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2023-09-28 Council Agenda Packet
Corcoran City Council Agenda September 28, 2023 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Commission Representatives* 5.Open Forum – Public Comment Opportunity 6.Presentations/Recognitions 7.Consent Agenda a.March 23, 2023 Work Session and Regular Session Minutes* b.Financial Claims* c.Water Tower - Pay Request 5* d.Water Treatment Plant – Pay Request 4* e.Resolution 2023-87 Interim City Administrator Appointment* f.Sunram Interim Use Permit (City File 23-015)* g.Rush Creek Reserve Plat Correction (City File 22-012)* h.Bechtold Farms Conservation Easement Agreement (City File 22-024)* 8.Planning Business -- Public Comment Opportunity a.Southfork Village Concept Plan (City File 23-020)* b.Karinemi-Jensen Concept Plan (City File 23-018)* c.Rezoning, Site Plan, Variances and Conditional Use Permit for Corcoran Storage II at 23730 Highway 55 (City File 23-016)* d.Red Barn Pet Retreat Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Conditional Use Permit, and Site Plan (City File 23-008)* 9.Unfinished Business – Public Comment Opportunity a.2024 Preliminary Levy* 10.New Business – Public Comment Opportunity a.Five-Year Financial Management Plan* b.Draft 2024 Enterprise Fund Budgets* 11.Staff Reports a.Planning Project Update* b.Progress Report – 2023 Goals and Measurables* c.Stieg Road – Burial Marker Update* 12.Closed Session a.Attorney-Client Privilege: Discuss Response to Action Filed by Housing First Minnesota b.Non-Public Health and Medical Data c.City Center Drive and 79th Place Improvement Project 13.New Business a.City Center Drive and 79th Place Improvement Project 14.2023 City Council Schedule* 15.Adjournment *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. HYBRID MEETING OPTION AVAILABLE The public is invited to attend the regular Council meetings at City Hall. Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 312 626 6799 US Enter Meeting ID: 858 4422 3518 Press *9 to speak during the Public Comment Sections in the meeting. Video Link and Instructions: https://us02web.zoom.us/j/85844223518 visit http://www.zoom.us and enter Meeting ID: 858 4422 3518 Participants can utilize the Raise Hand function to be recognized to speak during the Public Comment sections in the meeting. Participant video feeds will be muted. In-person comments will be received first, with the hybrid electronic means option following. For more information on options to provide public comment visit: www.corcoranmn.gov * STAFF REPORT Agenda Item: 4. Summary The advisory commission representatives for the September 28, 2023, Council meeting are as follows: • Planning Commission: Jay Van Den Einde • Parks and Trails Commission: Val Nybo Financial/Budget N/A Council Action N/A Attachments N/A Council Meeting: September 28, 2023 Prepared By: Topic: Action Required Informational STAFF REPORT Agenda Item: 7a. Council Meeting: September 28, 2023 Prepared By: Michelle Friedrich Topic: Draft Council Minutes – March 2023 Action Required: Informational Summary The draft Council Minutes for March 2023 will be emailed on Tuesday, September 26, with hard copies provided to Council the evening of the September 28 meeting. Attachments (Hard copies will be provided September 28, 2023) 1. Draft Council Minutes Agenda Item 7b. Council Meeting Date:9/28/2023 Prepared By:Maggie Ung Amount Project name $0.00 -$ $4,102,606.47 4,102,606.47$ 157,468.19$ 4,260,074.66$ Date Paid to Amount Description 9/8/2023 RevTrak 99.22$ Credit Card Fee 9/8/2023 Optum Bank 4,393.88$ Employee HSA 9/8/2023 MN PERA 25,137.74$ Employee Pension 9/8/2023 ADP 119,674.17$ Payoll Processing Fee 9/11/2023 Invoice Cloud 1,807.82$ Credit Card Fee 9/11/2023 MN State - Empower 5,670.96$ Employee Deferred Comp/Healthcare Savings 9/13/2023 Invoice Cloud 211.17$ Credit Card Fee 9/15/2023 ADP 371.48$ Payoll Processing Fee 9/18/2023 MN Dept of Revenue 101.75$ Fuel Tax Total 157,468.19$ TOTAL EXPENDITURES FOR APPROVAL Auto Deductions / Electronic Fund Transfer / Other Disbursements ALL OTHER FINANCIAL CLAIMS Check Register (See attached Check Detail Registers) Total Checks Total of Auto Deductions Total Total Fund #500 = (See attached Payments Detail) FINANCIAL CLAIMS CHECK RANGE FUND #500 ESCROW CLAIMS Paid to SEE THE REGISTER FOR #500 CLAIMS CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 1/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 34298 3429810,196.25 09/28/23475888RECONCILIATION REVIEW - FINANCIAL ABDO LLP08/31/23100-41500-50300 10,196.25 Total For Check 34298 Check 34299 34299215.88 09/28/2311752570SAFETY GLASSESACME TOOLS09/14/23100-45200-50210 215.88 Total For Check 34299 Check 34300 34300214.62 09/28/233700923CITY HALL PEST CONTROLADAMS PEST CONTROL, INC.08/30/23100-41900-50401 214.62 Total For Check 34300 Check 34301 3430127.29 09/28/2316N7-WVR7-LX13WIRELESS DOORBELLAMAZON CAPITAL SERVICES09/17/23100-41900-50210 34301137.13 09/28/231RF3-VNNX-3NL7PW SURGE PROTECTOR/PHONE CHARGERAMAZON CAPITAL SERVICES09/10/23100-41920-50221 164.42 Total For Check 34301 Check 34302 343021,213.00 09/28/23206881HEATING MAINTENANCEB & D PLUMBING HEATING & AC08/17/23100-43100-50401 1,213.00 Total For Check 34302 Check 34303 34303498.04 09/28/23003P48870CYC BATTERYBOYER FORD TRUCKS INC09/06/23100-43100-50220 34303(123.12)09/28/23003P489312009 MACK BATTERY ADJUSTMENTBOYER FORD TRUCKS INC09/06/23100-43100-50220 374.92 Total For Check 34303 Check 34304 3430415.00 09/28/2309-2023GAS BILL AUGUST 2023CENTERPOINT ENERGY 09/07/23100-41900-50380 3430420.45 09/28/2309-2023GAS BILL AUGUST 2023CENTERPOINT ENERGY 09/07/23100-43100-50380 35.45 Total For Check 34304 Check 34305 34305133.06 09/28/234166933504CITY HALL MATSCINTAS - 47009/06/23100-41900-50400 3430516.20 09/28/234167693148LG TOWELSCINTAS - 47009/13/23100-42100-50400 3430538.11 09/28/234166933560CRT BLUE/DISPOSABLE BATHROOM MATCINTAS - 47009/06/23100-43100-50400 3430555.12 09/28/234167693262LG TOWELSCINTAS - 47009/13/23100-43100-50400 3430556.33 09/28/234167693188DISPOSABLE BATHROOM MATCINTAS - 47009/13/23100-43100-50400 343056.00 09/28/234166933497DISPOSABLE BATHROOM MATS/UNIFORMCINTAS - 47009/06/23100-43100-50400 3430555.12 09/28/234166933498LG BATH TOWELSCINTAS - 47009/06/23100-43100-50400 34305194.17 09/28/234167693294UNIFORMSCINTAS - 47009/13/23100-43100-50417 3430532.13 09/28/234166933497DISPOSABLE BATHROOM MATS/UNIFORMCINTAS - 47009/06/23100-43100-50417 34305194.17 09/28/234166933519UNIFORMSCINTAS - 47009/06/23100-43100-50417 780.41 Total For Check 34305 Check 34306 34306991.25 09/28/23BP23-0024-3BP23-0024 STAFF TIME AUG 2023CITY OF CORCORAN09/08/23100-00000-22205 3430681.25 09/28/23BP23-0029.14BP23-0029 STAFF PLANNER TIME AUG 2CITY OF CORCORAN09/08/23100-00000-22205 34306113.75 09/28/23BP23-0023-3BP23-0023 STAFF PLANNER TIME AUG 2CITY OF CORCORAN09/08/23100-00000-22205 3430632.50 09/28/23BP22-0014-11BP22-0014 STAFF PLANNER TIME AUG 2CITY OF CORCORAN09/08/23100-00000-22205 3430632.50 09/28/23BP23-0025-1BP23-0025 STAFF PLANNER TIME AUG 2CITY OF CORCORAN09/08/23100-00000-22205 3430665.00 09/28/23BP22-0020.4BP22-0020 STAFF PLANNER TIME AUG 2CITY OF CORCORAN09/08/23100-00000-22205 3430632.50 09/28/23BP22-0039.7BP22-0039 STAFF PLANNER TIME AUG 2CITY OF CORCORAN09/08/23100-00000-22205 3430632.50 09/28/23BP23-0016-5BP23-0016 STAFF PLANNER TIME AUG 2CITY OF CORCORAN09/08/23100-00000-22205 3430632.50 09/28/23BP23-0011-4BP23-0011 STAFF PLANNER TIME AUG 2CITY OF CORCORAN09/08/23100-00000-22205 1,413.75 Total For Check 34306 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 2/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 34307 343071,500.00 09/28/2309192023WELLNESS TRAVEL REIMBURSEMENTDECKER, CLAYTON09/19/23100-41900-50430 1,500.00 Total For Check 34307 Check 34308 34308274.18 09/28/2309052023CITY HALL/POLICE INTERNETCOMCAST - 002320209/05/23100-41900-50321 34308274.17 09/28/2309052023CITY HALL/POLICE INTERNETCOMCAST - 002320209/05/23100-42100-50321 548.35 Total For Check 34308 Check 34309 34309590.10 09/28/23181936612PW INTERNET AUGUST 2023COMCAST - 93089903509/01/23100-43100-50380 590.10 Total For Check 34309 Check 34310 34310126.62 09/28/2309052023PHONE SERVICES 09/10/23-10/09/23COMCAST 004489309/05/23100-43100-50321 126.62 Total For Check 34310 Check 34311 343113,124.00 09/28/23357258IT SUPPORT AUGUST 2023COMPUTER INTEGRATION TECH08/31/23100-41920-50300 343114,416.50 09/28/23358504MANAGED SERVICES MONTHLY BILLING FCOMPUTER INTEGRATION TECH09/15/23100-41920-50300 343111,827.20 09/28/23357615MONTHLY BILLING FOR SEPTEMBER 2023 COMPUTER INTEGRATION TECH09/15/23100-41920-50300 34311885.00 09/28/23358597MONTHLY BILLING FOR OCTOBER 2023 COMPUTER INTEGRATION TECH09/15/23100-41920-50300 10,252.70 Total For Check 34311 Check 34312 3431270,007.96 09/28/2323093RECLAMITE APPLICATIONCORRECTIVE ASPHALT MATERIALS09/15/23100-43121-50400 70,007.96 Total For Check 34312 Check 34313 3431355.40 09/28/23962800MASTER PARK PLAN DESIGN BID NOTICEECM PUBLISHERS INC08/31/23100-41900-50350 55.40 Total For Check 34313 Check 34314 3431482.22 09/28/2395599BACKGROUND CHECKEMPLOYEE RELATIONS, INC.08/31/23100-42100-50300 34314536.00 09/28/2395599BACKGROUND CHECKEMPLOYEE RELATIONS, INC.08/31/23100-45100-50300 618.22 Total For Check 34314 Check 34315 3431559.40 09/28/23DD7155SEALANTESS BROTHERS & SONS INC.08/29/23100-43121-50224 59.40 Total For Check 34315 Check 34316 34316869.93 09/28/230519379WATER METERFERGUSON WATERWORKS #251809/11/23601-49400-50227 34316110.89 09/28/230519397WATER METERSFERGUSON WATERWORKS #251809/12/23601-49400-50227 34316982.65 09/28/230519534WATER METERSFERGUSON WATERWORKS #251809/13/23601-49400-50227 1,963.47 Total For Check 34316 Check 34317 34317128.85 09/28/23RI105905871QUARTERLY MAIL METER 09/04/23-12/0FP MAILING SOLUTIONS09/04/23100-41900-50322 128.85 Total For Check 34317 Check 34318 343181,238.00 09/28/2391120232CITY HALL AIR EXCHANGE AND HEAT PUGEOTHERMAL CONCEPT09/11/23100-41900-50401 1,238.00 Total For Check 34318 Check 34319 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 3/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 34319 34319195.08 09/28/233080316AUGUST 2023 SUPPORT SERVICESGOPHER STATE ONE CALL08/31/23601-49400-50380 34319195.07 09/28/233080316AUGUST 2023 SUPPORT SERVICESGOPHER STATE ONE CALL08/31/23602-49450-50380 390.15 Total For Check 34319 Check 34320 3432059,967.35 09/28/23171378COUNCIL AGENDA MANAGEMENT AND SOFTGRANICUS09/18/23100-00000-15500 343201,678.65 09/28/23171378COUNCIL AGENDA MANAGEMENT AND SOFTGRANICUS09/18/23100-41920-50210 343205,500.00 09/28/23171378COUNCIL AGENDA MANAGEMENT AND SOFTGRANICUS09/18/23210-41920-50300 67,146.00 Total For Check 34320 Check 34321 34321380.00 09/28/23100POLICE AMMUNITION 9MMGUARDIAN AMMUNITION LLC08/28/23100-42100-50207 380.00 Total For Check 34321 Check 34322 34322900.00 09/28/2308262023MAPLE GROVE TRIATHALON SERVICESCITY OF HANOVER08/26/23100-00000-20800 900.00 Total For Check 34322 Check 34323 3432346.00 09/28/232022-50WESTSIDE IUP AND SP RESOLUTION 202HENNEPIN COUNTY 09/14/23100-00000-22205-127 46.00 Total For Check 34323 Check 34324 343241,442.97 09/28/231000212219PD RADIO FLEET/MESB FEE AND CAD BIHENNEPIN COUNTY INFO TECH09/06/23100-42100-50323 34324323.88 09/28/23100212286PW RADIO FLEET/MESB FEE AUGUST 202HENNEPIN COUNTY INFO TECH09/06/23100-43100-50323 1,766.85 Total For Check 34324 Check 34325 34325553.00 09/28/2334646COOK LAKE HIGHLANDS - NEW HORIZONLANDFORM PROFESSIONAL SERVIC08/15/23100-00000-11501 34325276.50 09/28/2334651HOPE CONCEPT PLAN CITY FILE 22-075LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 34325482.25 09/28/2334731BP23-0030 KARINIEMI JENSEN OSP CONLANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 34325118.50 09/28/2334653BP22-0019 PIONEER TRAIL INDUSTRIAL LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 34325993.50 09/28/2334655BP23-0030 KARINIEMI JENSENLANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 34325810.75 09/28/2334655.1KARINIEMI JENSEN OSP CONCEPT 23-01LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 343251,159.75 09/28/2334657BP23-0025 CORCORAN STORAGE II 23-0LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 343251,500.00 09/28/2334657.2BP23-0026 CORCORAN STORAGE II LANDFORM PROFESSIONAL SERVIC09/20/23100-00000-22205 34325926.00 09/28/2334657.3BP23-0027 CORCORAN STORAGE II LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 34325158.00 09/28/2334658BP23-0022 LEUER SKETCH PLAN LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 34325276.50 09/28/2334659PET BARN CPA, PZ, PP, CUP, SP 23-0LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205 34325158.00 09/28/2334724PIONEER TRAIL INDUSTRIAL PARK RZ PLANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205 343251,066.50 09/28/2334732CORCORAN STORAGE II CITY FILE 23-0LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205 3432539.50 09/28/2334733SUNRAM IUP CITY FILE 23-015LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205 34325270.00 09/28/2334734PET BARN CPA, PZ, PP, CUP, SP 23-0LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205 343252,200.00 09/28/2334734.2PET BARN CPA, PZ, PP, CUP, SP 23-0LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205 3432597.50 09/28/2334734.3PET BARN CPA, PZ, PP, CUP, SP 23-0LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205 343251,155.75 09/28/2334739BASS LAKE CROSSING FP FPUD AND DA LANDFORM PROFESSIONAL SERVIC09/11/23100-00000-22205-009 34325788.50 09/28/2334708BASS LAKE CROSSING 2ND FP, FINAL PLANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-009 34325573.00 09/28/2334634BASS LAKE ESTATES FP AND FINAL PUD LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-011 3432579.00 09/28/2334726BECHTOLD FARMS FINAL PLAT CITY FILLANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-013 34325158.00 09/28/2334654BECHTOLD FARMS FINAL PLAT CITY FILLANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-013 3432597.00 09/28/2334718COOK LAKE HIGHLANDS FP AND FPUD CILANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-017 3432597.00 09/28/2334721D&D SERVICE CUP SP & VAR PROJECT 2LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-024 3432524.25 09/28/2334649D&D SERVICE CUP SP AND VAR CITY FILANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-024 34325118.50 09/28/2334648DORNSBACH CUP CITY FILE 21-018LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-025 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 4/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 34325 3432588.00 09/28/2334652KARINIEMI MEADOWS FINAL PLAT CITY LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-044 3432548.50 09/28/2334719TAVERA 3RD ADDITION FP & FPUD CITY LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-056 34325806.50 09/28/2334641TAVERA FP AND FPUD CITY FILE 20-04LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-056 34325670.00 09/28/2334647TAVERA 2ND ADD FP AND FPUD CITY FILANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-056 34325710.00 09/28/2334635RAVINIA 10TH FP & FINAL PUD CITY FLANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-058 34325630.50 09/28/2334637RAVINIA 14TH FP AND FPUD CITY FILE LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-058 34325533.50 09/28/2334639RAVINIA 11TH FP AND FINAL PUD CITY LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-058 3432539.50 09/28/2334642RAVINIA 15TH FP, PUD AMENDMENT AND LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-058 3432548.50 09/28/2334711RAVINIA 15TH FP, PUD AMENDMENT AND LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-058 3432524.25 09/28/2334632RAVINIA 4TH ADDITION FINAL PUD CITLANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-060 34325654.75 09/28/2334631RAVINIA 5 ADDITION CITY FILE 16-01LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-061 34325169.75 09/28/2334706RAVINIA 7TH ADDITION FINAL PUD/FINLANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-062 34325636.75 09/28/2334714NELSON TRUCKING CUP SP VAR CITY FILANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-076 34325800.25 09/28/2334644NELSON TRUCKING CUP CITY FILE 20-0LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-076 34325379.00 09/28/2334713BELLWETHER 5TH FP AND FINAL PUD CILANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-087 34325194.00 09/28/2334715BELLWETHER 4TH FP & FPUD 20-002LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-087 3432548.50 09/28/2334717BELLWETHER 7TH FP AND FPUD CITY FILANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-087 3432548.50 09/28/2334720AMBERLEY & BELLWETHER 6TH FP & FPULANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-087 3432548.50 09/28/2334730AMBERLEY 2ND ADD FP AND FPUD 22-00LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-087 34325670.00 09/28/2334643BELLWETHER 5TH FP AND FINAL PUD 20LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-087 34325582.00 09/28/2334645BELLWETHER 4TH FP AND FPUD CITY FILANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-087 34325680.50 09/28/2334636ENCORE FINAL PUD AND FP CITY FILE LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-087 34325661.00 09/28/2334638BELLWETHER 3RD FP CITY FILE 19-017LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-087 34325685.75 09/28/2334640BELLWETHER 2ND ADDITION FINAL PLAT LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-087 34325194.00 09/28/2334709BELLWETHER 3RD FP CITY FILE 19-017LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-087 34325242.50 09/28/2334710BELLWETHER 2ND ADDITION FINAL PLAT LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-087 3432548.50 09/28/2334712RUSH CREEK RESERVE FP AND FPUD CITLANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-098 34325206.50 09/28/2334735RUSH CREEK RESERVE 3RD CITY FILE 2LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-098 34325118.50 09/28/2334650SCHERBER CUP AND SP CITY FILE 21-0LANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-110 3432548.50 09/28/2334722SCHERBER CUP AND SP CITY FILE 21-0LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-110 3432548.50 09/28/2334728GARAGES TOO FINAL PLAT CITY FILE 2LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-111 3432548.50 09/28/2334727ST THERESE FINAL PLAT CITY FILE 22LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-117 3432548.50 09/28/2334723WHE FINAL PLAT 22-041LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-128 3432579.00 09/28/2334656BP23-0029 HACKAMORE AND 116 STRETCLANDFORM PROFESSIONAL SERVIC08/15/23100-00000-22205-129 34325185.00 09/28/2334725WALCOTT GLEN FP AND FPUD 22-036LANDFORM PROFESSIONAL SERVIC09/07/23100-00000-22205-132 343257,770.75 09/28/2334716CITY BUSINESS - PLANNER MEETING TILANDFORM PROFESSIONAL SERVIC09/07/23100-41910-50300 343253,202.00 09/28/2334633CITY BUSINESS - PLANNER MEETINGSLANDFORM PROFESSIONAL SERVIC08/15/23100-41910-50300 34325158.00 09/28/2334729WATER TREATMENT FACILITY SP CITY FLANDFORM PROFESSIONAL SERVIC09/07/23601-00000-16500 36,434.50 Total For Check 34325 Check 34326 34326126.00 09/28/2308-2023LEGAL SERVICES FEES AUGUST 2023MADDEN, GALANTER, HANSEN LLP09/06/23100-41600-50300 343261,480.00 09/28/2308/2023LABOR RELATION LEGAL FEES AUGUST 2MADDEN, GALANTER, HANSEN LLP09/06/23100-41600-50300 343262,072.10 09/28/2306-2023LABOR RELATIONS LEGAL FEES JUNE 2MADDEN, GALANTER, HANSEN LLP07/06/23100-41600-50300 343261,720.00 09/28/2305-2023LABOR RELATIONS SERVICE FEES MAY 2MADDEN, GALANTER, HANSEN LLP06/06/23100-41600-50300 5,398.10 Total For Check 34326 Check 34327 34327100.00 09/28/2320232023 MBPTA WORKSHOP - ZUTHERMBPTA09/19/23100-42400-50207 100.00 Total For Check 34327 Check 34328 343282,939,706.84 09/28/2300008044HACKAMORE ROAD PROJECT - SECOND PACITY OF MEDINA09/12/23419-43100-50303 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 5/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 34328 2,939,706.84 Total For Check 34328 Check 34329 3432958.34 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-00000-20205 3432996.28 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-41320-50130 3432958.34 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-41400-50130 3432958.34 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-41500-50130 3432989.02 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-41910-50130 34329310.75 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-42100-50130 3432959.85 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-42102-50130 3432959.85 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-42400-50130 34329148.87 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-43100-50130 3432914.59 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-45100-50130 3432914.58 09/28/2309012023SEPTEMBER 2023 DENTAL INSURANCEMETLIFE08/16/23100-45200-50130 968.81 Total For Check 34329 Check 34330 3433011.50 09/28/23INV2309516-2STAPLE REFILL SHIPPINGMETRO SALES INC06/21/23100-41920-50210 11.50 Total For Check 34330 Check 34331 3433111.50 09/28/23INV2309516.2PRINTER SUPPLIES SHIPPING METRO SALES INC07/21/23100-41920-50210 11.50 Total For Check 34331 Check 34332 3433248,527.74 09/28/233834FINALED PERMITS AUGUST 2023METRO WEST INSPECTION SERVIC09/11/23100-42400-50300 48,527.74 Total For Check 34332 Check 34333 3433380.00 09/28/23150773BLACK DIRTMILLER TRUCKING AND LANDSCAP08/29/23100-43100-50225 80.00 Total For Check 34333 Check 34334 343341,700.66 09/28/23P04709FLOOD LIGHT KIT/FUEL FILTERS/ATOMIMINNESOTA EQUIPMENT, INC.09/11/23100-45200-50210 1,700.66 Total For Check 34334 Check 34335 343352,750.00 09/28/232024LEGAL ADVOCACY PROGRAMMISSIONS INC09/01/23100-41900-50433 2,750.00 Total For Check 34335 Check 34336 34336299.00 09/28/2302551LEADERSHIP TRAINING - CHRISTENSEN MN RECREATION/PARK FOUNDATIO09/19/23100-45100-50207 299.00 Total For Check 34336 Check 34337 343375,265.00 09/28/238230424407DEVICE LICENSE & SUPPORT FEESMOTOROLA SOLUTIONS INC09/13/23100-41920-50210 5,265.00 Total For Check 34337 Check 34338 3433869.98 09/28/23494463MOTOR OILNAPA AUTO PARTS - Corcoran09/13/23100-45200-50210 69.98 Total For Check 34338 Check 34339 34339192.31 09/28/2309182023DEPENDENT CARE REIMBURSEMENTNATALIE DAVIS MCKEOWN09/19/23100-00000-21710 192.31 Total For Check 34339 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 6/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 34340 343407,200.00 09/28/2377452023 FINANCIAL MANAGEMENT PLANNORTHLAND SECURITIES, INC.09/11/23100-41900-50300 7,200.00 Total For Check 34340 Check 34341 343413,214.34 09/28/23SWO009384-1MACK TRUCK (8432) OIL LEAK REPAIRNUSS TRUCK & EQUIPMENT09/07/23100-43100-50220 34341631.62 09/28/23PSO037244-1BELT AND ALTERNATOR FOR MACK TRUCKNUSS TRUCK & EQUIPMENT09/06/23100-43100-50220 3434180.21 09/28/23PSO036782-1SPRING CLIP/BOLTSNUSS TRUCK & EQUIPMENT09/05/23100-43100-50220 343418.43 09/28/23PSO036894-1SPRING CLIPNUSS TRUCK & EQUIPMENT09/05/23100-43100-50220 343413,295.50 09/28/23SWO009384-1MACK TRUCK (8432) OIL LEAK REPAIRNUSS TRUCK & EQUIPMENT09/07/23100-43100-50403 7,230.10 Total For Check 34341 Check 34342 3434253.64 09/28/23329150799001BINDER/CLIPBOARDODP BUSINESS SOLUTIONS, LLC08/30/23100-41900-50200 53.64 Total For Check 34342 Check 34343 34343200,136.00 09/28/232277052074 PAY CORCORAN WATER TOWER STORAGE TANK PHOENIX FABRICATORS & ERECTO09/15/23601-00000-16500 34343(10,006.80)09/28/232277052074 PAY CORCORAN WATER TOWER STORAGE TANK PHOENIX FABRICATORS & ERECTO09/15/23601-00000-20610 190,129.20 Total For Check 34343 Check 34344 34344260.83 09/28/230894-006351875CITY HALL GARBAGEREPUBLIC SERVICES08/31/23100-41900-50380 34344210.19 09/28/230894-006352728PUBLIC WORKS GARBAGEREPUBLIC SERVICES08/31/23100-43100-50380 34344140.44 09/28/230894-006351715CITY PARK GARBAGEREPUBLIC SERVICES08/31/23100-45200-50380 3434470.21 09/28/230894-006353897WILDFLOWER PARK GARBAGE AUGUST 202REPUBLIC SERVICES08/31/23100-45200-50380 681.67 Total For Check 34344 Check 34345 34345636,852.64 09/28/23227704426 PAY 4NE WATER SUPPLY - WATER TREATMENT RICE LAKE CONSTRUCTION GROUP09/20/23601-00000-16500 34345(31,842.63)09/28/23227704426 PAY 4NE WATER SUPPLY - WATER TREATMENT RICE LAKE CONSTRUCTION GROUP09/20/23601-00000-20610 605,010.01 Total For Check 34345 Check 34346 343461,204.15 09/28/231928814661PINTLE MOUNT RIGID HITCH09/11/23100-43100-50220 1,204.15 Total For Check 34346 Check 34347 3434764,709.24 09/28/230037118-44TH QUARTER 2023 FIRE PROTECTIONCITY OF ROGERS10/01/23100-42200-50300 64,709.24 Total For Check 34347 Check 34348 34348480.00 09/28/230037249MG TRIATHLON ASSISTANCECITY OF ROGERS09/06/23100-00000-20800 480.00 Total For Check 34348 Check 34349 3434942.22 09/28/2346613COUPLER RTL EQUIPMENT07/26/23100-43100-50225 3434993.33 09/28/2348914COUPLERRTL EQUIPMENT08/21/23100-43100-50225 3434963.59 09/28/2350159COUPLERRTL EQUIPMENT08/25/23100-43100-50225 199.14 Total For Check 34349 Check 34350 34350421.92 09/28/23I1653078PRACTICE AMMOSTREICHER'S POLICE EQUIPMENT09/05/23100-42100-50207 3435036.99 09/28/23I1652843IRRITANT HOLDERSTREICHER'S POLICE EQUIPMENT08/31/23100-42100-50417 34350131.98 09/28/23I1653951POLICE JACKETSTREICHER'S POLICE EQUIPMENT09/08/23100-42100-50417 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 7/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 34350 590.89 Total For Check 34350 Check 34351 34351457.92 09/28/2309012023UNION DUES/TLDF SEPTEMBER 2023TEAMSTER LOCAL 32009/01/23100-00000-21707 457.92 Total For Check 34351 Check 34352 34352399.00 09/28/2367901-00VORTEX DRILL BIT SETTERMINAL SUPPLY CO09/01/23100-45200-50210 399.00 Total For Check 34352 Check 34353 343534,097.16 09/28/2310529908MILLERMATIC WELDER TOLL GAS AND WELDING SUPPLY09/09/23100-45200-50221 4,097.16 Total For Check 34353 Check 34354 3435458.00 09/28/2309.11.2023SENSIBLE LAND USE COALITION TRAINICREDIT CARD PURCHASES09/11/23100-41910-50207 34354795.65 09/28/23INV417252ABETECH - ZEBRA PRINTERCREDIT CARD PURCHASES09/13/23100-42100-50200 3435469.32 09/28/235830LUCKYS TAVERN - TRAINING MEALCREDIT CARD PURCHASES09/18/23100-42100-50207 3435421.70 09/28/2310124FIREHOUSE SUBS - TRAINING MEAL CREDIT CARD PURCHASES09/17/23100-42100-50207 3435444.03 09/28/23014412OLD MILWAUKEE CLUB - TRAINING MEALCREDIT CARD PURCHASES09/18/23100-42100-50207 34354667.80 09/28/2309192023DELTA - 2023 IACP CONFERENCE TRAVECREDIT CARD PURCHASES09/19/23100-42100-50207 34354130.52 09/28/2321167453JET'S PIZZA - TRAINING MEALCREDIT CARD PURCHASES09/13/23100-42100-50207 34354122.02 09/28/2321159828JET'S PIZZA - TRAINING MEALCREDIT CARD PURCHASES09/12/23100-42100-50207 3435429.72 09/28/23073161COMMANDER - TRAINING MEAL - GOTTSCCREDIT CARD PURCHASES09/17/23100-42100-50207 34354445.05 09/28/2309132023HYATT REGENCY - CONFERENCE LODGING CREDIT CARD PURCHASES09/13/23100-42100-50207 3435410.25 09/28/2308072023THE MINUTEKEY MAKER - TRAILER LOCK CREDIT CARD PURCHASES08/07/23100-42100-50210 3435423.97 09/28/2335625WIOTTIE - CELL PHONE HOLDERCREDIT CARD PURCHASES09/10/23100-42100-50210 3435446.85 09/28/2309172023AMOCO - CONFERENCE TRIP FUELCREDIT CARD PURCHASES09/17/23100-42100-50212 3435460.00 09/28/23640842SHIFT SCHEDULING 09/09/23-10/09/23FLEETIO09/09/23100-42100-50300 3435432.25 09/28/2341SMOKY D'S BBQ - TRAVEL MEALCREDIT CARD PURCHASES09/18/23100-43100-50210 34354214.10 09/28/2310274535KWIK TRIP - FUELCREDIT CARD PURCHASES09/18/23100-43100-50212 34354538.19 09/28/23O-0000014464OTTERBOX - OTTERBOX CASE AND SCREECREDIT CARD PURCHASES08/29/23100-43100-50321 3435410.97 09/28/231022355CORCORAN CROSSROADS - ICE FOR ST JCREDIT CARD PURCHASES09/06/23201-42100-50210 3435412.99 09/28/2309062023CUB FOODS - NIGHT TO UNITE COLORINCREDIT CARD PURCHASES09/06/23201-42100-50210 3,333.38 Total For Check 34354 Check 34355 34355424.46 09/28/23511128837COPIER LEASEUS BANKCORP EQUIPMENT FINANC09/18/23100-41920-50210 424.46 Total For Check 34355 Check 34356 34356210.33 09/28/239942964428PD/CH CELL PHONE 07/27/23-08/26/23VERIZON WIRELESS08/26/23100-41900-50321 34356465.52 09/28/239942964428PD/CH CELL PHONE 07/27/23-08/26/23VERIZON WIRELESS08/26/23100-42100-50321 34356480.14 09/28/239942964428PD/CH CELL PHONE 07/27/23-08/26/23VERIZON WIRELESS08/26/23100-42100-50323 1,155.99 Total For Check 34356 Check 34357 3435736.00 09/28/2382664COLIFORM TESTWATER LABORATORIES, INC. 09/07/23601-49400-50300 36.00 Total For Check 34357 Check 34358 34358300.00 09/28/23500235708715 GALLON SALT GUARDWHITE CAP08/31/23100-43121-50224 34358699.57 09/28/2350023639141SALT GUARDWHITE CAP09/07/23100-43121-50224 999.57 Total For Check 34358 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 8/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 34359 34359372.24 09/28/23843450689BELLWETHER - STREET LIGHTSXCEL ENERGY09/05/23100-00000-22205-087 372.24 Total For Check 34359 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 9/9Page: 09/21/2023 02:39 PM User: jpeterson DB: Corcoran EXP CHECK RUN DATES 09/15/2023 - 09/28/2023 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number 359,688.84 Fund 100 GENERAL FUND 23.96 Fund 201 RESERVES DONATION FUND 5,500.00 Fund 210 ARPA FUND 2,939,706.84 Fund 419 HACKAMORE UPGRADE (LENNAR) 797,491.76 Fund 601 WATER 195.07 Fund 602 SEWER Fund Totals: 4,102,606.47 Total For All Funds: Memo To: Kevin Mattson, PE, PW Director From: Daryl Kirschenman, PE Steve Hegland, PE Project/File: 227705274 Date: September 15, 2023 Subject: Pay Application #5 to Phoenix Fabricators and Erectors – Pay Request No. 5 Council Action Requested Staff is recommending Council Approve Pay Application #5 for the Corcoran Water Tower Project to Phoenix Tank in the amount of $190,129.20. This pay request covers work complete from August 16, through September 15, 2023. Summary Phoenix fabricators has completed the tower foundation and have begun working on the tower shaft. The shaft construction will continue for the next 90 days. This pay request is for the completed foundation work, along with the start of the concrete shaft construction. Some piping materials have been purchased and are stored on site. The signed payment request form and pay application is attached for review. Total Contract Value to Date $4,703,386.00 Work Completed to Date $865,316.59 5% Retainage $43,265.83 Amount Paid to Date $631,921.56 Total Pay App #5 $190,129.20 Engineer’s Recommendation We recommend approving Pay Application #5 to Phoenix Fabricators and Erector’s in the amount of $190,129.20. Agenda Item: 7c. 227705274 3927 FIVE From 08/16/23 To 09/15/23 09/15/23 A C D E F G H I J K L Item Quantity Units Unit Price ($) Value of Bid Item (C X E) ($) Estimated Quantity Incorporated in the Work Value of Work Completed to Date (E X G) ($) 1 1 LS 185,000.00 185,000.00 0.03 5,000.00 5,000.00 3% 180,000.00 2 1 LS 4,000.00 4,000.00 - - 0% 4,000.00 3 1 LS 6,500.00 6,500.00 0.62 4,000.00 4,000.00 62% 2,500.00 4 1 LS 4,000.00 4,000.00 0.75 3,000.00 3,000.00 75% 1,000.00 5 50 CY 40.00 2,000.00 - - 0% 2,000.00 6 1 EA 5,700.00 5,700.00 - - 0% 5,700.00 7 355 LF 265.00 94,075.00 - - 0% 94,075.00 8 1 EA 31,000.00 31,000.00 - - 0% 31,000.00 9 18 LF 397.00 7,146.00 - - 0% 7,146.00 10 55 LF 117.00 6,435.00 - 1,612.00 1,612.00 25% 4,823.00 11 2 EA 4,000.00 8,000.00 - 4,266.00 4,266.00 53% 3,734.00 12 2 EA 8,512.00 17,024.00 - 11,349.00 11,349.00 67% 5,675.00 13 4,000 LB 15.00 60,000.00 - 32,409.00 32,409.00 54% 27,591.00 14 1 EA 1,800.00 1,800.00 - - 0% 1,800.00 15 20 SY 75.00 1,500.00 - - 0% 1,500.00 16 2 EA 1,000.00 2,000.00 - - 0% 2,000.00 17 1 LS 8,000.00 8,000.00 - - 0% 8,000.00 18 1,750 SY 2.60 4,550.00 - - 0% 4,550.00 19 1,625 TN 49.00 79,625.00 75.00 3,675.00 3,675.00 5% 75,950.00 20 175 TN 190.00 33,250.00 - - 0% 33,250.00 21 225 TN 195.00 43,875.00 - - 0% 43,875.00 22 510 LF 31.00 15,810.00 - - 0% 15,810.00 23 410 LF 47.00 19,270.00 - - 0% 19,270.00 24 1,250 LF 4.50 5,625.00 1,000.00 4,500.00 4,500.00 80% 1,125.00 25 1 LS 8,500.00 8,500.00 - - 0% 8,500.00 26 1.4 AC 8,220.00 11,508.00 - - 0% 11,508.00 27 11 EA 820.00 9,020.00 - - 0% 9,020.00 28 10 EA 670.00 6,700.00 - - 0% 6,700.00 29 56 EA 100.00 5,600.00 - - 0% 5,600.00 30 118 EA 28.00 3,304.00 - - 0% 3,304.00 1 1 LS 115,000.00 115,000.00 1.00 115,000.00 115,000.00 100% - 1.10 1 LS 153,000.00 153,000.00 0.50 76,500.00 76,500.00 50% 76,500.00 1.11 1 LS 172,000.00 172,000.00 1.00 172,000.00 172,000.00 100% - 1.12 1 LS 194,000.00 194,000.00 0.80 155,200.00 155,200.00 80% 38,800.00 1.13 1 LS 886,000.00 886,000.00 0.15 132,900.00 132,900.00 15% 753,100.00 1.14 1 LS 1,216,994.00 1,216,994.00 - 49,980.59 49,980.59 4% 1,167,013.41 1.15 1 LS 70,000.00 70,000.00 - - 0% 70,000.00 6" DIP WATERMAIN, CL 52, INCLUDE POLY WRAP 6" GATE VALVE & BOX 6" HYDRANT DUCTILE IRON FITTINGS FOUNDATION TANK SHAFT TANK MATERIAL / SHOP FABRICATION AGGREGATE BASE 4' X 6' OVERFLOW SPLASHPAD CONCRETE SIDEWALK 8" BOLLARD CONCRETE DRIVEWAY APRON GEOTEXTILE FABRIC TYPE V NON WEAR Application Date: Contractor's Application for PaymentProgress Estimate - Unit Price Work Owner's Project No.: Engineer's Project No.: Contractor's Project No.: City of Corcoran Stantec Consulting Services Phoenix Fabricators & Erectors, LLC 1.0 MG Elevated Water Storage Tank Corcoran Water Tower Owner: Application Period:Application No.: Engineer: Contractor: Project: Contract: B BITUMINOUS RIBBON CURB Original Contract % of Value of Item (J / F) (%) Balance to Finish (F - J) ($) BITUMINOUS WEAR SPWEA340B BITUMINOUS BASE SPNWB330B Description Work Completed Materials Currently Stored (not in G) ($) Work Completed and Materials Stored to Date (H + I) ($) Contract Information Bid Item No. TEMPORARY ROCK CONSTRUCTION ENTRANCE PLACEMENT & COMMON TOPSOIL BORROW (LV) CONNECT TO EXISTING WATERMAIN 20" PVC WATER MAIN 20" PVC WATERMAIN, C900 20" GATE VALVE PART 1 SITE WORK MOBILIZATION TRAFFIC CONTROL SALVAGE, STOCKPILE & RESPREAD TOPSOIL 20" DIP WATERMAIN, CL 52, INCLUDE POLY WRAP B618 CURB SILT FENCE, MS INFILTRATION BASIN, FILTER FABRIC, 6' DRAIN TILE & 6' FLARED END MNDOT SEED MIXTURE 25-131 SHRUB 5 GAL. CONTAINER PERENNIAL 1 GAL. CONTAINER 2.5" B&B DECIDUOUS TREE 6' HT CONIFEROUS TREE BONDS / INSURANCE MOBILIZATION TANK DELIVERY ENGINEERING ALTERNATE A - 1,000,000 GALLON COMPOSITE TANK Unit Price EJCDC C-620 Contractor's Application for Payment (c) 2018 National Society of Professional Engineers for EJCDC. All rights reserved.1 of 3 227705274 3927 FIVE From 08/16/23 To 09/15/23 09/15/23 A C D E F G H I J K L Item Quantity Units Unit Price ($) Value of Bid Item (C X E) ($) Estimated Quantity Incorporated in the Work Value of Work Completed to Date (E X G) ($) Application Date: Contractor's Application for PaymentProgress Estimate - Unit Price Work Owner's Project No.: Engineer's Project No.: Contractor's Project No.: City of Corcoran Stantec Consulting Services Phoenix Fabricators & Erectors, LLC 1.0 MG Elevated Water Storage Tank Corcoran Water Tower Owner: Application Period:Application No.: Engineer: Contractor: Project: Contract: B % of Value of Item (J / F) (%) Balance to Finish (F - J) ($)Description Work Completed Materials Currently Stored (not in G) ($) Work Completed and Materials Stored to Date (H + I) ($) Contract Information Bid Item No. 1.16 1 LS 380,000.00 380,000.00 - - 0% 380,000.00 1.17 1 LS 450,000.00 450,000.00 - - 0% 450,000.00 1.18 1 LS 20,000.00 20,000.00 - - 0% 20,000.00 1.19 1 LS 8,500.00 8,500.00 0.50 4,250.00 4,250.00 50% 4,250.00 1.20 1 LS 160,000.00 160,000.00 0.11 17,600.00 17,600.00 11% 142,400.00 2 1 LS 25,000.00 25,000.00 - - 0% 25,000.00 3 825 CY 51.00 42,075.00 825.00 42,075.00 42,075.00 100% - 4 1 LS 120,000.00 120,000.00 0.25 30,000.00 30,000.00 25% 90,000.00 - - - - 4,703,386.00$ 765,700.00$ 99,616.59$ 865,316.59$ 18%3,838,069.41$ Original Contract Totals COMMON EXCAVATION & SITE GRADING ELECTRICAL / CONTROLS LOGO ALLOWANCE STRUCTURAL FILL BELOW FOUNDATION TANK ERECTION TANK PAINTING TANK MIXING SYSTEM EROSION CONTROL Unit Price EJCDC C-620 Contractor's Application for Payment (c) 2018 National Society of Professional Engineers for EJCDC. All rights reserved.2 of 3 227705274 3927 FIVE From 08/16/23 To 09/15/23 09/15/23 A C D E F G H I J K L Item Quantity Units Unit Price ($) Value of Bid Item (C X E) ($) Estimated Quantity Incorporated in the Work Value of Work Completed to Date (E X G) ($) Application Date: Contractor's Application for PaymentProgress Estimate - Unit Price Work Owner's Project No.: Engineer's Project No.: Contractor's Project No.: City of Corcoran Stantec Consulting Services Phoenix Fabricators & Erectors, LLC 1.0 MG Elevated Water Storage Tank Corcoran Water Tower Owner: Application Period:Application No.: Engineer: Contractor: Project: Contract: B % of Value of Item (J / F) (%) Balance to Finish (F - J) ($)Description Work Completed Materials Currently Stored (not in G) ($) Work Completed and Materials Stored to Date (H + I) ($) Contract Information Bid Item No. - - - - - - - - - - - - -$ -$ -$ -$ -$ 4,703,386.00$ 765,700.00$ 99,616.59$ 865,316.59$ 18%3,838,069.41$ Project Totals Change Order Totals Original Contract and Change Orders Change Orders Unit Price EJCDC C-620 Contractor's Application for Payment (c) 2018 National Society of Professional Engineers for EJCDC. All rights reserved.3 of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¶V5HFRPPHQGDWLRQ :HKDYHUHYLHZHGWKHUHTXHVWDQGUHFRPPHQGDSSURYLQJ3D\$SSOLFDWLRQWR5LFH/DNH&RQVWUXFWLRQ *URXSLQWKHDPRXQWRIIRUWKHZRUNFRPSOHWHGDQGPDWHULDOVVWRUHGWRGDWH Agenda Item: 7d. 60 5 , 0 1 0 . 0 1 9/ 1 9 / 2 3 As h H a m m e r b e c k Di g i t a l l y s i g n e d b y A s h H a m m e r b e c k DN : C = U S , E= a s h . h a m m e r b e c k @ s t a n t e c . c o m , C N = A s h Ha m m e r b e c k Da t e : 2 0 2 3 . 0 9 . 1 9 1 5 : 2 7 : 3 2 - 0 5 ' 0 0 ' City of Corcoran County of Hennepin State of Minnesota September 28, 2023 RESOLUTION NO. 2023-87 Page 1 of 2 Motion By: Seconded By: RESOLUTION APPOINTING MATT GOTTSCHALK AS INTERIM CITY ADMINISTRATOR FOR THE CITY OF CORCORAN, MINNESOTA WHEREAS, the City of Corcoran accepted the resignation of City Administrator Jessica Beise at the July 27, 2023, City Council meeting with a last day of October 5, 2023; and WHEREAS, the City is in the process of filling the vacancy and wishes to appoint an interim City Administrator for the City. NOW, THEREFORE, the Corcoran City Council RESOLVES as follows: 1)Matt Gottschalk is appointed as Interim City Administrator effective October 6, 2023. The appointment is open ended and will remain in effect until terminated or altered by separate action of the City Council, entirely at their discretion. 2)Matt Gottschalk, as Interim City Administrator is authorized to fulfill all duties and responsibilities for the City of Corcoran as City Administrator and is empowered with all authority granted to the City Administrator by the City, during the term of his appointment. This authority shall be in addition to, and not a substitute for, his vested authority as Corcoran Director of Public Safety. Matt Gottschalk shall be empowered to act on behalf of the City, execute documents, allocate funds, and direct staff as permitted in his capacity as Interim City Administrator, Director of Public Safety, or both. 3)Matt Gottschalk will receive pay at $73.71 per hour which is the 5 Years Step of Grade 20 the City Administrator. The compensation amount shall take effect on October 6, 2023, and shall continue until termination or alteration of the appointment. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September, 2023. Tom McKee – Mayor ATTEST: City Seal Michelle Friedrich – City Clerk Agenda Item: 7e. Page 1 of 14 STAFF REPORT Agenda Item 7f. City Council Meeting: September 28, 2023 Prepared By: Natalie Davis McKeown Topic: Sunram Construction Property Interim Use Permit (PID 26-119-23-21-0007) (City File No. 23-015) Action Required: Approval 1. Application Request Sunram Construction Inc., the applicant, requests approval of an Interim Use Permit (IUP) for soil processing related to the construction company’s activities. Specifically, the IUP would allow for importing soil to the site, filling and storing the soil in stockpiles, as well as exporting the soils offsite to construction projects. The property where the stockpiles will be contained (PID 26-119-23-21-0007) is Outlot A of Feehan Family Farm 2nd Addition located on County Roud 50. The outlot does not have an assigned address. 2. Planning Commission Review The Planning Commission reviewed this item at a public hearing on September 7, 2023. Comments from nearby residents were heard. The Commission unanimously recommended approval of the IUP and Site Plan (4-0; Commissioner Lind absent) with a flat 35’ height applied to the stock piles as measured from the toe of the slope to the peak of the pile. 3. Background For the last 15 years (approximately), this property has had a perpetual grading permit which allowed the applicant to utilize the site for stockpiling of soil in relation to their construction business. Additionally, the site has been and continues to be used for agriculture. As of the construction season in 2022, the process for grading permits changed. Gradings permits are now limited to have a clear end date. This has made it difficult for the applicant as the use of the site for stockpiling is ever changing and ongoing. Staff reached out to the applicant earlier this year to discuss a pathway Figure 1 Property Map Page 2 of 14 forward to bring the property and their operations into compliance. It was determined that the use of the site best fits under “Mining and Soil Processing.” 4. Context Zoning and Land Use The proposed property is guided for low density residential and zoned UR (Urban Reserve). The property is an undeveloped field that is currently used for soil storage and agriculture. The property is within the Metropolitan Urban Service Area (MUSA) and Phase 4 of the 2040 Staging Plan. Surrounding Properties The guiding, zoning, and existing use of the surrounding properties are detailed in the table below. All surrounding properties are within the MUSA. Direction Guided Zoning District Use Staging Phase North Parks / Open Space Low Density Residential Public / Institutional (P-I) UR City Park Residential Phase 3 Phase 4 East Low Density Residential Industrial Single-Family Residential 2 (RSF-2) Light Industrial (I-1) Agriculture Residential Phase 1 South Low Density Residential UR Residential Agriculture Phase 4 West Low Density Residential UR Residential Phase 4 Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map reflects a wet prairie wetland community throughout the eastern portion of the site and includes a small pond. The natural community is not indicated as high-quality on the map. A wetland delineation application was submitted to the City in conjunction with the IUP application. This report states there are six wetlands and one watercourse/ditch within the site boundary. These wetlands are Figure 2 Natural Resource Inventory Areas Map Page 3 of 14 predominately fresh (wet) meadows with a few shallow marsh areas as well as one deep water wetland (i.e., the small pond). 5. 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 an IUP and Site Plan are limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the project. 1. Site Plan and Stormwater Pollution Prevention Plan The major component of this application is a Stormwater Pollution Prevention Plan (SWPPP). SWPPPs are included in most development applications with review and Figure 3 Wetland Delineation Exhibit Page 4 of 14 approval handled by Engineering. The submitted site plan within the SWPPP attempts to represent the land use disturbance occurring on the site. The site plan shows no permanent facilities such as parking lots or structures. This is unusual in a land use request and makes it difficult to analyze the site plan under the Zoning Ordinance. If a land use application was not required for the perpetual nature of the applicant’s request, the submitted plans would only be reviewed under Chapter 54 of the City Code and handled administratively by Public Works and Engineering. For this request, the site plan was necessary as a component of an overall land use application to allow stockpiles in the southwest corner of the property on an ongoing basis. The UR district allows Mining and Soil Processing as an interim use, and therefore the soil stockpiles can be approved through an IUP. Where appropriate, the zoning analysis of the site plan is combined with the subsequent IUP analysis. The SWPPP is expected to be open-ended and serve as a living document that may be updated and amended as the need arises or regulations change. Because of the technical nature of SWPPPs and the need for these documents to adapt to real world circumstances, these reports are not included in staff reports but can be provided upon request. For ease of review, the most relevant portions for the Planning Commission (e.g., the narrative and site plan) have been pulled out as separate attachments to this report. If the site plan and IUP are approved, Engineering will provide the approval of the contents of the SWPPP per usual. 2. Interim Use Permit Location and Setbacks The stockpiles will be located in the southwest corner of the site. Stockpiles are not structures, so there are no applicable setbacks. Figure 4 Best Management Practices Site Exhibit Page 5 of 14 However, setbacks for the stockpile can be discussed as part of the IUP. The site plan indicates that the stockpiles will be located at least 25’ from any road, drainage channel, stormwater inlet as well as located outside of buffers and stormwater conveyances. In communications with the applicant, it was confirmed that the proposed 25’ setback for the stockpiles would be applied from any property line to the “toe of the slope” (i.e., existing ground elevation) of each stockpile. For comparison, principal structures in the UR are required to meet a 100’ front setback (from County Road 50), a 25’ side setback, and a 30’ rear setback. Accessory structures are subject to a 100’ front setback from County Road 50, a 20’ side setback, and a 15’ rear setback. The attached resolution proposes language that the stockpiles must be setback at least 25’ from all property lines as measured at the toe of the slope. The City could condition the IUP on the stockpiles adhering to the same setbacks as principal structures to provide an additional 5’ separation from the south (rear) property line). The Planning Commission recommendation confirmed moving forward with a 25’ setback from the side and rear property lines. Height The applicant requests the ability to have stockpiles of up to 40’ in the southwest corner of the site. The applicant’s narrative explains a maximum stockpile height of 40’ has been utilized on the site since 2008. For the sake of comparison, the maximum principal structure height in the UR is 35’. However, the building height measurement depends on the type of roof. For example, building height on a structure with a pitched or hip roof is measured as the vertical distance from the grade of a building line to the mean distance of the highest gable. This means there are buildings that are considered 35’ tall even if the highest point of the roofline exceeds 35’. It must also be considered that stockpiles are not structures, and the height of the stockpiles will fluctuate throughout the year. For example, as of August 8, 2023, the stockpiles on the site ranged from 6’ to 24’ tall. A 40’ maximum stockpile height could be allowed as part of the IUP, and this is the proposed language included in the proposed resolution. Conversely, the City could condition the approval of the IUP on stockpiles not exceeding 35’. The Engineering Memo strongly recommends identifying a maximum elevation for the stockpiles in addition to the height limitation. The memo proposes basing the maximum elevation based on the lowest existing ground corner in the northeast area of the project area. The submitted plans have this elevation identified as 976 feet, therefore the maximum elevation would be 1,016 feet with a 40’ height limit applied. This would mean some stockpiles could have a height of 40’, but stockpiles located at higher elevations will not reach a height of 40’. Staff believes this would be a way to minimize the visual impact of the stockpiles. Since this is a recommendation and not a requirement of the Engineering Memo, Planning staff recommends clarifying this limitation with a condition of approval that the stockpiles cannot exceed the determined height limit or the maximum elevation identified on the lowest existing ground corner identified in the final approved grading plan, whichever is less. Additionally, staff recommends clarifying that Page 6 of 14 the height of the stockpiles will be measured from the toe of the slope to the peak of the stockpile. The Planning Commission recommended using a height limit of 35’ and did not want to include an additional elevation limit. There was concern the elevation limit would be difficult for enforcement. Staff have no concerns with reducing the height limit proposed by the applicant however, but because this use involves ongoing changes in soil, the height of the stockpiles could become relative over time. Staff believe it is important to identify the elevation limit upon which stockpiles will be regulated rather than a relative elevation. The proposed resolution continues to use language that includes an elevation limit which was calculated based on the 35’ height limit. Exterior Storage There is equipment (e.g., case loader, skid steer, sweeper, etc.) expected to be on the site as necessary in the context of soil processing and for the property to remain in compliance with the SWPPP and IUP. Staff recommends the following conditions of approval as it relate to the uses of the site: - Exterior storage of equipment necessary to maintain the stockpiles and comply with the SWPPP is allowed as long as the equipment is screened from the right- of-way and adjacent properties. - Exterior storage of non-soil materials is not permitted on the site. - Agricultural equipment and materials stored on the site must only be used for agricultural purposes. Screening The site plan notes that there will be a vegetated berm that will extend around the entire perimeter of the portion of the site where stockpiles will be located. Additional communication with the applicant confirms the berm will be approximately 15’ tall. Additionally, the applicant commits to retaining the existing vegetated buffers around all wetlands. These components of the site plan will provide erosion and sediment control as well as soften the visual impact of the stockpiles. However, it is unlikely that 35’ stockpiles can be completely screened. The Planning Commission discussed screening and landscaping but did not recommend requiring additional screening considering the existing vegetation and agricultural use on the remainder of the site. This is discussed further in the landscaping section of the analysis. Lighting No lighting is proposed. The applicant’s narrative states that site operations are not expected to occur during the night when lights would be needed. If exterior lighting were to be proposed on the site, it must comply with Section 1060.040 of the Zoning Ordinance. Parking and Loading Page 7 of 14 The site plan does not propose parking. Considering the types and purposes of vehicles to be utilized on the site in addition to the fact that the remainder of the site is primarily used for agriculture, it makes sense that there would not be a portion of the site dedicated to parking. Based on the use of the site, staff are comfortable with no formal off-site parking for the site. Staff recommends including a condition of the approval for the IUP that clarifies commercial vehicles related to the stockpiles are permitted on the site but cannot remain on the site unattended or overnight. The site plan includes an existing “haul road” made of a mix of sand and gravel. The plans submitted by the applicant include a note that the haul road “should be improved by adding gravel.” Staff agrees with this recommendation and includes improvement of the haul road as a condition of approval. The haul road is essentially a driveway. We don’t have a driveway setback in code. However, staff believe the haul road should be treated as a drive aisle which requires a minimum setback of 10’ from all property lines. The haul road appears to be as closed as 12’ on the west side just before the existing stockpile area. A proposed condition of approval is that the haul road be no closer than 10’ to all property lines, and the site plan must be revised to dimension the setback. Landscaping Landscaping standards are developed as a general screening measure for buildings and parking lots. There are no specific landscaping standards to apply to interim uses with no permanent facilities. Staff are unclear on the value additional landscaping will add as trees will not be able to completely screen the stockpiles. The Planning Commission considered this option but did not recommend requiring additional landscaping considering the existing vegetation and agricultural use of the remainder of the site. To the west and north of the stockpiles, there is already mature vegetation as well as a wetland (in the northwest corner) that would make additional landscaping Figure 5 Site Plan Page 8 of 14 impractical. There is less landscaping immediately south of the stockpiles, so the City Council could choose to require plantings on top of the berm in this area of the site if desired to mitigate the visual impact of stockpiles and granting the IUP. If the City decides to require landscaping for screening, the applicant would be required to enter into a Site Improvement Performance Agreement (SIPA). Grading and Drainage Up to this point, drainage from the stockpiles has been contained within the disturbed footprint. Analysis shows any dewatering volume has an insignificant impact in the surrounding sub-watershed. The applicant must provide cross sections and detail on the typical berm construction as well as how drainage will be managed from inside the Figure 6 Google Earth Image of Site Facing South Page 9 of 14 working area to outside of the berm for Engineering review and approval. The Engineering Memo requires the applicant to submit a grading plan signed by a professional engineer for approval with Engineering. This plan must confirm details provided in the narrative and SWPPP (e.g., maximum 3:1 side slopes, maximum elevation, setback dimensions, drainage conveyance, and watershed BMPs). The grading plan must also show the conveyance of both phased and ultimate side slope drainage. Additionally, the plan must ensure adding gravel for the haul road does not change approved drainage patterns within the site. Dust Control The SWPPP document confirms that dust control measures, such as application of water, shall be performed periodically when weather or construction activity require it and/or as directed by the City. It is clarified that the City water from hydrants or other sources shall not be used for dust control, rather the water must be obtained from City approved ponds, wetlands, lakes, or other approved water bodies. To prevent excess dust and material build up on the County Road, the applicant’s narrative explains they have their own street sweeping attachments that they use to keep the County Road clean of debris. Street sweeping will continue to occur regularly to maintain the County Road near the entrance of the site. There is also a construction entrance exit noted on the site plan which is a best management practice (BMP) to minimize vehicle tracking of sediment on to the public road. IUP Standards Mining and soil processing is called out as an interim use in the UR district. There are no specific standards for soil processing, but IUPs have the following general standards provided in Section 1070.030, Subd. 3 of the Zoning Ordinance: 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. The subject property is guided for low density residential in the 2040 Comprehensive Plan. However, it is currently in the 4th and final stage of phasing for municipal services. This means the property is not projected for residential development until at least 2035. It is possible this projection could be further pushed out when the 2050 Comprehensive Plan is completed. The proposed interim use creates no structures. Therefore, an IUP to allow soil processing, specifically stockpiling soil, does not appear to conflict with the Comprehensive Plan as eventual residential development on the site is not precluded by the proposed use. Page 10 of 14 The City Council may wish to discuss whether it makes sense for the sunset clause of the IUP to include a provision that the IUP will expire when the site is considered to be in the “current” phase of municipal services which would be determined as part of Comprehensive Plan update and reflected when the City rezones the property (as well as the surrounding properties in the same phase) to an urban low-density residential district. The City could choose not to include such a provision and wait for the landowner to decide they would like to redevelop the property. The Planning Commission recommended not including such a clause and leaving it up to the property owner for when they are ready to develop the land per in line 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 southwest corner of the site has been and is currently used for stockpiling of soils related to the construction business. Granting the IUP will formalize the conditions for which the site can operate in a way that is not detrimental to or endanger the public health, safety, morals, or comfort. The applicant’s narrative notes that the existing stockpiles can reach 40’ tall. As a part of the IUP approval they intend to expand the portion of the site that can be used for stockpiling. While the applicant requests that the stockpiles in this expanded area also be allowed up to 40’ tall, the narrative states that it is possible the average height of the stockpiles throughout the year will decrease as they will have more space to store the material brought to the site. The Planning Commission recommendation of a 35’ height limit ensures the stockpiles will not exceed the height limits applied to structures within the district. The proposed 3:1 slopes of the stockpiles meet City standards for erosion and sediment control. Several BMPs are outlined in the SWPPP to ensure that the ongoing stockpiling of soils at this site will not be detrimental or endanger the surrounding area. Below are a few examples of the proposed BMPs: - A vegetated buffer will be maintained around the delineated wetlands to minimize potential impacts. - The project does not intend to use any chemical treatments. - Exposed soils (including stockpiles) must have erosion protection/cover initiated immediately and completed within 14 days. - Sediment tracked onto a public street must be removed with a street sweeper per Construction Stormwater Permit requirements, or immediately when it causes a safety issue. Page 11 of 14 Ongoing performance compliance with the SWPPP is a condition of approval included in the proposed resolution. Additionally, the proposed resolution includes a condition of approval that the soils used in this operation shall be clean. Any soils which are regulated by the Minnesota Pollution Control Agency (MPCA) or other regulatory agencies shall not be allowed. 