDE ELEVATION 12 9 STAFF REPORT Agenda Item: 7.a Council Meeting: November 6, 2025 Prepared By: Seth Gellman. Community Development Administrative Assistant, Topic: Council Update Action Required: Information Only Council Action 130 STAFF REPORT Agenda Item: 7.b Council Meeting: November 6, 2025 Prepared By: Seth Gellman. Community Development Administrative Assistant, Topic: Planning Project Update Action Required: Information Only Council Action Attachments 1. 2025-11-06 Planning Project Update.pdf 131 Page 1 of 3 MEMO Meeting Date: November 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. Commercial and Industrial Development Standards (Citywide) (City File 23-023) The purpose of this zoning ordinance amendment is to address and evaluate the allowed uses and use specific standards within commercial and industrial developments. The Council adopted a work plan at the November 20, 2023, regular meeting, and requested the Planning Commission to provide their initial feedback. The Planning Commission discussed this item at the December 5, 2023, meeting and expressed their desire Commercial and Industrial Development Standards address a number of items such as: specific architectural standards, infrastructure investment incentives, encouragement toward sustainable development practices, proper transitions of intensities and height, the permitted and conditional uses of each zoning type, verbiage, and lighting standards. City Staff prepared a survey for current landowners and lessees to express their opinions on items addressed with this update. Staff mailed the online survey invitation to property owners and tenants whose property is either currently zoned, or guided for 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. 132 Page 2 of 3 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. 2. Upward Acres Lot Line Adjustment and Easement Vacation (PIDs 17-119-23-13- 0002 & 17-119-23-12-0004) (City File 25-023). Skies Limit LLC requests approval of a Lot Line Adjustment and Easement Vacation to realign the shared property line and Drainage & Utility Easement between 9155 & 9205 Underhill Lane. A public hearing for this item was held during the August 14, 2025, Council meeting. No members of the public spoke on this item, and the request was approved by the Council. 3. All Seasons American Service Animals (PID 03-119-23-20-0005) (City File 25- 24). Maureen Clipperton requests approval of a site plan, interim use permit, and a conditional use permit to allow the operation of a Commercial Kennel to train service animals on her property at 10800 Trail Haven Road. This operation would require the expansion of an existing accessory structure on site, which would result in a footprint that exceeds the cumulative accessory structure footprint of the property to 3,969 square feet. This item is complete for City review and has been scheduled for the November 6, 2025, Planning Commission meeting. 4. M&J Creekside Interim Use Permit & Site Plan (PID 08-119-23-23-0017) (City File 25-026). Margaret and John Fernandez request approval of a site plan and interim use permit to allow the operation of a wine tasting room at 23020 County Road 30. The operation would consist of wine sales, production, and processing. The public hearing for this item was held during the September 4, 2025, Planning Commission meeting. After some discussion, the Commission motioned 4:1 to recommend approval of the request as presented by Staff. This item was reviewed by the City Council during the October 23, 2025, regular session. After some discussion, the Council voted 4:1 (Lanterman nay) to recommend approval of the IUP and Site Plan with the conditions that the maximum number of guests be limited to 88, the hours of operation be limited to 12pm-9pm Thursday through Saturday, and 12pm-6pm on Sundays, and additional screening to be provided along the northwest and south sides of the parking lot. 5. Bakke Minor Subdivision (PID 18-119-23-22-0007 & 18-119-23-23-0003) (City File 25-027). David and Debra Bakke request approval of a minor subdivision to combine their two parcels at 23805 and 23865 County Road 10 and split off 5-acres of land surrounding the existing home at 23865 County Road 10. This item is not complete for City review and is not currently scheduled for any upcoming meetings. 133 Page 3 of 3 6. Phil’s Quality Auto Site Plan & Variance (PID 26-119-23-11-0029) (City File 25- 030). Phil’s Quality Auto request approval of a Site Plan and Variance to allow the expansion of their parking lot within the minimum front yard setback area at 7590 Commerce Street. This item is complete for City review and is scheduled for the November 6, 2025, Planning Commission meeting. 7. St. John’s Lutheran School Sign Variance (PID 13-119-23-11-0011) (City File 25- 031). St. John’s Lutheran School request approval of a variance to allow the replacement of the current letter sign for the school with a dynamic display. This item was approved by the City Council as part of the consent agenda for the October 23, 2025, Regular Session. 8. Rush Creek Golf Course Site Plan & CUP (PID 24-119-23-42-0001) (City File 25- 032). Rush Creek Golf Course request approval of a site plan amendment and conditional use permit amendment to allow the expansion of an existing maintenance building on site. This item was reviewed by the Council during the October 23, 2025, Regular Session. After some discussion, the Council approved this application 5:0. 9. High Point Gardens Site Plan & IUP (PID 15-119-23-42-0003) (City File 25-033). High Point Gardens request approval of a Site Plan and Interim Use Permit to allow the operation of an indoor cannabis cultivation operation at 21020 County Road 10. This item was reviewed by the Council during the October 23, 2025, Regular Session. After some discussion, the Council approved this application 3:2 (Friedrich and Lanterman nay). 10. Schmids Hidden Valley 3rd Addition (PID 04-119-23-42-0006) (City File 25-034). Michael & Judith Ball request approval of a preliminary plat for a three-lot subdivision at 21900 Oakdale Drive. This item is complete for City review and is scheduled for the November 6, 2025, Planning Commission meeting. 11. Brandsted Garage CUP (PID 27-119-23-43-0003) (City File 25-036). Josh and Kelsey Brandsted request approval of a Conditional Use Permit to allow the construction of an accessory building that would contain sidewalls that exceed the maximum sidewall height of 10-feet and would result in the property’s cumulative accessory structure footprint to exceed 3,969 square feet. This item complete for City review and is scheduled for the November 6, 2025, Planning Commission meeting. 12. Lano Equipment Concept Plan (PID 31-119-23-34-0007) (City File 25-037). Lano Equipment submitted a concept plan for Council review and feedback of a potential redevelopment of their site located at 23580 State Highway 55. This item is complete for City review and is scheduled for the November 13, 2025, City Council meeting. 13. Cook Lake Highlands PUD Amendment (PID 25-119-23-14-0026) (City File 25- 039). Amira Investments LLC request approval of a PUD amendment to allow an increase of impervious surface of the site at 7330 Brockton Lane, from 39.8% to 40.2%. This item was reviewed by the Council during the October 23, 2025, Regular Session. After some discussion, the Council approved this application 5:0. 134 STAFF REPORT Agenda Item: 8.a Council Meeting: November 6, 2025 Prepared By: Dwight Klingbeil, Planner Topic: Commissioner Liaison Calendar Action Required: Council Action Attachments 1. Commissioner Liaison Calendar.pdf 135 Suggested City Council Meetings: 11/13/2025 11/25/2025**12/11/2025 12/22/2025*1/8/2026 1/22/2026 Lind Zachman Brummond Hargreaves Kozicky Lind Commissioner Liaison Calendar **Meeting held on Tuesday due to holiday *Meeting held on Monday due to holiday 136