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 SWPPP provides that all grading operations shall be conducted in a manner as to minimize the potential for site erosion with the installation of erosion control measures. Any damage to adjacent properties or natural resources must be corrected and restored as soon as permission is granted from the property owner(s). The narrative states that there are no set operation hours for the site but anticipates that operations will occur between dusk and dawn. It is also noted that there will be periods of time (e.g., weeks and months) where no operations will occur at the site. In the interest of the surrounding properties, staff recommends that the applicant adhere to the construction hours for the City as outlined in Chapter 82.04, Subd. 5 (A)(10). Specifically, operations on the site would be limited to 7AM – 7PM Monday through Friday, and 8AM – 4PM weekend and holidays. This is included as a condition of approval in the proposed resolution. As previously discussed, the Planning Commission recommended limiting the height of the stockpiles to 35’ as a way to satisfy this standard. The City Council could require additional setback and screening standards as previously discussed to further satisfy this standard. 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. Since this has been an ongoing use for the last 15 years, there is nothing to suggest that the orderly development and improvement of surrounding properties will be impeded by granting the IUP. The suggested conditions of approval should also help to protect the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Page 12 of 14 This property has street frontage and an existing access on County Road 50. No additional public facilities are required to accommodate the proposed use from the City’s perspective. However, the project area is part of an outlot that does not currently have an address which could lead to confusion should emergency services ever be called to the site. Staff recommends that an address sign be required as a condition of approval, and staff will assign an address upon approval. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff finds the proposed use conforms to all applicable regulations in the UR district. g. The conditional use and site conform to performance standards as specified by this Chapter. Staff finds the proposed use and site will conform to the performance standards of the Zoning Ordinance with the recommended conditions of approval. B. The use is allowed as an interim use in the respective zoning district. Mining and soil processing is allowed as an interim use in the UR district. C. The date or event that will terminate the use can be identified with certainty. Staff recommends language that confirms the IUP to be issued to Sunram Construction is non-transferable and will terminate upon any of the following: a) If the business ceases. b) If property ownership changes. c) If ownership of the business changes. d) If a Notice of Termination for the SWPPP is submitted to the MPCA. e) If there is a failure to meet other local, state, and federal regulations. This language is included in the proposed resolution. Also, the City Council could add the following provision to confirm compliance with the prevailing Comprehensive Plan: f) If the City deems the property to be within the current phase of staging for municipal services. Page 13 of 14 The Planning Commission did not recommend adding this provision. D. The use will not impose additional unreasonable costs on the public. Staff does not find reason to believe that additional, unreasonable costs will be imposed on the public as a result of granting the IUP. One of the more public concerns is tracking on to County Road 50. However, the applicant previously purchased sweeping equipment to clean the street themselves, and this is already a part of their business practices. The applicant committed to completing sweeping as needed as part of the SWPPP and their IUP narrative. E. The user agrees to any conditions that the City Council deems appropriate for permission of the use. The proposed resolution includes the following staff recommended conditions of approval to minimize the impact of granting the IUP: - The applicant must adhere to the commitments made in the application narrative dated 7/13/2023 and follow-up communication received 8/14/2023. - The applicant is limited to the intensity of use as portrayed in the narrative dated 7/13/2023 and follow-up communication received 8/14/2023, unless otherwise amended. Expansions of the stockpile area, increased intensity of use, construction of a structure, or new soil processing related activities not captured by the application submittal will require approval of an IUP and Site Plan amendment. - Stockpiles must be setback at least 25’ from all property lines as measured at the toe of the slope. - The height of the stockpiles must not exceed the lesser of 35’ or an elevation of 1011, which is a height of 35’ from the lowest adjacent corner (northeast 976). A grading plan showing the maximum side slopes and elevation of the stockpiles as clarified in the engineer’s memo shall be provided by the applicant. - Commercial vehicles related to managing stockpiles are permitted on the site but cannot remain on the site unattended or overnight. - Exterior storage of equipment necessary to maintain the stockpiles and comply with the SWPPP is allowed as long as the equipment is screened from the right-of-way and adjacent properties. - Exterior storage of non-soil materials is not permitted on the site. - Agricultural equipment and materials stored on the site must only be used for agricultural purposes. - The applicant must upgrade the haul road with gravel. Page 14 of 14 - The drive aisle to access the stockpile areas must be no closer than 10’ to all property lines. The site plan must be revised to dimension the setback. - The applicant must remain in compliance with the performative requirements of the SWPPP as it may be amended from time to time. An amendment to the SWPPP will not necessarily require an amendment to the IUP unless the footprint of the stockpile area expands. - The soils used in this operation shall be clean. Any soils which are regulated by the MPCA or other regulatory agencies shall not be allowed. - The applicant must adhere to the City’s construction hours as outlined in Chapter 82.04, Subd. 5(A)(10). - An address sign will be required to be installed at the entrance of the property. A property address will be assigned by City staff upon approval of the IUP. The staff report also calls out the following possible conditions that could be added by the City Council if deemed necessary for the approval of the IUP: - The stockpiles must meet the same setbacks as principal structures in the zoning district as measured from the toe of the slope. o 100’ from County Road 50. o 25’ side setback. o 30’ rear setback. - Landscaping requirements on top of the south portion of the vegetated berm. o If landscaping requirements are attached to the IUP, the applicant will be required to enter into a SIPA as a condition. The above conditions are not included in the proposed resolution, but verbiage can be added as directed by the City Council. 6. Recommendation Staff recommend approval of Resolution 2023-86 as drafted. The proposed resolution is nearly identical to the Planning Commission recommendation other than including an identified elevation maximum to be applied to the height of the stockpiles. Attachments: 1. Resolution 2023-86 Approving the Site Plan and IUP 2. Applicant Narrative Received July 13, 2023 3. Supplemental Applicant Communication received August 14, 2023 4. Site Plan Exhibit 5. Best Management Practices Site Exhibit 6. Engineering Memo Dated August 30, 2023 City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-86 Page 1 of 4 Motion By: Seconded By: APPROVING AN INTERIM USE PERMIT AND A SITE PLAN APPLICATION FROM SUNRAM CONSTRUCTION INC. LOCATED AT PID 26-119-23-21-0007 ON COUNTY ROAD 50. (CITY FILE 23-015) WHEREAS, Sunram Construction Inc. (“the applicant”) requested approval of an interim use permit and site plan for soil processing on 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 and interim use permit are approved as shown on application materials and plans received by the City on July 13, 2023, and August 14, 2023, except as amended by this resolution. 2. The applicant must comply with all conditions in the City Engineer’s Memo dated August 30, 2023. 3. An interim use permit is granted to allow soil processing including importing soil to the site, filling and storing the soil in stockpiles, as well as exporting the soils offsite, subject to the conditions in this approval. a. The applicant must adhere to the commitments made in the application narrative received July 13, 2023, and follow-up communication received August 14, 2023. b. Unless otherwise amended in this approval, the applicant is limited to the intensity of use as portrayed in the narrative received July 13, 2023, and follow-up communication received August 14, 2023. Expansions of the stockpile area, increased intensity of use, construction of a structure, or new soil processing related activities not captured by the application submittal will require approval of an Interim Use Permit and/or Site Plan Amendment. c. Stockpiles, as measured from the toe of the slope, must be setback at least 25 feet from all property lines. d. Stockpiles, as measured from the toe of the slope to the peak of the stockpile, must not exceed a height of 35 feet or an elevation of 1011, whichever is less. A grading plan showing the maximum side slopes and elevations of the stockpiles shall be provided by the applicant. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-86 Page 2 of 4 e. Exterior storage of equipment necessary to maintain the stockpiles and comply with the Stormwater Pollution Prevention Plan is allowed as long as the equipment is screened from the right-of-way and adjacent properties. f. Exterior storage of non-soil materials is not permitted on the site. g. Agricultural equipment and materials stored on the site must only be used for agricultural purposes. h. Commercial vehicles related to the approved soil processing activities are permitted on the site but cannot remain on the site unattended or overnight. i. The applicant must upgrade the haul road with gravel. j. The haul road must be no closer than 10 feet from all property lines. k. The applicant must remain in compliance with the performative requirements of the Stormwater Prevention Pollution Plan as it may be amended from time to time. An Amendment to the Stormwater Prevention Pollution Plan will not necessarily require an amendment to the Interim Use Permit unless the footprint of the stockpile area expands. l. The soils used in the operation shall be clean. Any soils which are regulated by the Minnesota Pollution Control Agency or other regulatory agencies shall not be allowed. m. The applicant must adhere to the City’s construction hours as outlined in Chapter 82.04, Subd. 5(A)(10) which may be amended from time to time. n. The applicant must install an address sign at the entrance of the property to ensure emergency services can locate the property if needed. A property address will be assigned by City staff. 4. FURTHER, that the following conditions be met prior to making improvements on site: a. The site plan must be revised to dimension a 10-foot setback from all property lines applied to the haul road. b. The applicant must submit a professionally engineered grading plan for review and approval by Engineering. c. The developer shall record the approving resolution with Hennepin County and provide proof of recording to the City. 5. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. 6. The interim use shall terminate on the happening of any of the following events, whichever occurs first: City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-86 Page 3 of 4 a. If the business 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 Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-86 Page 4 of 4 ATTACHMENT A Outlot A, Feehan Family Farm 2nd Addition, Hennepin County, Minnesota moore engineering, inc. Two Carlson Parkway, Ste 110, Plymouth, MN 55447 T: 320.281.5493 mooreengineeringinc.com Memorandum Date: Prepared By: Project: Contractor: Subject: Narrative: July 07, 2023 Tara Ostendorf, Environmental Team Lead Sunram Construction Soil Processing Expansion Sunram Construction -Corcoran, MN SWPPP Documentation Clarifications The site is used as a soil processing and material holding yard for Sunram's various ongoing projects throughout the metro area. Material is taken from other active construction sites and hauled to this location to be stored. The material will eventually be hauled off to use at other construction sites when needed. Use of the site is dependent on the project type, size of project, and material needed. Materials on site include topsoil, general fill, and unclassified materials. All materials are kept in separate stockpiles on site. The site has no set hours of operation, but construction activities will occur no earlier than dawn and no later than dusk. The equipment that is regularly used at the site includes bulldozers, excavators, dump trucks, skid steers, and dump trailers. The equipment that is being used depends on the type of material being hauled in or out of the site. The amount of material being hauled in and out of the site each day varies as the site does not have consistent day-to-day operations. Site visits could range from 0-10 trips per day. There are periods of time where the site will not be used for weeks at a time, while other weeks the site may be used daily. To prevent excess dust and material build up on the county road, Sunram Construction has their own street sweeping attachments that they use to keep the county road clean of debris. Street sweeping will continue to occur regularly to maintain the county road near the entrance/exit of the site. The current height of the stockpiles at the site are no greater than 40 feet tall. This same maximum height will be used for the expansion area and could most likely decrease in height as more space is available for material to be stored. Side slopes of the stockpiles will not exceed 3:1. Stockpiles will be located outside of buffers and stormwater conveyances. All stockpiles will also be located at least 25 feet from any road, property boundary, drainage channel, or stormwater inlet. Moore Engineering Inc has also prepared a Stormwater Pollution Prevention Plan (SWPPP) on behalf of Sunram Construction to fulfill permitting requirements for construction activities related to the expansion of an existing use on property located within the regulated area of the City of Corcoran. This activity requires two levels of permitting; construction activity associated with clearing and grading the site to the extent that it requires an NPDES Construction Stormwater general permit issued by the MN Pollution Control Agency, and the ongoing operation of the site as a soil Memorandum Page 11 23229 Sunram Construction 1 Natalie Davis From:Lucas Mueller <Lucas.Mueller@mooreengineeringinc.com> Sent:Monday, August 14, 2023 11:00 AM To:Natalie Davis Cc:Kevin Mattson; Ryan Sunram; Dwight Klingbeil Subject:RE: Sunram Construction - IUP Application Natalie, Below are the responses from the addiƟonal informaƟon you and the City are requesƟng. Please let me know if you have any quesƟons aŌer reviewing the responses. Thanks! 1. IdenƟfy the elevaƟon that the maximum height of the stockpile will be based on. The maximum heights of the stockpiles are based on the current heights of the piles which have been uƟlized since about 2008. These heights do not create a visual disturbance from the surrounding properƟes as tree cover blocks a majority of the piles. With the expansion of the soil processing yard, pile heights could possibly be reduced as addiƟonal area allows to create stockpiles horizontally rather than verƟcally. 2. How high is the proposed vegetated berm? The height of the proposed berm will be approximately 15 feet tall. The proposed vegetated berm for the expansion area will Ɵe into the south side of the exisƟng berm and be brought out to the east and north. The current height of the berm on the south side is approximately 15‐20 feet. The exisƟng berm will be reshaped in parts where it is higher than 15 feet and be used as part of the new berm. Current material onsite and material brought in from ongoing projects will be uƟlized to create and shape the proposed berm around the enƟre soil processing area. 3. Will the 25’ setback of the stockpile be applied from the berm? The 25’ setback will be applied from the toe of slope of the stockpiles. Currently, the only area this will take place is along the western property boundary. A porƟon of the berm may be closer than 25’ from the property boundary, but the stockpile itself will abide by a 25’ setback. 4. How high is the elevaƟon of the stockpile as of today? Measurements of the stockpiles were taken on August 8, 2023. At that Ɵme, the stockpiles ranged in height from 6 feet to a maximum height of 24 feet. 5. What are the slopes of the stockpile as of today? A majority of the stockpiles are at a 3:1 slope with the furthest eastern stockpile (on the field edge) at a 2.5:1 slope. This slope will be reduced and regraded with the expansion of the material storage area to the east in order to meet the maximum 3:1 slope. 6. The narraƟve provides that 0‐10 trips per day are expected. Staff believes this may be based on an average as there have been Ɵmes where it is believed the site has exceeded 10 trips per day. Please provide the maximum trips per day expected on the busiest day of the year. The narraƟve will be uƟlized in seƫng restraints, so it is important that it details the maximum extent the site it intended to be uƟlized. The 10 trips per day menƟoned in the memo was based on an average. At maximum capacity of the site, a total of 110 trips may be conducted for one day. This has only occurred a few Ɵmes during the operaƟon of the soil processing facility since it began in 2008. A more “normal” high‐capacity use of the site would be 50‐60 trips per day. The plan states ways to keep down dust, reduce excess material being brought on to the county road, road sweeping, and hours of operaƟon to be compliant and minimize disturbances to neighbors and county road traffic. Lucas Mueller Environmental Team Lead moore engineering, inc. 100 200 •••==:::J Feet Material storage area contains top soil, general fill, and unclassified materials. All materials are kept in separate piles. Stockpiles will be no higher than 40 feet tall and will not have a slope greater than 3:1. They will also be located at least 25 feet from any road, drainage channel, or stormwater inlet. Stockpiles will also be located outside of buffers and stormwater � Proposed Expanded Material Storage Area Existing Material Storage Area c::::J Field Boundary � Existing Haul Road Surveyed Parcel Boundary � Project Location Contours _S_it_e_P_l_an _________________________ 0 emngi·nQeeQri·ngr, 1 _9nc.Sunram Construction Property Corcoran, Minnesota ry # ! # # # # # # # # # # # # # # ! # # # # # # # # # # # # ! # # # # "# ## # # %0 &0)0.0 0$%0 '0* $0 00 %*0 -00)!%&0 '*'0* $0 0 /0. ""0")%00 %+0*0!)*0 0*0'%#0$/0 '%0( $ 0 $$"0%(0)+%(#.*(0 $"*0*% & ")0 . "!0!)%00 !%+0%,*) 0%0,()0$0)*%(#.*'0 %$-/$)0 # # # # # # *0 ,$(#0 %$)*',* %$0(%&(*/0 %'%'$0 $$)%*0 Memo To:Kevin Mattson, PE Public Works Director From:Kent Torve, PE City Engineer Steve Hegland, PE Project:Sunram IUP Date:August 30, 2023 Exhibits: This review is based on the following documents: 1. Narrative, July 7, 2023, Moore Engineering 2. Stormwater Pollution Prevention Plan (SWPPP), July 2023 3. Email response from Moore Engineering to City, August 14, 2023 Comments: General In addition to engineering related comments per these plans, the proposed plans are subject to additional planning comments and all other applicable codes of the City of Corcoran, Elm Creek Watershed Management Commission, Wetland Conservation Act, etc.. The SWPP and grading plan with narrative shall be submitted to the Elm Creek Watershed Management Commission to determine if any permitting is necessary through their jurisdiction. The proposed work disturbs more than 1 acre of land and therefore typically requires ECWMC permitting. Access is at existing location and regulated by the County. Any widening of access road would likely impact wetlands and WCA process would need to be followed. Height The Sunram SWPP and applicant response to staff comments indicates a height limit of 40 feet however, no baseline reference was provided. o Recommended to set the maximum height off of existing ground, therefore the lowest existing ground corner (northeast) is elevation 976 and maximum elevation would be 1016. The applicant shall provide a PE signed grading plan that shows; o Maximum 3:1 side slopes and identified peak elevation, o Ground tie in elevations, o Setback dimensions, o Drainage patterns, o Watershed BMPs as required, and o Conveyance system for interim and final conditions. Soil Processing The soils used in this operation shall be clean. Any soils which are regulated by the MPCA or other regulatory agencies shall not be allowed. Site is limited to soil processing, no crushing, reclaim, storage or processing of demo or construction material/debris is allowed. Drainage Historically, the drainage from stockpiles has been contained within the disturbed footprint and analysis shown any dewatering volumes have insignificant impact in the surrounding subwatershed. The applicant indicates that a vegetated berm will be installed around the permitter of the stockpile area. Provide cross section and a detail on the typical berm construction as well as how drainage will be managed from inside the working area to outside of berm. Grading plan shall show the conveyance of both phased and ultimate side slope drainage. Notes shall be added to grading plan to ensure adding gravel for driveway construction does not change approved drainage patterns within the site. End of Memo Page 1 of 1 STAFF REPORT Agenda Item: 7g. City Council Meeting: September 28, 2023 Prepared By: Kendra Lindahl, AICP Topic: Plat Correction for Rush Creek Reserve Second Addition (City File No. 22-012) Action Required: Approval Review Deadline: N/A 1. Request M/I Homes of Minneapolis, LLC has proposed a plat correction for Rush Creek Reserve Second Addition to correct some errors on the plat. As permitted by state statute, the surveyor of the plat has prepared a Certificate of Plat Correction to amend the name. Once approved by the city, the certificate will be filed with the County Recorder’s Office. 2. Recommendation Move to adopt Resolution 2023-77 approving the Certificate of Plat Correction for Rush Creek Reserve 2nd Addition vacation Attachments 1. Resolution 2023-77 approving the Certificate of Plat Correction for Rush Creek Reserve 2nd Addition 2.Certificate of Plat Correction 3.Final Plat City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-77 Page 1 of 1 Motion By: Seconded By: A RESOLUTION APPROVING A CERTIFICATE OF PLAT CORRECTION FOR RUSH CREEK RESERVE SECOND ADDITION WHEREAS, M/I Homes of Minneapolis, LLC has submitted a certificate of plat correction to correct some errors on the lot lines for Rush Creek Reserve Second Addition; and WHEREAS, As permitted by State Statute §505.174, Daniel J. Roeber, the licensed land surveyor of the plat, has prepared a Certificate of Plat Correction to correct these errors. NOW, THEREFORE, BE IT RESOLVED The Certificate of Plat Correction is hereby approved. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk Attachment: 7g1. SURVEYOR’S CERTIFICATE OF PLAT CORRECTION Pursuant to the provisions of Minnesota Statues Section 505.174, I, Daniel J. Roeber, a duly Licensed Land Surveyor in and for the State of Minnesota declares as follows: 1.I prepared the plat of Rush Creek Reserve Second Addition, filed on June 22nd, 2022 in the Office of the County Recorder, Hennepin County, Minnesota and recorded as Abstract Document Number 11120698. 2.The plat contains errors, omissions or defects described as follows: The label of the common line between Lot 11 and Lot 12, Block 4 is shown as North 02 degrees 19 minutes 08 seconds East, 5261 feet. The distance shown is to be labeled in error. 3.The plat is corrected as follows: The distance of the common line between Lot 11 and Lot 12, Block 4 is revised to be 124.52 feet. 4.The plat contains errors, omissions or defects described as follows: The labels of the east and west line of Lot 10, Block 7 is shown as 38.18 feet. 5.The plat is corrected as follows: The distance of the east and west line of Lot 10, Block 7 is revised to be 36.00 feet. 6.The plat contains errors, omissions or defects described as follows: The labels of the east and west line of Lot 13, Block 7 is shown as 36.00 feet. 7.The plat is corrected as follows: The distance of the east and west line of Lot 13, Block 7 is revised to be 38.18 feet. I certify that this Surveyor’s Certificate of Plat Correction was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. Dated this _________day of ____________________, 20______. Daniel J. Roeber, Licensed Land Surveyor Minnesota License Number 43133 Attachment: 7g2. STATE OF MINNESOTA COUNTY OF ______________ The foregoing instrument was acknowledged before me this _______ day of __________________, 20_____, by Daniel J. Roeber, Licensed Land Surveyor, Minnesota License Number 43133. ______________________________________ Notary Public This Surveyor’s Certificate of Plat Correction to the plat of RUSH CREEK RESERVE SECOND ADDITION was approved by the City Council of Corcoran, Minnesota, at a regular meeting held this _______ day of ______________________, 20_____. _____________________________________ ______________________________________ Mayor Clerk This Surveyor’s Certificate of Plat Correction has been reviewed and I approved this _______ day of ________________________, 20_____. _____________________________________ Hennepin County Surveyor THIS INSTRUMENT WAS DRAFTED BY: Stantec Consulting Daniel J. Roeber 733 Marquette Avenue Suite 1000 Minneapolis, MN 55402 612-712-2000 SHEET 1 OF 4 SHEETS KNOW ALL PERSONS BY THESE PRESENTS: That M/I Homes of Minneapolis/St. Paul, LLC, a Delaware limited liability company, owner of the following described property situated in Hennepin County, Minnesota to wit: OUTLOT D and OUTLOT F, RUSH CREEK RESERVE ADDITION. Has caused the same to be surveyed and platted as RUSH CREEK RESERVE SECOND ADDITION and does hereby dedicate to the public for public use the public ways and the easements for drainage and utility purposes as created by this plat. In witness whereof said M/I Homes of Minneapolis/St. Paul, LLC, a Delaware limited liability company, has caused these presents to be signed by its proper officer this ____________ day of ______________________, 20______. Signed: M/I HOMES OF MINNEAPOLIS/ST. PAUL, LLC By: Gary M. White, Area President STATE OF MINNESOTA COUNTY OF _____________________ This instrument was acknowledged before me on this day of , 20 by Gary M. White, Area President of M/I Homes of Minneapolis/St. Paul, LLC, a Delaware limited liability company, on behalf of the company. ___________________________________________(Notary Signature) ___________________________________________(Notary Printed Name) Notary Public, ____________________County, State of Minnesota My Commission Expires __________________________________ SURVEYOR'S CERTIFICATE I, Daniel J. Roeber, do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat; and all public ways are shown and labeled on this plat. Dated this day of , 20 . ____________________________________________________________ Daniel J. Roeber, Licensed Land Surveyor Minnesota License Number 43133 STATE OF MINNESOTA COUNTY OF ____________ This instrument was acknowledged before me on this day of , 20 by Daniel J. Roeber. _____________________________(Notary Signature) _____________________________(Notary Printed Name) Notary Public, _______________ County, State of Minnesota My Commission Expires _____________________________ CITY COUNCIL, CITY OF CORCORAN, MINNESOTA This plat of RUSH CREEK RESERVE SECOND ADDITION was approved and accepted by the City Council of the City of Corcoran, Minnesota, at a regular meeting thereof held this day of , 20 , and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subd. 2. CITY COUNCIL, CITY OF CORCORAN, MINNESOTA By __________________________________________________________ Mayor By__________________________________________________________ Clerk RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota I hereby certify that taxes payable in 20_____ and prior years have been paid for land described on this plat, dated this _________ day of ____________________________, 20____________. Mark V. Chapin, County Auditor by _______________________________________ Deputy SURVEY DIVISION, Hennepin County, Minnesota. Pursuant to MN. STAT. Sec. 383B.565 (1969), this plat has been approved this _________ day of ____________________________, 20____________. Chris F. Mavis, County Surveyor by _______________________________________________ COUNTY RECORDER, Hennepin County, Minnesota. I hereby certify that the within plat of RUSH CREEK RESERVE SECOND ADDITION was recorded in this office his _________ day of ____________________________, 20____________., at _______o'clock ___M. Amber Bougie, County Recorder by ___________________________________ Deputy C.R. DOC. NO. _______________________RUSH CREEK RESERVE SECOND ADDITIONapproved 09/08/22 Attachment: 7g3. North line of OUTLOT D, RUSH CREEK RESERVE ADDITION FND 1-INCH OPEN IP 4 0 8 .0 1 R = 5 6 7 8 . 7 7 Δ = 0 4 ° 0 7'0 0 " C B = N 3 8 ° 2 0'4 1 " W N 00°03'25"W 849.88 WET LAND WET LAND WET LANDWETLAND WET LAND WET LAND S89°36'01"E 406.23 MATCHLINE N59°31'02"W 119.70 N89°36'01"W 1700.51 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 3 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 4 1 2 3 4 5 6 7 8 9 10 11 12 13 5 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 6 2 Δ =0 9 °1 5 '2 2 " 6 8 .6 6 2 7 5 .0 5 R =8 5 0 .0 0 Δ =3 5 °0 1 '1 5 " N89°56'35"E 40.53 R=303.03 Δ=37°26'12" 198.00 CB=S69°18'35"E Δ=41°29'40"201.35 CB=S71°14'25"E Δ=30°01'27" 158.79 130.97Δ=22°52'33" CB=S67°19'53"E S00°03'25"E 70.44 39.28 Δ=07°25'39" 1 6 3 . 4 6 R = 2 5 0 . 0 0 Δ = 3 7 ° 2 7 ' 4 6 " 4 2 7 . 6 4 S 3 7 ° 3 1'1 1 " E 2 7 7 .6 4 1 5 0 .0 0 1 4 8 .6 8 N 5 2 °2 8'5 4 "E 6 7 1 .4 5 R =6 9 5 .2 7 Δ=55°19'58" 100.29R=483.02Δ=11°53'46" Δ =0 8 °5 0 '0 0 " 6 5 .5 2 4 8 . 6 1 Δ = 0 6 ° 3 3 ' 1 4 "Δ =1 0 °2 2 '3 8 " 7 6 .9 8 3.97Δ=00°15'37"Δ =0 3 °3 5 '0 0 " 5 4 .7 2 Δ =0 3 °3 1 '1 3 " 5 3 .7 6 5 3 . 7 6 Δ = 0 3 ° 3 1 ' 1 3 "Δ =2 0 °4 9 '3 0 " 3 0 8 .9 5 Δ=56°42'16" R=400.00 3 9 5 .8 7 2 3 .1 5 N 7 5 °4 4 '5 0 "E 5 5 . 7 2 Δ = 0 3 ° 3 8 ' 5 4 " 5 3 . 9 7 Δ = 0 3 ° 3 2 ' 0 3 " 4 2 . 1 2 Δ = 0 2 ° 4 5 ' 2 9 " 1 2 . 3 2 1 0.8 3 4 4 . 2 2 Δ = 0 5 ° 5 7 ' 3 9 " 5 2 .4 9 Δ = 0 7 ° 0 4 ' 3 4 "52.49 Δ=07°04'34" 52.49 Δ=07°04'34" 19.99 Δ=02°41'43" 52.49 Δ=07°04'34" 52.49 Δ=07°04'34" CB=S52°18'19"E Δ=15°49'15" 117.35 161.28 S02°06'43"W 3 6.4 6 S 4 9 ° 1 0'1 8" W 5 3.1 9 S 4 8 ° 3 2'4 1" W 5 3.1 9 S 4 4 ° 5 8'3 3" W 53.19 S41°24'24" W 53.19S37°50'16"W 53.19S34°16'08"W 53.19S30°40'59"W 59.82S28°05'48"W 76.27 S36°37'07"W 120.07 N 48°32'50" W 1 3 8 .3 6 R =2 7 5 .0 0 Δ =2 8 °4 9'3 7 " C B =S 5 5 °5 1'5 8 "W 2 6 . 7 8 S 0 0 ° 2 3 ' 5 9 " W Δ = 5 0 ° 0 5 ' 2 8 " R = 3 5 5 . 0 0 3 1 0 . 3 6 23.65R=338.88 Δ=03°59'55" CB=S42°09'57"E 2 3 .3 5 R =4 1 0 .0 0 Δ =0 3 °1 5 '4 6 " C B =N 4 6 °0 6 '3 8 "W 53.47 S42°27'06"W 204.32 S06°07'15"W 1 8 .5 7 R =4 6 5 .0 0 Δ =0 2 °1 7'1 8 " 95.14N75°19'22"W 66.14N74°42'36"W54.42 N76°01'46"W54.42 N81°42'02"W 54.42 N87°22'19"W5 6 . 9 2 S 8 6 ° 4 9 ' 4 0 " W 5 8 . 0 1 S 8 0 ° 5 0 ' 4 5 " W 5 6 . 1 2 S 7 4 ° 5 3 ' 2 3 " W 5 6 . 1 2 S 6 9 ° 0 2 ' 2 7 " W 5 7 . 7 7 S 6 3 ° 0 6 ' 4 8 " W 5 4 . 8 2 S 5 7 ° 1 3 '5 4 " W 5 4.4 5 S 5 2 ° 4 7'2 1 " W135.0 0 S 5 2 °2 8'4 9 "W 1 4 1 .9 3 S 5 1 °4 6'0 1 "W 3 1.73 S3 7 °3 1 '11"E 1 4 5 .1 5 N 3 6 ° 1 7'1 2 " W 10.13R=1655.52Δ=00°21'03"CB=N36°27'43"W N0 0 ° 0 3 ' 2 5 " W 27 2 . 2 1 9 2 .1 2 N 6 2 °0 0 '4 1 "E 146.40 N23°26'40"E N 2 1 ° 0 0 ' 4 4 " W 1 4 6 . 4 0 N62°58'03"W 135.17 24.91N89°36'01"W S 6 9 °3 7 '3 5 "W 1 3 6 .8 5 S26°49'06"W 178.15 79.57 S16°57'44"W 30 9 . 3 6 30 0 . 4 5 32 . 3 6 30 . 8 1 10 5 . 3 3 59 . 2 3 59 . 1 1 1 0 .0 2 49 . 2 7 5.23Δ=01°05'22" 3 9 .5 0 Δ =0 8 °1 3 '4 7 " 4 0 .1 0 Δ =0 8 °2 1 '1 6 " 3 9 .1 7 Δ =0 8 °0 9 '4 0 " 4 0 .7 5 Δ =0 8 °2 9 '2 6 " 1 5.0 6 Δ =0 3°0 8'1 5" 2 6 .3 0 4 3.3 3 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 5 4.7 7 5 4.2 9 5 1.1 8 4 3.3 6 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 3.3 4 4 4.5 3 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'0 2 "E 1 2 0 .0 0 N 5 2 °2 8'4 9 "E 1 2 0 .8 1 N 5 7 °0 8 '5 2 "E 1 2 7 .8 7 N 6 3 °1 0 '5 4 "E 1 3 8 .9 9 N 7 3 °0 1 '4 6 "E 1 2 5 .2 8 N 8 0 °3 7 '2 6 "E 120.05 N89°46'17"E 43 . 1 6 40.53 40.53 R =4 5 0 .0 0 6 2.4 3 Δ =0 7 °3 1 '5 0 "5 3 . 1 3 Δ = 0 6 ° 2 4 ' 3 3 " 5 2 . 7 9 Δ = 0 6 ° 2 2 ' 0 3 " 5 2 . 7 5 Δ = 0 6 ° 2 1 ' 4 7 " 5 2 . 7 5 Δ = 0 6 ° 2 1 ' 4 4 " 1 6 . 4 8 Δ = 0 1 ° 5 9 ' 1 7 " 4 2 . 0 3 Δ = 0 2 ° 5 5 ' 0 8 " 6 1 . 9 2 Δ = 0 4 ° 1 8 ' 0 0 " 6 1 . 9 2 Δ = 0 4 ° 1 8 ' 0 0 " 6 1 . 9 2 Δ = 0 4 ° 1 8 ' 0 0 " 6 2 . 0 9 Δ = 0 4 ° 1 8 ' 4 4 " 9 . 9 9 Δ = 0 0 ° 4 1 ' 3 7 " 2 3 .1 5 3 0 . 4 5 Δ = 0 4 ° 3 9 ' 0 7 " 7 2 .9 1 Δ =1 1 °0 8 '2 4 "72.91 Δ=11°08'24"72.91Δ=11°08'24" 72.91Δ=11°08'24" 48.83 R=338.88 Δ=08°15'18" CB=N48°17'34"W 1 2 5 .0 0 S 5 7 °2 5 '2 8 "W 7 2.3 3 Δ = 1 1 ° 4 0'2 4 " 1 4 9 . 0 0 Δ = 2 4 ° 0 2 ' 5 0 " Δ=14°22'18" 89.05 4 7. 5 3 N 3 8 ° 0 4'4 5 " W 4 8.0 7 N 4 5 °0 5'0 5"W 48.43 N59°08'03"W48.53 N71°45'03"W48.53 N82°53'27"W4 8 . 5 3 S 8 5 ° 5 8 ' 0 9 " W 5 1 . 9 1 S 7 6 ° 3 5 ' 5 9 " W 5 2 . 6 7 S 7 2 ° 5 3 ' 5 0 " W 5 2 . 5 2 S 6 8 ° 3 5 ' 2 8 " W 5 2 .5 2 S 6 4 °1 7 '2 8 "W 5 2 . 5 2 S 5 9 ° 5 9 ' 2 8 " W 5 6 .4 7 S 5 6 °1 2 '4 4 "W 6 6 .5 9 S 6 0 °0 5 '2 8 "W 6 6 .6 0 S 6 6 °2 7 '1 4 "W 6 6 .6 5 S 7 2 °4 9 '0 9 "W 5 9 . 5 9 S 3 7 ° 1 2'1 3 " E 5 4 . 5 5 S 2 9 ° 3 5 ' 3 5 " E 4 6 . 7 7 51.33N83°34'26"W 1 2 0.0 0 N 5 2 °2 8'4 9 "E N 5 2 °2 2'4 3 "E 1 3 4 .0 8 1 2 0 .9 8 N 5 8 °2 5 '3 2 "E 1 2 0 .9 4 N 7 3 °2 8 '3 6 "E 7 2.1 2 5 1.6 4 4.22 Δ = 2 0 ° 5 9 ' 4 7 " 8 2 . 4 5 Δ = 1 6 ° 2 7 ' 5 9 " 6 4 . 6 6 7 6 . 8 7 S 0 6 ° 1 1 ' 5 5 " E 1 2 5 . 0 0 S 1 3 ° 5 9 ' 5 0 " E 1 2 5 . 0 0 S 2 0 ° 2 1 ' 5 3 " E 1 2 5 . 0 0 S 2 6 ° 4 3 ' 4 0 " E 1 2 5 . 0 0 S 3 3 ° 0 5 ' 2 4 " E 1 2 5 . 0 0 S 3 2 ° 0 9 ' 3 2 " E 1 2 5 . 0 0 S 2 7 ° 5 1 ' 3 2 " E 1 2 5 . 0 0 S 2 3 ° 3 3 ' 3 2 " E 1 2 5 . 0 0 S 1 9 ° 1 5 ' 3 2 " E 1 2 5 . 0 0 S 1 4 ° 5 6 ' 4 7 " E S 0 9 ° 3 6 ' 0 3 " E 1 2 5 . 0 0 S01°32'21"W 12 5.00 S12°40'45"W 125.00 S23°49'09"W 125.00 S34°57'33"W 126.25 125.33 1 2 5.0 0 S 4 6 °0 5'5 7"W N 6 9 °2 2 '0 0 "E 5 4 .4 4 N 56 °5 8 '2 7 "E 6 2 .4 7 N 5 9 °1 0 '0 6 "E 5 3 .1 0 N 6 0 °3 1 '3 4 "E 6 1 .3 7 N 6 4 °0 2 '4 7 "E 6 1 .3 7 N 6 7 °3 7 '5 1 "E 6 3 .6 0 N 7 1 °1 3 '1 9 "E 6 1 .6 1 N 7 4 °4 6 '4 9 "E 6 0 .4 0 N 7 8 °0 2 '4 9 "E 6 7 .9 1 N 8 5 °1 1 '4 7 "E 6 7 .7 8 S87°42'21"E 67.78 S80°26'03"E70.69 S70°48'51"E70.71 S63°42'58"E67.78 41.02 S63°55'08"E 124.14 N29°47'03"E 124.19 N22°42'29"E 124.42 N14°17'12"E N14°16'56"E 124.21124.20 N05°51'38"EN01°12'56"W 124.16 N 0 8 ° 1 7 ' 3 1 " W 1 2 4 . 1 1 N 1 4 ° 1 5 ' 1 0 " W 1 2 3 . 8 6 1 2 4 . 0 0 N 1 7 ° 0 0 ' 3 9 " W 1 2 4 . 0 0 N 2 0 ° 3 2 ' 4 2 " W 1 2 4 . 0 0 N 2 4 ° 1 1 ' 3 6 " W 1 2 4 . 0 0 N 2 7 ° 4 2 ' 5 0 " W 1 2 4 . 0 0 N 3 1 ° 1 4 ' 0 3 " W 1 2 4 . 0 0 N 3 4 ° 4 9 ' 0 3 " W 1 2 4 . 0 0 N 2 5 ° 4 9 ' 2 0 " W N 1 5 ° 2 6 ' 4 1 " W 1 2 4 . 0 0 1 1 5.9 8 6 5 .9 4 4 9 .0 6 8 5 .0 0 3 8 .6 8 5 9 .4 5 7 4 .6 3 N 5 5 °2 8 '4 1 "E 6 3 .1 5 N 5 9 °4 4 '0 8 "E 6 3 .1 5 N 6 3 °5 9 '3 4 "E 6 3 .1 5 N 6 8 °1 5 '0 1 "E 6 3 .1 5 N 7 2 °3 0 '2 8 "E 6 3 .1 5 N 7 6 °4 5 '5 5 "E 6 3 .1 5 N 8 1 °1 1 '0 9 "E 6 3 .1 5 N 8 5 °4 6 '1 0 "E 6 7 .9 8 S89°48'36"E 63.15 S85°33'09"E 63.15 S81°17'42"E63.15 S77°02'15"E63.15 S77°40'27"E118.79 63.01 55.78 1 2 . 2 9 S 8 2 ° 3 1 ' 2 5 " E 1 2 4 . 8 0 N 3 7 ° 3 1'1 1 " W 1 2 4 . 9 7 N 3 6 ° 3 9'0 3 " W 8.50 Δ=00°40'35" 5 3 . 8 8 Δ = 0 4 ° 1 7 '1 0 " 5 3 . 8 9 Δ = 0 4 ° 1 7 ' 1 3 " 5 3 . 9 0 Δ = 0 4 ° 1 7 ' 1 6 " 5 3 . 9 1 Δ = 0 4 ° 1 7 ' 1 8 " 5 3 . 9 1 Δ = 0 4 ° 1 7 ' 1 9 " 5 3 . 9 2 Δ = 0 4 ° 1 7 ' 2 0 " 5 8 . 0 5 Δ = 0 4 ° 3 7 ' 0 3 " 5 8 .0 5 Δ = 0 4 ° 3 7 '0 3 " 5 3.9 1 Δ =0 4 ° 1 7 '1 9 " 53.90 Δ=04°17'17" 53.90 Δ=04°17'14" 53.89 Δ=04°17'11" 31.99 Δ=02°32'40" 24.84 Δ=03°06'25" Δ=08°47'21"70.26 22.68 37.71 128.91 N14°36'19"EN15°05'28"E 124.90 N10°50'01"E 124.74 N06°34'34"E 124.61 N02°19'08"E 5261 1 2 4 . 8 0 N 3 2 ° 2 3 '3 6 " W 1 2 4 . 6 7 N 2 8 ° 0 8 ' 0 9 " W 1 2 4 . 5 5 N 2 3 ° 5 2 ' 4 2 " W 1 2 4 . 4 7 N 1 9 ° 3 7 ' 1 5 " W 1 2 4 . 4 2 N 1 5 ° 2 1 ' 4 8 " W 1 2 4 . 4 0 N 1 1 ° 0 6 ' 2 2 " W 1 2 4 . 4 0 N 0 6 ° 3 1 ' 2 0 " W 1 24.45 N 01°56 '19"W 6 6 .7 5 Δ =0 5 °4 2 '2 2 " 1 8 . 2 2 Δ = 0 1 ° 3 3 ' 2 6 7 1 .5 3 Δ =0 6 °0 6 '5 2 " 6 8 .9 6 Δ =0 5 °5 3 '4 1 " 6 8 .9 7 Δ =0 5 °5 3 '4 3 " 7 3 .5 8 Δ =0 6 °1 7 '2 3 " 6 9 .3 7 Δ =0 5 °5 5 '4 7 " 66.86 Δ=05°42'55"66.85Δ=05°42'51"66.83Δ=05°42'45" 9.40 Δ=00°48'13" 47.29 Δ=05°20'01" 58.19Δ=06°33'45" 2 2.6 8 116.61 25.00 25.0022.68S83°52'45"E 124.91 N12°27'39"E 125.25 N11°08'06"E N16°48'23"E 125.03125.41 N05°27'49"E 125.53 N00°12'27"W 1 2 5 . 5 9 N 0 5 ° 5 2 ' 4 4 " W 1 2 5 . 6 0 N 1 2 ° 5 8 ' 0 1 " W 1 2 5 . 5 5 N 1 8 ° 4 8 ' 5 8 " W 1 2 5 . 4 4 N 2 4 ° 3 9 ' 5 5 " W1 2 5 . 2 7 N 3 0 ° 5 6 ' 4 5 " W N 3 6 ° 2 3 '5 5 " W 1 2 5 . 0 7 1 2 5 .0 0 N 3 7 ° 3 1'1 1 " W 1 2 5 .0 0 8 5 .0 0 2 5 .0 0 2 5.0 0 25 25 2 5 2 5 2 5 2 5 2 5 2 5 2 5 2 5 2 5 2 5 25 25 25 25 2 5 2 5 25 25 25 2 5 2 5 O U T L O T D OUTLOT A OUTLOT B OUTLOT C 1 2 0 .0 0 2 1 .9 3 5 9 4 . 8 1 N 3 7 ° 3 1'1 1 " W 4 0 . 2 6 W A L N U T L A N E WALNUTLANE W A L N U T L A N E X Y L O I D A V E . 7 9 T H P L A C E Drainage & Utility Easement over all of OUTLOT B Drainage & Utility Easement over all of OUTLOT A D r ain a g e & U tilit y E a s e m e n t o v e r all o f O U T L O T D OUTLOT B Drainage & Utility Easement over all of OUTLOT B 8 3 8 3 5 0 50 5 0 60 6 0 NOT TANGENT Drainage & Utility Easement over all of OUTLOT C SEE DETAIL 1 0 1 0 1 0 1 0 1 0 1 0 1 0 1 0 14.21Δ = 02°32'57" 4 3 .0 6 72.91 Δ=11°08'24" 48.83 R = 338.88 Δ = 08°15'18" CB = N48°17'34"W S23°49'09"W 126.25 125.33 18 17 W ALNUT LANE 25 25 25 W ID T H VA RIES VICINITY MAP BEARING ORIENTATION BASED ON THE NORTH LINE OF OUTLOT D, RUSH CREEK RESERVE ADDITION WHICH HAS AN ASSUMED BEARING OF NORTH 89 DEGREES 36 MINUTES 01 SECONDS WEST. PLUG INSCRIBED WITH "STANTEC 43133" IRON MONUMENT SET WITH PLASTIC DENOTES 1/2 INCH BY 14 INCH DENOTES 1/2 IRON MONUMENT, GRAPHIC SCALE IN FEET 0 80 160 10 5 510 BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES AS SHOWN ON THIS PLAT, UNLESS OTHERWISE DIMENSIONED. DRAINAGE & UTILITY EASEMENTS SHOWN THUS (NOT TO SCALE) C.S.A.H.10 C.S.A.H.50 SITE FLETCHER LANE NOT TO SCALE RUSH CREEK RESERVE SECOND ADDITION SHEET 2 OF 4 SHEETS C.R. DOC. NO. _______________________ S I T E DETAIL GRAPHIC SCALE IN FEET 0 20 40 DENOTES DELINEATED WET LAND FOUND RLS 43133 DENOTES IRON MONUMENT FOUND, MARKED AS FOUND S00°05'35"W 1784.37 617.66 N89°26'36"W FN D 1 / 2 I N C H IP O P E N 10 S 4 4 °0 5'3 7" W 3 7 3.4 0 1 2 1 .9 9 N 3 7 °1 8 '3 0 "W 42.66 N41°27'14"W 6 4.4 8 R =3 2 5.0 0 Δ =1 1°2 2'0 5" 4 8.9 2 R = 1 0 0.00 Δ = 2 8°01'5 2" 5 3.30 R = 4 8.00 Δ = 6 3°37'1 1" 60.00N54°28'22"W 15.01 R=108.00Δ=7°57'39"CB=N39°30'27"E 4 5 4 . 6 0 R = 5 2 5 . 0 0 Δ = 4 9 ° 3 6 '4 5 " C B = N 4 7 ° 0 6 ' 4 5 " E 9 7.6 1 N 4 8 ° 3 2'4 6 " E 43.86 N17°21'36"W 2 5 2 .9 6 N 4 0 °2 7'5 2 "W 5 0 .7 1 N 2 1 °5 0 '0 1 "W 101.30R=501.96Δ=11°33'47"CB=N16°53'55"E S78°44'44"E 125.00 176.93N06°07'17"E 80.70 N02°55'44"E68.1 4 N 0 4 °5 1 '4 4 "W S 7 3 ° 3 3 ' 4 0 " W 1 2 5 . 0 0 68.32N12°06'37"W 3 6 .6 6 R =4 1 5 .0 0 Δ =0 5 °0 3 '4 2 " C B =N1 8 °0 3 '5 0 "W 74.35N07°58'09"E 1 5 0.8 7 N 5 0 ° 1 9'4 5 " E 5 9.3 3 N 4 9 ° 3 0'1 5"E 7 1.2 1 N 4 5 °5 1'3 4"E 7 1.19 N 42°2 9'06"E 60.25 N 39°11'44"E 60.25 N36°10'50"E 60.25 N33°09'56"E 71.19 N29°52'35"E 57.84 N30°56'27"E 5 0 .7 3 N 5 6 °2 5 '4 6 "E 1 2 0 .0 0 N 0 5 °3 6 '4 8 "W 5 7 .8 7 N 8 3 °2 8 '0 7 "E S8 9 ° 3 6 ' 0 1 " E 40 6 . 2 3 48.95 S61°57'20"E 67.59 R=325.00 Δ=11°54'57" CB=S55°59'52"E 1 2 3.6 4 N 4 8 ° 3 2'4 6 " E 2 9 5.0 0 S 4 1 °2 7'1 4 "E 5 2.7 3 S 4 2 °4 1'0 1"E 51.04 S57°51'32"E 53.12 S77°12'08"E 54.94 S89°21'56"E N 8 1 ° 2 8 ' 2 6 " E 5 8 . 6 8 N 6 7 ° 2 3 ' 2 6 " E 5 2 . 3 8 N 5 4 ° 0 4'4 8 " E 5 2 .4 1 N40°54'44"E 51.26 N27°58'49"E50.56 N13°54'25"E55.99 N 0 3 °5 4 '1 2 "W 5 6 .2 0N20°5 7 '1 3 "W 5 1 .1 3 N 2 8 °2 5 '4 4 "W 6 7 .3 6 N 2 2 °3 9 '0 7 "W 6 5 .0 3 N 1 6 °5 2 '2 2 "W 6 5 .0 3 N 1 0 °3 4 '0 2 "W 7 6 .8 6N04°1 5 '3 9 "W 6 5 .0 5 N 2 2 °0 8 '5 3 "W 1 7 1 .7 9 N 0 3 °3 4 '1 4 "W 6 0 .9 5 38.40 N16°55'55"E 33.02 N20°15'37"E N37°41'05"E 55.00 3 3 .0 2 N 5 5 °0 6 '3 3 "E 3 8 .4 0 N 5 8 °2 6 '1 5 "E 6 5 . 0 0 N 7 8 ° 5 6 ' 2 5 " E 38.40S80°33'26"E 33.02S77°13'44"E S59°48'16"E 55.00 33.02 S42°22'48"E 1 2 0.0 0 S 4 9 ° 1 3'2 2 " W 2 0 .0 0 R =6 1 .0 0 Δ =1 8 °4 7 '0 8 " C B =S 3 1 °2 3 '0 4 "E N 6 8 ° 0 0 ' 3 0 " E 1 3 4 . 3 3 1193.90590.47 174.86 N 47°57'11"W N 4 3 °1 6'4 3"W 7 5.8 8 4 0 .4 5 N 2 2 °1 5 '5 4 "E63.5 7 N00°05'35"E 321.32 2 7 2.0 1 CB=S55°59'52"E Δ=11°54'57" 67.59 N 4 1 °2 7'1 4"W 2 3 2.0 0 N51°53'03"W 140.54 1 2 3 4 5 6 7 8 9 11 13 14 15 16 1 2 3 4 5 6 7 8 9 10 11 12 17 1210 MATCHLINE N59°31'02"W 119.70 N8 9 ° 3 6 ' 0 1 " W 17 0 0 . 5 1 7 8 T H P L A C E 78TH PLACE OUTLOT E OUTLOT G OUTLOT F Drainage & Utility Easement over all of OUTLOT E 5 0 50 6 0 60 60 60 60 6 0 1 0 1.3 9 S HE ET 4 OF 4 SHE E T S Drainage & Utility Easement over all of OUTLOT G Drainage & Utility Easement over all of OUTLOT F 8 7 2 7 . 5 7 R = 5 2 5 . 0 0 Δ = 0 3 ° 0 0 ' 3 2 " 5 0 WET LAND WET LAND WET LAND 5 0 SEE INSE T RUSH CREEK RESERVE SECOND ADDITION SHEET 3 OF 4 SHEETS GRAPHIC SCALE IN FEET 0 80 160 10 5 510 BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES AS SHOWN ON THIS PLAT, UNLESS OTHERWISE DIMENSIONED. DRAINAGE & UTILITY EASEMENTS SHOWN THUS (NOT TO SCALE) C.R. DOC. NO. _______________________ VICINITY MAP BEARING ORIENTATION BASED ON THE NORTH LINE OF OUTLOT D, RUSH CREEK RESERVE ADDITION WHICH HAS AN ASSUMED BEARING OF NORTH 89 DEGREES 36 MINUTES 01 SECONDS WEST. (SEE SHEET 2 OF 4 SHEETS) C.S.A.H. 1 0 C.S.A.H.50 SITE FLETCHER LANE NOT TO SCALE S I T E PLUG INSCRIBED WITH "STANTEC 43133" IRON MONUMENT SET WITH PLASTIC DENOTES 1/2 INCH BY 14 INCH DENOTES 1/2 IRON MONUMENT, DENOTES DELINEATED WET LAND FOUND RLS 43133 DENOTES IRON MONUMENT FOUND, MARKED AS FOUND S 4 4 ° 0 5'3 7" W 3 7 3.4 0 7 8 T H P L A C E 1 2 1 .9 9 N 3 7 °1 8 '3 0 "W 4 2.6 6 N 4 1 °2 7'1 4 "W 6 4.48 R =3 25.00 Δ =1 1°22'05" 48.92 R=100.00 Δ=28°01'52" Δ = 6 3 ° 3 7 ' 1 1 " R = 4 8 . 0 0 5 3 . 3 0 60.00 N54°28'22"W 1 5 . 0 1 R = 1 0 8 . 0 0 Δ = 7 ° 5 7 ' 3 9 " C B = N 3 9 ° 3 0 ' 2 7 " E 4 5 4 . 6 0 R = 5 2 5 . 0 0 Δ = 4 9 ° 3 6 '4 5 " C B = N 4 7 ° 0 6 '4 5 " E 9 7 . 6 1 N 4 8 ° 3 2'4 6 " E 4 3 .8 6 N 1 7 °2 1 '3 6 "W 2 5 2 .9 6 N 4 0 °2 7'5 2 "W 5 0 .7 1 N 2 1 °5 0 '0 1 "W 20.19 S34°35'55"E 4 8.4 6 R =4 0 5.0 0 Δ =0 6 °5 1'1 9 " 174.86 N 47°57'11"W N 4 3 °1 6'4 3"W 7 5.8 8 N22°15'54"E40.45 6 3.5 7 N00°05'35"E 321.32 2 7 2.0 1 N 4 1 °2 7'1 4"W 2 3 2.0 0 N51°53'03"W 140.54 1 2 3 4 5 6 7 8 9 11 13 14 15 16 1 2 3 4 5 6 7 8 9 10 1112 17 1210 N 4 1 °2 7'1 4 "W 1 5 0.8 6 1 8 1 .2 8 R =2 5 0 .0 0 Δ =4 1 °3 2 '4 8 " S00°05'35"W 119.86 48.24R=78.00Δ=35°26'03" CB=S17°48'36"W N 6 8 ° 2 9 ' 5 1 " E 8 5 . 0 0 N 6 8 ° 2 9 ' 5 1 " E 8 5 . 0 0 8 5 . 0 0 N 6 8 ° 2 9 ' 5 1 " E 3 6 .0 0 3 8 .1 8 2 6 .3 3 3 6 .0 0 3 8 .1 8 2 6 .3 3 S 2 1 °3 0 '0 9 "E 1 0 0 .5 1 S78°53'34"E 85.00 36.00 38.18 26.33 36.00 38.18 26.33S11°06'26"E 100.51 85.00 S78°53'34"E S78°53'34"E 85.00 N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 8 5.0 0 N 4 8 ° 3 2'4 6" E 3 6.0 0 3 8.1 8 2 6.3 3 3 6.0 0 3 8.1 8 2 6.3 3 S 4 1 °2 7'1 4 "E 1 0 0.5 1 S 4 1 °2 7'1 4 "E 1 0 0.5 1 N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 8 5.0 0 N 4 8 ° 3 2'4 6" E 3 6.0 0 3 8.1 8 2 6.3 3 3 6.0 0 3 8.1 8 2 6.3 3 S 4 1 °2 7'1 4 "E 1 0 0.5 1 S 4 1 °2 7'1 4 "E 1 0 0.5 1 36.00 36.00 26.33 26.33 38.18 38.18 N 8 9 ° 5 4 ' 2 5 " W 8 5 . 0 0 N 8 9 ° 5 4 ' 2 5 " W 8 5 . 0 0 N 8 9 ° 5 4 ' 2 5 " W 8 5 . 0 0 S78°53'34"E 85.00 N8 9 ° 5 4 ' 2 5 " W 85 . 0 0 N 6 8 ° 2 9 ' 5 1 " E 8 5 . 0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 S00°05'35"W 100.51 S00°05'35"W 100.51 S00°05'35"W 126.84 S00°05'35"W 126.84 N8 9 ° 5 4 ' 2 5 " W 85 . 0 0 N8 9 ° 5 4 ' 2 5 " W 85 . 0 0 N8 9 ° 5 4 ' 2 5 " W 85 . 0 0 N8 9 ° 5 4 ' 2 5 " W 85 . 0 0 85 . 0 0 N8 9 ° 5 4 ' 2 5 " W S11°06'26"E 100.51 S 2 1 °3 0 '0 9 "E 1 0 0 .5 1 S 4 1 °2 7'1 4"E 1 2 6.8 4 S 4 1 °2 7'1 4"E 1 2 6.8 4 N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 N 4 8 ° 3 2'4 6" E 8 5.0 0 8 5.0 0 N 4 8 ° 3 2'4 6" E 3 8.1 8 2 6.3 3 2 6.3 3 3 6.0 0 3 8.1 8 2 6.3 3 2 6.3 3 3 6.0 0 S 3 8 °5 3'5 3 "E 1 2 6.8 4 S 3 8 °5 3'5 3 "E 1 2 6.8 4 N 5 1 ° 0 6'0 7 " E 8 5.0 0 3 8.1 8 2 6.3 3 2 6.3 3 3 6.0 0 3 8.1 8 2 6.3 3 3 6.0 0 2 6.3 3 N 5 1 ° 0 6'0 7 " E 8 5.0 0 N 5 1 ° 0 6'0 7 " E 8 5.0 0 N 5 1 ° 0 6'0 7 " E 8 5.0 0 N 5 1 ° 0 6'0 7 " E 8 5.0 0 38.18 26.33 26.33 36.00 3 8.18 2 6.33 3 6.0026.33 Δ =0 6 °5 1'1 9 " 5 2 .0 5 Δ =0 6 °5 1'1 9 " 4 4 .8 7 2 0 .3 5 2 1 .7 6 1 5 0.8 6 1 5 0.8 6 2 0 3 .0 4 Δ =4 1 °3 2 '4 8 " 1 5 9 .5 3 Δ =4 1 °3 2 '4 8 " 119.86 119.86 29.69 Δ=35°26'03" CB=S17°48'36"W 66.79Δ=35°26'03" CB=S17°48'36"W 2 8 .8 8 S 1 0 °1 7 '5 7 "W 1 3.75 S33°31'28"E 18.86 S52°24'48"W C B = N 4 8 ° 3 5'0 6 " E Δ = 0 9 ° 4 6'2 5 " 8 9.5 5 C B = N 6 5 ° 5 8 ' 1 9 " E Δ = 0 1 1 ° 5 3 ' 3 6 " 1 0 8 . 9 8 3 0 .04 Δ =0 3 °1 6 '44 " C B =N 5 8 °2 3 '0 9 "E 3 0 .0 0 Δ =0 3 °1 6'2 8 " C B =N 5 5°0 6 '3 3"E 3 0 3 0 3 0 3 0 30 30 30.00 30.00 1 0 1.3 9 2 1.0 5 N 3 1 °2 0'1 7 "E 6.8 7 S 4 1 °2 4'5 4 "E 7 5.6 5 S 4 1 °4 7'4 3"E 6.16 S41°23'24"E S 2 7°28 '4 1 "E 2 2 .9 6 59.12N08°57'37"E 18.02S16°50'55"E S83°51'49"E 34.78 35.47 36.19 N 8 5 ° 2 1 ' 4 2" E 1 2 1 .4 4 N8 9 ° 5 4 ' 2 5 " W 1 1 6 . 7 9 26.52 Δ =05°25'36" Δ=06°29'08" 31.69 D RAIN AGE & UTI LITY E AS EMENT OUTLOT G 78TH PLACE 7 8 12.31 1 5 1 5 5 0 5 0 6 0 6 0 81.80 Δ=43°23'42" 2 5 .5 4 2 8 . 3 7 RUSH CREEK RESERVE SECOND ADDITION SHEET 4 OF 4 SHEETS GRAPHIC SCALE IN FEET 0 40 80 10 5 510 BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND BEING 5 FEET IN WIDTH AND ADJOINING LOT LINES AS SHOWN ON THIS PLAT, UNLESS OTHERWISE DIMENSIONED. DRAINAGE & UTILITY EASEMENTS SHOWN THUS (NOT TO SCALE) C.R. DOC. NO. _______________________ VICINITY MAP BEARING ORIENTATION BASED ON THE NORTH LINE OF OUTLOT D, RUSH CREEK RESERVE ADDITION WHICH HAS AN ASSUMED BEARING OF NORTH 89 DEGREES 36 MINUTES 01 SECONDS WEST. (SEE SHEET 2 OF 4 SHEETS) C.S.A.H.10 C.S.A.H.50 SITE FLETCHER LANE NOT TO SCALE S I T E INSET PLUG INSCRIBED WITH "STANTEC 43133" IRON MONUMENT SET WITH PLASTIC DENOTES 1/2 INCH BY 14 INCH DENOTES 1/2 IRON MONUMENT, DENOTES DELINEATED WET LAND FOUND RLS 43133 DENOTES IRON MONUMENT FOUND, MARKED AS FOUND Page 1 of 1 STAFF REPORT Agenda Item 7h. City Council Meeting: September 28, 2023 Prepared By: Kendra Lindahl, AICP Topic: Conservation Easement Amendment for Bechtold Farms at Rush Creek (City File No. 22-024) Action Required: Approval Review Deadline: N/A 1. Request Skies Limit, LLC has proposed an amendment to the conservation easement and declarations to allow a private driveway to cross part of the approved conservation easement on Lot 7, Block 1. Elm Creek Watershed Management Organization and the City Engineer have reviewed the proposed change and have no objection. The First Amendment to the Declaration reflecting the change was mailed to landowners on September 18, 2023 and they must vote on the amendment by October 18, 2023. If the majority of the members (7 of 12 lots) vote in favor of the request, the documents may be executed and filed with Hennepin County. 2. Recommendation Move to adopt Resolution 2023-78 approving the First Amendment the declarations amending the conservation easement for Bechtold Farms at Rush Creek. Attachments 1. Resolution 2023-78 approving the Certificate of Plat Correction for Rush Creek Reserve 2nd Addition 2.First Amendment to Declaration City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-78 Page 1 of 1 Motion By: Seconded By: A RESOLUTION APPROVING AN AMENDMENT TO THE DECLARATIONS AND CONSERVATION EASEMENT FOR BECHTOLD FARMS (CITY FILE 22-024) WHEREAS, Skies Limit, LLC has submitted request for an amendment to the declarations to amend the conservation easement; and WHEREAS, the amendment will allow a private driveway to cross the easement area on Lot 7, Block 1; and; NOW, THEREFORE, BE IT RESOLVED The First Amendment to the Declarations to amend the conservation easement is hereby approved; subject to the following: 1.The applicant must provide proof of watershed approval of the amendment. 2.The applicant must provide proof of the landowner’s vote in support of the amendment prior to the City releasing the executed documents. 3.The documents must be recorded at Hennepin County and proof of recording be provided to the City. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk Attachment Item: 7h1. \ ,"",M4%a FIR ST A M E ND M E NT TO DE CL ARA TIoNor c o v E N AN TS,COND ITIO NS AND RE ST RI C T IONS OF B E C H ffl"\,"D FARM S A T R US™.@~K•.NMe.s8ThisFirstAmendment(he "First Amendment")to the Declarationof Covenants,.:. .@,n.G"s ·Conditions and Restrictions of BechtoldFarms at Rush Creek dated ,2023,is made f~•h d ffil'h f ~~~R'S'::~"-f hh~1 d ••d h'deffectiveonthelateotfiling1ereofwiththeconsentoftheDeclarantansixty-six an two-thirds percent (66.66%)of he total votes ordeAssociation as described in the Secretary's Affidavit h d h E h.b.B +'-h ~f "~~--- •h ~d fi d •E h"b"t Aattachec1eretoas'xhibitn for the purpose ot subject he "TOPTy as tetmne mn 'xhibirsosarisoiwwrent.iait._.W H E RE A S,that certainDeclarationof Covenants,Conditions and Restrictions ofis,",Bechtold Fars at Rush Creek datedJune 28,2022,recorded June 28,2022,as Document No. 1112266 (he"Declaration)oversrealpropersylegally described on Exhibit A attached hereto:!EgEEE..",,,,WHE RE A S,Section 14ofthe Declarationrequires consent of the Board of the DirectorsTf,•,7I5ofBechtoldFarmsatRushCreekHomeowner's Association,a Minnesota nonprofit corporation (the "Association"),Ownerswho havetheauthority to cast at least sixty-six and two-thirds percent (66.66%)ofthetotal votes ofthe Association,the Declarant until the expiration of the period of..,s ..Declarant control,and the Cityof Corcoran (the "City")as to any amendment to Section 8 andi.r ~section 14(@)of theDeclaration; WH RE S"•J~f D 1 1 f h A • •'d d fi •S •EI AS,theP"""O ?eclarant control of the Association as provided for in Section.,t .16.6 of the Declaration hasnotexpired;":~,, W H E RE A S,the Association has obtained consent of sixty-six and two-thirds percent (66.66%)of the total votes of the Association by written ballot; W H E RE A S,the Declarant has provided its consentto this First Amendment,as evidenced in Exhibit C attached hereto; W H E RE A S,the City has provided its consent to this First Amendment,as evidenced in Exhibit D attached hereto;and Page 1 of 9 Attachment Item: 7h2. WHEREAS,the Declarant,Association,Owners and City desire to amend the Declaration, as amended,in accordance herewith,and to subject the Property described in Exhibit A to the First Amendment,pursuant to the requirements of the Declaration of the Association. NOW,THEREFORE,the Declaration is hereby amended as follows: 1.Exhibit C to the Declaration is amended,modified and restated to include the revised "Depiction of Maintenance Areas"set forth in Exhibit E attached hereto. 2.Exhibit I to the Declaration is amended,modified and restated to include the Conservation,Easement,as amended,as set forth in Exhibit F attachedhereto.gs° 3.Section 5.7 of the Declaration is amended,modif(~;tated as follows:""Uniform Rate of Assessment.Both annual and speer1 Assessments shall be fixed...NE,,.at a uniform rate per Lot,as described inSection 3.2 herein.Noassessment shallII,.ff.be made on any Lot until the first day ofthe year following the closing of the sale of said tot from the Desltarant to de ispurchaser ofthe tot.y wayore»ample. if a Lot is sold and closed onJune 1,2023,0eAssessment(s)shall e ed and,",~-~~·'~"levied as of January 1,2024~.(~~,~~&••••4.Except as expressly modified bythisFirstAmendment,the Declaration,all terms, ...c.id a;EE.,,A le :d.shallcovenants,restnct1ons~en con 1t1@ns,as prej¾,'0,us y amenue or supp emente ,s a..,$'4sas«t r.srss o«et $es ~ •·-~.~~~-~'·"•,,~~-.,~,•As Za•,)hKKK[SIGNATUREPAGEFOLLOWS)o°"##fr t t atehi.Nl isMtlss',,'i~"•leA.@s"" Page 2 of 9 IN WITNESS WHEREOF,the undersigned has executed this First Amendment to the Declaration in accordance with the Declaration. BECHTOLD FARMS AT RUSH CREEK HOMEOWNER'S ASSOCIATION STATE OF MINNESOTA Fredrikson &Byron,P.A.(SBB) 60 South Sixth Street,Suite 4000 Minneapolis,MN 55402 Telephone:612-492-7000 Page 3 of 9 EXHIBIT A TO FIRST AMENDMENT TO DECLARATION (Legal Description of the Property) Lots 1 through 10,Block 1,Bechtold Farms at Rush Creek,Hennepin County,Minnesota;and Page 4 of 9 EXHIBIT B TO FIRST AMENDMENT TO DECLARATION AFFIDAVIT OF SECRETARY The undersigned,Secretary of Bechtold Farms at Rush Creek Homeowner's Association,being first duly sworn on oath,hereby swears and certifies,pursuant to the application provisions of the Declaration,that this instrument has been duly approvedi.he Board of Directors of theCAssociationandbyobtainingconsentofsixty-six and two-third (66.66%)of the total votes of theer Association by written ballot,written consent ottli~~:larant and~en consent of the City ofse,''~~•~'ts %$e estu. "Aft@tu.IEleg.Wt stoorwowsoma2 a "g?e is 4°ecoUNTYOFhj9@e s age.u.,iSubscribedandsworntobeforemethisill day of ,2023,by.@@@Witt,esec±6fBecno@ Fars at Ruisi Creek Homeowners:.a,a...MF .,,,,,,,,GE ~Behalf fth eAssocration,a 1nnesotamonpro1-r~~orporat10ni 0.m e a o t e corporation.a:~"'""'-'''-~'~'-~~\.titi.ts•»''.~"~'i#•#@.it@%NaeN ,Secretary Notary Public Page 5 of 9 EXHIBIT C TO FIRST AMENAMENDMENTTODE C-ro D CL (Consent ofth ARATIONeDeclarant) Page 6 of 9 CONSENT TO FIRST AMENDMENT TO DECLARATION Skies Limit LLC,a Minnesota limited liability company ("Declarant")hereby provides its approval and consent to that certain First Amendment to Declaration of Covenants,Conditions and Restrictions of Bechtold Farms at Rusk Creek. SKIES LIMIT LLC,a Minnesota limited liability company By:---------------- Its:---------------- ) )ss. COUNTY OF ) Subscribed and sworn to before me this day of >2023,by ________,the of Skies Limit LLC,a Minnesota limited liability company,on behalf of the company. Notary Public STATE OF MINNESOTA EXHIBIT D TO FIRST AMEND MENT TO DECLA (Consent of the Cit ARATIOityofCorcoran) Page 7 of 9 CONSENT TO FIRST AMENDMENT TO DECLARATION City of Corcoran,a Minnesota municipal corporation ("City")hereby provides its approval and consent to that certain First Amendment to Declaration of Covenants,Conditions and Restrictions of Bechtold Farms at Rusk Creek. CITY OF CORCORAN,a Minnesota municipal corporation By: Its:---------------- ) )ss. COUNTY OF ) Subscribed and sworn to before me this day of >2023,by _________,the of the City of Corcoran,a Minnesota municipal corporation,on behalf of the corporation. Notary Public STATE OF MINNESOTA EXH IBIT E TO FIRST AMENDAilAMENDMENTTODE (Amended D ..CLARA TION epiction of M'amtenance A reas) Page 8 of 9 CHAPARR A L LA N E GA R D E N LA N E 1 2 3 4 5 6 7 8 9 BLOCK 1 SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com N 3-18-22 Skies Limit, LLC Corcoran, MN 21-0221 10 14 WETLAND BUFFER & TREE PRESERVATION PLAN - NORTH 1 BLOCK 2 10 Feet 0 100 200 I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: BECHTOLD FARMS AT RUSH CREEK ~LLJLI 0-OrD =:i0-o !<3?E c:.=@5180;gs 5@ LLo...J0I-r0LuJ0 EXH IB IT F TO FIRST A M ENDM ENT TO D (Conservation E CLARATIONasementwithAmendments) Page 9 of 9 AMENDMENT TO CONSERVATION EASEMENT This Amendment to Conservation Easement (the "Amendment)is made and entered into effective this day of 2023,by Skies Limit,LLC,a Minnesota limited liability company (the "Grantor")in favor of the City of Corcoran,a Minnesota municipal corporation (the "Grantee"). RECITALS Rl.Pursuant to that certain Conservation Easement dated June 28,2022 (the "Conservation Easement"),Exhibit I to the Declaration of Covenants,Conditions and Restrictions of Bechtold Farms at Rush Creek,recorded in the Office of the Hennepin County Recorder on June 28,2022 as Document No.11122666,Grantor granted and conveyed to Grantee an easement,according to the terms and conditions contained therein. R2.As further provided for herein,Grantor and Grantee desire to amend the scope of part of the Easement Area,subject to the terms and conditions contained in this Amendment. NOW,THEREFORE,for good and valuable consideration,receipt of which is hereby acknowledged,Grantor and Grantee agree as follows: I. 2. 3. Conservation Easement D."Conservation Easement D"as described in Exhibit B to the Conservation Easement,describing the Easement Area,shall be amended by the legal description and depiction attached hereto as Schedule 1. Scope of Amendment.Except to the extent modified herein,all other terms and conditions of the Conservation Easement shall remain in full force and effect.The parties hereby ratify and reaffirm the Conservation Easement,as modified by this Amendment.In the event of a conflict between the terms of this Amendment and the terms of the Conservation Easement,the terms of this Amendment shall govern. Binding Effect;Enforceability.The terms and conditions of this Amendment shall run with the land and be binding on the Grantor,and Grantor's heirs,successors and assigns. 1 IN WITNESS WHEREOF,Grantor and Grantee have signed this Amendment effective as stated above. GRANTOR: SKIES LIMIT,LLC By:_ Its:---------------- STATE OF MINNESOTA ) )ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of 2023, by ,the ,of Skies Limit,LLC,a Minnesota limited liability company,on behalf of the limited liability company. NOTARY PUBLIC 2 GRANTEE: CITY OF CORCORAN,MINNESOTA By:_ Its:_ STATE OF MINNESOTA COUNTY OF ----- ) )ss. ) The foregoing instrument was acknowledged before me this day of 2023,by .,the ,of the City of Corcoran,Minnesota,on behalf of the city. NOTARY PUBLIC THIS INSTRUMENT WAS DRAFTED BY: Fredrikson &Byron,P.A.(SBB) 60 South Sixth Street,Suite 1500 Minneapolis,MN 55402 Telephone No.(612)492-7000 3 SCHEDULE 1 EXIIlBITB (Easement Area) Conservation Easement D: A perpetual easement for conservation purposes over,under,and across that part of Lots 7 and 8,Block 1, BECHTOLD FARMS AT RUSH CREEK,Hennepin County,Minnesota,according to the recorded plat thereof,described as follows: Commencing at the Northerly common comer of said Lots 7 and 8;thence on an assumed bearing of South 06 degrees 21 minutes 23 seconds West,along the common line of said Lots 7 and 8,a distance of 219.31 feet to the point of beginning; thence South 46 degrees 30 minutes 11 seconds East,a distance of 46.85 feet; thence North 81 degrees 44 minutes 23 seconds East,a distance of 13.86 feet; thence North 34 degrees 50 minutes 24 seconds East,a distance of 57.12 feet; thence North 79 degrees 06 minutes 30 seconds East,a distance of 30.64 feet; thence North 37 degrees 51 minutes 28 seconds East,a distance of 58.87 feet; thence North 89 degrees 39 minutes 34 seconds East,a distance of 69.68 feet; thence South 51 degrees 46 minutes 51 seconds West,a distance of201.60 feet; thence North 84 degrees 02 minutes 41 seconds West,a distance of 179.03 feet; thence South 57 degrees 39 minutes 03 seconds West,a distance of 253.55 feet; thence North 15 degrees 36 minutes 29 seconds West,a distance of 43.06 feet; thence North 59 degrees 55 minutes 51 seconds West,a distance of 18.67 feet; thence South 83 degrees 03 minutes 08 seconds West,a distance of 37.79 feet; thence North 57 degrees 45 minutes 48 seconds East,a distance of 186.88 feet; thence North 51 degrees 43 minutes 40 seconds East,a distance of 124.71 feet; thence South 22 degrees 32 minutes 13 seconds East,a distance of 4 7 .02 feet; thence South 72 degrees 19 minutes 51 seconds East,a distance of 54.66 feet; thence North 72 degrees 52 minutes 34 seconds East,a distance of 67 .12 feet; thence South 42 degrees 15 minutes 28 seconds East,a distance of 14.07 feet to the point of beginning. EXCEPT THEREFROM: A 20.00 foot strip of land,the centerline of said strip is described as follows: Commencing at the Northerly common comer of said Lots 7 and 8;thence on an assumed bearing of South 06 degrees 21 minutes 23 seconds West,along the common line of said Lots 7 and 8,a distance of219.3 l feet; thence South 46 degrees 30 minutes 11 seconds East,a distance of 46.85 feet; thence North 81 degrees 44 minutes 23 seconds East,a distance of 13.86 feet; thence North 34 degrees 50 minutes 24 seconds East,a distance of 57.12 feet; thence North 79 degrees 06 minutes 30 seconds East,a distance of 30.64 feet; thence North 37 degrees 51 minutes 28 seconds East,a distance of 58.87 feet; thence North 89 degrees 39 minutes 34 seconds East,a distance of 69 .68 feet; B-3 thence South 51 degrees 46 minutes 51 seconds West,a distance of201.60 feet; thence North 84 degrees 02 minutes 41 seconds West,a distance of 179.03 feet;thence South 57 degrees 39 minutes 03 seconds West,a distance of 80.74 feet to the point of beginning of said centerline:thence North 37 degrees 13 minutes 29 seconds West,a distance of 74.94 feet to the Northerly line of said conservation easement. The sidelines of said vacated strip shall terminate at the North and South lines of said conservation easement. B-3 Revised Depiction of Conservation Easement D: PROPOSED REVISED CONSERVATION EASEMENT EXHIBIT I ( >- CHAPARRAL 1 LANE ;-----------y I /I I .) .---'5887 69.68£792,-[/NJ75r28,ie&ssswE$223213£i 5466 Delineate}wtetvaa 7 /{.-7 sor,o»soo _8woziri {@ +120.07>s5738oow \[ cossvAnow£Aseuer_o- AREA»J1,992 SF. I I -+.---.+--Delineated Wet/and 5 1 1 ot 2 SHEETS Engineers &Lsnd Surveyors,Inc 8 -, .4-,-,;-,-$'www.ottoassociates.comno9WestDfvisianStreet Buffalo,MN 55313 (763)682-4727 S3 0C ATES ax.(763/682-3522 •denotes iron monument found Requested By:Revised: O denotes 112 inch by 14 inch iron pipe set and marked by License #40062 JPC Custom Homes Inc. Date: 11-17-22 Drawn By 8.M.H. Scale: 1"=100' Checked By: P.E.O. Project No. 22--0428 CONS.D B-3 CONSERVATION EASEMENT This Conservation Easement is made and entered into effective this ;;f!t"day of 5 22,y Skies Limit,LLC,a Minnesota limited liability company (the "Grantor) in favor of the City of Corcoran,a Minnesota municipal corporation (the "Grantee"). RECITALS RI.Grantor is the fee owner of the property described on Exhibit A attached hereto,which property is located in Hennepin County,Minnesota (the "Property"). R2.Grantor has agreed to grant and convey to Grantee an easement,according to the terms and conditions contained herein. NOW,THEREFORE,for good and valuable consideration,receipt of which is hereby acknowledged,Grantor and Grantee agree as follows: I. 2. Grant of Easement.Grantor hereby grants to Grantee a perpetual,non-exclusive easement for flowage and conservation purposes over,under,across and through that part of the Property as described on Exhibit B (the "Easement Area")attached hereto with legal description and graphic. Scope of Easement.Grantor,for itself,its successors and assigns,declares and agrees that the following prohibitions shall continue in perpetuity in the Easement Area: a.Constructing,installing or maintaining anything made by man,including but not limited to buildings,structures,walkways,clothes line poles,and playground equipment,except the installation of feeders,bird houses,and other devices intended to foster wildlife. b.Cutting or removing trees or other vegetation.Notwithstanding the forgoing,trimming trees to maintain their health,removing diseased trees or those which create a hazard to persons or property and removing selected trees to allow sunlight to penetrate to limited parts of the Easement Area are allowed when approved by the Grantee. c.Excavating or filling within the Easement Area. d.Applying chemicals for destruction or retardation of vegetation,unless first approved by the Grantee. e.Outside storage of any kind. f.Depositing of waste or debris. g.Activity detrimental to the screening of the neighboring properties. h.Applying fertilizers. i.Conducting activities detrimental to the preservation of the scenic beauty,vegetation and wildlife in the Easement Area. 3.Grantee Rights.Grantor,for itself,its successors and assigns,grant to the Grantee the affirmative right,but not the obligation,to do the following in the Easement Area: a.Preserve,improve and enhance the slope,trees,vegetation and natural habitat at no cost to the Grantor. b.Enter upon the Easement Area at any time to enforce compliance with the terms of this Conservation Easement. c.Take such other action as the Grantee deems necessary or advisable in its sole discretion to enforce compliance with the terms of this Conservation Easement. d.Install and maintain monuments or markers delineating the Easement Area. 4.Warranty of Title.Grantor represents and warrants to Grantee that Grantor is the fee owner of the Property,free and clear of all liens and encumbrances,except liens and encumbrances of record. 5.Environmental Matters.The Grantee shall not be responsible for any costs,expenses,damages, demands,obligations,including penalties and reasonable attorney's fees,or losses resulting from any claims,actions,suits or proceedings based upon a release or threat of release of any hazardous substances,pollutants,or contaminants which may have existed on,or which relate to,the Easement Area or Property prior to the date of this instrument. 6.Binding Effect:Enforceability.The terms and conditions of this instrument shall run with the land and be binding on the Grantors,and Grantor's heirs,successors and assigns.This Conservation Easement is enforceable by the City of Corcoran acting by resolution approved by its City Council. IN WITNESS WHEREOF,Grantor has signed this Conservation Easement effective as stated above. STATE DEED TAX DUE HEREON:NONE GRANTOR: Skies Limit LLC By.-2 STATE OF MINNESOTA ) )ss. COUNTY OF HENNEPIN ) miWA##a7""#Armen@ls«Jr,a-y lig,21fa .e Yaidtt .ois»w.ttc.a Minnesota 1imiled liability company,on behalf of the Corporation. /N/,gr//gig/ 2,SHAWNA JEAN ZUTHER NOTARY PUBLIC -MINNESOTA MY COMMISSION EXPIRES 01/31/24 THIS INSTRUMENT WAS DRAFTED BY: Civil Engineering Site Design,LLC PO Box 566 118 E.Broadway Street Monticello,MN 55362 EXH IBIT A Legal Description of the Property Being Final Platted as: Lots 1 through 10,Block 1,Bechtold Farms at Rush Creek,Hennepin County,Minnesota. Lots 1 through 2,Block 2,Bechtold Farms at Rush Creek,Hennepin County,Minnesota. EXHIBITB Easement Area Conservation Easement A: A perpetual easement for conservation purposes over,under,and across that port of Lots 6 and 7,Block 1, BECHTOLD FARMS AT RUSH CREEK,Hennepin County,Minnesota,described as follows: Commencing at the Westerly common corner of said Lots 6 and 7,Block 1;thence on assumed bearing of North 01 degrees 29 minutes 56 seconds East,along the West line of said Lot 6,a distance of 0.85 feet; thence South 89 degrees 37 minutes 12 seconds East,a distance of 20.00 feet to the point of beginning; thence continuing South 89 degrees 37 minutes 12 seconds East,a distance of 40.01 feet: thence North O 1 degrees 29 minutes 56 seconds East,a distance of 16.49 feet; thence North 51 degrees 33 minutes 10 seconds East,a distance of 36.40 feet; thence South 02 degrees 06 minutes 48 seconds West,a distance of 10.63 feet; thence South 17 degrees 39 minutes 16 seconds West,a distance of23.98 feet; thence South 09 degrees 07 minutes 26 seconds East,a distance of32.89 feet; thence South 50 degrees 55 minutes 08 seconds East,a distance of 19.15 feet; thence North 87 degrees 03 minutes 40 seconds East,a distance of 50.01 feet; thence North 32 degrees 35 minutes 27 seconds East,a distance of 37.76 feet; thence North 09 degrees 44 minutes 04 seconds East,a distance of25.29 feet; thence North 37 degrees 17 minutes 27 seconds East,a distance of26.00 feet; thence North 72 degrees 4 7 minutes 4 7 seconds East,a distance of 31.33 feet; thence North 51 degrees 43 minutes 17 seconds East,a distance of23.26 feet; thence North 67 degrees 51 minutes 54 seconds East,a distance of 31.67 feet; thence North 23 degrees 10 minutes 35 seconds East,a distance of20.36 feet; thence North 20 degrees 45 minutes 33 seconds West,a distance of 53.44 feet; thence South 86 degrees 01 minutes 09 seconds West,a distance of53.44 feet; thence South 62 degrees 56 minutes 14 seconds West,a distance of 44.46 feet; thence South 42 degrees 28 minutes 30 seconds West,a distance of 57.60 feet; thence South 73 degrees 13 minutes 20 seconds West,a distance of38.67 feet; thence North 05 degrees 48 minutes 24 seconds East,a distance of38.23 feet; thence North 12 degrees 09 minutes 15 seconds East,a distance of 60.32 feet; thence North 23 degrees 46 minutes 05 seconds East,a distance of 62.11 feet; thence North 08 degrees 59 minutes 08 seconds West,a distance of 141.91 feet; thence North 19 degrees 27 minutes 44 seconds East,a distance of 62.56 feet; thence North 03 degrees 21 minutes 59 seconds East,a distance of9.43 feet; thence North 66 degrees 05 minutes 37 seconds East,a distance of3.21 feet; thence North 88 degrees 31 minutes 46 seconds East,a distance of 12.77 feet; thence South 69 degrees 42 minutes 28 seconds East,a distance of 49.85 feet; thence North 54 degrees 57 minutes 28 seconds East,a distance of24.06 feet; thence South 00 degrees 09 minutes 14 seconds East,a distance of270.61 feet; thence South 32 degrees 37 minutes 06 seconds East,a distance of70.00 feet; thence South 61 degrees 28 minutes 03 seconds East,a distance of 181.53 feet; thence South 27 degrees 17 minutes 20 seconds East,a distance of 47.69 feet; thence South 73 degrees 53 minutes 35 seconds East,a distance of38.26 feet; thence South 04 degrees O 1 minutes 10 seconds East,a distance of 122.47 feet; thence North 89 degrees 37 minutes 12 seconds West,a distance of 506.13 feet; thence North 01 degrees 29 minutes 56 seconds East,a distance of 160.03 feet to the point of beginning. EXCEPT: That port being 20.00 feet to the right of the following described line: Commencing at the Easterly common corner of said Lots 6 and 7;thence on assumed bearing of South 51 degrees 42 minutes 52 second West,along the Southeast line of said Lot 6,a distance of248.49 feet to the point of beginning of said line;thence North 78 degrees 59 minutes 53 seconds West,a distance of31 l.99 feet to the East line of the West 20.00 feet of said Lot 6 and said line there terminating. Conservation Easement B: A perpetual easement for conservation purposes over,under,and across that part of Lots 5 and 6,Block 1, BECHTOLD FARMS AT RUSH CREEK,Hennepin County,Minnesota,lying Easterly of the West 24.50 feet of said Lot 6,and Westerly and Northwesterly of the following described line: Commencing at the Northerly common corner of said Lots 5 and 6;thence on an assumed bearing of South 89 degrees 51 minutes 03 seconds East,along the North line of said Lot 5,a distance of 33.98 feet to the point of beginning of said line;thence South 03 degrees 57 minutes 56 seconds West,a distance of 52.08 feet;thence South 71 degrees 59 minutes 53 seconds West,a distance of 29.74 feet;thence North 79 degrees 18 minutes 49 seconds West,a distance of 128.68 feet;thence South 74 degrees 21 minutes 53 seconds West,a distance of 44.17 feet;thence North 79 degrees 48 minutes 29 seconds West,a distance of 49.22 feet;thence South 53 degrees 44 minutes 21 seconds West,a distance of94.55 feet;thence South 81 degrees 43 minutes 16 seconds West,a distance of 94.86 feet;thence South 32 degrees 59 minutes 25 seconds West,a distance of36.56 feet;thence South 22 degrees 44 minutes 27 seconds West,a distance of 79.87 feet;thence South 64 degrees 09 minutes 51 seconds West,a distance of80.67 feet;thence South 33 degrees 16 minutes 35 seconds West,a distance of 122.51 feet;thence South 45 degrees 00 minutes 20 seconds West,a distance of 42.51 feet to the West line of said Lot 6 and said line there terminating. Conservation Easement C: perpetual easement for conservation purposes over,under,and across that part of the Lot 4,Block 1, BECHTOLD FARMS AT RUSH CREEK,Hennepin County,Minnesota,according to the recorded plat thereof,described as follows: Commencing at the Northwest comer of said Lot 4,•thence on an assumed bearing of South 00 degrees 08 minutes 57 seconds West,along the West line of said Lot 4,a distance of326.14 feet to the Westerly corner of said Lot 4;thence South 30 degrees 19 minutes 18 second East,along the Southwest line of said Lot 4, a distance of 121.42 feet to the point of beginning; thence North 54 degrees 57 minutes 57 seconds East,a distance of 19.94 feet,·thence North 20 degrees 27 minutes 01 seconds West,a distance of 60.60 feet;thence North 04 degrees 58 minutes 08 seconds West, a distance of 70.75 feet;thence North 02 degrees 32 minutes 36 seconds East,a distance of 41.14 feet; thence North 05 degrees 03 minutes 08 seconds East,a distance of77.82 feet;thence North 04 degrees 34 minutes 49 seconds East,a distance of20.09 feet;thence North 30 degrees 42 minutes 14 seconds East,a distance of33.91 feet;thence South 87 degrees 10 minutes 01 seconds East,a distance of 17.27 feet;thence South 63 degrees 54 minutes 55 seconds East,a distance of 56.54 feet;thence North 87 degrees 02 minutes 30 seconds East,a distance of 41.07 feet,·thence South 17 degrees 59 minutes 55 seconds East,a distance of 46.50 feet;thence South 40 degrees 39 minutes 56 seconds West,a distance of 134.74 feet,·thence South 14 degrees 55 minutes 26 seconds West,a distance of70.57 feet;thence South 14 degrees 12 minutes 54 seconds East,a distance of 67 .02 feet,·thence South 86 degrees 13 minutes 56 seconds West,a distance of 50.62 feet to the point of beginning. Conservation Easement D: A perpetual easement for conservation purposes over,under,and across that part of Lots 7 and 8,Block 1, BECHTOLD FARMS AT RUSH CREEK,Hennepin County,Minnesota,according to the recorded plat thereof,described as follows: Commencing at the Northerly common corner of said Lots 7 and 8;thence on an assumed bearing of South 06 degrees 21 minutes 23 seconds West,along the common line of said Lots 7 and 8,a distance of 219 .31 feet to the point of beginning; thence South 46 degrees 30 minutes 11 seconds East,a distance of 46.85 feet;thence North 81 degrees 44 minutes 23 seconds East,a distance of 13.86 feet;thence North 34 degrees 50 minutes 24 seconds East,a distance of 57.12 feet;thence North 79 degrees 06 minutes 30 seconds East,a distance of 30.64 feet;thence North 37 degrees 51 minutes 28 seconds East,a distance of 58.87 feet;thence North 89 degrees 39 minutes 34 seconds East,a distance of 69 .68 feet;thence South 51 degrees 46 minutes 51 seconds West,a distance of 201.60 feet;thence North 84 degrees 02 minutes 41 seconds West,a distance of 179.03 feet;thence South 57 degrees 39 minutes 03 seconds West,a distance of 253.55 feet;thence North 15 degrees 36 minutes 29 seconds West,a distance of 43.06 feet;thence North 59 degrees 55 minutes 51 seconds West, a distance of 18.67 feet,·thence North 51 degrees 43 minutes 40 seconds East,a distance of 278.26 feet; thence South 22 degrees 32 minutes 13 seconds East,a distance of 4 7 .02 feet;thence South 72 degrees 19 minutes 51 seconds East,a distance of 54.66 feet,·thence North 72 degrees 52 minutes 34 seconds East,a distance of 67 .12 feet,·thence South 42 degrees 15 minutes 28 seconds East,a distance of 14.07 feet to the point of beginning. 1 of 2 SHEETS t I$..........~.oom 9 West DivisionSvestTT±#FE»J qnx6am2r GOA.TE Fr (763)882-3522 Engwsvs S Land Surveyors,tc. denotes iron monument found Requested By.: O denotes t/2 inch by 14 inch iron pipe set and marked by License #40062 3/7/2022 Drawn By: J.J.A. Scale.: 1=100' Checked By: P.E.O. Project No. 21-0221 ConA Skies Limit,LLC Revised: Date: !4-•a<c-i o \ _Centerline_...-f ot creaek ,> I 1 1 ot 2 SHEETS l $.-·-·-TTOgw..,CNt,Jor,sr-, But0,My 356 13 (760,)682-4027 30cu4reg Fu (783,)82-1422 Enereenr A Land Soreyons,he. Proposed Conservation Easement Exhibit denotes iron monument found O denotes t/2 ich by t4 ich lronple set endmarkedby License #4006.2 Dote: 3/7/2022 Drown By. J.J.A. Scale .: 4=100' Checked By. P.E.O. Revised . Project No. 21-0221 CONS. Skies Limit,LLC SN Hine ot Lot 4--" 1 of 2 SHEETS\ 1 $.-~.com 9 WestDiv ision Street,eiii.i@iv sssi3lJ!(nny6aam z2rSNCATEFu:(783,)682-3522 Ergmors #Land Surveyors,c. denotes iron monument found Requested By O denotes 1/2 inch by 14 inch iron pipe set and marked by License #40062 Date: 4/4/2022 Drawn By. J.J.A. Scale:Checked By: 1"=60'P.E.O. Fevised.: Project No. 21-0221 Con C Skies Limit,LLC 7 6e Lana ±../1 I I I ,of 2 SHEETS -- Proposed Conservation Easement Exhibit denotes iron monument found Requested By. O denotes t2 eh by 14 #ch ron pbe set andmarkedby License ##40062 Date: 4/4/2022 Drawn By: J.J.A.1=100' Checked By. P.E.O. Revised: Project No. 21-0221 cNS.D Skies Limit,LLC Page 1 of 19 STAFF REPORT Agenda Item 8a. City Council Meeting: September 28, 2023 Prepared By: Natalie Davis McKeown Topic: South Fork Village Concept Plat (PID 01-119-23-44-0046) (City File No. 23-020) Action Required: Direction Review Deadline: October 29, 2023 1. Application Request Fenway Land Company requests an opportunity to appear before the City Council to solicit informal comments on a concept plat for “South Fork Village”. The concept plat includes roughly 12.76 acres located on the southwest corner of Stieg Rd and County Road 101. 2. Background The subject property was previously platted as part of Outlot B of Bellwether 2nd Addition. The property was previously used for agricultural purposes. This is the first concept plan involving this property to be reviewed by the City Council. 3. Context Zoning and Land Use There are no existing structures or uses on the property. The property is zoned Community Commercial (C-2) and guided in the 2040 Comprehensive Plan for commercial. The property is within Phase 1 of the 2040 Staging Plan. Additionally, this property is located within the Northeast (NE) District which is subject to a district plan provided in Appendix C of the Zoning Ordinance. Surrounding Properties Figure 1 Property Location Map Page 2 of 19 The guiding, zoning, and existing use of the surrounding properties are detailed in the table below. All surrounding properties within Corcoran are located in the MUSA and Phase 1 of the Staging Plan. Direction Land Guidance Zoning District Current Use North Industrial Light Industrial Vacant East Maple Grove Maple Grove Residential South - Public/Semi- Public - Low Density Residential - Public/Institutional - Planned Unit Development (PUD) - Bellwether Residential West Low Density Residential PUD - Bellwether Residential There is an existing land use application for the property to the north with a request to re-guide the land as commercial and rezone the property to C-2. The application proposes a portion of the site be dedicated to a pet daycare business (Red Barn Pet Retreat) that provides additional services such as grooming and training. Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map does not reflect any natural communities on the subject property. A previous wetland delineation on the site confirms a wetland in the southwest corner of the site that is also seen on the Hennepin County Natural Resources map. 4. Analysis Figure 2 Hennepin County Natural Resources Map Page 3 of 19 Planning staff coordinated review of the sketch 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 moves forward. Use The concept plan for South Fork Village shows four parcels: two commercial sites on the northern portion of the property, one residential apartment site on the southern portion, and an outlot on the west of the site containing a wetland and stormwater ponding. There are no planned commercial users at this time. The outlot will require an agreement as it will be owned and maintained as a common lot between the three other lots in the plat. A drainage and utility easement in favor of the City will also be required over the outlot. The first phase of South Fork Village is anticipated to be a 102-unit apartment building. A Multi-family dwelling is listed as a conditional use in the C-2 district. This means the City previously determined that apartment buildings can be a compatible use within the Figure 3 South Fork Village Concept Plat Page 4 of 19 C-2 district and commercial land use designation. The request does not require the property to be rezoned or re-guided. The applicant’s narrative explains the overall property is an attractive location for apartments as well as commercial users due to the proximity to major roadways. Additionally, the narrative explains the design of the site is intentional with maintaining the wetland and ponding along the west side nearest Bellwether and using the apartment buildings as a transition to the eventual, more intense commercial sites proposed to the north. Staff believe there are pros and cons to consider. There may be value in the additional residential population brought into this area by an apartment building as the increased density will further support the viability of community commercial users in the area. On the other hand, the proposed residential use takes away about 4.5 acres of commercial land within the Northeast District, which is envisioned as a job creation zone. It should also be weighed that the future of the commercial market has some uncertainty at this time as commercial businesses continue to adapt to post-COVID market and workforce trends. The applicant requests feedback from Council on the proposed multifamily use on this site. No specific use standards are provided for residential apartment buildings in the C- 2 district, so the Council will want to consider how the proposed site fits within the following general conditional use permit (CUP) evaluation criteria outlined in Section 1070.020: 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. 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. Page 5 of 19 G. The conditional use and site conforms to performance standards as specified by this Chapter. Lot Analysis The lot standards for the C-2 district are as follows: Minimum Standard Minimum Lot Area 1 acre Minimum Lot Width 100 ft. Minimum Lot Depth 200 ft. Minimum Principal Structure Setbacks - Front, Major Roadways 100 ft. - Front, All Other Streets 25 ft. - Side and Rear 20 ft. - Adjacent to Residential 50 ft. Maximum Principal Building Height 35 ft. Maximum Impervious Surface Coverage 80% The proposed lot sizes are provided in the table below. Dimensions that do not meet the minimum requirements are indicated in red. The 4.4-acre outlot is not subject to minimum lot requirements, but it far exceeds the minimum lot requirements regardless. Lot Proposed Lot Area Proposed Lot Width (Approx.) Proposed Lot Depth (Approx.) Comm 1 1.79 acres 250’ 311’ Comm 2 0.97 acre 150’ 233’ Multi-family 4.53 acres 490’ 431’ The two proposed commercial lots (Comm 1 and Comm 2) are considered corner lots. The lot frontage and required lot width are measured using the shortest dimension along a public street. For Comm 1, the lot width is measured based on the property line parallel to County Road 101. The lot width is measured based on the property line parallel to Stieg Rd for Comm 2. It is possible the shortest dimension could change if the site layout is revised. Page 6 of 19 A variance for lot area and lot depth would be required for the Comm 2 lot to move forward as proposed. Staff believes the interior lot line between the Comm 1 and Comm 2 lots can be adjusted in order for the minimum lot dimensions to be met for both commercial sites. The multi-family lot meets the minimum requirements for the C-2 district. The lot also meets the minimum lot requirements for apartments in districts where multi-family dwellings are expected to be more prevalent, such as RMF-2 (Mixed Residential) and RMF-3 (High Density Residential). A scale was not provided on the building plans to confirm the proposed height of the apartment buildings. The maximum height of the building must comply with the district standard of 35’ which is also compatible with the height limit for low density residential zoning districts. It is important to note that building height is measured differently based on the roofline. Based on the pitched roof shown in the concept building plans, height would be measured as the vertical distance from the grade of the building line to the mean distance of the highest gable. The height would be confirmed with the submittal of a CUP and site plan application. Figure 4 Commercial Lots Figure 5 Multi-Family Lot Page 7 of 19 Figure 6 Concept Elevation of Multi-Family Building Building examples for the commercial buildings were not provided at this time since there are no users currently in mind. As site plans are received for each site, the building height will be confirmed and be limited to 35’. The concept plan notes the apartment building site has an estimated impervious surface coverage of 61.1%. This is within the 80% threshold. However, the estimated impervious surface coverage is not provided for the two commercial lots to the north. It is possible that at least the Comm 2 lot would exceed the impervious surface coverage limit. However, when looking at the concept plat overall, the outlot to the west provides 4.4 acres of unbuildable space that arguably offsets the impervious surface coverage to the east. Typically, the impervious surface coverage is applied on a per lot basis, but the City did allow Pioneer Trail Industrial Park flexibility to apply the limit to the overall development as part of Planned Unit Development (PUD) flexibility. The applicant is not requesting a PUD, so a deviation from this standard would require a variance. The concept structures appear to mostly comply or exceed all relevant setbacks, including a setback of 50’ from a residential district. However, the Comm 1 building is only setback 76’ from County Road 101 where a 100’ setback is required. This setback can be reduced to 60’ with additional landscaping per Section 1060.070, Subd. 2(K). This can be accommodated in the space between the structure and the front property line. However, the concept plan is showing a fenced in area on this site which suggests a potential daycare user in this space. The shown fenced area could potentially conflict with the ability to accommodate landscaping for a reduced setback. Regardless, staff are satisfied that a structure can fit on the property and meet the required setbacks. Setback details will ultimately be handled with a site plan when a specific user moves forward with this site. If a daycare user were to come in on the site, they could reduce the building footprint to meet the 100’ setback, reduce the fenced in area to accommodate the required landscaping, or request a variance. Density Since the property is within a commercial district, there is not a residential density goal applied to the proposed apartment site. A rough estimate is that the apartment site would have a density of 22.5 units per acre (102 units / 4.53 acres). When the City next Page 8 of 19 updates the Comprehensive Plan, these units would count towards meeting the City’s population goals and overall density needed within the MUSA. Streets & Access The concept plan shows a main road (Street A) as the primary access to serve the development which connects to Stieg Road. This location is compatible with the proposed Red Barn Pet Retreat plat under review on the north side of Stieg Road and is supported by staff. The Engineering Memo indicates that access into the development may require construction of an eastbound right turn lane onto Street A as well as some restriping of Stieg Road. The concept plan shows Street A extended to the south property line as is City practice; however, a temporary turnaround may be necessary at the end of this roadway as an interim condition since re-development to the south is unknown at this time. Comm 1 does not have direct access to a public street. Instead, it would be accessed through Comm 2. While this is not ideal, the concept plan shows a dedicated drive aisle to the south to be used to access Comm 1 that does not conflict with parking. The Engineering memo provides that this will need to be reviewed further by staff, and a singular shared access may be required. The Public Safety memo recommended the applicant consider the feasibility of having a shared access or two-way street in the middle of the site to serve all three lots. Comm 2 shows two access points onto Street A. The Engineering Memo states that the northern access point should be removed as its proximity to Stieg Road will create conflicts at the intersection. This is further supported by the Public Safety Memo. Figure 7 Commercial Lots Access Diagram Page 9 of 19 The applicant will need to comply with the NE District street standards for county roads (County Road 101), collector streets (Stieg Road), and local streets (Street A) as shown below. The NE District plan notes that the developer is responsible for construction of all streetscape improvements along adjacent streets. These improvements include all hardscape, landscape, and site amenities, such as trails, sidewalks, benches, bike racks, street trees, and plantings. When the Red Barn Pet Retreat plat to the north was reviewed by the County, they requested an additional 10’ transportation easement along County Road 101 for drainage, utility, and future multi-modal needs. This was in addition to the right-of-way (ROW) shown in the City’s NE District Plan. Further, they wanted a 25’ by 25’ triangle of Page 10 of 19 ROW at the corner of Stieg Road and County Road 101 to accommodate a future signal when warranted, so staff anticipates a similar request will be made in the northeast corner for this plat. Signage A freestanding sign appears to be shown in the northwest corner of the multi-family residential site. Residential uses are allowed 2 freestanding signs with a sign copy area of up to 32 sq. ft. with a height of 6’. The signs must meet the minimum 10’ setback from all property lines. Non-residential uses are allowed 1 freestanding sign with a sign copy area of 64 sq. ft. and a height of 16’. Additionally, non-residential uses are allowed 1 wall sign of up to 10% of the primary building face. No signs for the commercial uses are currently shown. Signs throughout the plat must comply with Chapter 84 of the City Code. Wetlands A wetland delineation was completed for this site in July of 2018. This will need to be updated as wetland delineations expire after 5 years. The wetland delineation must be updated before final approvals can be provided. The Engineering Memo notes that the wetland buffer zones and required wetland buffer signs must be clearly identified and labeled on the preliminary plat. If existing vegetation is proposed to be used as the wetland buffer, these areas shall be reviewed by the City’s wetland specialist to determine the vegetation complies with Section 1050.010, Subd. 8. Lighting No lighting is shown on the concept plan. Lighting throughout the site must comply with Section 1060.040 of the Zoning Ordinance. This includes a requirement that lighting must be arranged so as not to produce glare beyond the property line. Building Standards The applicant provided a concept rendering of the multi-family building. While the building materials and percentages are not noted, it appears the structure will utilize a combination of brick, stone, and fiber-reinforced cement. It appears the intended design will comply with Section 1060.050 (Building Standards) of the Zoning Ordinance as well as the additional design standards provided in the NE District Plan. The exact design will be reviewed in more detail as site plans are submitted for each building. Figure 8 Proposed Sign Location for Multi-Family Lot Page 11 of 19 Figure 9 Concept Rendering of Multi-Family Building Accessory Structure The multi-family site includes a detached accessory structure to provide garage parking spaces for residents. Typically, detached structures cannot be placed in front yards within districts other than Urban Reserve and Rural Residential. However, accessory structures located on through lots may be located between the rear of the principal building and the public ROW. The applicable setback for such a situation within a non- residential district is unclear. The concept plan proposes a setback of a little over 40.’ If treated as a rear yard, Section 1030.020, Subd. 3(E)(3) calls out a 10’ setback from the rear property line. Figure 10 Proposed Detached Garage Spaces Accessory structures in non-residential districts as well as urban residential districts are limited to 1,000 square feet or 25% of the rear yard area, whichever is less. The proposed structure measures in excess of 6,000 square feet. The standard limit in the Zoning Ordinance does not seem to contemplate a detached garage structure for multi- family dwellings, which is a desirable feature for residents. A variance or zoning ordinance amendment would be needed to allow the structure as proposed. Page 12 of 19 The height of the structure is not provided. Accessory structures placed in the side yard are limited to a sidewall height of 10’. This would apply to the structure since a majority of the building is placed within the side yard. A CUP is needed to bypass this limit. Depending on the sidewall height, the eaves and overhang requirements provided in the table below must be followed. Eaves are interpreted to mean the soffits/underside along the side of the building. The overhang is interpreted to be the edge that extends over the front and rear elevations. Sidewall Height Eaves (minimum) Overhang (minimum) 10’ or less 12” 12” >10’ – 12’ 12” 18” > more than 12’ 12” 24” The accessory structure will also be subject to the building materials allowed within the NE District Plan. Parking Parking standards are provided in Section 1060.060 of the Zoning Ordinance. Drive aisles and parking lots must be setback at least 100’ from the front property line along County Road 101, 25’ from all other front property lines, and 10’ from all interior property lines. The commercial parking areas nearest to Stieg Road do not appear to meet the 25’ minimum setback. A variance can be requested to bypass the parking setback in this area, but staff believes the applicant should first try to revise the plans with the northern access removed to see if it is possible to accommodate the 25’ setback. The commercial parking lot appears to be as close as 70’ to the front property line along County Road 101. The parking setback along County Road 101 can be reduced to 25’ with additional landscaping per Section 1060.070, Subd. 2(L). The parking lot for the multi-family structure complies with the front setback from Street A and side setback requirements. However, it is less than 20’ away from County Road 101. This would require a variance even with additional landscaping. The plan reflects 90-degree parking throughout South Fork Village, which must comply with the following standards: - Stall width parallel to aisle – 9’ - Stall length of line – 9’ - Stall depth – 18’6” - Aisle width – 26’ It appears the residential lot complies with these standards and may exceed the stall depth requirement. Bringing the stall depth down to 18’6” may allow them to pull back further from County Road 101. There appears to be some areas within the commercial Page 13 of 19 sites were the drive aisle width is only 24’. The site plan should be revised to reach the 26’ minimum. The applicant will need to show these dimensions on a site plan application. The City Code requires multi-family housing provide 2 spaces per unit plus 1 space for each 5 units. This amounts to 225 parking spaces for a 102-unit building. The concept plan indicates there will be 108 surface parking stalls, 20 detached garage spaces, and 98 drive under parking stalls. This equates to 226 total parking spaces, which exceeds the minimum standard. The concept plan for the commercial lots imply a shared parking agreement. There are 72 parking spots, including 2 handicapped spaces, located on the Comm 1 lot. The Comm 2 lot has 35 parking spots; the required handicapped spaces for Comm 2 are not shown. The actual required number of parking spaces required for each site would be handled through the site plan process once the use is identified. It appears there is sufficient parking to support commercial uses, particularly if there is a shared parking agreement. However, a shared parking lot requires an interim use permit (IUP) for joint parking. The City Code has the following provision related to joint facilities in Section 1060.060, Subd. 11: Joint Facilities. The City may approve an interim use permit to allow joint parking for one or more businesses where the total number of parking stalls provided for joint use is less than the sum of the total required for each business should they provide them separately. The applicant must demonstrate the feasibility of the arrangement in a written report. Such a permit shall not be granted except when the following conditions are found to exist: A. Proximity. The building or use for which application is being made to utilize the off-street parking facilities provided by another building or use shall be located within 300 feet of such parking facilities, excluding public rights-of- way. B. Conflict in Hours. The applicant shall demonstrate in documented fashion that there is no substantial conflict in the principal operating hours of the 2 buildings or uses for which joint use of off-street parking facilities is proposed. C. Written Consent and Agreement. A legally binding instrument, executed by the parties concerned, for joint use of off-street parking facilities, duly approved as to title of grantors or lessors, and in a form and manner of execution approved by the City Attorney, shall be filed with the City Clerk and recorded with the Hennepin County Recorder or Registrar of Titles, and a certified copy of the recorded document shall be filed with the City written 60 days after approval of the joint parking use by the City or the interim use permit shall be considered null and void. Page 14 of 19 Additionally, variances will need to be granted on both lots to bypass the parking setback of 10’ from interior property lines. The practical difficulty is unclear, and staff recommends that parking alternatives be considered to at least show why complying with the Code creates a practical difficulty. The IUP and variances for a joint parking lot may be difficult to establish should the commercial properties develop separately rather than at the same time. Parking stalls with 4 or more stalls must be screened to a height of at least 3 feet from properties guided or zoned residential and from public streets. Additionally, per the NE District Plan, parking bays shall have landscaped islands with a planting area of 360 square feet at each end of the parking bay. These appear to be shown on the plans and multi-family renderings, but some islands do not appear to meet the 360 square foot minimum and will need to be revised. Parking bays in excess of 15 spaces in length shall be divided by intermediate islands of 180 square feet of planting area. The multi- family lot has a row of 43 parking spaces near County Road 101. The intermediate islands are not shown on the concept site plan, but they appear to be shown on the concept landscaping plan. All islands must contain trees and are to also utilize shrubs and/or groundcover. Some of the islands appear to only utilize shrubs, so the plantings along with island dimensions will need to be clarified as part of the formal landscaping plan for the site. The NE District Plan requires bicycle racks as a part of the parking requirements. The parking plans will need to reflect bicycle racks which may be placed near the entrance of the businesses if a minimum 5-foot-wide pedestrian access to the building entrance is maintained. Bicycle parking may occupy a maximum of two required parking stalls without requiring additional parking. The applicant will also need to show snow storage accommodations for the parking lots. Further, the NE District plan requires all multi-family and non-residential developments to provide a Chloride Management Plan. The applicant should carefully consider the snow storage locations as a part of their overall management plan for the development. Landscaping Landscaping standards are provided in Section 1060.070 of the City Code. A concept landscaping plan for the multi-family dwelling was provided. Residential uses must provide one overstory tree per dwelling unit. This means 102 trees must be provided on the residential lot. This requirement is in addition to any landscaping provided for setback flexibility. The concept plan appears to include at least 102 trees with emphasis placed on the perimeter of the site. The tree counts and calculations will need to be clarified with the landscaping plan required with the CUP and site plan application for the apartment building. Page 15 of 19 Figure 11 Concept Landscaping Plan for Multi-Family Lot Non-residential uses shall contain a minimum of: a. One overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater. b. One understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. The applicant would provide these calculations with the landscaping plan at the time of the site plans for the commercial lots. Page 16 of 19 Additionally, the landscaping plans must utilize species from the preferred trees list for the NE District provided in Appendix C of the Zoning Ordinance. Buffer Ordinance Since this property is zoned C-2 and is adjacent to a residential neighborhood, a buffer yard is required to the west. A buffer yard class “B” would apply to west as the Bellwether PUD is treated as an RSF-3 zoning district. The buffer yard options are provided in the table below. This buffer yard must be included on the landscaping plan, but it does not count towards the other minimum landscaping requirements. Buffer Yard Class Width Overstory Plantings1 Understory Plantings1 Shrubs1,2 Structures3 B 10’ 1 6 6 Minimum 4’ fence 20’ 3 6 9 None 20’ 1 2 3 Minimum 4’ fence 30’ 2 4 12 None 30’ 1 2 4 Minimum 4’ fence 1 Per 100 feet of distance 2 Requirement must be met by shrubs, tall native prairie plantings, or a combination deemed acceptable by the City 3 Fences are subject to requirements in Section 1060.080 As noted previously, there is a 4.4-acre outlot containing a wetland and a stormwater pond between Bellwether and the three lots. The buffer yard ordinance allows the City Council to accept wetlands as a natural buffer. The stormwater pond in the northern portion of the outlot abuts another stormwater pond in Bellwether. The buffer standards do not allow stormwater ponds to be accepted as a natural buffer, but they are allowed to encroach a maximum of 10’ into required buffer yards. This should be accounted for with the preliminary plat application. Fences A fence is shown on the Comm 1 lot. The fence will be subject to Section 1060.080, Subd. 1(G). This includes a 25’ setback for a fence of more than 49% opacity and taller than 4’ along Stieg Road and a setback of 100’ along County Road 101 (or 60’ with additional landscaping). Fences of less than 50% opacity and heights not exceeding 4’ can go up to the front property lines. Resiliency Options As a part of the Northeast District Design Guidelines, incoming developments must include 3 resiliency options from a list of 8 strategies provided in Appendix C. The submitted narrative does not discuss how they plan to incorporate resiliency strategies. These will need to be defined and reflected in the plans as the application moves forward. Page 17 of 19 Trails, Sidewalks, and Open Space Proposed on-road trails are shown County Road 101 in the 2040 Comprehensive Plan. The NE District shows a multi-use trail along County Road 101 as depicted on p. 7 of this report as part of the required ROW. Additionally, an on-road trail is also shown on Stieg Road in the Comprehensive Plan, but this is planned to be located on the north side of Stieg Road. The NE District plan shows that collector roads, such as Stieg, require a sidewalk on the side opposite a trail. Street A will also require sidewalks on both sides. These will need to be shown on the preliminary plat. Per the NE District plan, there should be a landscape buffer between public sidewalks and parking areas. The buffer shall consist of shade trees, low shrubs, or perennial flowers and a decorative fence or masonry wall. Planting and screening walls or fences shall be no less than three feet and no more than four feet in height to allow views into and out of parking areas. There do appear to be areas of shrubs on the concept landscaping plan for the apartment site that could serve as the required sidewalk buffer, but fences or a screening wall were not shown. Multi-family residential developments are required to provide landscaped private open space for their residents per the NE District Plan. This open space shall be designed and landscaped for outdoor recreation. The rendering shows a small playground with landscaping, a walking path, and benches in the middle of the parking area of the front entrance of the building. Figure 12 Concept Open Space for Multi-Family Lot. There are no off-road trails or parks shown in the Comprehensive Plan for this area. This means park dedication will be expected as cash-in-lieu of land. The park dedication fee will be based on the adopted fee schedule at the time of approval for the final plat. Utilities Page 18 of 19 The Engineering Memo touches on various items related to municipal sewer and water for the site. Sewer and water are available at the northern limits of the development. It will be required to stub water to the south property line for looping. More detailed plans will be required at subsequent stages of the application, but a feasibility study will be required to review the development impacts on the public utility system prior to a preliminary submittal. The City’s water tower and water treatment plant are under construction, and it is estimated the City’s water infrastructure in the NE District will be operational at the end of 2024. However, this date is not guaranteed. Should the development move forward prior to water being operational, the City of Maple Grove would need to agree to amend the existing water agreement with the City of Corcoran, or the applicant will need to plan to implement wells and fire suppression systems (with holding tanks) to utilize as an interim solution until water is available. With similarly located applications involving commercial components, they have chosen to proceed with the latter, but this also requires a variance to develop before municipal services are available. Stormwater Management The Engineering Memo provides that a Stormwater Pollution Prevention Plan will be required to confirm compliance with City and the Elm Creek Watershed Management Commission standards. The concept plan shows a centralized stormwater treatment system for the three lots. This is supported by staff, but inspection, maintenance, and replacement responsibilities for the centralized system will need to be clearly defined in an agreement for the common outlot. Features of the system will be further evaluated as the application moves forward. Summary of Discussion Items While there are several items that need to be addressed before the concept plan moves forward, the Council is asked to specifically provide feedback on the following items: 1. Multi-family use as proposed on this site. 2. Potential variance requests: a. Lot dimension standards for the Comm 2 parcel. b. Apply the 80% impervious coverage limit per plat instead of per lot. c. Exceed the 1,000 square foot limit for accessory structures in a non- residential district. i. This could also be handled as a Zoning Ordinance Amendment. d. A parking setback of less than 25’ along Stieg Road for the commercial sites. e. A parking setback of less than 20’ along County Road 101 for the multi- family apartment site. f. Develop before full municipal services are available, dependent upon timing. 3. The proposed 40’ setback for the detached garage structure. Page 19 of 19 4. A CUP for the detached garage structure to exceed a 10’ height in the side yard. 5. A joint facilities IUP for a shared parking lot and related variances from the parking lot setback for interior property lines. 6. Accepting the wetland in the southwest corner of the outlot as a natural buffer between Bellwether and the proposed development. Next Steps Assuming this project moves forward, the next steps are outlined below: 1. Feasibility Study. 2. Update to the 2018 wetland delineation. 3. A land use application for a preliminary plat, CUP, site plan, and variances for the multi-family building anticipated for Phase 1. 4. Final plat for Phase 1. 5. Watershed approval of City-approved final grading and stormwater plans. 6. Depending on how the commercial lots are initially platted, additional phases may also need a final plat, site plans, and any necessary CUPs, variances, and an IUP for joint parking. 3. Recommendation Staff recommends that the City Council review and discuss the concept plat to provide the applicant with informal comments. The Council should provide clear direction to the applicant so that they can decide whether to proceed with a formal application. Any comments given by the City Council are advisory in nature and non-binding. While the comments are non-binding, the applicant will consider the input from the City Council when they prepare their formal submittal. Attachments: 1. Applicant’s Narrative 2. City Engineer’s Memo 3. Public Safety Memo 4. Concept Plat 5. Corcoran South Fork Apartments Concept Slides Memo To:Kevin Mattson, PE Public Works Director From:Kent Torve, City Engineer Steve Hegland, PE Project:South Fork Village Concept Plan Date:September 20, 2023 Exhibits: This Memorandum is based on a review of the following documents: 1. Concept Plan for Fenway Land Company by Carlson McCain Dated 7/14/23 Comments: General: 1. These comments are provided on the concept plan and are considered advisory to the applicant. Additional engineering comments and review will be provided on subsequent applications. 2. In addition to engineering related comments, the proposed plans are subject to additional requirements of planning, zoning, land-use, Public Safety and other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission (ECWMC) must be attained before any site grading or activity may commence. 4. A Feasibility Study will be conducted with (or prior to) the Preliminary Plat approval to review the development impacts on City’s transportation, stormwater, and public utility system. 5. An encroachment agreement shall be required for all site improvements or items placed within the City Right of Way (ROW) or easements. Plat: 1. The plans shall show all Drainage and Utility easements and all platting requirements shall be met per the City Code. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. 2. ROW dedication along County Road 101 will be reviewed and approved by Hennepin County. The concept plan appears to show a 65’ ROW which is similar to prior Hennepin County ROW requirements within this area. 3. Easements should be provided over all infrastructure used for the maintenance, conveyance and treatment of stormwater. 4. Easements should be provided over any/all public infrastructure as applicable. 5. Any existing easements should be provided to the City for review. Vacation of existing easements currently in place requires a City process and should be identified in the project schedule. Transportation 1. The main road (Street A) is shown extended to the property line which is supported by engineering. A temporary turnaround may be necessary at the end of this roadway under an interim condition. September 2023 South Fork Village Concept Plan Kevin Mattson Page 2 of 3 2. The applicant is showing the main entrance to the site aligned with the Red Barn Pet Retreat entrance which is supported by engineering. Since Stieg Road is a collector road, the consolidation and alignment of access points is important for safety. 3. Commercial Site 1 is accessed through Commercial Site 2. This shall be reviewed by staff and a singular shared access may be required. 4. Commercial Site 2 shows two access points onto Street A. City requests the northern access point removed as it is too close to Stieg Road and would create conflicts at the intersection. 5. Stieg Road was constructed with a central turn lane. Access to this development may require the construction of an eastbound right turn lane onto Street A as well as some restriping within Stieg Road. 6. All parking areas shall have concrete curbing and a paved surface. 7. Street lighting locations shall be reviewed by Public Safety and final lighting locations shall be determined at the time of Final Plat. Grading /Stormwater 1. A Stormwater Management Plan will be required for this development in accordance with City of Corcoran and ECWMC Standards. 2. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 3. Wetland delineations for this site have been completed and any impacts will follow WCA protocols. 4. The wetland buffer zones and wetland buffer signage shall be clearly identified and labeled. If existing vegetation is proposed to be used as wetland buffer, these areas shall be reviewed with the City of Corcoran wetland specialist to determine if they are viable candidates. 5. The site discharges west to an existing wetland/storm complex, with a small portion of the site draining east to the County Road 101 Right of Way. 6. Site plans shall identify stormwater access routes to the ponds and all features of the stormwater management system. 7. All drainage swales shall maintain a minimum of 2% slope and all slopes should be 4:1 or flatter. 8. If abstraction is required by ECWMC for the site, the City strongly prefers a NURP pond with filter bench (offset to one side of the pond) be used with adequate maintenance access. The filter bench design is efficient from land use and requires less future maintenance as compared to other treatment options. 9. Offsite receiving waters will be evaluated to understand any impacts from additional volume. 10.The concept plan shows a centralized stormwater treatment system for the three parcels. The City is supportive of a central system for these lots. Inspection, maintenance and replacement responsibilities for this infrastructure will need to be clearly defined. Water and Sewer 1. Sewer and water are available at the northern limits of the development. 2. Stub water to south property line for looping 3. Sewer for church parcel presumed through Bellwether and will be finalized with more detailed plans. 4. Plan and profiles for all utilities shall be provided at the time of final plat submittals. September 2023 South Fork Village Concept Plan Kevin Mattson Page 3 of 3 5. The plans shall clearly identify the public and private infrastructure within the street to support the individual sites. Easements shall be provided to access and maintain all necessary private infrastructure. 6. The City requires separate domestic and fire lines to be extended to non-residential properties with shut offs to each of those services at the edge of the Right of Way or easements. End of Comments Page 1 of 1 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@corcoranmn.gov / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis McKeown) From: Lieutenant Burns Date: September 6, 2023 Re: City File 23-020 South Fork Village Concept Plan A Public Safety plan review meeting was held on September 6, 2023 2023 to review a concept plat application received by the City on August 30, 2023 for the southwest corner of Stieg Road and County Road 101. In attendance were: Police Chief Gottschalk, Lieutenant Ryan Burns, Planner Davis McKeown, Construction Services Specialist Pritchard, Fire Chief Malewicki, and Deputy Fire Marshall Skow. The comments below are based on the preliminary review of the plans and are intended as initial feedback, and further plan review will need to be completed as construction plans are finalized. 1. Recommended to eliminate the northern access show on Comm 2 as it will conflict with the Stieg Road intersection. 2. Recommended to evaluate the feasibility of having a shared access or a two-way street in the middle of the site to serve both the commercial and residential uses. 3. A turnaround will be required at the end of Street A. 4. Turn radius exhibits are required with the preliminary plat submittal. 9 7 12 12 43 ·108 SURFACE STALLS ·20 DETACHED GARAGE STALLS ·98 DRIVE UNDER STALLS = 226 TOTAL PARKING 11 10 4 PROPOSED 102 UNIT APARTMENT BUILDING 20 DETACHED GARAGE SPACES ±4.40 AC. ±1.79 AC. ±4.53 AC. ±0.97 AC. COMM 1 COMM 2 10 0 65 100 15 0 OUTLOT SITE DATA STIEG ROAD R E V I E W C O P Y CO N C E P T P L A N WET LA N D NOTES BR O C K T O N L A N E N POND / INFILT R A T I O N FE N W A Y L A N D C O M P A N Y 13 9 2 5 F e n w a y B l v d N . Hu g o , M N , 5 5 0 3 8 BE L L W E T H E R 2 N D A D D I T I O N OU T L O T B Co r c o r a n , M i n n e s o t a of REVISIONS 1. 2. 3. 4. 5. 6. DRAWN BY: FILE NO: C# XXX f: \ j o b s \ 1 0 0 8 1 - 1 0 1 0 0 \ 1 0 0 8 2 - b e l l w e t h e r - o u t l o t b \ c a d c 3 d \ s u r v e y \ l a y o u t s \ 1 0 0 8 2 _ l a y o u t 1 4 . d w g Sa v e D a t e : 07 / 1 4 / 2 3 ISSUE DATE:07/14/2023 1 1 EXIST I N G POND 101ST AVE. N. EL M L A N E N S T R E E T A CORCORAN SOUTH FORK APARTMENTS Corey Gerads, acting President, and has over 15 years of experience in the construction industry. Corey has a Bachelor of Science Degree in construction management from the University of Wisconsin Stout. While employed by a reputable general contracting company within MN, he built strong relationships and gained experience in all types of construction prior to forming Alliance Building Corporation in 2007. DEVELOPMENT TEAM Mahler & Associates Architecture was founded in 1997 by Graeme Mahler. We employ high energy, driven, fun-loving, talented team members who work hard to exceed client expectations. The primary focus of our company is “You”. We have placed our clients at the core of our company’s vision, and our number one goal is meeting and exceeding our clients’ needs. Established in 1997, Carlson McCain is a full-service environmental, engineering and land surveying firm. Our expert team of engineers, land surveyors, and scientists is dedicated to creating thoughtful, valuable solutions with our client’s best interests in mind. We pride ourselves on keeping projects moving forward and making sure they safely stay on-time and on-budget. ON-SITE AMENITIES Outdoor Playset Fitness Studio Community Office Work-Station Community Room 98 Under Ground Parking Stalls 20 Detached Garage Stalls EV Charging Stations Bike Room Parcel Room EXTERIOR FINISHES Hard Panel Siding (varied textures and colors) Cultured Stone Dormered Entries with Wood Accents Black Aluminum Deck Structures AREA SERVICES and CONVENIENCES HyVee Rush Creek and Pheasant Acres Golf Courses Mama G’s Maple Grove Hospital Osseo/Maple Grove Schools Crow-Hassan Park Reserve Fish Lake Regional Park ZONING AND GUIDANCE (Comprehensive Plan) The subject property is currently zoned C-2 which allows for apartment use. We feel that a high-quality apartment building will be a compliment to the surrounding uses. SITE ACCESS / ATTRIBUTES The proposed development is located along County Road 101 approximately midway between County Road 30 and the Dayton Parkway entrance to I-94. Access to 101 would be via a service road to Steig Road. Route Options: 101 north to Dayton Parkway to I-94. 101 south to CR30 to new 610 extension. This property works well for multi-family housing. Having immediate access to County Road 101 keeps traffic burden to neighboring properties limited. Access to major roadways and conveniences are nearby. FIRST FLOOR SECOND FLOOR THIRD FLOOR Recent Project: Territorial Lofts, Rogers, MN Page 1 of 8 STAFF REPORT Agenda Item: 8b. City Council Meeting: September 28, 2023 Prepared By: Nicholas Ouellette through Kendra Lindahl Topic: Sketch Plan for Kariniemi Jensen at 20400 County Road 30 (city file 23-004) Action Required: Feedback Review Deadline: October 27, 2023 1. Request The applicant, Nate Kariniemi, is requesting an opportunity to appear before the City Council to solicit informal comments on a revised sketch plan for a proposed subdivision of the parcel located at 20400 County Road 30 (PID 11-119-23-21-0002). The proposal includes subdividing the property into 16 single family residential lots on the south side of the site with a large outlot on the north half of the site proposed as open space. 2.Background On July 27, 2023, Council reviewed the previous concept plan which included 16 residential lots and one outlot. The Council comments included a desire for the applicant to meet more of the design objectives in Section 940.050 Subd. 1(F) of the Ordinance, specifically objectives 1, 3, 6 and 9. 3. Analysis The applicant has submitted a revised sketch plan and narrative detailing the proposed Open Space & Preservation (OS&P) plat subdivision. The sketch plan shows 16 rural residential lots and two outlots. The sketch plan process provides an opportunity for the applicant to get information from the City that can be incorporated into a formal development application. The next steps would be: 1.Application for Open Space and Preservation Preliminary Plat 2.Application for Final Plat (and development contract) Page 2 of 8 Context Zoning and Land Use The 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. Surrounding Properties The properties to the east of the site are zoned Urban Reserve (UR) district and guided Existing Residential and Mixed Residential in the 2040 Comprehensive Plan. Properties to the north, south and west are zoned Rural Residential (RR) district and guided Rural/Ag Residential in the 2040 Comprehensive Plan. The present use of the surrounding properties appears to be agricultural and single family residential. Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map identifies emergent and shrub wetland natural plant communities in addition to upland savanna/pasture plant communities along the perimeter of the wetland. There appear to be large mature trees on site, particularly surrounding the wetland and in the southwest corner of the parcel. Sketch Plan Development Rights The 81.03-acre site has eight development rights. An OS&P plat with urban street sections is allowed to develop the site at 200% of the development rights which would allow for a total of 16 development rights. The proposed development would exhaust all available development rights for the property. The plan shows two outlots; Outlot A is 46.5 acres in size and is intended as open space and Outlot B is 5.3 acres and is intended to preserve area for future development. Neither outlot is allocated a development right; this property is intended to be preserved until municipal sanitary sewer and water become available to service the site and the property could then be further subdivided. There are several agricultural buildings on-site situated around the existing single family residence. The applicant has not indicated that any existing structures on-site will be preserved. There are existing agricultural buildings located within the proposed right-of- way that must be demolished. The existing single family residence is located on proposed Lot 4, Block 2. It is possible the residential structure could remain; however, additional details will be required to ensure the building and lot comply with the ordinance standards. The existing accessory structures on proposed Lots 3 and 4, Block 2 may remain only if they do not exceed the accessory structure allowance permitted on the new lot. Page 3 of 8 Open Space and Preservation Plat (OS&P) An OS&P plat is necessary to increase the development rights to allow 16 single family lots on the property as shown on the sketch plan. The gross acreage of the proposed OS&P plat is 81.03 acres. Under an OS&P plat a minimum of 50% of the gross land area must be dedicated as preserved open space and of the 50% gross land dedicated for open space, no less than 50% of the area shall be upland area (i.e. 25% of the net area). The sketch plan appears to show compliance with the open space requirements; however, without a wetland delineation we are unable to determine if the dedicated upland area complies with the minimum upland area required. A ghost plat provided with the revised concept plan shows how the remaining upland area could be developed and accessed if sewer and water become available to the site in the future. The ghost plat shows a street with two connections to the adjacent parcel. However, the layout of existing streets east of the site will likely result in only one street extension to this area. This area could still be developed but would likely have a different lot arrangement. The applicant removed the option to extend the cul-de-sac further north. Significant grade changes in the area north of proposed Block 3 would require significant earthwork and construction costs to extend that cul-de-sac. Staff believes access could be reasonably provided from the east in the future. The proposed cul-de-sac extending north does abut the east property line in order to provide a street connection into the adjacent parcel. The required open space is being provided in two adjacent outlots separated only by the street. The outlot area includes emergent wetland, shrub wetland and savanna/pasture upland plant communities as identified in the Natural Resource Inventory map from the Comprehensive Plan. The applicant has indicated that the open space outlot will be privately owned and that it will continue to be used as crop land and maintained through typical conservation and agricultural practices. The applicant has expressed flexibility for future ownership of the outlot to meet the City’s preference. The applicant is proposing to increase the existing eight development rights into 16 development rights by utilizing the 200% density bonus available for OS&P plats that develop with an urban street section. Proposed Lots 1, 2 and 3, Block 2 are proximal to the wetland where significant trees that comprise the savanna/pasture are located. Development on these lots may impact the savanna/pasture plant communities. The objective of the OS&P as stated in the ordinance is to preserve the natural resource areas identified by the Comprehensive Plan. The concept plan shows wetlands within the southwest corner of Outlot B; however, any natural resources in Outlot B could be impacted by future development as Page 4 of 8 represented on the ghost plat. The arrangement of residential lots could possibly be reorganized to reduce the potential impact on existing natural communities. - The Council should provide direction. Lot Standards The sketch plan appears to show compliance with the Rural Residential district lot standards, which requires the following minimum standards: OS&P Lot Area 4 acres (maximum) Minimum Lot Width Minimum Lot Depth Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 25 feet Front Porch (≤ 120 square feet) 25 feet Side 10 feet Rear 25 feet Adjacent to Residential n/a Maximum Principal Building Height 35 feet Maximum Impervious Surface Coverage n/a * Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan The proposed residential lots range in area from 1.1- to 2.0-acres in size and should be able to comply with the lot dimension and setback standards. Utilities The entire site is situated outside the MUSA and will be served with well and septic. As noted above, there is no minimum lot size. The applicant must provide information with the preliminary plat that shows primary and secondary septic sites can fit on each individual lot. It may be challenging to find two viable septic sites per lot and leave adequate space for a residential structure. If a centralized wastewater treatment system is proposed a PUD shall be required. The Comprehensive Plan Proposed Sanitary Sewer System map shows a future trunk sewer system alignment along east property line. The City Engineer’s memo notes that plans shall identify future corridors for public sewer and water utilities. Wetlands There is at least one large wetland on the site. The concept plan indicates there are also wetlands in the southwest corner of Outlot B and along the west perimeter of proposed Lot 1, Block 2. The applicant must submit a wetland delineation for review and approval by the City. If wetland impacts are proposed additional applications for mitigation would be required. The applicant must comply with the wetland buffer and Page 5 of 8 setback requirements in Section 1050.010 of the Zoning Ordinance. If existing vegetation is proposed to be used as wetland buffers, these areas shall be reviewed by the City to determine if the existing vegetation is acceptable. Floodplain The site includes a large area of floodplain that appears to coincide with the location of the large wetland. As part of a formal submittal, the plans will need to indicate the areas that are considered floodway, flood fringe and general floodplain as defined in Section 1050.030 Subd. 3. Based on the revised boundaries of the districts covering the property, the corresponding standards from Section 1050.030 shall apply. Access There is an existing driveway providing access to the site from County Road 30. The applicant is proposing one access road to the site that aligns with intersection of Duffney Drive and County Road 30. The existing driveway access will be required to be removed. The City Engineer’s memo anticipates that turn lanes will be required into the site from County Road 30; however, the ultimate determination on access location and turn lanes will be made by Hennepin County. Lots within the development have access from two cul-de-sac roads with a 66-foot right- of-way. The cul-de-sac roads are approximately 765 feet and 875 feet in length and do not exceed maximum permitted length for cul-de-sacs. The west cul-de-sac is temporary and right-of-way to extend the street further west is provided. It is assumed that the northern cul-de-sac may be extended further north to create additional roadway connections in the future when the outlot is developed. The internal “T” intersection could also be reconfigured to a “cross” intersection that provides future connectivity to the parcel to the east. Trails and Sidewalks The Parks and Trails plan in the Comprehensive Plan identifies a proposed off-road trail that runs along the perimeter of the wetland through the site and an existing on-road trail along County Road 30. The concept plan shows the approximate location of the off-road trail through the site and is situated within Outlot A. The proposed off- road trail ultimately connects to a City owned parcel west of the site at 10030 Cain Road. Access to the trail and open space is provided by a 33-foot wide connection with the right-of-way between Blocks 2 and 3. A trail easement must be provided for staff review with a formal preliminary plat application. The City could discuss the location of the trail and possible access points throughout the site. Page 6 of 8 Stormwater The City Engineer’s memo provides detailed comments on stormwater for the proposed sketch plan. A stormwater management plan will be required with a preliminary plat to ensure compliance with City and Watershed standards for stormwater. OS&P Residential Design Objectives Residential OS&P developments should be designed to achieve as many of the following objectives provided in Section 940.050, Subd. 1(F) of the Subdivision Ordinance. The applicant has provided a new narrative to address how the concept plan achieves the following objectives. 1. Arrange lots around a central focal point such as: a. A central green, boulevard or square. b. A physical amenity such as a meadow, a strand of trees, a stream or water body, or some other natural feature. The applicant has altered the design of the development to reorient additional lots towards around the natural resource feature in Outlot A. 2. Locate lots such that at least 50% of the lots within a neighborhood abut open space, or other amenity, on at least one side. The applicant has located 12 of the16 lots to abut the natural resource feature. Several lots separated by the local street still maintain an elevated overview of the natural resources. 3. Preserve views from each building unit and from off-site vantage points to the maximum possible. The new sketch plan provides views of the wetland for most lots. The applicant has preserved views from off-site vantage points along County Road 30 by concentrating lots further north, away from the road. - Staff note that a stand of trees and wetlands will be preserved in Outlot B until such a time that municipal services are available to the site and Outlot B can be developed. 4. Locate neighborhood recreational open spaces such that they are an integral part of the neighborhood, are suitable for the projected demographic makeup of residents, are at an elevation appropriate to their intended recreational use, have boundaries that are clearly defined and are accessible to all neighborhood residents from a public street or trail. Connect individual home sites with pedestrian corridors or sidewalks to larger open spaces and places of destination Page 7 of 8 on-site and off-site. Open spaces should be accessible to pedestrians at roughly 1,200-foot intervals along public roadways. Pedestrian corridors between lots shall be at least 50 feet in width and buffered from view of adjacent properties. The applicant has created a break between Block 2 and 3 so the open space outlot and future trail can be accessed from the public right-of-way. A future trail connection can be provided through this corridor. 5. Locate lots to preserve woodlands, farmland or other natural features or character, including places of historic, archeological or cultural value. Preserve natural resources as identified in the Comprehensive Plan to the maximum extent possible in a contiguous, connected configuration. Natural open spaces may include, but are not limited to, fields, wetlands, slopes, bluffs, woods, lakes, ponds, streams, shore lands, and other environmentally sensitive areas. This may be achieved by providing pedestrian access through the corridor between Blocks 2 and 3. 6. Provide covenants to create an architectural theme to include items such as landscaping, porches, side or rear loaded or detached garages. A written narrative describing the architectural theme shall be provided with the preliminary plat. The applicant has indicated that architectural covenants may be proposed to create a rural theme in line with Corcoran’s culture and history. Garage doors may be located on the side or rear to enhance the rural theme. 7. Locate houses and garages such that the garages do not dominate the streetscape. The applicant has indicated that architectural covenants may be proposed to create a rural theme in line with Corcoran’s culture and history. Garage doors may be located on the side or rear to enhance the rural theme. 8. Locate septic systems on the most suitable soils for subsurface septic disposal and in such manner as to provide for cost effective and least disruptive future connection of the wastewater treatment system(s) to urban services. The applicant has indicated suitable primary and secondary sites have been identified to serve each lot. - Staff note the applicant should provide these details with the next submittal. Page 8 of 8 9. Landscape common areas and street rights-of-way with native vegetation with high wildlife conservation value. The applicant has indicated that agricultural areas will be maintained for crop production and native vegetation will be planted in other areas of the site to off- set the area affected by development. 4. Recommendation Staff recommends that the City Council review and discuss the sketch plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the City Council are considered advisory only and shall not constitute a binding decision on the request. Attachments 1. Site Location Map 2. Sketch Plan dated August 28, 2023 3. Applicant Narrative dated June 27, 2023 4. Applicant Narrative dated August 28, 2023 5. City Engineer’s Memo dated September 20, 2023 6. Official Zoning Map 7. Parks and Trails Plan 8. Natural Resource Inventory Areas Map 9. Proposed Trunk Sanitary Sewer System Map (NE District) Hennepin County Property Map Date: 7/18/2023 Comments: 1 inch = 800 feet PARCEL ID: 11119 23210 002 OWNER NAME: C M Jense n/C E Jen sen Trust PARCEL ADDRESS: 2 0400 C o Rd No 30,Corcoran MN 55374 PARCEL AREA: 7 9.4 9 acres, 3 ,46 2,499 sq ft A-T-B: Abstract SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2022, PAYABLE 2023 PRO PERTY TYPE: Farm H OMESTEAD: Ho me stead MARKET VALU E: $733,800 TAX TOTAL: $6,313.22 ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Farm HOMESTEAD: Homeste ad MARKET VALUE: $807 ,40 0 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2023 212 1 2 3 OUTLOT B PROPOSED ROAD PR O P O S E D COUNTY ROAD NO. 30 OUTLOT A RO A D 4 1 2 3 4 5 6 7 8 1 2 3 1 4 N Feet 0 100 200 Project No. Revised:Checked By: Requested By: Date:Drawn By:Scale: Engineers & Land Surveyors, Inc. 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.comdenotes 1/2 inch by 14 inch iron pipe set and marked by License #40062 denotes iron monument found SSOCIATES N Concept Plan Vicinity Map 8-28-23 Nathan Kariniemi T.J.B.1"=100'P.E.O. I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. _______________________________ Paul E. Otto License #40062 Date:_____________ 212 1 2 3 OUTLOT B PROPOSED ROAD PR O P O S E D COUNTY ROAD NO. 30 OUTLOT A RO A D 4 1 2 3 4 5 6 7 8 1 2 3 1 4 N Feet 0 100 200 Project No. Revised:Checked By: Requested By: Date:Drawn By:Scale: Engineers & Land Surveyors, Inc. 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.comdenotes 1/2 inch by 14 inch iron pipe set and marked by License #40062 denotes iron monument found SSOCIATES N Ghost Plat Vicinity Map 8-28-23 Nathan Kariniemi N.N.B.1"=100'P.E.O. I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. _______________________________ Paul E. Otto License #40062 Date:_____________ Revised l2l18/20 Please attach a brief description ofyour projcct/reason for your requcst. The applicant requests feedback on proposed os&p bonus development plat to utilize up to I development rights for up to 16 final lots. New access would be requested to be built coming off of CR 30. Open space is available to be reserved to meet the formula. ---------- Forwarded message --------- From: Nate Kariniemi <natekariniemi.1@gmail.com> Date: Mon, Aug 28, 2023 at 6:59 AM Subject: OS&P Narrative To: Paul Otto <paul@ottoassociates.com> The attached concept plan is updated based on Council and Staff feedback from the July 27th meeting. There was general consensus from that meeting that the site had potential to meet most of the OS&P objectives but that the concept should be re-designed to meet as many of the nine Development Design Guidelines as possible. To supplement the new concept the applicant has provided notes in regard to each Guideline: 1) Re-oriented the design North in order to arrange the lots around the natural resource feature. 2) Re-located most lots such that over 50% of the lots now directly abut the natural resource feature (12 of 16 total lots) with the other lots separated by a local street yet still maintaining an elevated overview of the natural resources. 3) Preserved more views from off-site vantage points (ie CR 30) by creating less density in the Southern area of the property, directly abutting lots to the natural resources and utilizing the higher elevation vantage points available. 4) Created breaks between lots so that open space can be accessed at regular intervals. A proposed trail is intended to be connected to an existing trail system when Parks identifies the optimal path in the future. This will be accomplished through an easement for future trail continuity since there is a gap to adjoin to nearby trail connections. 5) Located lots to preserve Open Space adjacent to an extensive wetland area allowing pedestrians to approach and view natural resources. 6&7) Covenants proposed to create an architectural theme and yet allow some rural characteristics and flexibility in line with Corcoran's unique culture and history. Garage doors to be located on side or rear to enhance OS&P theme. 8) Initial soils due diligence has been performed with suitable primary and secondary sites identified to serve each proposed lot. Note that 50% of space to be preserved with new houses accessed on paved road and served by curb and gutter. 9) The agricultural portions that can be maintained in crop production to be continued with native vegetation planted into the balance of land area affected by the site development. Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: Kariniemi Jensen Concept Plan Review Date: September 20, 2023 Exhibits: This Memorandum is based on a review of the Karieniemi --Jensen Concept Plan with the following documents; 1. Concept Plan for Nathan Kariniemi by Otto Associates revision dated 8-28-23 Comments: General: 1. Comments provided are high level comments based on the concept plan provided. Additional comments should be anticipated on future submittals that include more details of the development. 2. In addition to engineering related comments per these plans, the proposed plans are subject to additional planning, zoning, Public Safety, and all other applicable codes and standards of the City of Corcoran, NPDES, ECWMC, Hennepin County, etc. Plat: 1. The applicant shall show all drainage and utility easements and all platting requirements are met per the City Code. Drainage and utility easements shall be provided per City requirements. 2. Easements should be provided over all infrastructure used for the maintenance, conveyance, and treatment of stormwater. 3. Easements should be provided over any/all public infrastructure as applicable. 4. Any existing easements should be provided to the City for review. Vacation of existing easements currently in place requires a City process and should be identified in the project schedule. Transportation 1. All roadways shall be constructed to City standards. If rural road sections are used, all pipe crossings and ditch drainage shall meet minimum City of Corcoran Standards. 2. It is anticipated that turn lanes from County Road 30 into this site will be required. Hennepin County controls the access and would make that ultimate determination. The developer shall be responsible for securing any offsite easements necessary to complete this work. 3. Proposed roadway ROW is shown at 66-feet. Final right of way width shall be reviewed at time of formal application. 4. Consider modifying the tee intersection within the development to a cross with an eastern ROW extension to create better road connectivity in the future. The right of way abuts the lot to the east between lots one and eight which would provide a stub but would result in offset tee intersections. September 20, 2023 Kariniemi Jensen Kevin Mattson Page 2 of 2 Stormwater 1. A stormwater management plan will be required for this development in accordance with City of Corcoran and Elm Creek Watershed Management Commission Standards. 2. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 3. FEMA floodplains are present in the northwest portion of this site. This floodplain shall be taken into consideration when developing the stormwater management plan for the site and all grading and site work shall be done in accordance with all applicable regulations for these floodplains. 4. Wetland delineations for this site shall be completed to confirm if and where wetlands are present within the site and follow WCA protocols. 5. The wetland buffer zones and wetland buffer signage shall be clearly identified and labeled. If existing vegetation is proposed to be used as wetland buffer, these areas shall be reviewed with the City of Corcoran wetland specialist to determine if they are viable candidates. 6. Site plans shall identify stormwater access routes to the ponds and all features of the stormwater management system. 7. All drainage swales shall maintain a minimum of 2% slope and all slopes should be 4:1 or flatter unless approved by the city engineer. 8. If filtration is required by ECWMC for the site, the City strongly prefers a NURP pond with filter bench (offset to one side of the pond) be used with adequate maintenance access. The filter bench design is efficient from land use and requires less future maintenance as compared to other treatment options. 9. The site discharges to the west, to the north to a large wetland complex and south through a presumed culvert across County Road 30. All discharge conveyance shall be provided by applicant. 10. Due to the rural nature of Corcoran conveyance systems, offsite receiving waters will be reviewed for any necessary improvements to manage the impacts from additional drainage from development. Water and Sewer 1. The parcel is out of the MUSA, therefore utilities will be provided by private well and septic systems. 2. The plans shall identify future corridors for public sewer and water. This corridor may need to be adjacent to the roadway since the timing of street reconstruction (typically 30 years) and utility availability may not be the same. The Comprehensive Sewer Plan shows the trunk sewer alignment directly east of this parcel which suggests the public infrastructure system could be available prior to road reconstruction when MCES makes more capacity available. 3. Applicant shall be responsible for verifying septic sites for the proposed development. End of Comments !!!!! ! ! !!!! ! ! ! ! ! ! ! !!! ! !! ! ! ! ! ! ! ! ! ! ! !!!!! ! !! ! !! ! !!!!!!!!! ! ! ! ! ! ! !!!! ! !!!!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! ! !! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !! !! ! ! ! !! !! ! ! ! ! ! ! !! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! !!!!! ! ! ! ! !! !! !! !! ! ! !! ! ! ! !! ! !!!!!!!! ! !! ! ! ! ! ! !!!!!!!!!!! ! ! ! ! ! !! !! ! ! !!!!! ! ! ! !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! !! !! ! ! ! !!! !! ! ! ! ! !!!!!!!! ! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! ! !!! ! ! ! ! ! ! ! ! ! ! !!! ! ! !! ! ! ! ! !!!! ! ! !! ! ! ! ! ! ! ! !!!!! ! !!! ! !! ! ! ! ! ! ! ! ! ! !! ! ! ! !! ! ! ! ! !! ! ! ! ! ! ! !! !!! ! !!!! !! ! ! !! ! ! ! !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!! ! ! ! ! ! ! ! !!! ! ! !! !!! !! ! ! 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!! !! 2040 Metropolitan Urban Service Area City Limit Open Water Shoreland Overlay District Adopted June 2011 19 10 30 116 101 50 19 10 ± Updated September 2020 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers % Trailhead Morin Lake Scott Lake Jubert Lake Cook Lake 456710 456750 456719 456730 Co u n t y R o a d 1 1 6 Oakdale Dr B r i d l e Pa t h J e f f r e y L n Abilene Ln Tr a i l L n Hunters Rdg County Road 30 He a t h e r Ln Pio n e e r T r l Trail Haven Rd County Ro a d 1 0 Horseshoe Trl Ro b e r t L n H o r s e s h o e Bend D r Co u n t y R o a d 5 0 Larsen Rd Gleason P k w y Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 ES t Homestead Trl Ma p l e H i l l R d Ca i n R d Ro l l i n g H i l l s R d S u n d a n c e Rd Country Rd Mo h a w k D r El mSt Larkin Rd Fo x l i n e D r Strehler Rd Cain Pl 6 5 t h Pl N Dassel Ln Old Se t t le rs R d County R oad 1 1 7 Stie g R d Be c h t o l d R d Ka l k R d Schutte Rd Meister Rd F o x V a l l e y Dr M y s t i q u e Dr H a g e Dr 93rd Ave N Sc hut t e P l Br a n d y w i n e Rd Chisholm T r l Tessmer Rd HighBlu ffLn Winc hest erTrl JubertLn R u s h C re e k RushCreek County Ditc h N u m b e r S i x t e e n Co u n t y Ditch N u mber Three SouthFor k R u s h C r e e k NP NP NP NP NP NP NP ASA ASA ASA ASA OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Parks and Trails Map.mxd Date: 1/15/2019 Time: 1:22:31 PM User: ShuJC0243 Map 5-1Parks and Trails Plan Existing Parks and TrailsRegional TrailExisting On Road TrailCity ParkTrailheadPrivate Park/Open Space Proposed Parks and TrailsProposed On Road TrailProposed Off Road TrailProposed Off Road Trail outside 2040 Development AreaNeighborhood ParkCommunity ParkGreenway CorridorMunicipal Boundaries2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open WaterWetlands NP 79 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Se ttle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek SouthFor k R u sh C r eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Natural Resource Inventory Areas.mxd Date: 1/7/2019 Time: 1:10:39 PM User: ShuJC0243 ^_Natural Community !(Rare Species OccurenceHigh Quality Natural Community Natural Plant Communities WetlandsWet PrairieEmergentShrubFloodplain ForestOpen WaterFlood Plain (Reed Canary Dominant) UplandsSavanna/PastureMaple/BasswoodOak ForestDisturbed WoodlandOld FieldMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-7Natural Resource Inventory Areas Note: Due to limitations of map scale, distribution and proportion of NaturalCommunity types within each colored area are approximate.Source:Natural Plant Communities, Rare Species Occurence (Natural Resource Inventory andManagement Plan, Nov. 2001, Bonestroo Rosene Anderlik & Associates) 27 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H!H !H !H !H !H !H Ci t y o f M a p l e G r o v e City of Rogers DuffneyDr County Road 10 Hillside Dr Hunt ers R d g Co u n t y R o a d 1 1 6 Schutte Farm R d H i d d e n PondsDr C herry Ln Robert Ln C ount y Road 30 J a c k i e L n Ca i n R d Schutte L n Eb e r t R d Country Rd Pat ric k Pl Lily Pond Ln Darrell Ln Osw aldFarm Rd Oakdale Dr Dassel Ln Stie g R d Shannon L n S c hu t t e Rd Rush Meadow Ln My st ique Dr 93rd Ave N S u n n y Hill L n Br a n d y w i n e R d Rush Creek SouthForkRushCreek S o u t h ForkRush Creek NE-M NE-S NE-C NE-A NE-B NE-D NE-G NE-H NE-L NE-E NE-JNE-I NE-F NE-N NE-T NE-K NE-R NE-V NE-U NE-O NE-Q NE-W NE-P SE-AP SE-AQ SE-AF 15 ' ' 30 ' ' 8' ' 8'' 30 ' ' 30'' 15 ' ' 30 ' ' 3 0 ' ' 1 0 ' ' 8' ' 10 ' ' 10'' 12 ' ' 15 ' ' 30'' 30 ' ' 12''15'' 6' ' 30'' 30 ' ' 30 ' ' NE-1 NE-2 NE-3 NE-4 NE-5 NE-6 NE-7 NE-8 NE-9 NE-10 NE-11 NE-12 NE-13 (LS) NE-14 NE-15 NE-16 NE-17 NE-18 Elm Creek Interceptor NE-19 NE-20 NE-21 NE-22 NE-23 456710 456730 2040 COMPREHENSIVE PLAN 1,500 0 1,500750 Feet ± Path: L:\2294\100\2040CompPlan\NE Proposed Trunk Sanitary Sewer_LS.mxd Date: 1/8/2019 Time: 7:15:58 AM User: ShuJC0243 !Proposed Gravity !Proposed Gravity (Lateral)Proposed Forcemain !H Sewer Nodes (LS) = Lift StationSewer SubdistrictsMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 7-2Proposed Trunk SanitarySewer System - NE District 115 Page 1 of 16 STAFF REPORT Agenda Item ___ City Council Meeting: September 28, 2023 Prepared By: Nicholas Ouellette through Kendra Lindahl, AICP Topic: Rezoning, Site Plan, Variance and Conditional Use Permit for Corcoran Storage II at 23730 Highway 55 (PID 31-119- 23-33-0001) (City file no. 23-016) Action Required: Approval Review Deadline: November 7, 2023 1. Request The applicant, Craig Scherber of Scherber and Associates, LLC, is requesting approval of a rezoning, site plan, variance and conditional use permit to allow for the development of six new buildings for a proposed mini storage/self storage facility. The six buildings will be subdivided into smaller rental storage units. The applicant is requesting to rezone the property located at 23730 Highway 55 from Urban Reserve (UR) district to Light Industrial (I-1) district. A conditional use permit is required for the proposed “mini storage/self storage facilities” use which is permitted as a conditional use in the I-1 district. The applicant is also requesting a variance to allow development of the parcel within the Municipal Urban Service Area (MUSA) in advance of municipal sewer and water utilities being available to serve the area. 2. Planning Commission Review On August 3, 2023, the Planning Commission reviewed this item at a public hearing. Other than the applicant, there was no one present to speak on this item. The Planning Commission indicated support for the variance to allow development in advance of municipal services being able to serve the area. However, the Planning Commission did not support the remaining variances to reduce building setbacks from residential and allow off-site buffer yards. The Planning Commission voted 4-0 to recommend denial of the request. 3. City Council Review On August 24, 2023, the City Council reviewed this item. The applicant was present at the meeting and asked Council if there would be support for the project and if the two variances for building setback and buffer yards were removed. The Council was generally supportive of the applicants proposal to remove the two variances for building setbacks and buffer yards. At the same meeting, Council confirmed that buffer yard Page 2 of 16 plant materials are required in addition to the minimum landscape materials required. Council voted 5-0 to table the item to a future Council meeting to allow the applicant time to provide revised plans to the City. The applicant has provided revised plans to the City which eliminated the need for variances from building setbacks and buffer yard locations. This staff report reflects an analysis of the updated plans. 4. Context Zoning and Land Use The property is guided Light Industrial in the 2040 Comprehensive Plan and zoned UR district. The site is within the MUSA and is included in the Future Study Area for sanitary sewer as identified in the Comprehensive Plan. There is an existing single family residence and two detached accessory structures, all of which will be removed as part of the proposed development. Surrounding Properties The property that surrounds the site to the north and east is guided Light Industrial and zoned Urban Reserve. The site abuts the City of Greenfield to the west and the City of Medina to the south (across Highway 55). The property to the west, within Greenfield, is zoned Rural Residential and the property to the south, within Medina, is zoned Rural Residential-Urban Reserve. The existing use of the surrounding properties appears to be agricultural and single family residential. The site also abuts Highway 55 to the south. Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map does not identify any significant natural plant communities within the proposed site. There are trees along the west property line and patches of woods throughout the east half the property that extends beyond the north and east property lines. A wetland delineation report provided by the applicant indicates there is a small portion of wetland in the southeast corner of the site. 5. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. The City Engineer’s Page 3 of 16 and Public Safety Committee’s comments are incorporated into this staff report and the detailed comments are included in the attached engineering memo and Public Safety Committee memo. The draft approval conditions require compliance with the memos. A. Level of City Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan the City must deny the rezoning application. The City’s discretion in approving a site plan is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. The City must approve the site plan if it meets these standards. 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. 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. B. Consistency with Ordinance Standards Rezoning The site is currently zoned UR district and the applicant is requesting the site be rezoned to I-1 district. The rezoning request shall be evaluated by the following factors from Section 1070.010, Subd. 2 of the Zoning Ordinance: A. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. The proposed mini storage/self storage facility is consistent with the policies and provisions for the I-1 district in the Comprehensive Plan, which intends to provide areas for manufacturing, warehousing, automotive, trucking office and other related uses throughout the I-1 district, except that the I-1 standards in Section 1040.125 of the Zoning Ordinance states “New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area.” The applicant is requesting a variance to allow development in advance of municipal sewer and water being available. This is discussed in the variance section of the staff report. The City could find that development of this site in advance of municipal sewer and water is premature development and inconsistent with the Comprehensive Plan. Page 4 of 16 The Future Land Use Map from the Comprehensive Plan designates the property at 23730 Highway 55 as Light Industrial. If the City Council believes that the variance standards have been met to allow development in advance of municipal services, the City could find that the proposed action is consistent with plans for public facilities and capital improvements and require the developer to connect to those utilities once they are available. B. The proposed action meets the purpose and intent of this Ordinance or, in the case of a map amendment, it meets the purpose and intent of the individual district. The proposed mini storage/self storage use of the site meets the purpose and intent of the Light Industrial district which is to provide a full range of industrial, manufacturing, warehousing and similar uses. C. There is adequate infrastructure available to serve the proposed action. The applicant has indicated that the mini storage/self storage facility will not require sewer and water to operate. Fire protection will be provided exterior fire walls and fire department connections to the rear sides of Buildings C and D. The proposed use will not have any demand for municipal or private sewer and water; therefore, there is adequate infrastructure available to serve the proposed use. D. There is adequate buffer or transition provided between potentially incompatible districts. Adjacent properties to the south and west are within the jurisdiction of other cities. A buffer yard is provided in the west portion of the site and Highway 55 buffers the site from properties to the south. Buffer yards are provided along the north and east property lines and are situated entirely within the site. The proposed buffers comply with the ordinance standards for buffer yards. Site Plan The request is for approval of a site plan to allow a mini storage/self storage facility use in the I-1 district. The proposed development includes six buildings and a total of 56 individual rental storage units. The existing buildings and on-site utilities will be removed. Page 5 of 16 Lot Standards and Setbacks The proposed development complies with the lot standards for the I-1 district. The applicant is proposing building setback flexibility to allow a 71-foot setback from Highway 55. Section 1060.070, Subd. 2(K) allows landowners to reduce the minimum setback from 100 feet to 60 feet with additional landscaping. The landscaping and building setback flexibility are discussed further in the landscaping section of this report. Lot standards for the I-1 district are as follows: I-1 District Standards Proposed Mini Storage/Self Storage Facility Minimum lot area 1 acre 4.87 acres Minimum lot width 100 feet 711 feet* Minimum lot depth 200 feet 223 feet Setbacks Front, from major roadways 100 feet/60 feet (with landscaping) 71 feet Front, from all other streets 50 feet 50 feet** Side 20 feet 50 feet Rear 20 feet 50 feet Adjacent to residential 50 feet 50 feet Maximum Principal Building Height 45 feet 20 feet Maximum impervious surface coverage 70% 45.2% * Lot width measured from the east property line to the new street easement. ** Setback measured from proposed Building B to the new street easement. Design Guidelines and Architecture The proposed development is subject to the performance standards in Section 1060 of the Zoning Ordinance and the Southwest District Design Guidelines in Appendix A of the Zoning Ordinance. Architectural elevations for the proposed development show six buildings ranging in size from 3,750- to 9,900-square feet and height from 18.4- to 19.8-feet tall. The number of units ranges from 5 to 11 units per building for a total 56 rental units. The proposed site plan has been modified and some building sizes have changed; the applicant shall provide revised architectural plans that reflect the updated site plan. Page 6 of 16 Building materials include gray integral color concrete block walls with wainscot of a contrasting color in the same material, lap siding for the sides of gabled roofs and asphalt shingles. The material for the lap siding elements is shown as either fiber cement planks or engineered wood siding. The south elevations of the buildings that front Highway 55 include windows, gables and cantilevered elements with lap siding, which provide visual contrast and break up the long stretch of building facades. The north elevation of the northern buildings has windows to break up the long elevations but not a change in materials or building articulation. The building materials comply with ordinance standards for design and architecture. • The design guidelines in Appendix A of the Zoning Ordinance state “Buildings should be designed with quality materials on all sides; all facades shall be articulated with a variety of materials, glazing or other details to add visual interest, although the front façade may have a unique design or more significant glazing; long blank exterior surfaces shall be avoided.” The City Council should discuss whether these building elevations comply with these guidelines. Additionally, foundation planting shrubs are proposed along the south, east and west perimeters of buildings, which provide visual interest along the building walls. The design guidelines for commercial development in the Southwest District, while minimal, call for high quality business parks with well-landscaped setbacks and buffers. The orientation of buildings and individual unit entrances generally face away from adjacent residential properties. Landscape buffer yards are also provided and are discussed further in this report. Like the Garages Two project by the same developer planned east of this site, no trash enclosure is proposed. Tenants are responsible for disposal of trash off-site. Lighting Plans do not indicate the location for any proposed lighting; however, for safety we expect that some lighting will be provided. The applicant shall be required to update plans to show the location of proposed building and freestanding lighting. A light fixture cut sheet and photometric plan shall be provided to ensure compliance with the Zoning Ordinance standards for lighting. Parking The site plan shows a bituminous parking surface with concrete curb and gutter. No designated parking spaces are provided on the site. The applicant’s narrative indicates Page 7 of 16 there will be no public traffic, extended on-site employee presence or overnight parking allowed. Customers will be able to park in the drive aisle in front of their units on a temporary basis to load and unload materials from the unit, the plans show 50- to 65- feet of separation between buildings, which would be adequate for parking in front of a unit and allowing traffic to pass unobstructed. A turnaround is provided between proposed buildings E and F so larger vehicles may maneuver within the site. The applicant has submitted a sample lease agreement, which indicates that no parking of vehicles is permitted outside of the units and no overnight parking is permitted on site. To enforce the overnight parking rule, the property will be equipped with surveillance equipment and a controlled gate to restrict access to customers only. Streets and Access Access to the mini storage/self storage facility is provided through a 24-foot wide private driveway along the west property line that connects to Highway 55 to the south. The driveway narrows to approximately 21 feet in width where a gate is proposed to restrict access to the site. There is an existing driveway to the residential building that will be removed with the redevelopment. MnDOT approval must be obtained by the applicant for the new access from Highway 55. The Southwest District Design Guidelines indicate that future driveways and other direct access to new developments from Highway 55 shall not be permitted. As shown on the Southwest District map, a street extension is shown along the west side of the proposed development. The plans provide a street easement for the future street. An encroachment agreement is necessary for the access drive located within the street easement. The driveway will be removed once the street is constructed and the mini storage/self storage facility will then have access from the new public street. This has been allowed for other developments in the City. This has been included as a condition of approval. The future street is positioned along the boundary between the Cities of Corcoran and Greenfield. Development of the future street will be done in coordination with the City of Greenfield. The Public Safety Committee requires that a turning radius exhibit be provided to the City for review and approval to ensure adequate space is provided for emergency vehicles to maneuver within the site. Staff has included the requirement that a turning radius exhibit be provided as a condition of approval. Page 8 of 16 Grading The City Engineer’s memo provides detailed comments on the proposed development. There are three existing road signs that are not shown on the plans which will be impacted by grading and installation of site improvements. The signs are in the Highway 55 right-of- way where the proposed access drive is located. The plans must be revised to show the signs and proposed relocation areas (subject to MNDOT approval). There are 3:1 slopes around the perimeter of the buildings where required landscaping and buffer yards are necessary. The slope can make it difficult to install the required number of plant materials and ensure they adequately grow and provide a transitional buffer. Signage One 15 square foot sign is proposed on the west façade of Building A for owner and lease contact information. Signs in the industrial districts are restricted to 10% of the primary building face; it appears the proposed signage complies with this standard. Further details for the proposed sign shall be provided with a sign permit application. The sample lease agreement provided by the applicant indicates no tenant signage is allowed by the business. Rental units will have unit number identification signs by the entrance to each unit. Utilities The existing septic and well systems will be removed and abandoned according to MPCA and MDH requirements. Development of the site does not include any new well or septic utilities. The proposed mini storage/self storage facility will not have any extended employee or customer presence and does not necessitate the installation of on-site well and septic. The site is located within the MUSA and is required to connect to municipal services prior to any new development; however, municipal services are not available to the site at this time. The applicant has requested variance from the requirement to connect with municipal services is discussed further in this report. Staff has included a condition that connections to municipal services shall be required once they are available to connect with the site. Page 9 of 16 Stormwater Management The City Engineer’s memo provides detailed comments on stormwater management for the site. The proposed stormwater management basin is situated in the south half of the property. Stormwater is ultimately discharged off-site via an existing MnDOT culvert and the applicant is required to obtain MnDOT approval. Wetlands A wetland report has been completed showing a small wetland in the southeast corner of the site. Section 1050.010 establishes standards for the wetland overlay district. Wetland buffer monuments are required at each lot line where it crosses a wetland buffer and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet along the buffers edge. Plans show a 25-foot wetland buffer with adequate signage to delineate the wetland buffer edge. The developer shall be responsible for installation and maintenance of the wetland buffer in compliance with City standards. A detailed planting plan and maintenance plan must be provided for review and approval by the City. Landscaping and Buffer Yards The Southwest District Design Guidelines recommend landscaping be designed to work with the existing topography of the area, preserving the rolling hills and natural view corridors. In this case, the majority of the site will be graded and most of the existing vegetation will be removed. The grading plan shows that the finished floor elevations for the proposed buildings will be approximately 8- to 9-feet higher than the finished grades at the north and east property lines. For the development, Section 1060.070 of the Zoning Ordinance requires one overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater, and one understory shrub for each 300 square feet of gross building floor area or one shrub per 30 lineal feet of site perimeter, whichever is greater. The Zoning Ordinance standards require 48 overstory trees and 161 shrubs for the proposed development (i.e. the “development trees”). Plans show 48 overstory trees and 161 shrubs in compliance with the required number of development trees. Section 1060.070 of the Zoning Ordinance also requires buffer yards and buffer yard plantings be provided when a developing property is adjacent to or across a local street from property in a less intensive zoning district. Buffer yards are required to be located on the outer perimeter of a parcel, extending to the parcel boundary line. Buffer yards must also be located within permanent easements. The Zoning Ordinance requires the provision of buffer yards shall be responsibility of the more intensive use. The applicant is proposing buffer yards extending out to the perimeter of the parcel (excluding the right-of-way easement) where the site is adjacent to less intensive zoning districts. The buffer yards are situated entirely within the applicant’s parcel and no off- site buffer yards are proposed. No buffer yard is provided along the south property line Page 10 of 16 as the ordinance allows the Council to waive the buffer requirements on the south because the residential property in Medina is separated from this site by a major roadway (Highway 55). A 40-foot wide street easement is provided along the west property line. The future street and easement area could serve as a natural buffer yard to the west; however, the classification for the future road is not shown on the Comprehensive Plan and buffer yards are required when a property is developed, regardless of future street locations or classifications. The Council may find that the combination of space and landscaping is adequate to meet the intent of the buffer yard requirements in Section 1060. The draft resolution accepts this as an adequate buffer; however, if the Council believes additional buffering is required in this area they should amend condition #21 in Resolution 2023-80. Plans do show trees within the street easement that will require removal when the future street is constructed in the future. However, because there are no immediate plans to construct that street, staff is comfortable allowing those trees to be planted to provide a buffer for surrounding properties in the interim. This industrial site abuts residentially zoned property in the City of Corcoran to the north and east and residentially zoned property in the City of Greenfield to the west. Class D 50-foot-wide buffer yards are provided along the north, east and west sides of the development for a total lineal length of 1,271 feet. Six overstory trees, nine understory plantings and 18 shrubs or native prairie plantings must be provided for every 100 feet along the length of a Class D buffer yard. The applicant has also proposed a reduced building setback to Highway 55 from 100 feet to 71 feet. Section 1060.070 of the Zoning Ordinance allows building setback flexibility through additional landscaping. The building setback from Highway 55 may be reduced up to 40% if one overstory tree, one overstory coniferous tree, two ornamental trees and 10 shrubs are provided per 100 lineal feet of the property line where the reduced setback is proposed. Plans show a reduced setback is requested along 750 lineal feet of frontage and the required number of plant materials for the setback reduction has been provided. As such, the minimum number of required overstory trees, understory trees and shrubs for the development, reduced setback and buffer yards is shown in the table below. Some setback reduction trees are situated within the pond access drive. Plans will need to be revised to show the access on the landscape plans and relocate trees outside of the proposed pond access. Required Overstory Trees Required Understory Trees Required Shrubs Development Trees 48 N/A 161 Highway 55 Setback 16 15 75 Class D 40-foot Buffer Yard (North, East and West) 76 114 229 TOTAL 140 129 465 Page 11 of 16 At the August 23, 2023 meeting the City Council confirmed that the intent of the buffer yard standards is to have buffer yard plant materials in addition to the required development trees. This clarification will be included in the ordinance amendments tentatively scheduled for Council action at the October 26th meeting. The plans show that adequate numbers of trees and shrubs are provided to satisfy the required number of development trees and buffer yard plant materials. The applicant has noted that the high concentration of trees within the site may inhibit the health of landscaping over the long term. Conditional Use Permit The applicant is requesting a conditional use permit to allow “self storage facilities” for the site. Section 1040.090, Subd. 4 of the Zoning Ordinance allows the landowner to request a conditional use permit if they comply with the following standards: 1. Units are to be used for dead storage only. Units are not to be used for retailing, auto repair, human habitation, or any commercial activity, except as allowed by this Section. Units will be leased to companies and private individuals for storage of items ranging from company vehicles, supplies, automobiles, recreational vehicles, trucks and trailers. No commercial-type vehicles will be allowed within the units. No public traffic or extended employee presence will be allowed. The applicant has also indicated no outdoor storage or outside over-night parking of any kind will be allowed. The City has approved other self-storage projects and has determined that commercial businesses using the units for storage is allowed. 2. Combining office and/or retail space with a self-service storage facility may be allowed by Conditional Use Permit. Combining office and/or retail space with the proposed mini storage/self storage facility is not proposed. The mini storage/self storage facility will not allow for retail or leasing office operations because no bathroom facilities will be provided on site. Signage on proposed Building A will provide prospective customers with contact details for renting units. 3. Storage of hazardous or flammable materials is prohibited. Staff has included a condition that the storage of hazardous or flammable materials is prohibited. Page 12 of 16 4. No exterior storage is allowed. The applicant has indicated that no exterior storage or over-night parking is allowed on the site. To that effect, the applicant has indicated that they will contract with a towing service to remove vehicles in violation of these rules. 5. The facility shall be secured by either the walls of the structure and/or fencing. All the doors on the units shall face inward and away from the street and property lines. Each unit is secured by the walls of the structure. A gate secures the entrance drive and restricts access to the public. All doors on the units face inwards and away from the adjacent properties. 6. An on-site manager is only allowed where adequate sanitary facilities are provided, either through the use of a septic system or through connection to the public sanitary sewer system. Use of portable sanitary facilities does not fulfill this requirement. As indicated by the applicant, no extended employee presence is planned for the operation of the mini storage/self storage facility. As such, sanitary facilities are not necessary or provided. The proposed mini storage/self storage must also comply with the general conditional use standards in Section 1070.020 of the Zoning Ordinance, specifically: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed mini storage/self storage facility use is consistent with the commercial uses anticipated for areas guided Light Industrial in the Comprehensive Plan. The proposed use does not impact 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 not be detrimental to or endanger the public health, safety, morals or comfort. The establishment 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 of the community if the conditions of approval are met. Page 13 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. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The proposed use is a conditional use in the I-1 district and the applicant has provided the required buffer yards to screen the development from adjacent properties in less intensive zoning districts. 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. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Municipal sewer and water are not available to the site and private utilities will not be provided; however, the proposed use does not require sewer or water utilities in order to operate. Alternatively, if the variance to develop the site in advance of municipal services is not granted the City Council could find this condition is not met. 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. G. The conditional use and site conforms to the 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. Page 14 of 16 Variance The applicant has requested a variance from the requirement in Section 1040.125, Subd. 1 of the Zoning Ordinance that new development in the I-1 district will be allowed only when a full range of municipal services and facilities are available to serve the area. A. There are practical difficulties in complying with the zoning ordinance. New development within the MUSA shall only be allowed when a full range of municipal services and facilities are available to serve the area. The site is located in the 2035-2040 stage of the Comprehensive Plan 2040 Staging Plan map, but the area is subject to a Metropolitan Council study which is not expected to be completed until the next Comprehensive Plan update. Alternatively, the City Council could find that there is no practical difficulty because the applicant can wait for municipal services to be extended prior to development. In the interim, the applicant does have the ability to develop the property consistent with the UR district standards. B. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The property does not have access to municipal sewer and water services which restricts the ability to develop the site and this condition will not change if the proposed development is approved. This development does not require sewer or water services. The constraints to conform with a connection to municipal sewer and water services were not created by the current landowners. Alternatively, the City Council could find that all properties outside of the initial Sanitary Sewer Staging area are subject to the same restrictions and the conditions are not unique to this property. C. 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. Allowing redevelopment of the site to Light Industrial from Low Density Residential is consistent with the future land use projected for the site. The surrounding residential properties will remain essentially unchanged. This property is on the western border of the City and allowing development without municipal utilities will preclude development of adjacent properties. Page 15 of 16 Alternatively, the City Council could find that granting the variation will alter the essential character of the locality because light industrial redevelopment is not anticipated until municipal services are available to serve the area. D. 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 I-1 district, which is to provide for the establishment of warehousing and light industrial development. While this development is proposed without municipal services available to the site, such services are not required to facilitate the proposed use. The development would be required to connect to municipal services once they become available. Staff recommend this as a condition of approval. E. The variance is consistent with the Comprehensive Plan. The variance would allow for the development of a mini storage/self storage facility that is consistent with the industrial uses anticipated in the Comprehensive Plan. F. The City may impose conditions on the variance to address the impact of the variance. Staff has included a condition that when municipal sewer and water are available to the site the applicant will be required to connect the facility to those services. Summary Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and finds that the standards for the proposed rezoning, conditional use permit, variance and site plan could be met. Staff has prepared drafted resolutions for approval of all requests for Planning Commission consideration and has provided copies of those in the packet should the City Council find that the variance standards have been met. Any outstanding issues that must be addressed have been included as conditions in the attached draft resolutions. Page 16 of 16 6. Recommendation Move to adopt the following: a. Ordinance 2023-501 amending the Zoning Map b. Resolution 2023-79 approving findings of fact for rezoning c. Resolution 2023-80 approving the site plan and conditional use permit d. Resolution 2023-81 approving the variance Attachments 1. Ordinance 2023-501 Amending the Zoning Map 2. Resolution 2023-79 with Findings of Fact for Rezoning 3. Resolution 2023-80 Approving Site Plan and Conditional Use Permit 4. Resolution 2023-81 Approving the Variance 5. Draft Site Improvement Performance Agreement 6. Draft Encroachment Agreement 7. Site Location Map 8. Landscaping Ordinance Amendment dated April 27, 2023 9. City Engineer Memo dated September 20, 2023 10. Public Safety Memo dated July 24, 2023 11. Applicant Narrative dated July 19, 2023 12. Site Plan and Civil Plans dated September 8, 2023 13. Landscape Plan dated September 8, 2023 14. Architectural Plans dated July 20, 2023 15. Architectural Rendering dated September 8, 2023 16. Architectural Materials dated September 8, 2023 17. Sample Lease Agreement dated July 10, 2023 City of Corcoran September 28, 2023 County of Hennepin State of Minnesota ORDINANCE NO. 2023-501 Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 23730 HIGHWAY 55 (PID 31-119-23-33-0001) (CITY FILE NO. 23-016) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from Urban Reserve (UR) district to Light Industrial (I-1) district, described as follows: See Exhibit A Section 2. Effective Date. This Ordinance shall be in full force and effect upon its adoption. ADOPTED by the City Council on the 28th day of September, 2023. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota ORDINANCE NO. 2023-501 Page 2 of 2 Exhibit A THAT THAT PART OF SW 1/4 OF SECTION 31, TOWNSHIP 119, RANGE 23, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SAID SW 1/4, 379.48 FEET NORTH OF THE SOUTHWEST CORNER THEREOF, THENCE EAST AND PARALLEL WITH THE SOUTH LINE OF SAID SW 1/4, 751.4 FEET, THENCE SOUTH AND PARALLEL WITH THE WEST LINE OF SAID SW 1/4 TO THE NORTHERLY LINE OF STATE TRUNK HIGHWAY NO. 55, THENCE WESTERLY ALONG SAID NORTHERLY LINE TO ITS INTERSECTION WITH THE WEST LINE OF SAID SW 1/4, THENCE NORTH ALONG SAID WEST LINE TO THE POINT OF BEGINNING, EXCEPT ROAD. ABSTRACT PROPERTY City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-79 Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING FOR 23730 HIGHWAY 55 (PID 31-119-23-33-0001) (CITY FILE NO. 23-016) WHEREAS, Craig Scherber, (the “applicant”), has requested approval to rezone 4.87 acres legally described as follows: See Exhibit A WHEREAS, the Planning Commission has reviewed the site plan and conditional use permit request at a duly called Public Hearing and recommends denial based on the finding that the variance standards had not been met; WHEREAS, the applicant revised plans to eliminate the two buffer setback and variances; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request for reclassification of the property, based on the following findings and conditions: 1. The proposed development has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. The proposed development is consistent with the policies and provisions for the Light Industrial (I-1) district and the Future Land Use Map designates the site as Light Industrial. 2. The proposed mini storage/self storage use of the site meets the purpose and intent of the I-1 district which is to provide a full range of industrial, manufacturing, warehousing and similar uses. 3. There is adequate infrastructure available to serve the proposed action. The proposed mini storage/self storage use does not require sewer and water to operate and no sewer and water infrastructure is proposed as part of the development. 4. There is an adequate buffer or transition provided between potentially incompatible districts. Adjacent properties to the north and east are zoned Urban Reserve (UR) district and properties to the south and west are residential. Buffer yard space and vegetation is provided along the north, east and west perimeters of the site to provide adequate transition between the different intensity of uses. Highway 55 to the south of the site provides an adequate transition for residential property to the south. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-79 Page 2 of 3 Whereupon, said Resolution is hereby declared adopted on this 28th day of September, 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-79 Page 3 of 3 Exhibit A THAT THAT PART OF SW 1/4 OF SECTION 31, TOWNSHIP 119, RANGE 23, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SAID SW 1/4, 379.48 FEET NORTH OF THE SOUTHWEST CORNER THEREOF, THENCE EAST AND PARALLEL WITH THE SOUTH LINE OF SAID SW 1/4, 751.4 FEET, THENCE SOUTH AND PARALLEL WITH THE WEST LINE OF SAID SW 1/4 TO THE NORTHERLY LINE OF STATE TRUNK HIGHWAY NO. 55, THENCE WESTERLY ALONG SAID NORTHERLY LINE TO ITS INTERSECTION WITH THE WEST LINE OF SAID SW 1/4, THENCE NORTH ALONG SAID WEST LINE TO THE POINT OF BEGINNING, EXCEPT ROAD. ABSTRACT PROPERTY City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-80 Page 1 of 6 Motion By: Seconded By: APPROVING A SITE PLAN AND CONDITIONAL USE PERMIT FOR THE PROPERTY LOCATED AT 23730 HIGHWAY 55 (PID 31-119-23-33-0001) (CITY FILE NO. 23-016) WHEREAS, Craig Scherber, (the “applicant”), is requesting approval of a site plan and conditional use permit for the property located at 23730 Highway 55, legally described as follows: See Exhibit A WHEREAS, the Planning Commission has reviewed the site plan and conditional use permit request at a duly called Public Hearing and recommends denial based on the finding that the variance standards had not been met; WHEREAS, the applicant revised plans to eliminate the two buffer setback and variances; 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 and conditional use permit are approved to allow for the construction of six buildings for a mini storage/self storage facility as shown on the application and plans received by the City on June 20, 2023 and additional information received on July 10, 2023, July 13, 2023, July 19, 2023 and September 28, 2023, except as amended by this resolution. 2. Approval of the site plan and conditional use permit is contingent upon approval of the requested rezoning and variance. 3. A conditional use permit is approved, subject to the finding that the applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Zoning Ordinance have been met, specifically: a. The proposed mini storage/self storage use is consistent with the commercial uses anticipated for areas guided Light Industrial in the Comprehensive Plan. The proposed use does not impact public facilities and capital improvement plans. b. The establishment 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 of the community if the conditions of approval are met. 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 or impair property values within the neighborhood. The proposed use is a conditional use in the I-1 district and the applicant has City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-80 Page 2 of 6 provided adequate buffer yards and buffer landscaping to adjacent properties in less intensive zoning districts. 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. The site is located within the MUSA but municipal sewer and water are not available to the site, nor will private utilities be provided. The proposed use does not require sewer or water in order to operate. f. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations. g. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. 4. The conditional use permit must comply with the criteria as outlined in Section 1040.090, Subd. 4 of the Zoning Ordinance, specifically: a. Units will not be used for retailing, auto repair, human habitation or any commercial activity, except as allowed by Section 1040.090. b. The only proposed use for the site is a mini storage/self storage facility. No retail sales of goods or purchases will be allowed and no office space will be provided on site for staff or customers. c. No hazardous or flammable materials are allowed for storage on the property. d. No exterior storage or overnight parking (outside of units) is allowed. e. Each unit is secured by the walls of the structure and all unit doors face inwards and away from residential property lines as much as possible. f. No extended employee presence is planned for the mini storage/self storage facility. As such, no sanitary facilities are provided on the site. 5. The applicant must comply with all conditions in the City Engineer’s memo dated September 20, 2023. 6. The applicant must comply with the Public Safety Plan review comments dated July 24, 2023. 7. Revised architectural plans shall be provided to reflect the updated building sizes as shown on the September 8, 2023 site plan. 8. Prior to initiation of grading or any other site work, the applicant must provide a turning radius exhibit to ensure that emergency vehicles can safely move throughout the site and update the site plan as needed to ensure compliance. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-80 Page 3 of 6 9. The applicant is responsible for obtaining an access permit from MnDOT for the driveway connection and pond access. 10. The applicant is responsible for obtaining approval and financing any required improvements from MnDOT including for any work within or affecting the MnDOT right- of-way. 11. The plans must be revised to show all signs in the Highway 55 and City of Greenfield rights-of-way adjacent to the new access road. The applicant is responsible for obtaining approval from sign owners for removing and relocating road signs where the proposed access drive is situated. 12. The landscape plans shall be revised to show the pond access drive and relocate all landscaping outside the access drive. 13. The existing driveway and access to the residential building on 23730 Highway 55 shall be removed. 14. When the public street (as shown in the Southwest District Guidelines) along the west property line is constructed, the private access the private access shall be removed and access to the property shall be provided via a new curb cut on the public street subject to City engineering standards. 15. A light fixture cut sheet and photometric plan must be provided to the City to ensure compliance with Zoning Ordinance standards for lighting. 16. 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 buffer monument signs must be purchased from the City. b. Wetland buffer monument signs must be installed on treated 4”x4” wooden posts. c. The installation of wetland monument buffer signs according to the approved plan must be certified by a registered land surveyor. d. Wetland buffers must be planted and inspected by the City prior to issuance of building permits. e. 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 of the Zoning Ordinance. i. If existing wetland buffers are proposed to remain, the City’s wetland buffer specialist must inspect and confirm existing buffers are undisturbed and in an acceptable condition. 17. A detailed wetland buffer establishment plan and wetland buffer maintenance agreement must be provided for review and approval by the City. 18. Drainage and utility easements shall be provided over all wetlands, wetland buffers and ponds. 19. Sign permits will be required prior to the installation of any signs. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-80 Page 4 of 6 20. If trees marked for preservation are removed during construction the applicant shall be required to provide an equivalent caliper-inch replacement for the lost trees. 21. Once constructed, the future street and easement area may serve as a natural buffer yard to the west. The combination of space and landscaping is adequate to meet the intent of the buffer ordinance. 22. A lighting plan and lighting cut sheets shall be provided for review and approval by the City. 23. A building permit is required prior to beginning construction. FURTHER, that the following additional conditions must be met prior to issuance of building permits: 24. The developer shall enter into a site improvement performance agreement and submit a financial guarantee for the work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 25. Cost estimates for the proposed development shall be provided to the City for use in the Site Improvement Performance Agreement. 26. The applicant shall submit any and all necessary permits to the watershed and receive approval and provide proof of permits to the City. 27. Easement exhibits in recordable form shall be provided for the following: a. Drainage and Utility Easements over stormwater ponds and wetlands and wetland buffers. b. Street Easement. c. Buffer yards. d. Encroachment Agreement 28. The following documents must be approved by the City Attorney: a. Site Improvement Performance Agreement. b. Drainage and Utility Easements. c. Street Easement. d. Buffer Yard Conservation Easements. e. Stormwater Maintenance Agreement. f. Wetland Buffer Maintenance Plan g. Encroachment Agreement h. Rental/Lease Agreement. 29. The following documents must be recorded at Hennepin County and proof of recording provided to the City: a. Approving Resolutions. b. Site Improvement Performance Agreement. c. Drainage and Utility Easements. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-80 Page 5 of 6 d. Street Easement. e. Buffer Yard Conservation Easements. f. Stormwater Maintenance Agreement. g. Wetland Buffer Maintenance Plan h. Encroachment Agreement i. Rental/Lease Agreement. FURTHER, that the following conditions must be met prior to release of remaining escrow: 30. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. 31. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 32. 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 Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September, 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-80 Page 6 of 6 Exhibit A THAT THAT PART OF SW 1/4 OF SECTION 31, TOWNSHIP 119, RANGE 23, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SAID SW 1/4, 379.48 FEET NORTH OF THE SOUTHWEST CORNER THEREOF, THENCE EAST AND PARALLEL WITH THE SOUTH LINE OF SAID SW 1/4, 751.4 FEET, THENCE SOUTH AND PARALLEL WITH THE WEST LINE OF SAID SW 1/4 TO THE NORTHERLY LINE OF STATE TRUNK HIGHWAY NO. 55, THENCE WESTERLY ALONG SAID NORTHERLY LINE TO ITS INTERSECTION WITH THE WEST LINE OF SAID SW 1/4, THENCE NORTH ALONG SAID WEST LINE TO THE POINT OF BEGINNING, EXCEPT ROAD. ABSTRACT PROPERTY City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-81 Page 1 of 3 Motion By: Seconded By: APPROVING A VARIANCE FOR THE PROPERTY LOCATED AT 23730 HIGHWAY 55 (PID 31-119-23-33-0001) (CITY FILE NO. 23-016) WHEREAS, Craig Scherber, (the “applicant”), is requesting approval of variances for the property located at 23730 Highway 55, legally described as follows: See Exhibit A WHEREAS, the Planning Commission has reviewed the site plan and conditional use permit request at a duly called Public Hearing and recommends denial based on the finding that the variance standards had not been met; WHEREAS, the applicant revised plans to eliminate the two buffer setback and variances; 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. The requested variance from the Municipal Services Requirement is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. New development within the MUSA shall only be allowed when a full range of municipal services and facilities are available to serve the area. The site is located in the 2035-2040 stage of the Comprehensive Plan 2040 Staging Plan map, but the area is subject to a Metropolitan Council study which is not expected to be completed until the next Comprehensive Plan update. The property does not have access to municipal sewer and water services which restricts the ability to develop the site and this condition will not change if the proposed development is approved. This development does not require sewer or water services. The constraints to conform with a connection to municipal sewer and water services were not created by the current landowners. b. That the conditions upon which a petition for a variation is based are unique to the parcels of land for which the variance is sought and were not created by the landowners. The property does not have access to municipal water and sewer services which restricts the ability to develop the site and this condition will not change with an approved development. c. 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. Allowing redevelopment of the site to Light Industrial from Low Density Residential is consistent with the future land use projected for the site. The surrounding residential properties will remain essentially unchanged. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-81 Page 2 of 3 d. 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 I-1 district, which is to provide for the establishment of warehousing and light industrial development. e. The variance is consistent with the Comprehensive Plan. The variance would allow for the development of a mini storage/self storage facility that is consistent with the industrial uses anticipated in the Comprehensive Plan. f. The applicant shall be required to connect the site to municipal sewer and water when those services are available to the site and pay all applicable charges and fees as required by Chapter 51 of the City Code. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September, 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-81 Page 3 of 3 Exhibit A THAT THAT PART OF SW 1/4 OF SECTION 31, TOWNSHIP 119, RANGE 23, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SAID SW 1/4, 379.48 FEET NORTH OF THE SOUTHWEST CORNER THEREOF, THENCE EAST AND PARALLEL WITH THE SOUTH LINE OF SAID SW 1/4, 751.4 FEET, THENCE SOUTH AND PARALLEL WITH THE WEST LINE OF SAID SW 1/4 TO THE NORTHERLY LINE OF STATE TRUNK HIGHWAY NO. 55, THENCE WESTERLY ALONG SAID NORTHERLY LINE TO ITS INTERSECTION WITH THE WEST LINE OF SAID SW 1/4, THENCE NORTH ALONG SAID WEST LINE TO THE POINT OF BEGINNING, EXCEPT ROAD. ABSTRACT PROPERTY (reserved for recording information) SITE IMPROVEMENT PERFORMANCE AGREEMENT CORCORAN STORAGE II (FILE NO. 23-016) This SITE IMPROVEMENT PERFORMANCE AGREEMENT (this “Agreement”) dated _________________, 2023, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and SCHERBER AND ASSOCIATES, LLC, a LIMITED LIABILITY COMPANY (the “Developer”), for Corcoran Storage II, and shall be effective upon full execution by the City and the Developer. The City and the Developer are sometimes collectively referred to herein as the “parties” or each a “party”. 1. REQUEST FOR APPROVAL. The Developer has asked the City to approve a site development plan (referred to in this Agreement as the “site plan”). The site plan is for property situated in the County of Hennepin, State of Minnesota, addressed at: 19925 75th Avenue, and legally described in Exhibit A, attached hereto, (the “Subject Property”). 2. CONDITIONS OF APPROVAL. The City approved the site plan (under City Council Resolution 2023-80) on the condition that the Developer enter into this Agreement, furnish the security and escrow required by it, and comply with applicable ordinances, statutes, and regulations. 3. PLANS. The Subject Property shall be developed in accordance with the following plans. The plans shall not be attached to this Agreement, but are on file in the office of the City Administrator at Corcoran City Hall. If the plans vary from the written terms of this Agreement, the written terms herein shall control. Plan A: Site Plan received September 8, 2023 Plan B: Grading, Drainage and Erosion Control Plan received September 8, 2023 Plan C: Utility Plan received September 8, 2023 Plan D: Landscape Plan received September 8, 2023 Plan E: Wetland Buffer Establishment Plan received XXX Plan F: Lighting Plan received XXX Plan G: Project and Standard Details Plan received September 8, 2023 4. IMPROVEMENTS. The Developer shall install and fully pay for the following required site improvements: • Restoration of associated disturbance of public streets • Surface water facilities and any associated public street restoration • Grading and Erosion Control • Underground Utilities • Street Signs and Traffic Control Signs • Landscaping Required by Section 1060 of the Zoning Ordinance • Wetland Buffer Establishment • Wetland Mitigation and Buffers • Monuments Required by Minnesota Statutes • Miscellaneous Facilities Any public improvements shall be installed in accordance with the approved plans and specs, City Design Standards and Standard Details. For these improvements, the Developer shall submit plans and specifications that have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or the City Engineer’s designated representative. 5. SECURITY REQUIREMENTS. To guarantee compliance with the terms of this Agreement and construction of all required site improvements, the Developer shall furnish the City with a financial guarantee (“security”) in the form of: 1) a letter of credit from a bank (pursuant to the form attached hereto as Exhibit B); or 2) a cash deposit; or 3) a combination thereof. The form of the security shall be determined by the City at its sole discretion, and shall be in the amount of $________________ (100% of the total cost of improvements, per Section 1070.050, Subd. 9 of the Zoning Ordinance). Any bank or financial institution providing a letter of credit or other surety shall be subject to the approval of the City Administrator or his/her designated representative. 6. CONSTRUCTION OF IMPROVEMENTS. All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineering Design Standards. No deviations from the approved plans will be permitted unless approved in writing by the Zoning Administrator or City Engineer or their designated representative. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by this Agreement. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this Agreement, for which reimbursement is expected from the City, unless such work is first ordered in writing by the City Engineer or their designated representative, as provided in the specifications. 7. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. All erosion control shall comply with Section 950 (Erosion Control) of the Corcoran City Code and the Corcoran Engineering Design Standards. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full compliance with the approved erosion control plan. Further, the City shall have the authority to stop work on the Subject Property and/or withhold additional building permits or certificates of occupancy in the event that the Developer fails to comply with the approved erosion control plan. 8. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the streets affected by the project are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on the same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to ensure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and around the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 9. TIME OF PERFORMANCE. The Developer shall install all required site improvements by October 31, 2024. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 10. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the Subject Property to perform all work and inspections deemed appropriate by the City in conjunction with site development. 11. RESPONSIBILITY FOR COSTS. A. The Developer shall pay all costs incurred by it or the City in conjunction with the development of the site, including but not limited to legal (including, without limitation, attorneys’ fees), planning, permitting, engineering and inspection expenses incurred in connection with approval of the site plan, the preparation of this Agreement, review of construction plans and documents. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from site approval, development or noncompliance with this Agreement. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys’ fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Agreement, including engineering and attorneys’ fees. D. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Agreement within 30 days after receipt. Bills not paid within 30 days shall accrue interest at the rate of 8% per year. Further, the City shall have the right to access Developer’s posted security to obtain reimbursement for unpaid invoiced amounts. Should Developer’s security be insufficient to cover any amounts owed to the City and unpaid after invoicing, the City may assess such amounts against the Subject Property. Developer, on behalf of itself and it successors and assigns, hereby waives any assessment notice requirements and any right to appeal such assessment pursuant to Minnesota Statute 429. 12. MISCELLANEOUS. A. Third parties shall have no recourse against the City under this Agreement. B. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Agreement is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Agreement. C. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Agreement. To be binding, amendments or waivers shall be in writing, signed by the parties, and approved by the Zoning Administrator or City Engineer or their designated representative. The City’s failure to promptly take legal action to enforce this Agreement shall not be a waiver or release. D. This Agreement shall run with the land and may be recorded against the title to the Subject Property. The Developer covenants with the City, its successors and assigns, that the Developer has unencumbered fee title to the Subject Property and/or has obtained consents to this Agreement, in the form attached hereto, from all parties who have an interest in the Subject Property; that there are no unrecorded interests in the Subject Property; and that the Developer will indemnify and hold the City harmless for any failure to fulfill the foregoing covenants. E. Certain retaining walls will require a building permit. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the building official evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. F. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to the City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. G. Failure to fulfill the terms of this Agreement by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits and certificates of occupancy, and the halting of all work on the Subject Property. H. The Developer represents to the City that the development complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision regulations, zoning ordinances, and environmental regulations. If the City determines that the development does not comply, the City may, at its option, refuse to allow construction or development work in the development until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. I. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligations hereunder shall continue in full force and effect even if the Developer sells the project. Notwithstanding anything herein to the contrary, in conjunction with a sale of the entire land, the Developer may, without the consent of the City, assign this Contract to a limited liability company or other entity in which the Developer or an affiliate thereof has a controlling membership or other controlling ownership interest, provided that such assignee assumes in writing the obligations of Developer under this Contract and all posted security correspondingly secures the performance of the assignee. 13. DEVELOPER’S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than 48 hours in advance. This Agreement is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the Subject Property. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part to the Subject Property and the Developer, on behalf of itself and its successors and assigns, hereby waives any right to appeal said assessment. 14. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: ______________________________. Notices to the City shall be in writing and shall be either hand delivered to Corcoran City Hall, or mailed to the City by certified mail to the attention of the Corcoran City Administrator at the following address: Corcoran City Hall Attn: City Administrator 8200 County Road 116 Corcoran, MN 55340 15. ESTIMATED COSTS . ITEM Total Sanitary Sewer System $0 Watermain System $0 Stormwater System $0 Street Construction $0 Street Lighting $0 Grading/Erosion Control $0 Landscaping/Tree Preservation $0 Wetland Buffer Establishment $0 Installing Wetland Buffer Monuments* $0 Setting Iron Monuments $0 SUB-TOTAL: Design, Admin, Insp, As-Builts (8%) Total: This breakdown is for historical reference; it is not a restriction on the use of the security. If the City approves use of a letter of credit for posting of any portion of the security, the bank or financial institution which provides the same shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Agreement or upon receipt of notice that the security will be cancelled or otherwise lapse prior to the end of the required term and no City-approved replacement security has been provided. If the required improvements are not completed at least 30 days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City Engineer or designee that work has been completed and financial obligations to the City have been satisfied, with City Engineer or designee approval the security may be reduced from time to time by 75% of the financial obligations that have been satisfied. Twenty-five percent (25%) of the public improvement, wetland buffer establishment and landscaping amounts certified by the Developer's engineer shall be retained as security until: (1) all improvements have been completed; (2) iron monuments for lot corners and wetland buffer monuments have been installed; and (3) all financial obligations to the City, both actual and anticipated, have been satisfied. 16. SUMMARY OF FINANCIAL SURETY. Security for Improvements (Paragraph 5): $________ Engineering Escrow (Cash) $5,000.00 17. INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until after the City’s written acknowledgment of the Developer’s successful completion of the project in compliance with all plans referenced in Section 3 above: A. Commercial general liability insurance (including operations, contingent liability, operations of subcontractors, competed operations and contractual liability insurance) together with an Owner’s Contractor’s Policy with limits against bodily injury, including death, and property damage (to include, but not be limited to damages caused by erosion or flooding) which may arise out of Developer’s work or the work of any of its subcontractors. B. Limits for bodily injury or death shall not be less than $750,000.00 for one person and $1,500,000.00 for each occurrence; limits for property damage shall not be less than $2,000,000.00 for each occurrence. C. Worker’s compensation insurance, with statutory coverage, if applicable. D. Developer shall file a Certificate of Insurance with the City Administrator prior to commencing site grading. The City and the City Engineer shall be named as Additional Insureds on a primary and non-contributory basis on the Certificate. The Certificate shall be modified to bear the following language: “Should any of the above policies be canceled, materially changed, or not renewed before the expiration date thereof, the issuing company shall give thirty (30) days written notice of the same to the Certificate Holder. In the event of cancellation due to non-payment, ten (10) day’s written notice shall be given to the Certificate Holder.” Developer shall be responsible for providing the above language to its insurer. The City does not warranty that these amounts will be sufficient to cover all Developer liability related to the work on the Subject Property and Developer shall be responsible for conducting its own analysis of the appropriate levels of coverage. CITY OF CORCORAN BY: Tom McKee, Mayor (SEAL) AND Jessica Beise, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of___________________, 20___, by Tom McKee and Jessica Beise, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. NOTARY PUBLIC DEVELOPER: By: Its STATE OF MINNESOTA ) ( ss. COUNTY OF _______________ ) The foregoing instrument was acknowledged before me this ________ day of _________________, 20___, by __________________ the _________________ of _______________________, on behalf of the ______________________. NOTARY PUBLIC EXHIBIT A (the “Subject Property”) THAT THAT PART OF SW 1/4 OF SECTION 31, TOWNSHIP 119, RANGE 23, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SAID SW 1/4, 379.48 FEET NORTH OF THE SOUTHWEST CORNER THEREOF, THENCE EAST AND PARALLEL WITH THE SOUTH LINE OF SAID SW 1/4, 751.4 FEET, THENCE SOUTH AND PARALLEL WITH THE WEST LINE OF SAID SW 1/4 TO THE NORTHERLY LINE OF STATE TRUNK HIGHWAY NO. 55, THENCE WESTERLY ALONG SAID NORTHERLY LINE TO ITS INTERSECTION WITH THE WEST LINE OF SAID SW 1/4, THENCE NORTH ALONG SAID WEST LINE TO THE POINT OF BEGINNING, EXCEPT ROAD. ABSTRACT PROPERTY EXHIBIT B IRREVOCABLE LETTER OF CREDIT TEMPLATE Letter of Credit No.: Date: TO: City of Corcoran 8200 County Road 116 Corcoran, MN 55430 RE: (*Insert project name/address) Dear Sir or Madam: We hereby issue, for the account of _____________________________, and in your favor, our irrevocable letter of credit in the amount of $_________________, for the purpose of _____________________ available to you by your draft drawn on sight on the undersigned financial institution. To draw on the Letter of Credit, the draft letter must: a. Bear the clause, “drawn under the Letter of Credit No. _____________, dated ___________, 2_____, of (Name of Bank); b. Be signed by the Mayor or City Administrator of the City of Corcoran. c. Be presented for payment at ___________________, on or before the expiration date of the letter of credit. d. List the reason for the draw and the cost to be drawn against the letter of credit. THE FOLLOWING STATEMENT MUST BE INCLUDED ON ALL LETTERS OF CREDIT SUBMITTED TO THE CITY OF CORCORAN: This Letter of Credit shall automatically renew for successive one year terms unless, at least forty-five (45) days prior to the next annual renewal date the financial institution delivers written notice to the City of Corcoran City Administrator that it intends to modify the terms of, or cancel, this letter of credit. Written notice is effective if sent by certified mail, postage prepaid, and deposited in the U.S. Mail, at least forty-five (45) days prior to the next annual renewal date addressed as follows: City of Corcoran, Attn: City Administrator, Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340, and is actually received by the City Administrator at least thirty (30) days prior to the renewal date. This Letter of Credit sets forth in full our understanding which shall not in any way be modified, amended, amplified, or limited by reference to any document, instrument, or agreement, whether or not referred to herein. This Letter of Credit is not assignable. This is not a Notation of Letter of Credit. More than one draw may be made under this Letter of Credit. We hereby agree that a draft drawn under and in compliance with this letter of credit shall be duly honored upon presentation if presented for payment together with the documents required herein to _______________, phone ___________, if presented before 4:00 p.m. on or before the expiration date. Presentations may be made in person or by certified mail, return receipt requested or by federal express or any other nationally recognized courier company. This Letter of Credit shall be governed by the most recent revision of the Uniform Customs and Practice for Documentary Credits, International Chamber of Commerce Publication No. 590 ("ISP98").” We hereby agree that a draft drawn under and in compliance with this Letter of Credit shall be duly honored upon presentation. BY: _______________________________ Signature _______________________________ Its _______________________________ Printed Name of Signator Copy: City of Corcoran City Planner City of Corcoran City Engineer City of Corcoran City Administrator FEE OWNER CONSENT TO SITE IMPROVEMENT PERFORMANCE AGREEMENT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Agreement, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 20___. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF __________ ) The foregoing instrument was acknowledged before me this _____ day of _____________, 20___, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 MORTGAGEE CONSENT TO SITE IMPROVEMENT PERFORMANCE AGREEMENT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Agreement, agrees that the Agreement shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 20_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF __________ ) The foregoing instrument was acknowledged before me this _____ day of ________________, 20_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 CONTRACT PURCHASER CONSENT TO SITE IMPROVEMENT PERFORMANCE AGREEMENT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the Subject Property, the development of which is governed by the foregoing Agreement, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 20_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF __________ ) The foregoing instrument was acknowledged before me this _____ day of ________________, 20____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 ENCROACHMENT AGREEMENT THIS ENCROACHMENT AGREEMENT (“Agreement”) is made effective as of September _____, 2023, by and between Scherber and Associates, LLC, (“Landowner”) and the City of Corcoran, a Minnesota municipal corporation (“City”). RECITALS: A. Landowner is the owner of certain real properties located in Hennepin County, Minnesota, legally described on Exhibit A, attached hereto and incorporated herein (the “Properties”). B. An access driveway has been constructed on portions of the Properties, as depicted on Exhibit B attached hereto and incorporated herein (the “Encroachment”), which encroaches into the recorded street easement on the Properties in the area further described and labeled on Exhibit B as the “Encroachment Areas.” C. Required landscape materials have been installed on portions of the Properties, as depicted on Exhibit C attached hereto and incorporated herein (the “Encroachment”), which encroaches into the recorded street easement on the Properties in the area further described and labeled on Exhibit C as the “Encroachment Areas.” D. Required landscape materials have been installed on portions of the Properties, as depicted on Exhibit D attached hereto and incorporated herein (the “Encroachment”), which encroaches into the recorded drainage and utility easements on the Properties in the area further described and labeled on Exhibit D as the “Encroachment Areas.” E. The parties desire to enter into this Agreement to clarify the parties’ rights and obligations with respect to the Encroachments. NOW THEREFORE, in consideration of the foregoing, and for good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows: 1. Recitals. The above recitals are true and correct and incorporated herein by reference. 2. Encroachment. The parties agree that the Encroachment is permitted to remain as constructed within the Encroachment Area during the term of this Agreement and subject to the requirements and obligations of this Agreement. Landowner may not remove the Encroachment unless Landowner has received City’s prior written approval. 3. Ownership; Maintenance. Landowner, as sole owner of the Encroachment, shall maintain, repair and replace the Encroachment at Landowner’s sole cost and expense. Landowner, its contractors, agents, representatives, heirs and assigns shall have the right at all reasonable times to enter upon the Encroachment Area to maintain, repair and replace the Encroachment, however, such right shall be subject to and inferior to City’s easement rights on the Properties. 4. Indemnification. Landowner shall defend, indemnify and hold harmless City from and against any and all claims, losses, costs, damages, liens and liabilities, including reasonable attorneys’ fees (collectively “Claims”) arising from or related to Landlord’s use or occupancy of the Encroachment. This provision shall survive termination of this Agreement. 5. Insurance. Landowner shall disclose this Agreement and Landowner’s obligations relating to the retaining walls to Landowner’s homeowner’s insurance provider and any additional or subsequent insurance provider who provides insurance on the Properties. 6. Termination. In the event that the City, in City’s discretion, determines that the Encroachment interferes with the City’s use of drainage and utility easements, the City may terminate this Agreement with the owners of all of the Properties or may limit the termination to apply only to individual parcels which make up the Properties, upon 60 days’ notice to Landowner, or the successor owner of the affected parcel(s) within the Properties, as applicable. In the event that the City terminates this Agreement with the owners of less than all of the parcels which make up the Properties, then the terms of this Agreement shall remain in full force and effect as to those parcels on which no termination is initiated. This Agreement may also be terminated upon the mutual agreement of both parties. In either case, notice of termination shall be recorded in the Hennepin County land records within 30 days of the effective date of such termination. 7. Runs with the Land. This Agreement shall run with the title to Landowner’s Properties and shall be binding upon Landowner’s successors and assigns, including without limitation all subsequent owners of the Properties and all persons claiming under them. 8. Landowner Covenants. The Landowner, for itself, its successors and assigns, does hereby covenant with the City, its successors and assigns, that Landowner is well seized in fee of the Properties and that it has the sole right to grant and convey this Agreement, and that it will indemnify and hold the City harmless for any breach of the foregoing covenants. This indemnification obligation shall also bind Landowner’s successors and assigns. 9. City’s Easement Rights Superior. Landowner agrees that City’s easement rights on the Properties shall be superior to those rights conveyed within this Agreement. At any time during this Agreement, and upon giving 30 days’ notice, City may remove all or a portion of the retaining wall to facilitate use of the City’s drainage and utility easement. This 30 day notice requirement shall not apply in emergency situations, as reasonably determined by the City. In the event the City removes all or a portion of a retaining wall(s), the City shall use all reasonable efforts to minimize damage to the affected retaining wall(s). Upon completion of the work, Landowner shall repair or restore the retaining wall and City shall have no obligation to repair or restore the retaining wall. 10. Restoration. Upon termination of this Agreement and/or the end of Landowner’s use of the Encroachment for the purposes stated within this Agreement, Landowner shall restore the Encroachment to the condition of the land prior to construction of the retaining wall, including but not limited to, removal of supplies, equipment and debris and re-seeding of the land within the Encroachment where it has been disturbed. Should Landowner fail to restore the Encroachment as required by this Agreement within 30 days of receiving notice to do so, City may restore the Encroachment and charge the costs of restoration to Landowner. If Landowner fails to pay such costs within 30 days of invoice, the parties agree that the costs shall be assessed against the affected Properties and Landowner hereby waives any appeal of assessment of such costs. 11. Attorneys’ Fees and Costs. Should either party commence and action against the other to enforce any obligation contained within this Agreement, the prevailing party shall be entitled to recover its reasonable attorneys’ fees and costs from the non-prevailing party, whether or not such action is pursued to judgment. 12. Miscellaneous. This Agreement shall be governed by the laws of the State of Minnesota and may only be amended in writing. This Agreement may be executed in several counterparts, each of which when executed is considered an original, but all of which together shall constitute one instrument. Should either party commence an action against the other to enforce any obligation under this Agreement, the prevailing party shall be entitled to recover its costs and attorneys’ fees from the other. [Signature page follows] IN WITNESS WHEREOF, the parties have executed this Encroachment Agreement as of the date set forth above. LANDOWNER: SCHERBER AND ASSOCIATES, LLC By: ______________________________ Craig Scherber, Chief Executive Officer STATE OF MINNESOTA COUNTY OF HENNEPIN } ss. The foregoing instrument was acknowledged before me this ___ day of __________, 202__, by Craig Scherber, the Chief Executive Officer of Scherber and Associates, a Minnesota limited liability corporation, on behalf of the corporation. Notary Public CITY: CITY OF CORCORAN By: ___________________________ Name: Title: City Administrator STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) This instrument was acknowledged before me on this _____ day of __________________, 202__, by , as City Administrator for the City of Corcoran, a Minnesota municipal corporation, on behalf of the municipal corporation. Notary Public DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 EXHIBIT A LEGAL DESCRIPTION OF THE PROPERTIES THAT THAT PART OF SW 1/4 OF SECTION 31, TOWNSHIP 119, RANGE 23, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE WEST LINE OF SAID SW 1/4, 379.48 FEET NORTH OF THE SOUTHWEST CORNER THEREOF, THENCE EAST AND PARALLEL WITH THE SOUTH LINE OF SAID SW 1/4, 751.4 FEET, THENCE SOUTH AND PARALLEL WITH THE WEST LINE OF SAID SW 1/4 TO THE NORTHERLY LINE OF STATE TRUNK HIGHWAY NO. 55, THENCE WESTERLY ALONG SAID NORTHERLY LINE TO ITS INTERSECTION WITH THE WEST LINE OF SAID SW 1/4, THENCE NORTH ALONG SAID WEST LINE TO THE POINT OF BEGINNING, EXCEPT ROAD. ABSTRACT PROPERTY EXHIBIT B DESCRIPTION AND DEPICTION OF ENCROACHMENT AREA Insert encroachment exhibit EXHIBIT C DESCRIPTION AND DEPICTION OF ENCROACHMENT AREA Insert encroachment exhibit EXHIBIT D DESCRIPTION AND DEPICTION OF ENCROACHMENT AREA Insert encroachment exhibit Hennepin County Property Map Date: 7/26/2023 Comments: 1 inch = 200 feet PARCEL ID: 3111923330001 OWNER NAME: Craig E Scherber PARCEL ADDRESS: 23730 State Hwy No 55,Corcoran MN 55357 PARCEL AREA: 4.87 acres, 211,960 sq ft A-T-B: Abstract SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2022, PAYABLE 2023 PROPERTY TYPE: Residential HOMESTEAD: Non-Homestead MARKET VALUE: $300,000 TAX TOTAL: $3,870.36 ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Residential HOMESTEAD: Non-Homestead MARKET VALUE: $271,900 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 2023 Section 1060 (Performance Standards) Page 1 April 27, 2023 1060.070 – LANDSCAPING Subd. 1. Purpose. The purpose of this Ordinance is to provide for a diversity of landscaping plant materials and design elements within the City through the establishment of minimum standards for landscape plans and maintenance requirements for required landscaping. Subd. 2. Required Landscaping and Maintenance. Prior to approval of a building permit, all semi-public, non-residence uses, and residential developments of four units or more, shall be subject to a mandatory landscape plan and specification requirements. Residential developments of less than 4 units shall not require a landscape plan but shall be required to install a minimum number of trees as outlined in this Section, item G. A. The landscape plan shall be developed with an emphasis upon the boundary or perimeter of the proposed site at points adjoining other property and the immediate perimeter of the structure. B. Required Ground Cover. The lot area remaining after providing for off-street parking, off-street loading, sidewalks, driveways, building site and/or other requirements shall be sodded or seeded and mulched within 30 days of building occupancy or a financial guarantee shall be provided to guarantee said installation. C. Required Plantings. In addition to required ground cover specified in Subd. 2(B) above and exclusive of required buffering or screening, all new development shall be landscaped using ornamental grass, shrubs, trees or other acceptable vegetation or treatment generally used in landscaping within one year following the date of building occupancy. Where landscaping is required as part of City approvals, any plant material that is diseased or dies shall be replaced with a like kind of the original size. No landscaped area shall be used for the parking of vehicles or for the storage or display of materials, supplies or merchandise, unless specifically approved by the City. D. Minimum Size Requirements. All plants must at least equal the following minimum size: Section 1060 (Performance Standards) Page 2 April 27, 2023 Table 1 – Minimum Plant Size Requirements Potted/Bare Root or Balled and Burlapped Shade Trees (overstory) 2.5-inch diameter Ornamental Trees (understory) 1.5-inch diameter Evergreen Trees (overstory) 4-6 feet high Tall Shrubs and Hedge Material (deciduous or coniferous) 3-4 feet high Low Shrubs (deciduous) 5 gallon E. Spacing. Plant material centers shall not be located closer than 3 feet from the fence line or property line and shall not be planted to conflict with public plantings based on the judgment of the City staff. F. Types of Plantings. The landscape plan shall be reviewed by City staff to ensure that appropriate plant materials are used to accomplish the intent of the landscaping, including screening where required. G. Number of Plantings. The minimum number of plantings on any given site shall be as follows: 1. Residential uses shall provide a minimum of one overstory tree per dwelling unit. 2. Non-Residential Uses. Non-residential uses shall contain at a minimum: a. One overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater. b. One understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. 3. Understory Trees. 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. 4. At the sole discretion of the City, a portion of the total number of required trees for any development may be planted at a public location when it is determined by the City that site constraints or existing vegetation limit the ability to plant on site. Cash fees based on the estimated cost of materials and installation of required Section 1060 (Performance Standards) Page 3 April 27, 2023 materials may be substituted for public location planting at the discretion of the City. 5. No more than 33 percent of the required number of trees shall be of one species. H. Irrigation. Underground irrigation shall be required on all new multi-family and non-residential development where municipal water is available. I. Landscape Guarantee. All new plants shall be guaranteed for 2 full years from the time planting has been completed. All plants shall be alive and in satisfactory growth at the end of the guarantee period or be replaced per the approved plan. Security in the form of letter of credit or cash shall be provided to guarantee the installation per the approved plan. J. Required Screening and Buffering. 1. Buffer Yards. a. Definition. For the purpose of this Section, a buffer yard shall be a land area containing landscaping, berms, fences, or some combination thereof used to promote orderly transition between developments and to minimize the adverse impacts of differing land uses. Buffer yards shall be preserved in perpetuity by an easement or an outlot. b. Required Buffer Yard. A buffer yard shall be required when a developing property is adjacent to or across a local street from property in a less intensive zoning district. i. The buffer yard standards only apply to the parcels abutting the conflicting zoning district. ii. Parcels within the same development are not required to adhere to the buffer yard requirements. The buffer yard requirement applies only to the perimeter of the development. iii. A buffer yard shall not be required for new developments adjacent to or across a local street from a permanently undevelopable parcel, such as an outlot for stormwater ponds, but shall be required adjacent to outlots that may be developed in the future. Section 1060 (Performance Standards) Page 4 April 27, 2023 iv. A buffer yard shall not be required for existing developed parcels if they are replatted as long as there is no change in use or building expansion. c. Responsibility. Provision of buffer yards shall be the responsibility of the more intensive use and shall be required at the time of development. d. Location of Buffer Yard. Buffer yards, when required, shall be located on the outer perimeter of a lot or parcel, extending to the lot or parcel boundary line. i. Buffer yards shall not be located on any portion of an existing or dedicated public right-of-way or private street easement, unless otherwise specified by this ordinance. ii. Buffer yards may be located within required yard setbacks. Structures must comply with both the setbacks in the zoning district and the buffer yard requirements. e. Determination of Buffering Level. This subsection applies to proposed developments that are adjacent to an existing residential neighborhood. Matching the development to the adjacent existing neighborhood in the following chart determines the level of buffering required. i. If the proposed development is in a PUD zoning district, the underlying zoning district used to establish the PUD shall be used to determine the buffering level. ii. A buffer level of “X” denotes a buffer yard is not required. iii. Perimeter Setback. For a buffer yard requirement noted with an asterisk (*) in Table 2, the development is required to maintain side and rear setbacks equivalent to the rear setback requirement. No additional buffer plantings are required in the setback. Section 1060 (Performance Standards) Page 5 April 27, 2023 Table 2 – Determination of Buffering Level Proposed Development Zoning District UR RR RSF-1 RSF-2 RSF-3 RMF1 MP TCR PI C2 BP, I-1 Zo n i n g o f E x i s t i n g Ne i g h b o r h o o d UR * X A A B C C D D D D RR X * A A B C C D D D D RSF-1 X X * A A B B C C C D RSF-2 X X X * A B B C C C D RSF-3 X X X X * A B B B B C RMF1 X X X X X * A B B B C MP X X X X X X * B B B B 1 Zoning district RMF includes RMF-1, RMF-2, and RMF-3 2 Zoning district C includes DMU, GMU, CR, C-1, and C-2 f. Options for Buffer Yard Classes. The following table is used to list appropriate landscape buffer options to fulfill the requirements of the buffer yard classes in Table 2 of this Section. Proposed alternatives must be approved by City Council. Table 3 – Buffer Yard Options Buffer Yard Class Width Overstory Plantings1 Understory Plantings1 Shrubs or Tall Native Prairie Plantings1 2 Structures3 A4 10 feet 1 2 0 None 15 feet 1 1.5 0 None 20 feet 0.5 1.25 0 None B 10 feet 1 4 6 Minimum 4-foot fence 20 feet 3 6 9 None 20 feet 1 2 3 Minimum 4-foot fence 30 feet 2 4 12 None 30 feet 1 2 4 Minimum 4-foot berm C 20 feet 3 3 12 Minimum 4-foot fence 30 feet 2 2 9 Minimum 4-foot fence 30 feet 4 6 24 None 40 feet 3 4 18 None 40 feet 2 2 12 Minimum 4-foot berm D 30 feet 6 9 36 Minimum 6-foot fence 40 feet 4 6 24 Minimum 6-foot fence 40 feet 8 12 24 None 50 feet 6 9 18 None 50 feet 3 4 9 Minimum 6-foot berm 1 per 100 feet of distance 2 Requirement must be met by shrubs, tall native prairie plantings, or a combination deemed acceptable by the City 3 Fences are subject to requirements in Section 1060.080 4 A local road fulfills the Buffer Yard Class A requirement Section 1060 (Performance Standards) Page 6 April 27, 2023 g. Planting Requirements. i. All plantings shall be subject to the size and spacing requirements in Subd. 2(D) and 2(E) of this Section. ii. Plantings used to meet the buffer yard requirement shall be native or naturalized species approved by City Council. Naturalized plants are defined as plant species that grow and reproduce outside their native homelands, with little to no effect on their new environment. h. Natural Buffers. Any of the following buffers may qualify as an acceptable method of attainment for transitioning (in whole or in part) if deemed acceptable by City Council: i. Existing topographical features on vacant lands such as hills and swales. ii. Wetlands, lakes, rivers and streams. iii. Major Roadways. Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2040 Roadway Functional Classification map in the 2040 Comprehensive Plan. iv. Local Roads as shown on the as shown on the 2040 Roadway Functional Classification map in the 2040 Comprehensive Plan may fulfill the Buffer Yard Class A requirement. v. Existing wooded areas. i. Use of buffer yards. Buffer yards shall be left in a predominantly undeveloped state. i. Plantings in addition to those required by this ordinance are permitted. ii. No passive recreation, paths, storage containers, lighting fixtures, raised planting beds or any permanent structures shall be allowed. iii. Temporary structures such as benches shall be allowed. iv. Paving shall be limited to areas necessary to provide access to the subject property. Section 1060 (Performance Standards) Page 7 April 27, 2023 v. Stormwater ponds and bio-retention ponds are allowed in perimeter setbacks. They are allowed to encroach a maximum of 10 feet into required buffer yards. j. Ownership of Buffer Yards. Ownership of the buffer yard will vary depending on whether it is an outlot or an easement. i. Buffer yards shall remain in the ownership of the original developer, or they shall be transferred to any consenting grantees, such as adjoining landowners, a homeowners association, or an open-space or conservation group, subject to City approval. ii. Any such conveyance must adequately guarantee the establishment, maintenance, and protection of the buffer yard for its intended purpose in perpetuity. iii. Easements protecting the buffer shall be recorded against the property and filed at Hennepin County. k. Enforcement. Any person, firm, or corporation who violates any provision of this code for which another penalty is not specifically provided, shall, upon conviction, be guilty of a misdemeanor. The penalty for any crime that is a misdemeanor under this code, including Minnesota Statutes specifically adopted by reference, shall be identical to the penalty enumerated in MN Stat. §609.02, Subd. 3, as amended from time to time. 2. Screening with the use of landscaping, fencing and walls should be accomplished with the existing topography where possible. When the existing topography prohibits effective screening, berming may be used. a. Planting screens are the preferred method of screening. The planting screen shall consist of hardy trees that will provide a minimum of 80 percent opacity year-round. Planting screens shall contain a mix of overstory and understory plantings and a mix of deciduous and coniferous materials. b. Fences or walls may be used in conjunction with landscaping to provide screening. When required for screening, a minimum of 80 percent opacity shall be provided. No landscaping or screening shall interfere with driver or pedestrian visibility for vehicles entering or exiting the premises. Section 1060 (Performance Standards) Page 8 April 27, 2023 c. Earth berms may be used for screening when topography requires the earth berm to adequately screen the property. Berms shall not exceed 3:1 slope. 3. Parking areas with 4 or more stalls shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3 feet shall be provided to screen vehicle headlights. 4. Loading and service areas shall be screened from properties guided or zoned residential and from public streets. K. Building Setback Flexibility through Additional Landscaping. A reduction in the required front setback adjacent to arterial streets may be approved by the City Council if the applicant provides landscaping beyond the minimum requirements or preserves significant landscaping in this area. The required setback may be reduced up to 40 percent if the applicant provides a minimum of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental trees and 10 understory shrubs per 100 feet of the length of the property line where the flexibility is requested, or preserves the equivalent amount of existing trees and shrubs. These materials must be provided in addition to the minimum landscape requirements. L. Parking Setback Flexibility through Additional Landscaping. A reduction in the required front setback adjacent to arterial streets may be approved by the City Council if the applicant provides landscaping beyond the minimum requirements or preserves significant landscaping in this area. The required setback may be reduced to the required front setback from other streets in that district if the applicant provides a minimum of one overstory deciduous tree, one overstory coniferous tree, 2 ornamental trees and 10 understory shrubs per 100 feet of the length of the property line where the flexibility is requested, or preserves the equivalent amount of existing trees and shrubs. These materials must be provided in addition to the minimum landscape requirements. Memo To:Kevin Mattson, PE Public Works Director From:Kent Torve, PE City Engineer Steve Hegland, PE Ben Otto, EIT Project:Corcoran Storage II Date:September 20, 2023 Exhibits: This Memorandum is based on a review of the following documents: Drainage Analysis, Civil Engineering Site Design, 09/07/2023 Corcoran Storage II Civil Site Plans, Civil Engineering Site Design, 09/07/2023 General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to additional planning comments and all other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission (ECWMC) must be attained before any grading or site work activity may commence. City must provide signature on application to watershed. 4. Preparation of and compliance with a SWPPP shall be required for construction. 5. The plans shall identify any of the wetland buffer is to be provided with existing vegetation or where new wetland buffer vegetation will be established. If the existing vegetation is to be utilized, the City LGU contact should be contacted to inspect the existing materials to verify if they are appropriate for a buffer. If new buffers are to be established, the buffer plan shall identify how the buffer will be established as well as a plan for maintaining these areas to the required buffer standards. Future Street and Storage Facility Access Driveway 1. Submit copy of MnDOT access approval. Also submit approval for retaining the stormwater access. 2. Applicant is proposing a 24’ street driveway from State Highway 55 also the drive entrance into their site. Both of these meet the standard as required by the City of Corcoran. 3. A 40’ street easement is being proposed at the entrance to the development. At this time, the developer is proposing to construct a 24’ driveway access within the 40’ easement which shall be constructed by and maintained by the developer. If in the future, additional development to the north necessitates the need for a shared drive or public road, this corridor should be further evaluated. This may include a shared road with the City of Greenfield as there is an existing 39.5’ ROW within the City of Greenfield along the shared lot line. 4. The language for the street easement shall be reviewed and approved by the City Attorney. September 2023 Corcoran Storage II Kevin Mattson Page 2 of 2 Grading 1. The contours to the south and east of the pond shall be a maximum of 4:1 slopes. Applicant shall verify that all other 3:1 are adequate for their site operations and can be maintained by their staff. 2. Additional spot elevations shall be added along western property line to ensure water isn’t trapped and affects offsite property to the west. Stormwater 1. Show the offsite path for the north drainage route that appears to eventually discharge to the TH 55 / MnDOT 48-inch pipe. 2. The pond discharge is into an existing gully that has been field inspected and is eroded with downed timber and debris. a. Submit a design to stabilize around the MNDOT culvert. Current plans showing stabilization with a seed mix is not considered sufficient for the amount of drainage through this area. b. The stabilization design shall be approved by the WCA process since delineated wetland and buffer is in the gulley. c. MnDOT shall review and approve of any work in the ROW. 3. Show temporary stabilization for those gully slopes steeper than 3:1 on the Erosion Control Plan. This also shall comply with WCA requirements. As an interior drainage improvement, the applicant should install a culvert from CB-4 directly into the pond instead of combining it with the central CB-3 (flat) system. Modeling 1. Provide stage-storage-discharge HydroCAD tables. Construction Plans Stormwater 1. Provide additional detail for the revised filtration basin. a. Provide elevations on the filtration cross section detail. b. Label the 955.25 spot elevation on grading plan for the trench. 1. MNDOT approval of the stormwater maintenance access needs to be provided. An alternative route may be needed. 2. Bituminous/pavement details call out a sand drainage layer but no drain tile is provided. Standard practice is to place draintile within the sand section. Sewer and Water 1. This area is not within the current MUSA. The applicant has not identified the need for sewer or water with this development. 2. Provide a copy of County and State permits for the abandonment of the existing well and septic system. End of Comments Page 1 of 1 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@corcoranmn.gov / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis McKeown) From: Lieutenant Burns Date: July 24, 2023 Re: City File 23-016 Corcoran Storage II Site Plan A Public Safety plan review meeting was held on July 12, 2023 to review a site plan application received by the City on June 20, 2023 for 23730 Highway 55. In attendance were: Lieutenant Ryan Burns, Planner Davis McKeown, Fire Chief Leuer, Fire Chief Malewicki, Fire Chief Farrens, and Building Official Geske. The comments below are based on the preliminary review of the plans and are intended as initial feedback, and further plan review will need to be completed as construction plans are finalized. 1. 150’ hose pull is required throughout the site. 2. A turn radius exhibit is required. 3. The proposed turn around needs to meet City standards. 4. The driveway into the site needs to accommodate two-way traffic with a minimum width of 24’ to meet engineering standards. Project Development Narrative New Storage Facility by Craig Scherber 23730 State Highway 55 Corcoran, Minnesota 07/19/2023 Page 1 Executive Summary Storage space is in demand and this development responds to fill that need for the area surrounding the West Metro of Hennepin County. The buildings are attractive, well-built and will be a welcomed addition to the City of Corcoran. Overview Craig Scherber proposes this project for the City of Corcoran’s consideration. The Project will be located at 23730 State Highway 55 in Corcoran, Minnesota. Building spaces will be leased to companies and private individuals seeking protected and secure storage for their possessions ranging from company vehicles, supplies, automobiles, recreational vehicles, trucks and trailers. Each rental space has its own entrance, its individual level of interior finishes, its own power, heat and lighting. Home-based businesses located in the City of Corcoran and surrounding communities will now have an option to office out of their home per city ordinances, but store their business equipment, supplies and other non-ordinance compliant items off-site in this facility. This option will allow Corcoran residents to conduct their business in compliance with city regulations. However, no public traffic or extended employee presence will be allowed for this development and no outdoor storage or over-night parking of any kind will be allowed on this property. Finally, the only signage allowed is located on Building “A” (leasing information) and the unit number at each rental space. This property will be equipped with surveillance equipment and a controlled access gate to maintain a high level of security for tenants. Programming Business model research revealed area market needs in the leasing of large volume storage spaces with limited office space. This was evident in the West Metro of Hennepin County for small service-oriented businesses as well as certain private individuals. To meet this market need the Project has been designed with the following features: 1) Rental Lease Agreement- standard company form will be used for this project as submitted by Garages Too LLC in a recently approved development; detailed limits and responsibilities are outlined for both Owner and Tenant 2) Upon final City Council approval, developer requests immediate approval for a Site Improvement permit allowing site clearing and rough grading to commence ahead of building construction 3) Six Total Structures- development proposes six (6) stand-alone buildings to maximize development in most efficient manner (identified as Buildings “A” thru “F”); all buildings are non- sprinkled (NS) 4) Building “A” Signature Unit- storage unit with special features identifying it as the main focal point of the project (includes the facility maintenance space) 5) Typical Rental Unit a) Large Warehouse Space- 12’ x 12’ high overhead door; 45’ & 34’ depths for large items b) Electrical Service- 200amp with separate / individual meters c) Heating System- ceiling mounted individual direct-fired natural gas heaters for each unit Project Development Narrative New Storage Facility by Craig Scherber 23730 State Highway 55 Corcoran, Minnesota 07/19/2023 Page 2 Site Development A 24 foot wide access road will be constructed to provide access to the facility from Highway 55. No change to Highway 55 is anticipated other than the improvement connected to the new site access. No turn lane improvements are required for Highway 55 as this facility will generate only 30 trips per day far below the 100 daily trips threshold required for any new turn lane1. Chapter 3 of Mn/DOT Access Management Manual includes a series of requirements or warrants when considering design criteria for its roadway system2. None of the 9 warrants listed are triggered by this project. Six separate buildings are served by bituminous paving. Surface storm water will be collected and routed to a storm water management basin on-site with discharge on-grade. The discharge point is protected with rip-rap to address erosion. No exterior storage of any kind is allowed on the property. Landscape Design Landscape design is proposed that is reasonable and appropriate for the proposed development. Tree plantings are proposed with a variety of coniferous and deciduous trees with a quantity that complies with the city requirement based on building square footage by code 1060.070.2.G.2. Tree plantings are proposed along the perimeter north, west, and south sides of the site where appropriate. Plantings on the west boundary are located outside of future street right-of-way and are positioned to allow for future street construction. Plantings on the south provide screening from MN Highway 55. Adjacent properties to the north and east have comprehensive plan designation of Light Industrial and like kind uses are anticipated. The total number of tree plantings proposed meets the calculation result based on building square footage required by code 1060.070.2.G.2. The number of tree plantings exceeds the calculation result based on site perimeter required by code 1060.070.2.G.2. Shrub plantings are proposed along select building walls that have primary visibility from adjacent MN Highway 55 and future street along west boundary. The total number of shrubs proposed exceeds the calculation result based on building square footage required by code 1060.070.2.G.2. The number of shrubs proposed exceeds the calculation result based on site perimeter required by code 1060.070.2.G.2. Buffer yards are provided meeting the intent of code 1060.070.2.J. A 50 ft width Class D Buffer Yard is provided on the west side of the site between proposed buildings and future street right-of-way. A 40 ft width Class D Buffer Yard is provided on the north and east boundaries of the project. The 40 ft width is to be provided by combination of 20 ft width between buildings and property line, and 20 ft width on adjacent property. A landscape easement will be secured from the adjacent landowner for preservation of landscape screening and plantings. The landscape easement will be recorded with defined legal description of the 20 ft wide area. A variance is requested to allow the 20 ft width landscape easement on adjacent property to be considered acceptable in combination with 20 ft width provided along the outer perimeter of the north and east boundaries of the development parcel. Project Development Narrative New Storage Facility by Craig Scherber 23730 State Highway 55 Corcoran, Minnesota 07/19/2023 Page 3 Building Construction Project consists of six (6) masonry structures, using decorative masonry units for all exterior walls and wood roof trusses with asphalt shingle roofing, pre-finished metal fascia, and soffits; 14’-0” truss bearing height, pre-finished doors and windows (see attached Drawings); Building “A”– 5 individual rental units; the signature design feature is finished with stone veneer base and stone cap, lap siding and trim; includes the space to house maintenance equipment and supplies required to keep this facility looking and operating at high levels Building “B” – 7 individual rental units; Building “C” – 11 individual rental units; Building “D” – 11 individual rental units; Building “E” – 11 individual rental units; Building “F” – 11 individual rental units; Total Individual Rental Units – 56 No outdoor / exterior storage is allowed at any time. Site Information Parcel Identification Number (PIN): 31-119-23-33-0001 Total parcel size: 4.87 acres Development Density: FAR = 0.236 Total Allowed Impervious Surfaces: 70% Total Proposed Impervious Surface: 45.2% City Approvals Requested The following is a summary of the city approvals needed: 1) Rezone to I1 Light Industrial 2) Variance for municipal services requirement (municipal services not needed) 3) Variance for buffer yard requirement (20 ft width on-site in combination with 20 ft width on adjacent property) 4) Site Plan 5) Conditional Use Permit Project Development Narrative New Storage Facility by Craig Scherber 23730 State Highway 55 Corcoran, Minnesota 07/19/2023 Page 4 Variance Requests Two variances are requested. Variance for municipal services requirement: The project proposed does not need sanitary sewer or water service. It is not practical to delay the development of a site that will not require municipal sewer and water service connection. The constraint to conform to with a connection to municipal sewer and water services was not created by the landowner. The development proposed is consistent with future land uses for this property and adjacent properties. Variance for buffer yard required by Section 1060.070, Subd. 2. Owner proposes to satisfy the intent of the buffer yard requirement by securing a 20 ft landscape easement area parallel and adjacent to north and east boundaries to provide for preservation of existing landscape screening and proposed landscape screening. The existing parcel configuration has limited north-south width and results in a practical difficulty once setback and site development constraints are imposed. The parcel configuration was not created by the landowner. The development proposed is consistent with future land uses for this property and adjacent properties. Footnotes: 1 Tod Sherman Email, dated 12-14-20 (attached) Tod Sherman, Planning Director Office of Planning, Program Management and Transit 1500 West County Road B-2 Roseville, MN 55113 (651) 234-7794 Tod.sherman@state.mn.us 2 Mn/DOT Access Management Manual – Chapter 3 Section 3.4.9 Turn Lanes http://www.dot.state.mn.us/accessmanagement/resources.html 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 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 cescherber@yahoo.com SCHERBER & ASSOCIATES, LLC PROJECT LOCATION SITE MINNESOTA CORCORAN STORAGE II SITE IMPROVEMENT PROJECT CORCORAN, MN CITY OF CORCORAN, MNHENNEPIN COUNTY SITE SITE SITE 20 X X X X X X X X X X PROJECT LOCATION EXISTING PROPERTY DESCRIPTION LEGEND: SITE PLAN NOTES SITE DATA: GENERAL NOTES SETBACKS: KEY NOTES: 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 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 cescherber@yahoo.com SCHERBER & ASSOCIATES, LLC MINIMUM LOT REQUIREMENTS SURVEY DATA 20 X X X X X X X X X X X X 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 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 cescherber@yahoo.com SCHERBER & ASSOCIATES, LLC SURVEY DATA 20 X X X X X X X X X X X 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 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 cescherber@yahoo.com SCHERBER & ASSOCIATES, LLC SURVEY DATA 20 X X X X X X X X X X SURVEY DATA PROJECT LOCATION EXISTING PROPERTY DESCRIPTION EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL NOTESEROSION CONTROL MAINTENANCE SCHEDULE VEGETATION GROUND COVER SCHEDULE SWPP NARRATIVE POLLUTION PREVENTION NOTES RESPONSIBLE PARTY DESIGN CALCULATIONS SWPPP Designer: Owner: SCHERBER AND ASSOCIATES, LLC 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 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 cescherber@yahoo.com SCHERBER & ASSOCIATES, LLC FILTRATION BASIN NOTES SITE DATA: LEGEND: DEMOLITION NOTES 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 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 cescherber@yahoo.com SCHERBER & ASSOCIATES, LLC SURVEY DATA EXISTING PROPERTY DESCRIPTION CONCRETE PAVEMENT - LIGHT DUTY (PRIVATE SIDEWALK)BITUMINOUS PAVEMENT CONCRETE PAVEMENT - HEAVY DUTY 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 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 cescherber@yahoo.com SCHERBER & ASSOCIATES, LLC CONCRETE VALLEY GUTTER 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 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 cescherber@yahoo.com SCHERBER & ASSOCIATES, LLC POND OUTLET CONTROL STRUCTURE OCS-1 NOT TO SCALE X X X X X X NATIVE SEED MIX NATIVE SEED MIX ROCK MULCH MOWN TURF MOWN TURF MOWN TURF MOWN TURF MAINTENANCE STRIP - 18" WIDE NO PLANTINGS BELOW ELEVATION 1059.50 LANDSCAPE CALCULATIONS: GRAPHIC MATERIAL ROCK MULCH SOD BLUEGRASS PEAT SOD SPECIFICATION 0 15' 30' 60' SCALE: 1" = 30'-0" NORTH TREE PLANTING PLAN: Registration #: Signature: I hereby certify that this plan was prepared byme or under my direct supervision and that I am Registered Landscape Architect under the laws of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200A Rogers, MN 55374 Phone: 612-237-8355 www.insideoutsidearchitecture.com Sheet Number: COPYRIGHT 2023 © This plan is copyrighted and shall be used only for the project shown and shall not be copied or reproduced without written permission from Inside Outside Architecture, Inc. Project Name: CORCORAN STORAGE II Corcoran, Minnesota 23-012 CITY SUBMITTAL | 9-8-2023 PK PK LANDSCAPE PLANCONFORMING L1-1 InsideOAutside rchitecture Inc. GROUNDCOVER SCHEDULE: NATIVE SEED BASE LANDSCAPE REQUIREMENTS: PER THE CITY OF CORCORAN LANDSCAPE ORDINANCE, REQUIRED BASE LANDSCAPE QUANTITIES ARE DETERMINED USING CALCULATIONS OF THE GROSS BUILDING FLOOR AREA OR SITE PERIMETER AT THE FOLLOWING RATIOS: OVERSTORY TREES: GROSS BUILDING AREAS DIVIDED BY 1,000 OR SITE PERIMETER DIVIDED BY 50 (WHICHEVER IS GREATER). FOR THIS PROJECT, BUILDING AREA IS BEING USED AS FOLLOWS: 1. GROSS BUILDING AREA = 48,250 SF DIVIDED BY 1,000 = 48 OVERSTORY TREES REQUIRED 2. 48 TREES PROVIDED INCLUDING: ····36 - DECIDUOUS OVERSTORY TREES ····11 - OVERSTORY CONIFEROUS TREES ····1 - DECIDUOUS ORNAMENTAL TREES (3 @ A 3:1 RATIO) 48 TOTAL SHRUB PLANTINGS: GROSS BUILDING AREAS DIVIDED BY 300 OR SITE PERIMETER DIVIDED BY 30 WHICHEVER IS GREATER. FOR THIS LOT, BUILDING AREA IS BEING USED AS FOLLOWS: 1. GROSS BUILDING AREA = 48,250 SF DIVIDED BY 300 = 161 SHRUBS REQUIRED 2. SHRUBS PROVIDED = 161 SETBACK FLEXIBILITY LANDSCAPE REQUIREMENTS: SETBACK FLEXIBILITY ON THE SOUTHERN BOUNDARY REQUIRES ADDITIONAL LANDSCAPING BASED ON THE FRONTAGE AND IS CALCULATED AS FOLLOWS: AFFECTED FRONTAGE = 750 LF ····8 - DECIDUOUS OVERSTORY TREES (1 PER 100 LF) - 8 PROVIDED ····8 - OVERSTORY CONIFEROUS TREES (1 PER 100 LF) - 8 PROVIDED ····15 - DECIDUOUS ORNAMENTAL TREES (2 PER 100 LF) - 15 PROVIDED ····75 - SHRUBS (10 PER 100 LF) - 75 PROVIDED BUFFER YARD LANDSCAPE REQUIREMENTS: BUFFER YARD LANDSCAPE REQUIREMENTS AFFECT THE WEST, NORTH, AND EAST SIDES OF THIS PROJECT. ADDITIONAL LANDSCAPING BASED ON THE FRONTAGE AND IS CALCULATED AS FOLLOWS:: AFFECTED PROPERTY LINE LENGTH = 1,271 LF ····76 - OVERSTORY TREES (6 PER 100 LF) - 76 PROVIDED ····114 - DECIDUOUS ORNAMENTAL TREES (9 PER 100 LF) - 114 PROVIDED ····229 - SHRUBS (18 PER 100 LF) - 229 PROVIDED 1.5" DIA. CRUSHED GRANITE ROCK MULCH COLOR TO MATCH/COMPLIMENT BUILDING OVERSTORY TREES - EQUAL AMOUNTS OF THE FOLLOWING: SWAMP WHITE OAK Quercus bicolor PRINCETON ELM Ulmus americana 'Princeton' FALL FIESTA MAPLE Acer saccharum 'Bailsta' RIVER BIRCH Betula nigra BOULEVARD LINDEN Tilia americana 'Boulevard' HACKBERRY Celtis occidentalis CONIFEROUS TREES - EQUAL AMOUNTS OF THE FOLLOWING: BLACK HILLS SPRUCE Picea clauca densata COLORADO SPRUCE Picea pungens AUSTRIAN PINE Pinus nigra SCOTCH PINE Pinus sylvestris ORANMENTAL TREES - EQUAL AMOUNTS OF THE FOLLOWING: SPRING SNOW CRAB Malus x 'Spring Snow' JAPANESE TREE LILAC Syringa reticulata MOUNTAIN ASH Sorbus decora CONIFEROUS SHRUBS: DAUB'S FR. JUNIPER Juniperus chinensis 'Daub's Frosted' DECIDUOUS SHRUBS: PINK SPIREA Spirea bumalda 'Anthony Waterer' ANNABELLE HYDRANGEA Hydrangea arborescens 'Annabelle' BASE LANDSCAPE REQUIREMENTS: OVERSTORY TREES - EQUAL AMOUNTS OF THE FOLLOWING: SWAMP WHITE OAK Quercus bicolor FALL FIESTA MAPLE Acer saccharum 'Bailsta' RIVER BIRCH Betula nigra HACKBERRY Celtis occidentalis CONIFEROUS TREES - EQUAL AMOUNTS OF THE FOLLOWING: BLACK HILLS SPRUCE Picea clauca densata COLORADO SPRUCE Picea pungens AUSTRIAN PINE Pinus nigra SCOTCH PINE Pinus sylvestris ORANMENTAL TREES - EQUAL AMOUNTS OF THE FOLLOWING: SPRING SNOW CRAB Malus x 'Spring Snow' JAPANESE TREE LILAC Syringa reticulata MOUNTAIN ASH Sorbus decora SHRUBS - EQUAL AMOUNTS OF THE FOLLOWING: RED TWIG DOGWOOD Cornus sericea 'Cardinal' REGENT SERVICEBERRY Amelanchier alnifolia 'Regent' MOHICAN VIBURNUM Viburnum lantana 'Mohican' SETBACK FLEXIBILITY REQUIREMENTS: OVERSTORY TREES - EQUAL AMOUNTS OF THE FOLLOWING: SWAMP WHITE OAK Quercus bicolor PRINCETON ELM Ulmus americana 'Princeton' RIVER BIRCH Betula nigra HACKBERRY Celtis occidentalis CONIFEROUS TREES - EQUAL AMOUNTS OF THE FOLLOWING: BLACK HILLS SPRUCE Picea clauca densata COLORADO SPRUCE Picea pungens AUSTRIAN PINE Pinus nigra SCOTCH PINE Pinus sylvestris ORANMENTAL TREES - EQUAL AMOUNTS OF THE FOLLOWING: SPRING SNOW CRAB Malus x 'Spring Snow' JAPANESE TREE LILAC Syringa reticulata MOUNTAIN ASH Sorbus decora SHRUBS - EQUAL AMOUNTS OF THE FOLLOWING: BLACK CHOKEBERRY Aronia melanocarpa elata PURPLE LILAC Syringa vulgaris REGENT SERVICEBERRY Amelanchier alnifolia 'Regent' BUFFER YARD REQUIREMENTS: MN/DOT SEED MIX #33-261 35 LBS/ACRE PRELIM I N A R Y DRAWIN G S NOT FO R C O N S T R U C T I O N BUILDING "A"34' x 100' + (3700 SF) BUILDING "B" 45' x 150' (6750 SF) BUILDING "C" 45' x 220' (9900 SF) BUILDING "D" 45' x 220' (9900 SF) BUILDING "E" 45' x 220' (9900 SF) BUILDING "F" 45' x 220' (9900 SF) TOTAL PROJECT BUILDING AREA 50,050 SF STORM WATER POND (SEE CIVIL) S T A T E H I G H W A Y 5 5 EMERGENCY VEHICLE TURN AROUND NEW ENTRANCE DRIVE (SEE CIVIL) BLDG SETBACK LINE EA S E M E N T S E T B A C K L I N E BLDG SETBACK LINE FIRE DEPARTMENT CONNECTION (FDC) VERIFY REQUIREMENTS w/ CITY FDC FIRE DEPARTMENT CONNECTION (FDC) VERIFY REQUIREMENTS w/ CITY FDC SECURITY GATE VEHICLE TURN-AROUND PROJECT SUMMARY: BUILDING CODES BUILDING USE CLASSIFICATION BUILDING AREA SUMMARY BUILDING HEIGHT BUILDING STORIES CONSTRUCTION TYPE FIRE RATED ASSEMBLIES FIRE PROTECTION SYSTEMS 2020 MINNESOTA STATE BUILDING CODE 2020 MINNESOTA ACCESSIBILITY CODE S-1 (MODERATE HAZARD STORAGE) BUILDING "A" - 5 RENTAL UNITS TOTAL ALLOWABLE AREA- 17500 SF TOTAL ACTUAL AREA- 3700 SF BUILDING "B"- 7 RENTAL UNITS TOTAL ALLOWABLE AREA- 17500 SF TOTAL ACTUAL AREA- 6750 SF BUILDING "C"- 11 RENTAL UNITS TOTAL ALLOWABLE AREA- 17500 SF TOTAL ACTUAL AREA- 9900 SF BUILDING "D"- 11 RENTAL UNITS TOTAL ALLOWABLE AREA- 17500 SF TOTAL ACTUAL AREA- 9900 SF BUILDING "E"- 11 RENTAL UNITS TOTAL ALLOWABLE AREA- 17500 SF TOTAL ACTUAL AREA- 9900 SF BUILDING "F"- 11 RENTAL UNITS TOTAL ALLOWABLE AREA- 17500 SF TOTAL ACTUAL AREA- 9900 SF MAXIMUM BUILDING HEIGHT- 55 FEET ACTUAL BUILDING HEIGHT- 20 FEET MAXIMUM BUILDING STORIES- 2 ACTUAL BUILDING STORIES- 1 III - B ("NS" / NON-SPRINKLED) EXTERIOR WALLS- 2 HR FIRE RATING ALL FIRE AREAS < 12000 SF, THEREFORE, NO AUTOMATIC FIRE SUPPRESSION SYSTEMS ARE REQUIRED 2" DIAMETER DRY LINE @ BUILDINGS "C" & "D" TO PROVIDE WATER SUPPLY ACCESS @ REAR OF EACH BUILDING PROJECT DIRECTORY: OWNER: CRAIG SCHERBER 305 LAKEVIEW AVENUE TONKA BAY, MN 55331 (612) 810 - 8400 CONTACT: CRAIG E. SCHERBER ARCHITECT: SDK ARCHITECTS LLC 3030 COUNTY ROAD 101 NORTH PLYMOUTH, MINNESOTA 55447 (763) 331-5178 CONTACT: STEPHEN D. KRAUSE CIVIL ENGINEER: CIVIL ENGINEERING SITE DESIGN, LLC 118 EAST BROADWAY STREET MONTICELLO, MN 55362 (763) 314 - 0929 CONTACT: SCOTT DAHLKE SHEET INDEX: ARCHITECTURAL DRAWINGS: A1 A2 A3 A4 A5 A6 A7 ARCHITECTURAL SITE DEVELOPMENT PLAN BUILDING "A" - FLOOR PLAN / ELEVATIONS BUILDING "B" - FLOOR PLAN / ELEVATIONS BUILDING "C" - FLOOR PLAN / ELEVATIONS BUILDING "D" - FLOOR PLAN / ELEVATIONS BUILDING "E" - FLOOR PLAN / ELEVATIONS BUILDING "F" - FLOOR PLAN / ELEVATIONS CIVIL DRAWINGS: C0 C1 C2 C3 C4 C5 C6 C7 C8 PROJECT LOCATION PLAN SITE PLAN GRADING & DRAINAGE PLAN STORM SEWER PLAN STORM WATER POLLUTION PREVENTION PLAN (SWPPP) EXISTING CONDITIONS & REMOVAL PLAN DETAILS DETAILS LANDSCAPE PLAN Scale: Project Number: Date: Drawn By: Checked By: R E V I S I O N S I HEREBY CERTIFY THAT THIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT IN THE STATE OF MINNESOTA. Stephen D. Krause #17979 DATE 3030 County Road 101 North Plymouth, Minnesota 55447 (763) 331-5178 info@sdk-architects.com As indicated A1 SITE PLAN 23-009 NE W S T O R A G E F A C I L I T Y CO R C O R A N S T O R A G E I I JUN 20, 2023 SDK SDK 23 7 3 0 S t a t e H i g h w a y 5 5 - C o r c o r a n , M i n n e s o t a Site Plan Application SCALE:1" = 30'-0"A1 1 ARCHITECTURAL SITE DEVELOPMENT PLAN NORTH CHARACTER SKETCH @ MAIN ENTRY # Description Date 6-20-23 8'-0" x 10'-0" HODH BUILDING SETBACK LINETO STATE HIGHWAY 55 48" CONC APRON (TYP) 12'-0" x 12'-0" HODH (TYP) 3' x 7' SERVICE DOOR (TYP) MAINTENANCE13'-3" x 22'-10"(300 sf) UNIT #A120'-0" x 34'-0"(680 sf) UNIT #A220'-0" x 34'-0"(680 sf) UNIT #A320'-0" x 34'-0"(680 sf) UNIT #A420'-0" x 34'-0"(680 sf)UNIT #A520'-0" x 34'-0"(680 sf) CONC SIDEWALK TYP 48" x 24" AWNING WINDOW(SILL @ 9'-4" AFF) BUILDING "F" 113' - 3" 14' - 0" 22' - 10" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 20' - 0" 13' - 3" 10'-0" FIRE SEPARATION TYP 30" x 60" CASEMENT WINDOW (SILL @ 3'-0" AFF) 113' - 8" 100' - 0" 118' - 5" ROOF RIDGE ROOF EAVE BUILDING HEIGHT EQ EQ 123' - 3" FLOOR LINE 12 8 ROOFING SYSTEM ASPHALT SHINGLES SYNTHETIC UNDERLAYMENT ICE DAM PROTECTION MEMBRANE PRE-FINISHED METAL FASCIA & SOFFITS EXTERIOR WALLS FOUNDATION SYSTEM LAP SIDING OVER WOOD FRAMING @ UPPER GABLES ROCK FACE CMU w/ INTEGRAL COLOR MASONRY SILL w/ INTEGRAL COLOR ROCK FACE CMU WAINSCOTE BASE w/ INTEGRAL COLOR CMU / CONCRETE FOUNDATION WALLS WALL / SPREAD FOOTINGS ARCHITCTURAL FEATURES WOOD-FRAMED / CANTILEVERED OVER WALLS BELOW LAP SIDING w/ TRIM @ WINDOWS & CORNERS ARCHITCTURAL FEATURE WOOD-FRAMED MAINTENANCE SPACE STONE WAINSCOTE & CAP LAP SIDING w/ TRIM @ WINDOWS & CORNERS ARCHITCTURAL FEATURE WOOD-FRAMED MAINTENANCE SPACE STONE WAINSCOTE & CAP LAP SIDING w/ TRIM @ WINDOWS & CORNERS 12 6 BUILDING SIGNAGE (3' x 5' MAX) Scale: Project Number: Date: Drawn By: Checked By: R E V I S I O N S I HEREBY CERTIFY THAT THIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT IN THE STATE OF MINNESOTA. Stephen D. Krause #17979 DATE 3030 County Road 101 North Plymouth, Minnesota 55447 (763) 331-5178 info@sdk-architects.com 1/8" = 1'-0" A2 BUILDING "A" 23-009 NE W S T O R A G E F A C I L I T Y CO R C O R A N S T O R A G E I I JUN 20, 2023 SDK SDK 23 7 3 0 S t a t e H i g h w a y 5 5 - C o r c o r a n , M i n n e s o t a Site Plan Application SCALE:1/8" = 1'-0"A2 1 BUILDING "A" - FLOOR PLAN NORTH SCALE:1/8" = 1'-0"A2 2 BUILDING "A" - SOUTH ELEVATION SCALE:1/8" = 1'-0"A2 3 BUILDING "A" - NORTH ELEVATION SCALE:1/8" = 1'-0"A2 4 BUILDING "A" - EAST ELEVATION SCALE:1/8" = 1'-0"A2 5 BUILDING "A" - WEST ELEVATION 6-20-23 # Description Date UNIT #B1 30'-0" x 45'-0" (1350 sf) UNIT #B2 20'-0" x 45'-0" (900 sf) UNIT #B3 20'-0" x 45'-0" (900 sf) UNIT #B4 20'-0" x 45'-0" (900 sf) UNIT #B5 20'-0" x 45'-0" (900 sf) UNIT #B6 20'-0" x 45'-0" (900 sf) UNIT #B7 20'-0" x 45'-0" (900 sf) 48" CONC APRON (TYP) 12'-0" x 12'-0" H OHD (TYP) 3' x 7' SERVICE DOOR (TYP) TYP 48" x 24" AWNING WINDOW (SILL @ 9'-4" AFF) BUILDING SETBACK LINES (SEE CIVIL) 150' - 0" 30' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0" 45 ' - 0 " 126' - 0" 113' - 8" 119' - 10" EQ EQ BUILDING RIDGE BUILDING HEIGHT BUILDING EAVE 100' - 0" FLOOR LINE 12 6 ROOFING SYSTEM ASPHALT SHINGLES SYNTHETIC UNDERLAYMENT ICE DAM PROTECTION MEMBRANE PRE-FINISHED METAL FASCIA & SOFFITS EXTERIOR WALLS FOUNDATION SYSTEM LAP SIDING OVER WOOD FRAMING @ UPPER GABLES ROCK FACE CMU w/ INTEGRAL COLOR MASONRY SILL w/ INTEGRAL COLOR ROCK FACE CMU WAINSCOTE BASE w/ INTEGRAL COLOR CMU / CONCRETE FOUNDATION WALLS WALL / SPREAD FOOTINGS Scale: Project Number: Date: Drawn By: Checked By: R E V I S I O N S I HEREBY CERTIFY THAT THIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT IN THE STATE OF MINNESOTA. Stephen D. Krause #17979 DATE 3030 County Road 101 North Plymouth, Minnesota 55447 (763) 331-5178 info@sdk-architects.com 1/8" = 1'-0" A3 BUILDING "B" 23-009 NE W S T O R A G E F A C I L I T Y CO R C O R A N S T O R A G E I I JUN 20, 2023 SDK SDK 23 7 3 0 S t a t e H i g h w a y 5 5 - C o r c o r a n , M i n n e s o t a Site Plan Application NORTHSCALE:1/8" = 1'-0"A3 1 BUILDING "B" - FLOOR PLAN SCALE:1/8" = 1'-0"A3 2 BUILDING "B" - SOUTH ELEVATION SCALE:1/8" = 1'-0"A3 3 BUILDING "B" - NORTH ELEVATION SCALE:1/8" = 1'-0"A3 4 BUILDING "B" - EAST ELEVATION SCALE:1/8" = 1'-0"A3 5 BUILDING "B" - WEST ELEVATION # Description Date 6-20-23 20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0" 220' - 0" 20'-0" x 45'-0" (900 sf) UNIT #C1 20'-0" x 45'-0" (900 sf) UNIT #C2 20'-0" x 45'-0" (900 sf) UNIT #C3 20'-0" x 45'-0" (900 sf) UNIT #C4 20'-0" x 45'-0" (900 sf) UNIT #C5 20'-0" x 45'-0" (900 sf) UNIT #C6 20'-0" x 45'-0" (900 sf) UNIT #C7 20'-0" x 45'-0" (900 sf) UNIT #C8 20'-0" x 45'-0" (900 sf) UNIT #C9 20'-0" x 45'-0" (900 sf) UNIT #C10 20'-0" x 45'-0" (900 sf) UNIT #C11 48" CONC APRON (TYP) 3' x 7' SERVICE DOOR (TYP) 12'-0" x 12'-0" H (OHD (TYP) TYP 48" x 24" AWNING WINDOW (SILL @ 9'-4" AFF) BUILDING SETBACK LINE (SEE CIVIL) FIRE DEPARTMENT CONNECTION (FDC) VERIFY REQUIREMENTS w/ CITY FDC 45 ' - 0 " FDC 12 6 ROOFING SYSTEM ASPHALT SHINGLES SYNTHETIC UNDERLAYMENT ICE DAM PROTECTION MEMBRANE PRE-FINISHED METAL FASCIA & SOFFITS EXTERIOR WALLS FOUNDATION SYSTEM LAP SIDING OVER WOOD FRAMING @ UPPER GABLES ROCK FACE CMU w/ INTEGRAL COLOR MASONRY SILL w/ INTEGRAL COLOR ROCK FACE CMU WAINSCOTE BASE w/ INTEGRAL COLOR CMU / CONCRETE FOUNDATION WALLS WALL / SPREAD FOOTINGS 126' - 0" 119' - 10" 113' - 8" 100' - 0" EQ EQ BUILDING HEIGHT BUILDING RIDGE BUILDING EAVE FLOOR LINE Scale: Project Number: Date: Drawn By: Checked By: R E V I S I O N S I HEREBY CERTIFY THAT THIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT IN THE STATE OF MINNESOTA. Stephen D. Krause #17979 DATE 3030 County Road 101 North Plymouth, Minnesota 55447 (763) 331-5178 info@sdk-architects.com 1/8" = 1'-0" A4 BUILDING "C" 23-009 NE W S T O R A G E F A C I L I T Y CO R C O R A N S T O R A G E I I JUN 20, 2023 SDK SDK 23 7 3 0 S t a t e H i g h w a y 5 5 - C o r c o r a n , M i n n e s o t a Site Plan Application NORTHSCALE:1/8" = 1'-0"A4 1 BUILDING "C" - FLOOR PLAN SCALE:1/8" = 1'-0"A4 2 BUILDING "C" - SOUTH ELEVATION SCALE:1/8" = 1'-0"A4 3 BUILDING "C" - NORTH ELEVATION SCALE:1/8" = 1'-0"A4 4 BUILDING "C" - EAST ELEVATION SCALE:1/8" = 1'-0"A4 5 BUILDING "C" - WEST ELEVATION 6-20-23 # Description Date 20'-0" X 45'-0" (900 SF) UNIT #D1 20'-0" X 45'-0" (900 SF) UNIT #D2 20'-0" X 45'-0" (900 SF) UNIT #D3 20'-0" X 45'-0" (900 SF) UNIT #D4 20'-0" X 45'-0" (900 SF) UNIT #D5 20'-0" X 45'-0" (900 SF) UNIT #D6 20'-0" X 45'-0" (900 SF) UNIT #D7 20'-0" X 45'-0" (900 SF) UNIT #D8 20'-0" X 45'-0" (900 SF) UNIT #D9 20'-0" X 45'-0" (900 SF) UNIT #D10 20'-0" X 45'-0" (900 SF) UNIT #D11 48" CONC APRON (TYP) 3' x 7' SERVICE DOOR (TYP) 12'-0" x 12'-0" H OHD (TYP) 20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0" 220' - 0" TYP 48" x 24" AWNING WINDOW (SILL @ 9'-4" AFF) BUILDING SETBACK LINE 45 ' - 0 " BU I L D I N G S E T B A C K L I N E FIRE DEPARTMENT CONNECTION (FDC) VERIFY REQUIREMENTS w/ CITY FDC FDC 126' - 0" 119' - 10" 113' - 8" 100' - 0" BUILDING RIDGE BUILDING HEIGHT BUILDING EAVE FLOOR LINE EQ EQ 12 6 ROOFING SYSTEM ASPHALT SHINGLES SYNTHETIC UNDERLAYMENT ICE DAM PROTECTION MEMBRANE PRE-FINISHED METAL FASCIA & SOFFITS EXTERIOR WALLS FOUNDATION SYSTEM LAP SIDING OVER WOOD FRAMING @ UPPER GABLES ROCK FACE CMU w/ INTEGRAL COLOR MASONRY SILL w/ INTEGRAL COLOR ROCK FACE CMU WAINSCOTE BASE w/ INTEGRAL COLOR CMU / CONCRETE FOUNDATION WALLS WALL / SPREAD FOOTINGS Scale: Project Number: Date: Drawn By: Checked By: R E V I S I O N S I HEREBY CERTIFY THAT THIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT IN THE STATE OF MINNESOTA. Stephen D. Krause #17979 DATE 3030 County Road 101 North Plymouth, Minnesota 55447 (763) 331-5178 info@sdk-architects.com 1/8" = 1'-0" A5 BUILDING "D" 23-009 NE W S T O R A G E F A C I L I T Y CO R C O R A N S T O R A G E I I JUN 20, 2023 SDK SDK 23 7 3 0 S t a t e H i g h w a y 5 5 - C o r c o r a n , M i n n e s o t a Site Plan Application NORTHSCALE:1/8" = 1'-0"A5 1 BUILDING "A" - FLOOR PLAN SCALE:1/8" = 1'-0"A5 2 BUILDING "D" - SOUTH ELEVATION SCALE:1/8" = 1'-0"A5 3 BUILDING "D" - NORTH ELEVATION SCALE:1/8" = 1'-0"A5 4 BUILDING "D" - EAST ELEVATION SCALE:1/8" = 1'-0"A5 5 BUILDING "D" - WEST ELEVATION 6-20-23 # Description Date 20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0" 220' - 0" 45 ' - 0 " 20'-0" X 45'-0" (900 SF) UNIT #E1 20'-0" X 45'-0" (900 SF) UNIT #E2 20'-0" X 45'-0" (900 SF) UNIT #E3 20'-0" X 45'-0" (900 SF) UNIT #E4 20'-0" X 45'-0" (900 SF) UNIT #E5 20'-0" X 45'-0" (900 SF) UNIT #E6 20'-0" X 45'-0" (900 SF) UNIT #E7 20'-0" X 45'-0" (900 SF) UNIT #E8 20'-0" X 45'-0" (900 SF) UNIT #E9 20'-0" X 45'-0" (900 SF) UNIT #E10 20'-0" X 45'-0" (900 SF) UNIT #E11 48" CONC APRON (TYP) 12'-0" x 12'-0" H OHD (TYP) 3' x 7' SERVICE DOOR (TYP) 48" CONC APRON (TYP) TYP 48" x 24" AWNING WINDOW (SILL @ 9'-4" AFF) CANTILEVERED FRAMING ABOVE CMU FOUNDATION WALL BELOW (TYP)TYP 30" x 60" CASEMENT WINDOW (SILL @ 3'-0" AFF) BU I L D I N G S E T B A C K L I N E 12 6 ROOFING SYSTEM ASPHALT SHINGLES SYNTHETIC UNDERLAYMENT ICE DAM PROTECTION MEMBRANE PRE-FINISHED METAL FASCIA & SOFFITS EXTERIOR WALLS FOUNDATION SYSTEM ARCHITCTURAL FEATURES LAP SIDING OVER WOOD FRAMING @ UPPER GABLES ROCK FACE CMU w/ INTEGRAL COLOR MASONRY SILL w/ INTEGRAL COLOR ROCK FACE CMU WAINSCOTE BASE w/ INTEGRAL COLOR CMU / CONCRETE FOUNDATION WALLS WALL / SPREAD FOOTINGS WOOD-FRAMED / CANTILEVERED OVER WALLS BELOW LAP SIDING w/ TRIM @ WINDOWS & CORNERS EQ EQ 126' - 0" BUILDING RIDGE 119' - 10" 113' - 8" 100' - 0" BUILDING HEIGHT BUILDING EAVE FLOOR LINE Scale: Project Number: Date: Drawn By: Checked By: R E V I S I O N S I HEREBY CERTIFY THAT THIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT IN THE STATE OF MINNESOTA. Stephen D. Krause #17979 DATE 3030 County Road 101 North Plymouth, Minnesota 55447 (763) 331-5178 info@sdk-architects.com 1/8" = 1'-0" A6 BUILDING "E" 23-009 NE W S T O R A G E F A C I L I T Y CO R C O R A N S T O R A G E I I JUN 20, 2023 SDK SDK 23 7 3 0 S t a t e H i g h w a y 5 5 - C o r c o r a n , M i n n e s o t a Site Plan Application NORTHSCALE:1/8" = 1'-0"A6 1 BUILDING "E" - FLOOR PLAN SCALE:1/8" = 1'-0"A6 2 BUILDING "E" - SOUTH ELEVATION SCALE:1/8" = 1'-0"A6 3 BUILDING "E" - NORTH ELEVATION SCALE:1/8" = 1'-0"A6 4 BUILDING "E" - EAST ELEVATION SCALE:1/8" = 1'-0"A6 5 BUILDING "E" - WEST ELEVATION 6-20-23 # Description Date 20'-0" x 45'-0" (900 sf) UNIT #F1 20'-0" x 45'-0" (900 sf) UNIT #F2 20'-0" x 45'-0" (900 sf) UNIT #F3 20'-0" x 45'-0" (900 sf) UNIT #F4 20'-0" x 45'-0" (900 sf) UNIT #F5 20'-0" x 45'-0" (900 sf) UNIT #F6 20'-0" x 45'-0" (900 sf) UNIT #F7 20'-0" x 45'-0" (900 sf) UNIT #F8 20'-0" x 45'-0" (900 sf) UNIT #F9 20'-0" x 45'-0" (900 sf) UNIT #F10 20'-0" x 45'-0" (900 sf) UNIT #F11 20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0"20' - 0" 220' - 0" 45 ' - 0 " 12'-0" x 12'-0" H OHD (TYP) 3' x 7' SERVICE DOOR (TYP) 48" CONC APRON (TYP) TYP 48" x 24" AWNING WINDOW (SILL @ 9'-4" AFF) BUILDING SETBACK LINE TO STATE HIGHWAY 55 CANTILEVERED FRAMING ABOVE CMU FOUNDATION WALL BELOW (TYP)TYP 30" x 60" CASEMENT WINDOW (SILL @ 3'-0" AFF) 12 6 ROOFING SYSTEM ASPHALT SHINGLES SYNTHETIC UNDERLAYMENT ICE DAM PROTECTION MEMBRANE PRE-FINISHED METAL FASCIA & SOFFITS EXTERIOR WALLS FOUNDATION SYSTEM ARCHITCTURAL FEATURES LAP SIDING OVER WOOD FRAMING @ UPPER GABLES ROCK FACE CMU w/ INTEGRAL COLOR MASONRY SILL w/ INTEGRAL COLOR ROCK FACE CMU WAINSCOTE BASE w/ INTEGRAL COLOR CMU / CONCRETE FOUNDATION WALLS WALL / SPREAD FOOTINGS WOOD-FRAMED / CANTILEVERED OVER WALLS BELOW LAP SIDING w/ TRIM @ WINDOWS & CORNERS EQ EQ 126' - 0" 119' - 10" 113' - 8" 100' - 0" BUILDING RIDGE BUILDING HEIGHT BUILDING EAVE FLOOR LINE Scale: Project Number: Date: Drawn By: Checked By: R E V I S I O N S I HEREBY CERTIFY THAT THIS DRAWING, SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED ARCHITECT IN THE STATE OF MINNESOTA. Stephen D. Krause #17979 DATE 3030 County Road 101 North Plymouth, Minnesota 55447 (763) 331-5178 info@sdk-architects.com 1/8" = 1'-0" A7 BUILDING "F" 23-009 NE W S T O R A G E F A C I L I T Y CO R C O R A N S T O R A G E I I JUN 20, 2023 SDK SDK 23 7 3 0 S t a t e H i g h w a y 5 5 - C o r c o r a n , M i n n e s o t a Site Plan Application NORTHSCALE:1/8" = 1'-0"A7 1 BUILDING "A" - FLOOR PLAN SCALE:1/8" = 1'-0"A7 2 BUILDING "F" - SOUTH ELEVATION SCALE:1/8" = 1'-0"A7 3 BUILDING "F" - NORTH ELEVATION SCALE:1/8" = 1'-0"A7 4 BUILDING "F" - EAST ELEVATION SCALE:1/8" = 1'-0"A7 5 BUILDING "F" - WEST ELEVATION 6-20-23 # Description Date New Storage Facility Corcoran Storage II DECORATIVE CMU "A" (ROCK FACE / INTEGRAL COLOR) DECORATIVE CMU "B" (ROCK FACE / INTEGRAL COLOR)STONE WAINSCOTE (SIMULATED STONE) LAP SIDING (JAMES HARDIE / LP SMART SIDING) ARCHITECTURAL ASPHALT SHINGLES MATERIALS DISPLAY BOARD NEW STORAGE FACILITY - GARAGES TOO , LLC ˘ ˝ ˝ ˇ ˙ ˘ ˛ ˜ !ˇ ˝˝ " ˝#$$% ˝ ˇ & ˇ ˝˝ " ˝$$'˘ˇ & ˇ ( ! ˇ ˇ ˝˝ " ˝#$$%˘˝ & !ˇ ˝˝ " ˝#$$% ˝ ˇ & ˝˛ ˘ ˝ ˘˙ ˝˛ ˆ ˛ ˇ˝ ˆ 1 LEASE THIS LEASE is made as of ___________, __________, between __________________________ _____________________("Landlord") and _____________________________________ ("Tenant"). The contact information for the Tenant and Personal Guarantor(s) is as follows: TENANT: Principal Contact Person (Name and Relation to Tenant): Address: Email Address: Phone Number No. 1 Phone Number No. 2 _ PERSONAL GUARANTOR(S) Name of Personal Guarantor(s), and Relation to Tenant Address: Email Address: Phone Number No. 1 Phone Number No. 2 _ 2 The following are short summaries and references to Sections in the Lease regarding certain matters and requirements to which Landlord wants to direct Tenant’s attention. According Tenant must initial next to each item to confirm that Tenant has read and understands each of the short summaries. No. Item Section Initial Box 1 Overnight parking by the Tenant or Tenant’s agents, employees, or invitees is strictly prohibited, and will result in the immediate towing, of the vehicle. The cost of such towing will be considered to be Additional Rent 3 2 Substantial Late Fees incurred if the Rent payments are not made on a timely basis. 7 3 Premises cannot be used for “residential” purposes. 3 4 Upon the termination of the Lease, the Tenant is required to remove all personal property and trash from the Premises, and return the Premises to the same condition as they were in at the time of the commencement of the Lease. If this requirement is not met, Landlord will remove the personal property and trash, clean the Premises, and the Tenant shall pay a “clean out” fee in the amount of One Thousand Dollars ($1,000). 26 5 The Landlord has a lien on all personal property in the Premises and has the right to prohibit access to Premises if the Rent is not paid in a timely manner. 28 ************************** 1. Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord a portion of the property located at ___________________________________________________ (“Property”), commonly referred to as Unit No. ____________________, as crosshatched on Exhibit A attached hereto (the "Premises"). 2. Term. The term of this Lease is two (2) years, and shall commence on ___________________________ (the "Commencement Date") and shall expire ________________________________ ("Expiration Date),” unless earlier terminated as provided in this Lease. If for any reason, Landlord cannot deliver possession of the Premises to Tenant on the Commencement Date, this Lease shall not be void or voidable, nor shall Landlord or its agents be liable to Tenant for any loss or damage resulting from such delay. In that event, however, the Commencement Date shall be extended for the period of such delay except that if in Landlord's judgment any part of the delay is caused by Tenant, rent shall not be abated for the period of delay caused by Tenant. Landlord will use reasonable good faith efforts to deliver the Premises to Tenant on or before the Commencement Date. If Landlord determines that it cannot deliver possession of the Premises to Tenant, Landlord may by notice to Tenant terminate this Lease without any liability to Tenant, in which case Tenant shall have no further liability to Landlord. In no event shall the expiration of this Lease be extended beyond the Expiration Date. 3. Use of Property. Tenant shall not permit use of any portion of the Premises for residential purposes. For the purposes of this section, the term “residential purposes” includes, but is not limited to, activity such as sleeping or napping; watching television or video screens; consumption of alcohol or illegal drugs; sitting or resting on furniture or other items being stored in the Premises; cooking; 3 congregating with others in the Premises except for the purposes of moving stored items in or out of the Premises; or, studying. Tenant shall not store, keep or place anything outside the Premises, except during the moving in or removal of stored items in the Premises. Tenant shall not park or store any vehicles, equipment, or trailers in any areas of the Property for any continuous period in excess of two (2) hours without Landlord’s prior written consent, which consent may be granted or denied in the sole discretion of the Landlord. Overnight parking by the Tenant or Tenant’s agents, employees, or invitees is strictly prohibited, and will result in the immediate towing, of the vehicle. The cost of such towing will be considered to be Additional Rent. TENANT HEREBY ACKNOWLEDGES THAT FAILURE TO COMPLY WITH THIS SECTION SHALL BE A MATERIAL BREACH OF THIS AGREEMENT RESULTING IN IMMEDIATE TERMINATION OF THIS LEASE AND LOSS OF ACCESS TO PREMISES AND THE PROPERTY. Tenant shall not make any alterations or improvements to the Premises (the “Tenant Improvements”) except as expressly agreed to by the Landlord as set forth in the attached Exhibit B. 4. Base Rent. Tenant will pay Landlord Base Rent in the sum of _______________________________________, per month. The Base Rent shall be payable as provided in Section 6 of this Leases. 5. Additional Rent. It is the express intent of the parties that Tenant will pay, as Additional Rent, the cost of all utilities and communication services, including water and power, sewer, heating (steam or other), lighting, air conditioning and ventilating the Premises (“Utilities”). If the Utilities are sub- metered to the Premises, Tenant shall make arrangements with the utility provider to bill the Tenant directly. If the Utilities to the Premises are not sub-metered Tenant shall pay to Landlord, as Additional Rent, the amount of Fifty Dollars ($50) per month, which amount shall be paid together with the monthly payments described in Section 6. All charges payable according to the terms of the Lease, including, but not limited to Late Charges, shall be considered Additional Rent, due according to the terms of the lease. The Base Rent together with Utilities and any other Additional Rent shall be collectively referred to as "Gross Rental." Tenant shall timely pay Utilities as required by the utility provider. . 6. Rent Payment and Security Deposit. Base Rent shall be paid, in lawful money of the United States, to the Landlord at a place as Landlord may hereafter designate in writing in monthly installments. The first installment of is due on execution of this Lease. Subsequent monthly installments of Base Rent of are due on or before the first day of each calendar month beginning on ________________________, and continuing until the expiration of the term of this Lease. Rent is due as provided in this Lease, without demand and without any reduction, abatement, counterclaim or setoff. If the term of this Lease commences on other than the first day of a month or terminates on other than the last day of a month, then the monthly installments of Base Rent provided for herein for such month or months shall be prorated and paid in advance. A security deposit to secure the Tenant’s performance under this Lease in the amount of _______________________________ shall also be due on the execution of this Lease. 7. Late Charge. Late payment by Tenant of any rent or other sums due under this Lease will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being difficult and impracticable to ascertain. Such costs include, without limitation, processing and accounting charges and late charges that may be imposed on Landlord by the terms of any encumbrance on or note secured by the Premises. Therefore, if any rent is not paid within five (5) days after it is due or any other sum due from Tenant is not paid when due, Tenant shall pay to Landlord an additional sum of Seventy-Five and no/100 Dollars ($75.00). If any rent remains unpaid ten (10) days after it is due, Tenant shall pay to Landlord an additional sum of $250.00, which represents a fair and reasonable estimate of the costs that Landlord will 4 incur by reason of any such late payment. Additionally, all delinquent rent or other sums, plus this late charge, shall bear interest at the lesser of the then maximum lawful contract rate permitted to be charged by Landlord, or 18% per annum (the "Default Rate"). All interest and late charges owed pursuant to this section shall referred to as “Late Charges” and considered additional rent. 8. Definitions. For the purpose of this Lease, the following are additional defined terms; (a) "Building" means the structure(s) situated on the Property, whether now or hereinafter constructed. 9. Acceptance of Premises. Taking of possession of the Premises by Tenant shall be conclusive evidence that the Premises was, on that date, in good, clean and Tenantable condition, and that Tenant has accepted the Premises "AS IS." Tenant acknowledges that no representations as to the repair of the Property or promises to alter, remodel or improve the Property, have been made by Landlord, except as may be provided in Exhibit B or in another writing signed by the parties. 10. Alterations, Additions, Improvements by Tenant. Tenant agrees not to make or allow to be made any alterations or physical additions in or about the Property without first obtaining the written consent of Landlord, which consent may be granted, withheld, or conditioned in Landlord’s sole discretion. 11. Tenant Equipment. Tenant shall not install any other equipment of any kind or nature whatsoever which will or may require any changes, replacements or additions to or in the use of heating, air conditioning, electrical or plumbing systems of the Property or of the Building without first obtaining the prior written consent of Landlord, which consent may be granted, withheld, or conditioned in Landlord’s sole discretion. . 12. Maintenance and Repairs. Tenant shall maintain Utilities to the Premises. Tenant agrees to keep the inside and outside of the Premises clean and maintain the Premises in good repair, ordinary wear and tear excepted, at its sole expense. Tenant shall not paint or decorate any part of the interior or exterior of the Premises or any part of the interior of the Premises visible from the exterior, nor post or any signs visible from the exterior of the Premises. Tenant shall maintain the Premises in a clean, orderly and sanitary condition and free from all insects, rodents, vermin and other pests. Tenant shall remove any garbage, trash, rubbish or refuse on a regular basis in accordance with local codes; Tenant shall maintain the Premises, including in good repair, all mechanical, electrical and plumbing apparatus within the Premises, ordinary wear and tear excepted. Tenant shall replace promptly, at its expense, any broken door closers and any cracked or broken glass of the Premises with glass of like kind and quality, and replace all light bulbs and tubes when no longer serviceable. Landlord shall exercise reasonable diligence to remove snow from the parking areas of the Property and other areas which provide access to the Premises. Any and all damages or injury to the Property or Premises caused by moving the property of Tenant in or out of the Property, or due to the same being on the Property, shall be repaired by and at the sole cost of Tenant. 13. Mechanic's Liens. Tenant will not permit any mechanic's, laborer's or materials supplier's liens to stand against the Property or the Building for any labor or material furnished to or on 5 account of Tenant, or claimed to have been so furnished in connection with any work performed or claimed to have been performed in, or about the Property. Tenant shall indemnify and hold Landlord harmless from and against any and all losses, liabilities, costs and expenses, including reasonable attorneys' fees, based on or arising out of asserted claims or liens against the Tenant's leasehold estate or against the right, title and interest of the Landlord in the Premises, the Building, or the Property on account of any labor performed or materials furnished in connection with any work performed by, or at the instance of, Tenant. 14. Compliance with Ordinances, Rules and Regulations; Nuisances. (a) Tenant agrees not to occupy or use, or permit any portion of the Property to be occupied or used for any business or purpose which is unlawful, disreputable, or deemed to be extra hazardous on account of fire, or permit anything to be done which would in any way increase the rate of fire or other insurance coverage on the Building or its contents; and if any increase in the rate of fire or other insurance is stated by any insurance company or by the applicable insurance rating bureau to be due to the activity or equipment of Tenant in, on or about the Property, such statement shall be conclusive evidence that such increase in such rate is due to such activity and/or equipment and as a result thereof, Tenant shall be liable for such increase and shall reimburse Landlord therefore. (b) Tenant agrees to comply with all applicable laws, ordinances, orders, rules and regulations now or hereafter in force which impose a duty on Landlord or Tenant relating to the use, condition alteration or occupancy of the Premises and the Property. Tenant will comply with the rules of the Landlord adopted by Landlord from time to time for the safety, care and cleanliness of the Property , the Premises, and the Building and for the preservation of good order therein. (c) Tenant agrees to control its agents, employees, and invitees in such manner as not to create any nuisance, or interfere with, annoy or disturb any other tenant or Landlord in its use or operation of the Property. (d) Tenant represents, warrants, and covenants to Landlord that Tenant shall at no time use or permit the Property to be used in violation of any statute, regulation, rule, order or governmental determination of any kind whatsoever which relate to or govern hazardous materials and/or environmental conditions. Tenant shall assume sole and full responsibility for, and shall remedy at its sole cost and expense, all such violations, and fully indemnify Landlord from any liability for any such violation. 15. Landlord's Right of Entry. Tenant agrees to permit Landlord, or its agents or representatives, upon reasonable notice to Tenant, to enter into any part of the Property at all reasonable hours to inspect the same, clean, make repairs, alterations or additions thereto or exhibit the Premises to prospective Tenants, purchasers or others, or for other reasonable purposes as Landlord may deem necessary or desirable, and Tenant shall not be entitled to any abatement or reduction of Base Rent, Operating Costs, or any other sums due under this Lease by reason of any inconvenience, annoyance or injury to business caused by any such activities. Landlord has the right to enter upon the Property at any time with or without notice in case of emergency. 16. Assignment or Sublease by Tenant. (a) Tenant shall not assign, encumber or in any manner transfer this Lease or any interest therein nor sublet the Property or any part or parts thereof, nor permit occupancy by anyone without the prior written consent of Landlord, which consent may be granted, withheld, or conditioned in the sole discretion of the Landlord. Consent by the Landlord to one or more assignments of this Lease or to one or more sub-lettings of the Property shall not operate as a waiver of Landlord's rights under this Section. 6 No assignment or other such encumbrance or transfer shall release Tenant of any of its obligations under this Lease or be construed or taken as a waiver of any of Landlord's rights hereunder. The acceptance of rent from someone other than Tenant shall not be deemed to be a waiver of any of the provisions of this Lease or consent to any assignment or subletting of the Property. Landlord shall have the right to terminate this Lease in the event of Tenant's failure to comply with the terms of this Section. (b) Neither this Lease nor any interest therein shall pass to any trustees or receiver in bankruptcy, or any assignee for the benefit of creditors, or by operation of law. This Lease shall terminate upon the happening of any one of the events in this sub-paragraph (b) or subparagraph (d). (c) Tenant shall promptly pay to Landlord as Additional Rent hereunder any rent or other payments pursuant to any sublease which exceed the amounts payable hereunder and all other consideration paid or to be paid by reason of any assignment or sublease. (d) No interest of Tenant in this Lease shall be assignable by involuntary assignment through operation of law (including without limitation the transfer of this Lease by will , intestacy, merger, consolidation, dissolution or foreclosure), including, but not limited to the following occurrences; (1) Tenant becomes insolvent as defined in the Federal Bankruptcy Code, admits in writing its insolvency or its present or prospective inability to pay its debts as they become due, is unable to or does not pay all or any material portion (in number or dollar amount ) of its debts as they become due, permits or suffers a judgment against it which affects Tenant's ability to conduct its business in the ordinary course, (unless enforcement thereof is stayed pending appeal), makes or proposes an assignment for the benefit of creditors, convenes or proposes to convene a meeting of its creditors, or any class thereof, for purposes of effecting a moratorium upon , or extension or composition of its debts, proposes any such moratorium, extension, or composition, or commences or proposes to commence any bankruptcy, reorganization, or insolvency proceeding, or other proceeding under any provision or chapter of the Federal Bankruptcy Code or any other federal, state, or other law for the relief of debtors. (2) Tenant fails to obtain the dismissal, within thirty (30) days after the commencement thereof, of any bankruptcy, reorganization, or insolvency proceeding, or other proceeding, or other proceeding under any law for the relief of debtors, instituted against it by one or more third parties or fails actively to oppose any such proceeding, or, in any such proceeding, defaults or files an answer admitting the material allegations upon which the proceeding was based or alleges its willingness to have an order for relief entered or its desire to seek liquidation, reorganization, or adjustment of any of its debts. (3) Any receiver, trustee, or custodian is appointed to take possession of all or any assets of Tenant or any committee of Tenant's creditor, or any class thereof, is formed for the purpose of monitoring or investigating the financial affairs of Tenant or enforcing such creditors' rights. 17. Subordination to Mortgage. Tenant covenants and agrees that this Lease is subject and subordinate to any mortgage or deed of trust which may now or hereafter encumber the Property, and to all renewals, modifications, consolidations, replacements and extensions thereof. This clause shall be self operative and no further instrument of subordination need be requested by any mortgagee. In confirmation of such subordination, however, Tenant shall at Landlord's request execute promptly any appropriate certificate, instrument or other document that Landlord may request. In the event of the enforcement by the trustee, mortgagee or the beneficiary under any such mortgage of the remedies 7 provided for by law or by such mortgage, Tenant will, upon receiving an assurance of nondisturbance from any person or parties succeeding to the interest of Landlord as a result of such enforcement, and upon request therefrom, automatically become the Tenant of, and attorn hereunder to, such successor in interest without change in the terms or other provisions of this Lease. Within 10 days of receipt of written request by such successor in interest, Tenant shall execute and deliver any instrument or instruments prepared by such successor in interest confirming the attornment herein provided for. Notwithstandi ng any foregoing provision hereof to the contrary, if the mortgagee or holder of any Mortgage hereinbefore described elects to have Tenant's interest in this Lease superior to any such instrument, then by notice to Tenant from such mortgagee or holder, this Lease shall be deemed superior to such lien whether this Lease was executed before or after said mortgage. Tenant shall at any time hereafter on demand execute any instruments, releases or other document which may be required by any such mortgagee or holder for the purpose of evidencing the superiority of this Lease to the lien of any such mortgage. 18. Estoppel Certificate. At Landlord's request, Tenant will execute an estoppel certificate addressed to any mortgagee, assignee or any other transferee of Landlord certifying as to information required by such mortgagee, trustee, assignee or transferee and agreeing to such notice provisions and other matters as any mortgagee may reasonably require in connection with Landlord's transfer or financing. 19. Signs and Graphics. Tenant shall not be permitted to place any lettering, signage, advertisement, notice or object and permit no such display on any windows or doors or on the outside of the perimeter walls of the Premises or Property or any other portion of the outside or inside of the Property except with the prior written consent of Landlord, which consent may be granted, withheld, or conditioned in Landlord’s sole discretion. Any sign, lettering, or other display not approved by the Landlord may be removed by it and the cost of such removal and the restoration of the Property resulting therefrom shall be deemed additional rent and paid forthwith by Tenant. 20. Acceptance of Goods. Tenant hereby releases Landlord, its agents and employees from any and all liabilities resulting from or related to the acceptance by Landlord of goods addressed to Tenant and delivered to the Building. 21. Tenant Insurance. (a) Tenant at its cost, shall maintain broad form comprehensive general liability insurance, including personal injury, property damage, products liability, completed operations and fire legal liability coverage with a single combined liability limit of not less than $1,000,000 for bodily injury, property damage and personal injury. Such coverage shall insure against all liability of Tenant and its authorized representatives arising out of or in connection with Tenant's use or occupancy of the Property. The broad form comprehensive liability insurance shall insure performance by Tenant of the indemnity provisions of this Lease, and the policy shall name Landlord as additional insured. (b) Tenant shall, at its cost, maintain workers' compensation and employers' liability insurance affording statutory workers' compensation benefits for the state in which the Property are located, if Tenant is obligated by law to provide such insurance, and employers' liability coverage in an amount not less than $100,000.00 (c) At its sole cost, Tenant shall maintain a policy of standard fire and extended coverage insurance with vandalism and malicious mischief endorsements and "all risk" coverage, including earthquake and flood, on all Tenant's property in or about the Property, for all of its full replacement value. Such insurance shall include Contingent Liability from Operation of Building Laws, demolition and increased costs to rebuild coverage’s; valuable papers and records coverage, providing for reproduction 8 costs measure of recovery; and coverage for damage to electronic data processing equipment and media, including coverage of the perils of mechanical breakdown and electronic disturbance. The proceeds from any such policy shall be used by Tenant for the replacement of personal property and the restoration of Tenant's improvements or alterations, if any. Tenant may, with the prior written consent of Landlord, elect to have reasonable deductibles. (d) Tenant shall maintain all other insurance Landlord requires in connection with T enant’s work or improvement of the Property, if any is expressly allowed by the Landlord. All insurance required to be provided by Tenant under this Lease shall be in a form, and in amounts acceptable to Landlord, and include a provision that they insurance will not be terminated or modified by the insurer without providing Landlord with thirty (30) days notice thereof. (e) If Tenant fails to comply with this Section, Landlord may obtain such insurance, and Tenant shall pay to Landlord upon demand as additional rent the premium cost thereof. (f) Prior to the Tenant’s occupancy of the Premises, and at any time thereafter if requested by Landlord, Tenant shall provide Landlord with proof of all insurance required to be maintained by the Tenant pursuant to the provisions of this Lease. 22. Landlord's Obligations. Landlord agrees as follows: (a) To request public utilities to furnish any electricity and water utilized in operating any and all of the facilities serving the Property. (b) That Tenant shall and have the Property, subject to the other terms hereof, provided that Tenant pays the rental herein recited and performs all of Tenant's covenants and agreements herein contained. It is understood and agreed that this covenant and any and all other covenants of Landlord contained in this Lease shall be binding upon Landlord and its successors or assigns only with respect to breaches occurring during its and their respective ownership of the Landlord's interest hereunder. (c) Landlord shall insure the Property and maintain public liability insurance for the protection of Tenant and Landlord, as their interests may appear. If Landlord elects to insure the Property and maintain such insurance, the amounts thereof and the deductibles in connection therewith shall be determined by Landlord in its sole discretion, provided that the limits of said insurance for covering the Tenant’s personal property in the Premises shall be _______________________________. Tenant shall, as additional rent, pay, or reimburse Landlord for the premiums for any insurance obtained by Landlord within 10 days of Landlord’s request. 23. Assignment by Landlord. Landlord shall have the right to transfer and assign, in whole or in part, all its rights and obligations hereunder and in the Property, and in such event and upon its transferee's assumption of Landlord's obligations hereunder (any such transferee to have the benefit of, and be subject to, the provisions of this Lease), no further liability or obligations shall thereafter accrue against Landlord hereunder. Tenant agrees upon notice thereof to attorn to such transferee in accordance with the provisions of this Lease. 24. THIS SECTION INTENTIONALLY OMITTED. 25. Damage to Building. If the Building or any building located on the Property is damaged 9 or destroyed by fire or other casualty, the Landlord shall have the right to terminate this Lease provided it gives written notice thereof to Tenant within ninety (90) days after such damage or destruction. If a portion of a building located on the Property is damaged by fire or other casualty and this Lease is not thereby terminated, the Landlord may, at its expense, restore the Property to as near the condition which existed prior to such damage or destruction as reasonably possible, and rent shall abate during such time if the Premises are untenantable, in the proportion that the untenantable portion of the Premises bears to the entire Property. Landlord shall not be responsible to the Tenant for damage to, or destruction of, Tenant's personal property any changes made by Tenant in, on or about the Premises, regardless of the cause of damage or destruction, except as may be expressly stated elsewhere herein. 26. Surrender of Premises; Holding Over. (a) Upon the expiration of the Term, the Tenant is required, at it’s own expense, to remove all personal property and trash from the Premises, and return the Premises to the same condition as they were in at the time of the commencement of the Lease. If this requir ement is not met, Landlord, in its sole discretion, will remove all personal property and trash, clean the Premises, and the Tenant shall pay a “clean out” fee in the amount of One Thousand Dollars ($1,000). Landlord shall be permitted to dispose of such personal property as Landlord sees fit, and Tenant waives all claims against Landlord for any damage to Tenant resulting from Landlord's retention or disposition of Tenant's personal property. (b) If Tenant, with Landlord's written consent, remains in possession of the Property after expiration of this Lease, such possession by Tenant shall be deemed to be a month-to-month tenancy on all provisions of this Lease, except those pertaining to term and rent. Tenant shall pay Base Rent in an amount equal to 125% of Base Rent for the last full calendar month during the regular term, which , which payments shall be made in monthly installments as described in to Section 6. Landlord shall have the rights provided it at law or in equity including, without limitation, the right to terminate Tenant's right to possession of the Property upon notice as provided by law with respect to month-to-month tenancies. 27. Attorneys' Fees and Court Costs. Tenant agrees to pay the Landlord’s attorneys' fees, court costs, and disbursements incurred by Landlord to enforce this Lease, or any part thereof, or collect any rent due, or to become due hereunder, or recovery of the possession of the Property. 28. Default by Tenant. If default be made in the payment of any sum to be paid by Tenant under this Lease, and default shall continue for fifteen (15) days, or default shall be made in the performance of any of the other covenants or conditions which Tenant is required to observe and to perform, and such default shall continue for seven (7) days, or if the interest of Tenant under this Lease shall be levied on under execution or other legal process, or if any petition shall be filed by or against Tenant to declare Tenant bankrupt or to delay, reduce or modify Tenant's debts or obligations, or if any petition shall be filed or other action taken to reorganize or modify Tenant's capital structure if Tenant is a corporation or other entity, or if Tenant be declared insolvent according to law, or if any assignment of Tenant's property shall be made for the benefit of creditors, or if a receiver or trustee is appointed for Tenant or its property, or if Tenant shall vacate or abandon the Property during the term of this Lease or any renewals or extensions thereof, then Landlord may treat the occurrence of any one or more of the foregoing events as a breach of this Lease (an “Event of Default”) and thereupon, at Landlord's option, Landlord may have any one or more of the following described remedies in addition to all other rights and remedies provided at law or in equity: (a) Landlord may terminate this Lease and forthwith repossess the Property and re-enter and remove all persons or property therefrom as permitted by law, and be entitled to recover forthwith as 10 damages a sum of money equal to total of: (1) the cost of regaining possession of the Property, including the costs of removal of any personal property or trash in the Premises; (2) attorney's fees, costs and disbursements incurred by Landlord as a result of the Event of Defaul; (3) unpaid rent; (4) a sum equal to the entire amount of rent, including all amounts treated as additional rent hereunder, for the residue of the stated term hereof plus any other sums provided herein to be paid by Tenant for the remainder of the Lease term; and (5) any other amounts necessary or provided for under applicable law to compensate Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under the Lease or which in the ordinary course of things would be likely to result therefrom. Landlord shall not be obligated to notify Tenant of the due date of rent nor demand payment thereof on its due date, the same being expressly waived by Tenant. The acceptance of any sums of money from Tenant less than the amount due, or after their due date, shall be taken to be payment on account by Tenant and shall not constitute a waiver by Landlord of any rights nor shall it reinstate the Lease or cure a default on the part of Tenant. All rights and remedies of Landlord under this Lease s hall be cumulative and shall not be exclusive of any other rights and remedies provided to Landlord under applicable law. (b) Landlord, in its sole discretion, may terminate Tenant's right of possession (but not this Lease) and may re-enter and repossess the Property without demand or notice of any kind to Tenant and without terminating this Lease, in which event Landlord may, but shall be under no obligation to do so, relet the same for the account of Tenant for such rent and upon such terms as shall be satisfactory to Landlord. For the purpose of such reletting, Landlord is authorized to restore the Property to building standards, and (i) if Landlord shall fail or refuse to relet the Property, or (ii) if the same are relet and a sufficient sum shall not be realized from such reletting after paying the unpaid Gross Rental due hereunder earned but unpaid at the time of reletting plus interest thereon from due date, the cost of recovering possession and all of the costs and expenses of decorations, repairs, changes, alterations and additions by Landlord and the expense of such reletting and of the collection of the rent accruing therefrom, to satisfy the rent provided for in this Lease to be paid, then Tenant shall pay to Landlord as damages a sum equal to the amount of the rent reserved in this Lease for such period or periods, or if the Property ha s been relet, Tenant shall satisfy and pay any such deficiency upon demand therefore from time to time and Tenant agrees that Landlord may file suit to recover any sums falling due under the terms of this Section from time to time on one or more occasions without Landlord being obligated to wait until expiration of the term of this Lease; such reletting shall not be construed as an election of the part of Landlord to terminate this Lease unless a written notice of such intention be given to Tenant by Landlord. Notwithstanding any such reletting without termination Landlord may at any time thereafter elect to terminate this Lease for such previous breach. (c ) Landlord shall have a statutory lien upon all of the personal property located in the Premises, and may deny access to any such personal property pursuant to the provisions of the “Minnesota Liens on Personal Property in Self-Storage Act” Minn. Stat. Sections 514.970 – 514.979 (the “Self-Storage Lien Act”), and also enforce the statutory lien pursuant 11 to the Self-Storage Lien Act. Failure of Landlord to declare any default immediately upon occurrence thereof, or delay in taking any action in connection therewith, shall not waive such default, but Landlord shall have the right to declare any such default at any time thereafter. If Tenant defaults in the observance or performance of any Tenant's covenants, agreement or obligations hereunder wherein the default can be cured by the expenditure of money, Landlord may, but without obligation, and without limiting any other remedies which it may have by reason of such default, cure the default, charge the costs thereof to Tenant, and Tenant shall pay the same as additional rent forthwith upon demand, together with interest thereon. 29. Hold Harmless/Waiver of Subrogation. Tenant shall indemnify Landlord from and against any and all demands and liabilities arising from or relating to injury or loss of life to persons or arising from Tenant's negligence or intentional misconduct in the use of the Property and the conduct of Tenant's agents and invitees in or around the Premises, Building and the Property. Landlord shall indemnify Tenant from and against any and all demands and liabilities for or relating to injury or loss of life to persons or damage to or loss of property to the extent arising from Landlord's negligence or willful misconduct in and around that portion of the Building other than the Premises. In the event of an act or occurrence in which both Landlord and Tenant are attributed some degree of fault, the parties' respective rights to contribution and indemnity shall be as generally provided at law or in equity. The duty to indemnify contemplated hereby includes the duty to pay all reasonable and necessary attorneys' fees and costs incurred by the indemnitee in connection with any such proceedings. To the extent possible, Landlord and Tenant release one another, and their respective shareholders, members, partners, officers, directors, governors, director, employees, and agents, from all liability to the other, or anyone claiming through them by way of subrogation or otherwise, for any loss or damage covered by property insurance, or coverable by a customary policy of insurance required by this Lease, even if such loss or damage was caused by the fault or negligence of the other party, or anyone for whom such party may be responsible. 30. Severability. If any term or provision of this Lease, or the application thereof to any person or circumstances shall to any extent by invalid or unenforceable, the remainder of this Lease, or the application of such provision to persons or circumstances other than thos e as to which it is invalid or unenforceable, shall not be affected thereby, and each provision of this Lease shall be valid and enforceable to the extent permitted by law. 31. Waiver of Covenants. Failure of Landlord to insist in any one or more instances upon strict performance of any term, covenant or condition of this Lease or to exercise any remedy or option herein contained, shall not be construed as a waiver or a relinquishment for the future of such term, convenient, condition, remedy or option, but the same shall continue and remain in full force and effect. The receipt by Landlord of rents with knowledge of a breach in any of the terms, covenants or conditions of this Lease to be kept and performed by Tenant shall not be deemed a waiver of such breach, and Landlord shall not be deemed to have waived any provision of this Lease until expressed in writing and signed by Landlord. 32. Notices. All notices, demands consents and approvals which may or are required to be given by either party to the other hereunder shall be in writing and shall be deemed to have been fully given 12 when deposited in the United States mail by “verified mail” to the addresses of the Party set forth below. The term “verified mail” is defined the Self-Storage Lien Act as any method of mailing that is offered by the United States Postal Service or private delivery service that provides evidence of mailing. Landlord: Tenant: The above address may be changed by a party on at least fifteen (15) days' notice to the other party. The Self-Storage Lien Act requires that the Tenant be allowed to provide an alternate contact person for the purposes of providing notice(s) of default under Minn. Stat. Section 514.973. That alte rnate contact person is: Tenant’s Alternate Contact Person: If the Tenant declines to name an Alternate Contact Person, the Tenant MUST initial the statement below: Tenant hereby confirms that Tenant declines to provide an alternate contact. ______________. Tenant’s Initials 33. Miscellaneous. (a) No rights to light or air over any property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. (b) This Lease shall be binding upon and inure to the benefit of Landlord its successors and assigns, and shall be binding upon and inure to the benefit of Tenant, and, to the extent assignment may be approved by Landlord hereunder, Tenant's successors or assigns. (c) All rights and remedies of Landlord under this Lease shall be cumulative and none shall exclude any other rights or remedies allowed by law; and this Lease is declared to be a Minnesota contract, and all of the terms hereof shall be construed according to the laws of the State of Minnesota. (d) The captions in this Lease are for convenience only and are not part of this Lease. 13 (e) This Lease may be simultaneously executed in several counterparts, each of which shall be an original and all of which shall constitute but one and the same instrument. (f) The exhibit(s) attached to this Lease are hereby made a part of this Lease. Landlord and Tenant respectively, have duly signed this Lease as of the day and year first above written. (34) Military Service. Tenant hereby discloses and confirms, by initialing below, whether or not Tenant is, or is not, a member of the uniformed services as the term is defined in United States Code, title 10, section 101(a)(5), or a member of the National Guard or a reserve component under United States Code, title 32, section 101. Tenant is such a member _________ Tenant is not such a member _________ (35) Statutory Disclosures. a. The name and address of the person authorized to manage the Property and Premises is: Name: Address: b. The name and address of the owner of the Property, or an agent authorized to by the owner to accept service of process, and give receipt for notices and demands is: Name: Address: [SIGNATURE PAGE FOLLOWS] 14 Landlord: ________________ Tenant: ______________________________ By_______________________________ By:________________________________ Craig Scherber Its: Chief Manager Its: ____________________ The undersigned personally guaranties performance of Tenant’s obligations under the terms of this Lease, and confirms that the Landlord will not enter into the Lease without this personal guaranty and that there is adequate consideration for this personal guaranty. ____________________________________ Date: ______________________ Standard Lease - Rockford Rentals.v. 2-2.23.21 15 EXHIBIT A To Lease Dated ____________________ _______________________________, as Landlord And ______________________, as Tenant Depiction of Premises 16 EXHIBIT B To Lease Dated _________________________________, as Landlord _______________________________, as Tenant Tenant Improvements Page 1 of 2 STAFF REPORT Agenda Item: 8d. City Council Meeting: September 28, 2023 Prepared By: Kendra Lindahl, AICP Topic: Red Barn Pet Retreat Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Conditional Use Permit and Site Plan (PID 01-119-23-44-0045) (City File No. 23-008) Action Required: Recommendation Review Deadline: November 6, 2023 1.Application Request The applicant, Daniel Benjamin of Red Barn Pet Retreat, asks for approval of a land use application with several components: a comprehensive plan amendment (CPA), rezoning, preliminary plat, conditional use permit (CUP) and site plan. The goal of his application is to expand his existing pet daycare and boarding business that operates out of his home west of this parcel (19520 Stieg Road). 2.Prior Review A sketch plan for this proposal was reviewed by the Council on December 22, 2022, and feedback was provided to the applicant as they considered their options to move forward with a formal application. The Parks and Trails Commission reviewed this item at their regular meeting on May 18, 2023. The Commission recommended (6-0) park dedication be accepted as cash-in-lieu of land. The Planning Commission held a public hearing on September 7, 2023. In addition to the applicant, there were several people who spoke in support of the request. There were also several letters of support that were submitted and shared with the applicant. The Planning Commission voted 4-0 to recommend approval of the request. The Commission specifically indicated support for the proposed lap siding and landscaping calculation based on building size rather than lot size. Figure 1 - Location map Page 2 of 3 3.Background Red Barn Pet Retreat is an existing business located at 19520 Stieg Rd in Corcoran that offers pet boarding and pet daycare services. Currently, the commercial kennel operates as a conditional home occupation approved through an interim use permit (IUP) in 2016. The current location is limited to 60 dogs per day and 12 part-time employees (6 employees per shift). This will continue to operate as a separate entity. The business has quickly outgrown the existing capacity of the residential property. The applicant searched for property within Corcoran that will allow his business to expand to a second location to meet the high demand of pet care in the area. The subject property proposed for the business expansion is an outlot that was reserved for future light industrial development as a part of Bellwether 2nd Addition in 2019. There are no existing structures on the site. 4. Context Zoning and Land Use The property is guided Light Industrial in the 2040 Comprehensive Plan and zoned Light Industrial (I-1). The subject property was platted as Outlot A, Bellwether 2nd Addition. This part of a larger parcel that was sold to Pulte, but the original landowners retained this 14.89-acre parcel. Surrounding Properties The property to the north is Nelson International, guided Light Industrial and zoned I-1. The properties to the west are guided as Low Density Residential and zoned Planned Unit Development (PUD) for Bellwether. The property to the south is guided Commercial and zoned Community Commercial (C-2). The residential properties to the east are located in the City of Maple Grove. Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map reflects savanna/pasture upland on the site. This plant community is not considered a high-quality natural community. Figure 2 - Natural Resources Inventory Map Page 3 of 4 The wetland delineation completed in 2018 for Bellwether included this property. There is a small portion of a DNR protected wetland located in the northwest corner of the property and a larger DNR protected wetland located within the mid-east portion of the parcel (as indicated in purple in the image to the right). There is a small, low-quality wetland located along the north property line and a larger high-quality wetland located along the west property boundary. 5. Analysis A. Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment. The comprehensive use plan is the City’s long-range planning tool that indicates what type of development should occur on all land within the City. It is the City’s plan for directing future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety, and welfare of the community. The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinance. If the proposed plat meets these standards, the City must approve the preliminary plat. The City’s discretion in approving or denying a CUP is based on whether the proposal meets the standards outlined in the City Code. If it meets these standards, the City should approve the CUP. The City’s discretion in approving or denying a site plan is limited to whether the proposal meets the performance standards outlined in the City Code. If It meets these standards, the City must approve the site plan. B. Consistency with Ordinance Standards Staff reviewed the application for consistency with the 2040 Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and other City Code requirements as well as City policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached engineering memos and the approval conditions require compliance with these memos. The engineering memos are Figure 3 - County wetland map Page 4 of 5 consistent with guidance provided to the applicant in the feasibility study completed in February 2023. Comprehensive Plan Amendment The primary request of the applicant is to develop a portion of the property for use as a commercial kennel. Commercial kennels are not an allowed use within the I-1 district. Commercial kennels are allowed as a conditional use in the C-2 district. Since the existing underlying land use is Industrial, the property cannot be rezoned to C-2 without a CPA to reguide the property to Commercial in the 2040 Future Land Use Map. The Comprehensive Plan is a living document. When the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a CPA request: - Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. - Whether or not the change is needed to allow reasonable development of the site. - The relationship of the proposed amendment to the supply and demand for particular land uses within the City and the immediate vicinity of the site. - A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. - The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: o Transportation; o Sanitary Sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; Figure 4 - Land Use Map Page 5 of 6 o Water supply; and o Park and open space. - Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments, or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. Staff believes there is merit to the request. The property directly south across Stieg Rd is guided for commercial, so this request would simply extend the boundary of an existing land use within the vicinity. The commercial intent is consistent with the overall vision for the Northeast District as a job-creation zone that provides a non-residential tax base to the City. Furthermore, commercial uses on this property may be more compatible to the adjacent residential neighborhood to the west than light industrial uses. The land use plan change may be consistent with the goals of the Comprehensive Plan as it will allow reasonable development of the site while supporting the growth of an existing business within the community. Adjacent jurisdictions were notified of the proposed CPA as required and no concerns were raised. If the request is approved by the City Council, the CPA will be submitted to the Metropolitan Council for review to ensure consistency with regional systems. Rezoning The subject property is currently zoned I-1 which allows for manufacturing, warehousing and other similar uses. The applicant requests that the property be rezoned to C-2 which allows for retail and service businesses oriented towards motorists. The change in zoning will allow for a portion of the property to be developed as a commercial kennel for the applicant’s pet daycare and boarding business. The following criteria should be considered when evaluating a rezoning request: A. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. Figure 5 - Zoning Map Page 6 of 7 If granted, the rezoning request will reduce the available amount of light industrial acreage for development within the Northeast District. However, rezoning the property to C-2 may advance the following goal of the 2040 Comprehensive Plan as it relates to land use: Goal 3: Create new land use opportunities to expand and diversify the City’s tax base by encouraging new commercial development. Furthermore, one of the underlying development goals of the Northeast District is to facilitate a job creation zone. The proposal appears to be consistent with the City’s guiding documents and the request does not conflict with public facilities or capital improvement plans. B. The proposed action meets the purpose and intent of this Ordinance or in the case of a map amendment it meets the purpose and intent of the individual district. The rezoning request is a zoning map amendment. The purpose and intent of the C- 2 district requested for the subject property is stated as follows: This district is intended to provide for a variety of retail and service businesses serving the region, which are oriented towards motorists and require high volumes of traffic and visibility from major roads. The service area for this area will extend beyond the boundaries of Corcoran. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area. The rezoning request for this property may be consistent with the purpose of the C-2 district. This general area can accommodate the purpose and anticipated uses of the C-2 district as evidenced by the existing C-2 district boundaries to the south of the subject property. C. There is adequate infrastructure available to serve the proposed action. The feasibility study confirmed there is adequate infrastructure available to serve the rezoning request. D. There is an adequate buffer or transition provided between potentially incompatible districts. Stieg Road currently acts as a delineation between the C-2 and I-1 district. This request will simply extend the C-2 district northwards across Stieg Road to encompass the subject property. The C-2 district is relatively compatible with the I-1 district and existing use of the adjacent property to the north. Rezoning the subject property to a C-2 district may arguably provide a better transition in intensity/uses to the Bellwether neighborhood to the west and the I-1 district to the north. Page 7 of 8 Preliminary Plat Lot Standards Assuming the City approves the CPA and rezoning components of the application, the proposed preliminary plat (entitled Red Barn Pet Retreat) should be reviewed based on the following lot standards for the C-2 district: C-2 Proposed (Lot 1) Minimum lot area 1 acre 12.45 acre (1.41 acre outlot) Minimum lot width 100 ft. 435.78 ft. Minimum lot depth 200 ft. 959.31 ft. Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 ft. 200.2 ft. Front, From all other streets 25 ft. 80+ ft. Side/Rear 20 ft. 500 +/- ft. Adjacent to Residential 50 ft. 380 +/- ft. Minimum Parking Setbacks: Front 100 ft. 25 ft. 130 +/- ft. 27 +/- ft. Side/Rear 10 ft. 500+ ft. Maximum Principal Building Height 35 ft. 27 ft. +/- (est.) Maximum Impervious Surface 80% 13.17% *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways as shown on the 2040 Roadway Functional Classification map in the 2040 Comprehensive Plan. The preliminary plat shows a 12.45-acre Lot 1, a 1.4-acre Outlot A and dedication of 1.04 acres of right-of-way. The outlot is undevelopable until it is final platted as a lot. The applicant provided a ghost plat showing how the 12.45-acre Lot 1 could be subdivided in the future. Dedication A public street with a 60-foot right-of-way and cul-de-sac will be dedicated to the City as part of this plat. However, the applicant requests that he not be required to build the public street at this time as it will be unnecessary for the current phase of development which is limited to Lot 1. The street would be built out at the time of additional phases of development. For the interim, the applicant will construct a driveway in the public right-of-way to serve Lot 1. Figure 6 - Preliminary Plat of Red Barn Pet Retreat Page 8 of 9 This will require an encroachment agreement with the City. This is similar to what the City permitted for Nelson Trucking to the north, which has private drive in a public right- of-way until the public street is built with future development. Future Development The ghost plat shows that Lot 1 could potentially be subdivided into four lots ranging from 1.90- to 4.64-acres in size. The ghost plat appears to conform to the C-2 dimensional standards; however, staff notes that stormwater management will need to be addressed on either a development or individual basis prior to any further subdivision. The City Engineer recommends that stormwater analysis be conducted for the entire concept at this time to ensure that stormwater requirements can be met for the future streets and future development sites. Conditional Use Permit Commercial kennels are a conditional use in the C-2 district. Other than ongoing compliance with animal regulations as outlined in Chapter 81 of the City Code, no specific standards are outlined for commercial kennels. Section 1070.020 of the Zoning Ordinance outlines general evaluation criteria for CUPs. A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. Granting the CUP for a commercial kennel to allow the expansion of an existing business within the community aligns with the 2040 Comprehensive Plan. The CUP will support and promote an existing business that has proven to be viable and responsible for the needs of the community. The following land use goals of the 2040 Comprehensive Plan will be accomplished by granting the CUP: - Goal 3: Create new land use opportunities to expand and diversify the City’s tax base by encouraging new commercial development. - Goal 4: Attract and encourage new light industrial, office-industrial, high tech and professional services, and maintain and expand existing businesses in Corcoran. 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 conditional use will promote and enhance the welfare of the general public. The popularity of the applicant’s existing business location is evident and the driving force behind the expansion to a second location. The applicant’s narrative explains that many residents of the surrounding area, including Bellwether residents, rely on his services to take care of their beloved pets. Page 9 of 10 Granting the CUP for the proposed commercial kennel is not likely to be detrimental or endanger the public health, safety, morals, or comfort of the area. The applicant was intentional with the building design in the hopes of constructing a building that is reflective of Corcoran’s rural character. The proposed building pad for Red Barn Pet Retreat is centrally located on the overall plat with the front entrance facing to the south. This allows the kennel to be located away from the nearby residential uses. The exterior play yards will be enclosed by a 7-foot tall privacy fence to reduce any sound created by the dogs. The company has a “no bark policy” to promote a calm and peaceful environment. This means each bark is train corrected through positive reinforcement. The applicant commits to not allowing dogs to bark uncontrolled while outside. Staff has no history of complaints related to barking related to the existing business. 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 impar property values within the neighborhood. It is unlikely the proposed commercial kennel will be injurious to the use, enjoyment, and property values of surrounding properties. As previously discussed, the applicant’s site design and business model minimize sound and barking to the extent possible. The applicant has operated his business out of his home since 2017. The City is not aware of any complaints to suggest the use is injurious to the neighborhood, and there is no evidence the property values of the surrounding area are negatively affected by the business. 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 large acreage (12.45) of Lot 1 allows the applicant to construct a new building and yard for his business and replicate the large trail loop that he constructed on the existing Red Barn Pet Retreat site. The site plan does not show the location of these walking trails and the plan must be updated to show the trails and updated for City approval prior to construction. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. The feasibility study completed for this project confirms utilities are available to the site. The applicant will be responsible for improvements to accommodate the site. Page 10 of 11 F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The conditional use conforms, or can reasonably conform with conditions of approval, to the regulations of the C-2 zoning district and Northeast District. G. The conditional use and site conforms to performance standards as specified by this Chapter. Staff finds this to be true with conditions of approval to ensure conformance with performance standards. This is further discussed in the subsequent site plan analysis of this report. Site Plan District Size Regulations As noted in the preliminary plat section of this report, the dimensional requirements for the C-2 district would be met. The SWPPP plan shows post-construction impervious surface area of 1.64 acres, which would be well below the 80% impervious surface coverage limit for the district. However, the synthetic turf for the play area may be considered impervious, and it is unclear whether this area was considered in the impervious surface calculations. The applicant will need to work with engineering to confirm how the proposed turf is handled for impervious surface calculations and provide an updated calculation if needed. The current plans do not provide stormwater management for the future street and future development, but additional stormwater ponding will be required and will result in the loss of future development areas. Design Guidelines and Architecture The property is located in the Northeast District of the City and subject to the design standards of Appendix C in addition to the performance standards in Section 1060 of the Zoning Ordinance. The NE District Plan has the following architectural requirements: Figure 7 - Site plan Page 11 of 12 - At least 60% of each visible building façade must be of a Class 1 material as designated in the NE District Plan. - No more than 10% of each visible building façade may be of a Class III material. - Building elevations exceeding 80 ft. in length must be broken up with at least two of the following: changes in plan, changes in color, texture, materials or masonry pattern, windows or an equivalent element that breaks up the elevation. All four building facades rely heavily on LP Smart Siding (also known as fiber-reinforced cement board siding which is a permitted Class I material and can be considered a Class I material for non-residential uses) with a thickness of ½ inch. Fiber-reinforced cement board siding with a minimum of thickness of ¼ inch is considered a Class I material for residential uses. However, the City Council can approve the use of this material on a commercial building as an “other materials of a similar quality.” • The draft resolution allows this siding as recommended by Planning Commission. The Council should modify the resolution if they do not wish to allow this material. Ten percent of the south elevation includes stone veneer (which is considered architectural cladding which can be a Class I material with a thickness of 5/8 inches). The north and west elevations are comprised entirely of LP Smart Siding with versetta stone incorporated as wrapping on columns. The plans state that the east elevation includes a combination of red and grey LP Smart Siding and versetta stone wrapping the columns. The plans also show beige shakes with a mural. The applicant indicates that these shakes are LP Smart Siding. Assuming the Council approves the use of LP Smart Siding (and shakes) for this site, then the building materials comply with the NE District standards with a condition of approval added in the draft resolution that the stone veneer comply with the thickness standard of at least 5/8 inches. All of the building elevations are broken up by the use of different colors, windows, columns, and different textures as required by the City Code. The applicant proposes to use asphalt shingles for the large majority of the roof. The roof of the front porch overhangs on the north and south are proposed to be standing seam (metal with concealed fasteners). The proposed dark color is depicted in the renderings. Per Section 1060.050, acceptable roofing materials for non-residential structures include asphalt shingles, wood shingles (including shake), concrete, clay, or ceramic tile roofs. Metal roofs with a pitch greater than 2:12 are permitted if the following standards are satisfied: - Color samples shall be provided for review and approval by the City Council as part of the site plan review. - Meets the standards of the MN State Building Code. - Has concealed fasteners. Page 12 of 13 - Has a high-quality commercial thickness/weight. - Has been treated with a factory applied color coating system against any fading or degradation. The applicant must provide material details for review and approval by City staff to ensure compliance with ordinance standards. Staff believes that the building materials do combine to evoke the rural character envisioned by the NE district standards. Architectural plans were submitted, but the building plans are missing key building code information. A condition of approval is for the applicant to submit updated architectural plans that include building code details, confirms the overall square footage, and the applicant’s calculations used to inform other components of the site plan (e.g., parking and landscaping). The building floor area must be provided to ensure compliance with parking requirements. Figure 8 - Building rendering Future Structure The plans show a future 4,000 sq. ft. building northeast of the main structure. No details have been provided. Accessory buildings are limited to a maximum of 1,000 sq. ft. and are not permitted in the front yard in commercial districts, so this would not be permitted as an accessory building. Section 1060.050 allows more than one principal building on a non-residential lot by conditional use only and access, parking and emergency vehicle access would all need to be addressed. Staff has concerns about access to this building as a principal use. At this time, no approval is requested or granted for this building. Page 13 of 14 Refuse The applicant’s plans indicate that an exterior trash enclosure will be provided on the north side of the east elevation, but no details have been provided. This information (e.g., details on the trash enclosure) must be provided as a condition of approval. The applicant will be expected to comply with the following standards in Section 1060.020 of the Zoning Ordinance: - No exterior incineration of trash or garbage. - No exterior storage of trash or garbage except in an accessory building enclosed by walls and a roof or in closed containers within a totally screened area. Screening The plans do not appear to show rooftop or ground mounted mechanical equipment. Based on the building plans, it is assumed that ground mounted mechanical equipment will be utilized. A condition of approval is that a screening plan be provided for such equipment that complies with Section 1060.030 of the Zoning Ordinance as well as the Screening portion of Appendix C. Specifically, utility service structures (such as utility meters, utility lines, transformers, aboveground tanks) and ground mounted mechanical equipment must be screened from off-site views utilizing a double row of landscaping, a privacy fence, or a wall that is at the same height as the structure it is screening or six feet, whichever is less to screen from off-site views. A chain link fence with slats shall not be accepted as screening. Lighting A lighting plan was not provided. The applicant confirmed there will be exterior lighting and has shown locations on the plans, but no details have been provided. Staff has included a condition in the draft resolution requiring submittal of a plan and details showing compliance with Section 1060.040 of the Zoning Ordinance: - Lights shall not exceed one foot-candle as measured from the property line or the centerline of a public street. - Lenses, deflectors, shields, louvers, or prismatic control devises shall be used to eliminate glare beyond the property line. - Light fixtures and freestanding luminaires shall have a cutoff angle of less than or equal to 90 degrees. - The height of a freestanding luminaire shall not exceed 30 feet or extend above the roof line of the building, whichever is less. - Any accent lighting must be shielded. Parking The proposed parking lot and drive aisle complies with the following setbacks required in Section 1060.060 of the Zoning Ordinance: Page 14 of 15 Property Line Setback Side (north) 10 ft. Front along CR 101 (east) 100 ft. Front along all other roads (south & west) 25 ft. The number of required parking stalls is based on the floor area of the building. This is to be calculated by adding up the floor area of each level minus 10% to account for stairwells and utility rooms. The gross floor area is 19,608 sq. ft. (17,647 net sq. ft). The minimum number of off-street parking spaces based on specific contemplated uses are provided in Section 1060.060, Subd. 8 of the Zoning Ordinance. Pet boarding and pet daycare are not a specific listed use in the table. In such instances, Subd. 9 provides that the Zoning Administrator will compute the minimum requirement on the same basis as required for the most similar listed uses while also consulting off-street parking reference materials. The applicant’s site layout plan shows 61 striped parking stalls including 2 handicapped spaces. The most similar use contemplated in the Subd. 8 table appears to be “office buildings, animal clinics, medical/dental clinics.” This requires one parking space for each 200 square feet of floor area with a minimum of 8 spaces required. Under this formula, a minimum of 88 parking spaces are required. Considering the drop-off nature of the facility, this number may be excessive to accommodate employees and peak hours of use. The applicant indicates that the site will have 30-55 employees with an estimated 15 employees on the largest shift. The narrative also indicates that there will be 34 parking spaces dedicated for customer and 39 for employees (totaling 73); however, the plans only show 61 parking spaces. The applicant noted that employee parking with be on the east side of the site. The applicant indicates that the site will have overnight boarding for 115 pets, grooming, retail and training programs. Some pets will not be boarded overnight, so it is unclear from the narrative how many pets could be on site at any one time. However, staff expects the business to have peak drop off and pick up times where parking is in high demand, however, we believe that parking time is short term. Staff reviewed the APA and other city’s standards for parking at this type of facility and found the following: • 21st Century Land Development Code” from the American Planning Association: Minimum: 1 per 300 sf GFA Maximum: 1 per 1,500 sf GFA • Bloomington, IN: 1 space per employee on the largest shift, plus 1 space per 500 sq. ft. GFA • St. Charles, IL: 3 spaces per 1,000 GFA • St. Cloud, MN: 1 space per 600 sq. ft. of gross floor area • St. Louis Park, MN: 1 space per 200 sq. feet not less than 5 stalls Page 15 of 16 Based on an analysis of other ordinances, staff believes that the proposed 61 parking stalls area reasonable for the proposed use. However, if parking does become a documented problem, it appears that additional stalls could be added to the northeast portion of the parking lot. Parking areas with 4 or more stalls shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least 3 feet shall be provided to screen vehicle headlights. The landscaping plan does not show compliance with these requirements. The landscaping plan must be revised to show compliance with these screening requirements on the south and east sides of the parking lot. The NE District plan has additional parking requirements that apply to the site. • A bicycle rack is required for all non-residential uses and is shown near the front entrance. No details have been provided and staff has included that as a condition of approval. • Parking bays must have landscaped islands at each end of the parking bay, and intermediate islands to break up bays in excess of 15 spaces in length. End landscape islands shall provide at least 360 square feet of area for planting trees, shrubs, and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area. The site plan shows compliance with these requirements; however, the landscape plan and site plan do match and must be updated for consistency. • When the local street serving the larger development is constructed, there should be a landscape buffer between the public sidewalk and the parking area. The buffer must consist of shade trees, low shrubs, or perennial flowers and a 3-4 ft. tall decorative fence or masonry wall. There are four trees currently shown on the landscaping in the buffer area between the eventual public sidewalk and the parking area. The landscaping plan must be revised to include more vegetation within the area that will eventually serve as the required buffer from the future sidewalk. Signage The building and site plans show two signs for Red Barn Pet Retreat. One wall sign on the south elevation over the primary entrance. A second monument sign in the southeast corner of Lot 1. The wall sign looks to be well within the parameters for wall signs outlined in Chapter 84.05 of the City Code. The plans do not indicate if there will be a lighting component to the sign. This would be reviewed with the eventual sign permit application and must meet the lighting and brightness standards in Chapter 84.04 (8). The east elevation has what appears to be a mural. A mural is permitted as it is not considered a sign, however, a logo would be considered a sign and would not be permitted. Additional details will be required as part of the building permit. Page 16 of 17 The applicant confirmed plans for the monument sign to be identical to the monument sign at current business. This does include an external shielded light that is allowed if it complies with the lighting and brightness standards. The sign is allowed to be a maximum of 64 sq. ft. and a maximum of 16 ft. high. The sign appears to comply. The location of the freestanding sign is shown in a drainage and utility easement and may need to be adjusted as the applicant works through landscaping, parking and stormwater. An encroachment would be required to allow the sign in the easement. There should be plenty of space to accommodate the sign as only a 10 ft. setback from all property lines is required. Compliance with all sign regulations will be confirmed with the submittal of a sign permit. Streets and Access Access to the site would be provided via a new 60-foot wide public street right-of-way from Stieg Road. The applicant would construct a private driveway in the ROW and defer construction of the public street until development of Outlot A or further subdivision of Lot 1 is proposed. This is similar to the private improvements allowed in a public right-of-way or dedicated public street easement for Park Place Storage and Nelson International. The private improvement will require a formalized encroachment agreement. While the interim driveway location is allowable as shown, staff strongly recommended that the applicant consider relocating the driveway access for Red Barn Pet Retreat further north (as far north as can be accommodated) to plan and allow for better stacking, site circulation and business operations into the future as the other sites are developed. The applicant chose to keep the driveway in the current location, The applicant will be required to comply with all technical requirements of the attached Engineering Memo. The feasibility study completed for this project identified the need for the applicant to construct a westbound right turn lane on Stieg Road and restripe an eastbound left turn lane on Stieg Road. These improvements are shown on the plans; however, restriping of the westbound left turn lane will not be required at this time. The Engineering Memo further details additional requirements to finalize the plans for the turn lanes. Figure 9-Existing Freestanding Sign at 19520 Stieg Road Page 17 of 18 Since there is only one access point for the site and the parking lot along the eastern portion of the building exceeds 150 ft., a turnaround for emergency vehicles is required. The plans comply. Hennepin County has reviewed the plans is requesting a 10-foot trail easement adjacent to Brockton Lane (CSAH 101) and dedication of a 25 ft. x 25 ft. triangle of right-of-way at the NW corner of Stieg/CSAH 101 to accommodate utilities and preserve sight lines. Staff has included compliance with the County memo as a condition of approval. Public Safety Public safety reviewed the plans and provided comments. The fire chief also provided comments that must be addressed and are included as conditions of approval. Stormwater An Engineering Memo dedicated to stormwater is attached to this report. There are several technical aspects within the memo that must be resolved for the project to move forward. Compliance with this memo is a condition of approval. The NE District also requires non-residential uses to submit a Chloride Management Plan. This is included as a condition of approval in the draft resolution. Wetlands A wetland delineation was completed for this property on June 14, 2018 as a part of the delineation completed for Bellwether. Since wetland delineations are only good for five years, the applicant applied for and was granted an extension until July 18, 2028. Drainage and utility easements were provided over the wetlands and buffers as part of the Bellwether 2nd Addition plat and are shown on the preliminary plat. Wetland buffer monuments are required per Section 1050.010 of the Zoning Ordinance, but these are not shown on the certificate of survey or preliminary plat. The preliminary plat must be revised to show permanent wetland buffer monuments to be installed at each lot line where it crosses a wetland buffer, and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet of wetland edge. This has been included as a condition of approval. As stated in the Engineering Memo, the applicant will be required to submit a plan for staff review that identifies wetland buffers including which buffers the applicant believes may qualify as an existing buffer as well as which buffers will need to be established with the project and how this will be accomplished. The plans must be updated to show the 15 ft. structure setback from the edge of the wetland buffer. This setback will apply to the turf pet area, fence, concrete pavement, and building. Wetland buffer, wetland buffer setback and wetland buffer signs for all wetlands must be shown on the plans. This is included as a condition of approval. Page 18 of 19 Resiliency Strategies All developments within the Northeast District are required to choose three resiliency strategies. The applicant’s narrative did not explain which three are intended to be incorporated into the plans. Based on review, it appears the applicant may be close to achieving the following strategies: - Xeriscaping - Rain gardens/Bioretention Systems - Landscaping with Native Species However, the landscape plan does show enough information to ensure compliance with ordinance standards and must be updated to ensure compliance. The plans must include: 1. Planting Schedule (table) containing: a. Symbols. b. Quantities. c. Common names. d. Botanical names. e. Sizes of plant material. f. Root specification (bare root, balled and burlapped, potted, etc.). g. Special planting instructions. h. Seed mix for different planting areas clearly defined. 2. Location, type and size of all existing significant trees to be removed or preserved. 3. City of Corcoran Planting details. 4. Typical sections of landscape islands and planter beds with identification of materials used. 5. Details of planting beds and foundation plantings. 6. Note indicating how disturbed soil areas will be restored through the use of sodding, seeding, or other techniques. 7. Delineation of both sodded and seeded areas with respective areas in square feet. 8. Coverage plan for underground irrigation system. As part of the landscaping plan revisions, the applicant must specify the tree and shrub species proposed to verify the selection will satisfy the xeriscaping and native species requirements as outlined in Appendix C. It appears the south pond is proposed to be a rain garden/bioretention system, but additional details are required. This is included as a condition of approval. Utilities The Engineering Memo identifies a number of technical items related to municipal sewer and water for the site that must be addressed as the project moves forward in the review process. There are existing trunk sanitary sewer lines that run through the Page 19 of 20 northwest corner of the development. The applicant will be responsible for either connecting to one of the trunk sewer manholes or the sewer stubs provided for the lot along Stieg Rd. The plans must be revised to show the existing easement for the trunk sewer line on the site. A 12” trunk watermain line is available along the northern property line and a water stub is provided at Stieg Road. To accommodate the future development plan, the watermain must be looped through the site. The anticipated timeline for Corcoran’s water supply system to be operational is the end of 2024, but this date is subject to change. Until then, water would either need to be provided by the City of Maple Grove through an amendment to the existing water agreement with the City of Corcoran, or the applicant will be responsible for providing their own water supply and fire suppression system. The City of Maple Grove did provide comments that they would be willing to consider an amendment to the water supply contract with “provisions that the City of Corcoran share the cost of a signal at Stieg Road when it is warranted, and to fully construct the left- turn-limiting improvements at 101st Avenue at the same time”. City staff is concerned about taking an escrow from the developer for a project that is not scheduled for construction. If water cannot be provided through Maple Grove and the applicant wishes to develop prior to Corcoran water being available, a private well would need to be constructed to service the site on an interim basis and the applicant will be responsible for verifying the well can support a fire suppression system. Corcoran fees will still apply with the interim use of a private well. This would require a variance to allow development on a private well in advance of municipal water being available and this could be processed with the final plat application. The applicant indicated that he plans to request a variance to use a private well until Corcoran water is available. Policy Question The applicant requested that the trunk area lateral charges (TLAC ) and connection changes be deferred for water because he is not able to connect to municipal water and it. During a conversation with the applicant last week, he requested that it be deferred for both water and sewer. Sanitary sewer is currently available to the site and staff does not recommend deferring the sanitary sewer charges. TLAC charges are based on the pre-development net acreage. The developer has not provided that acreage, but for the purposes of this discussion let’s assume that is 10 acres on this 12.45-acre Lot 1. Outlot A would be subject to the charges in place at the time the outlot is final platted. • The combined Watermain & Raw Water and Treatment & Storage TLAC is $37,121.09 per acre (an estimated $371,210.90 for this site). This is due when the final plat is released for recording. • The Sewer TLAC is $7,526.31 per acre (an estimated $ 75,263.10 for this site). This is due when the final plat is released for recording. Page 20 of 21 • The total TLAC due would be approximately $446,474.00 prior to any oversizing credits that may be available. • The applicant has not yet obtained a SAC determination from the Metropolitan Council. Water connection charges would be $1,294 per unit and the Sewer connection charges would be $1,280.00 per unit. Staff discussed options and conferred with the City attorney. We have identified four options in order of staff preference: 1. Pay the sewer and water TLAC with the final plat and the sewer and water connection charges at building permit per the adopted fee schedule as required by City ordinance. 2. Pay the sewer TLAC with the final plat, pay the sewer connection charges at building permit and defer water TLAC fees and connection charges until the Corcoran water is available (estimated December 2024). The applicant will not have access to municipal water until the water treatment plan and well are online, so a private well will be required to serve the building (and provide fire suppression) until municipal water is available. This option was used for the Nelson International project directly to the north of this site as allowed by Chapter 51.030, Subd. 1.1.2. 3. Ordinance Amendment and Assessment Deferral. The Council could modify the City Code Chapter 51, subd. 1.4 to allow landowners to defer costs through an assessment agreement in circumstances beyond the hardship standards outlined in MN Stat. §435.193-195 . This would be an ordinance amendment and an assessment policy that includes standards for when the City would consider deferment of fee payment. This option allows the City to develop an assessment policy that would treat all landowners equitably. This is a way for the City to help finance developers. If the Council chooses to defer payments for this applicant, the City must establish standards and be aware that other developers will likely wish to pursue this option. We need to ensure it does not provide unfair advantage to one developer over another. 4. Assessment Agreement for Deferral. The City does not have an assessment policy that allows deferment of TLAC and connection charges for new development. If the City Council is interested in this option, staff would recommend developing an assessment policy with a 5-year assessment agreement at 4.74% interest rate (3.74% water treatment plant bond + 1%). An assessment policy would need to develop standards for when the TLAC charges and connections charges could be deferred. Under the current City Code standards in Chapter 51 (Regulating Public Sanitary Sewer And Water Within The City Of Corcoran), the Council would have to find that the applicant qualified for a deferral under Section 51.030, subd 1.4 (hardship). That section references MN Stat. §435.193-195 which discusses Page 21 of 22 hardship deferrals on assessment project for senior or disabled persons or those on active military duty. It largely focuses road assessment projects and homestead property. However, part (b) of 435.193 allows for a broader hardship determination “on the basis of exceptional and unusual circumstances.” Staff still believes this provision is for homestead properties and does not clearly allow this process for non-homestead properties like Red Barn. If the Council is interested in granting a hardship exception, City staff could be directed to work with the City Attorney to draft a policy. The policy could memorialize the unique circumstances with the Maple Grove water agreement and the fact that municipal water will likely be available in 15-18 18 months. A policy would also want to identify any other factors that would be considered unique. The City would want to be very thoughtful in what would be considered a “unique” hardship (if any) to minimize the use of a deferral. This should only be considered if Council truly believes that this developer’s circumstances are different from every other developer and landowner. Park Dedication The 2040 Comprehensive Plan shows two on-road trails (Stieg Road and County Road 101) and one off-road trail in the vicinity of this site. The off-road trail was previously dedicated with Bellwether. The on-road trails along County Road 101 are factored into the required right-of-way to be dedicated as part of the plat. A 10 ft. trail easement shall be provided over the 10 ft. drainage and utility easement along Stieg Road. On-road trails do not count towards a park dedication credit due to their location within ROW or a public easement. This subdivision requires park dedication with the creation of a new commercial lot. Staff and the Parks and Trails Commission recommend park dedication be provided as cash-in-lieu of land. Park dedication is calculated based on the net acreage of the lot and the applicant must provide this information with the final plat application. The estimated park dedication based on the 2023 fee schedule and the gross acreage of Lot 1 is expected to be $73,031.70 (12.49 acres x $5,866) but will be less when calculated on the net acreage. Park dedication will be due prior to the issuance of a building permit. Park dedication for Outlot A will be due when it is re-platted for future development. Landscaping Section 1060.070 of the Zoning Ordinance requires non-residential uses to provide the following landscaping: - One overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater. - One understory shrub for each 300 square feet of building or one tree per 30 lineal feet of site perimeter, whichever is greater. Page 22 of 23 Site perimeter Building area Area 4,118.97 feet 19,608 sq. ft. One overstory tree per 1,000 square feet of gross building floor area or one tree per 50 lineal feet of site perimeter, whichever is greater. 82 20 One understory shrub for each 300 square feet of building or one per 30 lineal feet of site perimeter, whichever is greater. 137 65 Total 219 85 The applicant’s landscape plan shows 35 overstory trees, 6 understory trees and 111 shrubs. Three understory trees can be substituted for overstory trees bringing the total to 37 overstory trees. The plans also notes that the plan will preserve 28 mature trees, but those trees are not shown on the plans. Staff believes that since the large lot is planned for future subdivision, it would be reasonable to allow less than the 82 trees and 137 shrubs required on site based on the larger site perimeter calculation. As noted previously, the plans must be updated to provide shrubs along south and east side of the parking lot to screen headlines. This will likely require at least 111 shrubs and possibly more. Staff supports the 37 overstory trees and a minimum of 111 shrubs for this site if all other screening requirements are met. • The City Council should discuss and provide a recommendation. All landscaping should be moved outside of the drainage and utility easements and County right-of-way. Figure 10 - Landscape Plan Page 23 of 24 The NE District Plan has additional landscaping requirements that apply to this site. A full complement of hardy overstory, ornamental, and evergreen trees as well as shrubbery and ground covers are required. Alternatives to traditional lawns are encouraged. The applicant’s turf establishment plan appears to show the majority of the site to be seeded with a turfgrass mix with incorporation of a native grass mix with the stormwater ponding. This appears to comply with the desire of the NE District Plan, but no details have been provided. A maintenance plan must be provided for the native prairie plantings for approval by the City, which is a condition of approval. This is in addition to requirements for the wetland buffers. The NE District has a preferred trees list. The applicant’s landscaping plan utilizes Black Hills Spruce and maples which are preferred species, but other selected materials are not. The plans must be updated to select from the species list in Appendix C. It is possible that the maple, flowering crab trees and shrubs indicated on the landscaping plan may also be a preferred species, but the exact species would need to be identified. Regardless, specification of the exact species is a requirement of the landscaping plan requirement, particularly to confirm that no more than 33% of the required number of plantings are from a single species. This is included as a condition of approval. Buffer Yard Per the newly adopted buffer yard standards, a buffer yard is required when a “developing” property is adjacent to or across a local street from property in a less intensive zoning district. Proposed Outlot A is adjacent to the Bellwether development, but Outlot A is being reserved for future development. Lot 1 that is to be developed is not directly adjacent to the Bellwether development. Therefore, compliance with the buffer yard standard should be reserved for redevelopment of Outlot A when it includes proposed development adjacent to Bellwether. At that time, a “B” buffer yard class would be applied since RSF-3 would be the closest single-family residential zoning district to the Bellwether Planned Unit Development. A “B” buffer yard class can be satisfied in the following ways: Width Overstory Plantings1 Understory Plantings1 Shrubs or Tall Native Prairie Plantings1, 2 Structures 10’ 1 4 6 Min. 4’ fence3 20’ 3 6 9 None 20’ 1 2 3 Min. 4’ fence3 30’ 2 4 12 None 30’ 1 2 4 Min. 4’ fence3 1 Per 100 feet of distance. 2 Requirement must be met by shrubs, tall native prairie plantings, or a combination deemed acceptable by the City. 3 Fence are subject to requirements in Section 1060.080 6. Summary Page 24 of 25 The applicant is requesting approval of a CPA, rezoning, preliminary plat, CUP and site plan to develop Red Barn Pet Retreat. If approved the next steps would be: a. City staff will submit the CPA to the Metropolitan Council for review. b. Once the review is completed, the applicant can submit a request for a final plat and a variance to allow development in advance of municipal water. The development contract and encroachment agreement would be approved with the final plat. The Council should provide direction on the Policy Issue related to utility charges discussed on pages 19 and 20 of this report. Staff has provided four options for consideration. If the City Council wishes to consider deferring payment of TLAC and/or connection charges in certain circumstances, they should direct staff to prepare an assessment policy for City Council review at a future meeting date. This policy would need to be adopted prior to approving a final plat and development agreement to defer payment and assess those costs for any property owner. 7. Recommendation Move to adopt the following as recommended by Planning Commission: a. Resolution 2023-82 Approving the Comprehensive Plan Amendment b. Ordinance 2023-502 Rezoning Property from I-1 to C-2 c. Resolution 2023-83 with Findings of Fact for Rezoning d. Resolution 2023-84 Approving the Preliminary Plat e. Resolution 2023-85 Approving the Site Plan and Conditional Use Permit Approval of the resolution approving the Comprehensive Plan Amendment requires a 4/5 vote. Approval of all other resolutions and the ordinance requires a 3/5 vote. Attachments: 1. Resolution 2023-82 Approving the Comprehensive Plan Amendment 2. Ordinance 2023-502 Rezoning Property from I-1 to C-2 3. Resolution 2023-83 with Findings of Fact for Rezoning 4. Resolution 2023-84 Approving the Preliminary Plat 5. Resolution 2023-85 Approving the Site Plan and Conditional Use Permit 6. Location Map 7. Hennepin County Natural Resources Map 8. Applicant’s Narrative received 08/18/23 9. Certificate of Survey dated 03/28/2023 10. Preliminary Plat “Red Barn Pet Retreat” dated 08/17/2023 11. Civil Plans dated 08/18/2023 12. Landscape Plan dated 08/19/23 13. Building Plans dated 5/10/2023 14. Building Renderings 15. City Engineer’s Preliminary Plat Memo dated 08/292023 Page 25 of 25 16. City Engineer’s Stormwater Memo dated 08/29/2023 17. Public Safety Memo dated 5/11/2023 18. Fire Chief comments dated 08/22/23 19. Hennepin County Comments dated 06/01/23 20. Maple Grove comments dated 05/26/23 21. Letters and Emails from residents and customers City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-82 Page 1 of 3 Motion By: Seconded By: APPROVING A COMPREHENSIVE PLAN AMENDMENT FOR “RED BARN PET RETREAT” AT THE NORTHWEST CORNER OF STIEG ROAD AND COUNTY ROAD 101 (PID 01-119- 23-44-0045) (CITY FILE 23-008) WHEREAS, Daniel Benjamin (“the applicant”) requested a Future Land Use plan amendment to re-guide approximately 15 acres from Light Industrial to Commercial on land legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the requested amendments at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council approves the request for a comprehensive plan amendment for the above referenced parcel, based on the following findings and subject to the following conditions: 1. The amendment will allow for new opportunities not previously considered by the 2040 Comprehensive Plan including providing a better transition from the lower intensity residential use to the west of the referenced parcel to the existing and contemplated light industrial uses north of the referenced parcel. 2. Reclassifying this site is needed to allow reasonable development of the site that responds to current market conditions. 3. Development of the site as part of the larger development will facilitate other planned infrastructure improvements, including stormwater improvements, sanitary sewer extension, municipal water extension and transportation improvements that will have regional benefits. 4. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. 5. The amendment is consistent with the goals of the Comprehensive Plan as it will support the growth of an existing business within the community and will support the job creation goal of the Northeast District. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-82 Page 2 of 3 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-82 Page 3 of 3 ATTACHMENT A Outlot A, BELLWETHER 2ND ADDITION, Hennepin County, Minnesota. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota ORDINANCE NO. 2023-502 Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT THE NORTHWEST CORNER OF STIEG ROAD AND COUNTY ROAD 101 (PID 01-119-23-44-0045) (CITY FILE NO. 23-008) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from Light Industrial (I-1) to Community Commercial (C-2), on land legally described as follows: See Attachment A Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final plat for this project. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota ORDINANCE NO. 2023-502 Page 2 of 2 ATTACHMENT A Outlot A, BELLWETHER 2ND ADDITION, Hennepin County, Minnesota. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-83 Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING FOR PROPERTY LOCATED AT THE NORTHWEST CORNER OF STIEG ROAD AND COUNTY ROAD 101 (PID 01-119-23-44- 0045) (CITY FILE NO. 23-008) WHEREAS, Daniel Benjamin (“the applicant”) requested approval to rezone approximately 15 acres of land legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council adopted an ordinance rezoning the affected parcels from Light Industrial (I-1) to Community Commercial (C-2); NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it approves the request for the reclassification of the property, based on the following findings and conditions: 1. Rezoning the referenced parcel to C-2 is not in conflict with the Comprehensive Plan. The rezoning will move forward the goal of the Comprehensive Plan to create new land opportunities while expanding and diversifying the City’s tax base. The rezoning is consistent with the underlying goal of the Northeast District to serve as a job creation zone. The plan incorporates the trail, park and street connections anticipated within the site. 2. The rezoning meets the purposes and intent of the individual district. The purpose and intent of the proposed C-2 district is to provide a variety of retail and service businesses serving the region, which are oriented towards motorists and require high volumes of traffic and visibility from major roads. The general vicinity of the subject property can accommodate the purpose and anticipated uses of the C-2 district as evidenced by the existing C-2 district boundaries to the south of the subject property. 3. There is adequate infrastructure available to serve the proposed action as confirmed in a feasibility study completed in February 2023. 4. There is an adequate buffer or transition provided between potentially incompatible districts. The C-2 district will provide a better transition in intensity and uses between the Bellwether development to the west and the light industrial uses to the north whereas such a transition is unlikely if the subject property were developed for light industrial uses based on the existing zoning for the property. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-83 Page 2 of 3 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-83 Page 3 of 3 ATTACHMENT A Outlot A, BELLWETHER 2ND ADDITION, Hennepin County, Minnesota. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-84 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “RED BARN PET RETREAT” ON PROPERTY LOCATED AT THE NORTHWEST CORNER OF STIEG ROAD AND COUNTY ROAD 101 (PID 01-119-23-44-0045) (CITY FILE NO. 23-008) WHEREAS, Daniel Benjamin (“the applicant”) requests approval of “Red Barn Pet Retreat” a commercial subdivision on property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the plan at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to create one lot and one outlot for “Red Barn Pet Retreat” in accordance with the plans and application received by the City on April 18, 2023 and revisions received on May 10, 2023 and August 18, 2023, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the comprehensive plan amendment and rezoning for “Red Barn Pet Retreat.” 3. The applicant shall comply with all requirements of the City Engineer’s Plat Review Memo and City Engineer’s Stormwater Memo dated August 29, 2023. 4. The applicant shall comply with all requirements of the Public Safety Memo dated May 11, 2023 and the fire chiefs comments dated August 22, 2023. 5. The applicant shall comply with the Hennepin County comments dated June 1, 2023, including dedication of right-of-way and easements. 6. If water services from Maple Grove cannot be provided prior to the availability of Corcoran’s water supply, the applicant must: a. Provide a private well permitted with the Minnesota Department of Health. b. Review fire suppression plan with the building official. c. Apply for an receive a variance to allow development in the MUSA in advance of municipal water service 7. Prior to submittal of the final plat, the applicant must provide revised plans showing the following: a. Change “Steig Road” to “Stieg Road.” b. Show C-2 district standards on the preliminary plat. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-84 Page 2 of 4 c. A 10-foot trail easement over the drainage and utility easement along Stieg Road for both Lot 1 and Outlot A. i. The easement must be shown on the preliminary plat. ii. The easement must be provided in recordable form. d. Locations of the wetland buffer, wetland buffer setback and monuments as required in Section 1050.010, Subd. 7 of the Zoning Ordinance. e. 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. 8. Prior to release of final plat for recording, the applicant shall enter into the following: a. A development agreement. b. An encroachment agreement for any site improvements within City right-of-way or easements. c. Stormwater maintenance agreement. 9. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. The installation of the wetland monument buffer signs according to 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. f. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010 Subd. 8(C) of the Zoning Ordinance. i. If existing wetland buffers are proposed to remain, the City’s wetland buffer specialist must inspect and confirm existing buffers are undisturbed and in an acceptable condition prior to submittal of the final plat application (if applicant proposing to maintain existing wetland buffers). g. Wetland buffers, buffer setbacks, plantings, seeding areas, and monument signs shall be shown on the landscape plan, site plan, grading plan and utility plan. h. A drainage and utility easement must be placed over all wetland and wetland buffer. 10. Park dedication shall be satisfied by cash-in-lieu of land. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add one new commercial property to the City. b. Employees of the commercial development will need and enjoy access to nearby existing and future trails that do not exist today as guided by the Comprehensive Plan. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-84 Page 3 of 4 c. Cash-in-lieu of land will be used only for the acquisition and development of parks recreational facilities, playgrounds, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d. Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. Code stipulates a dedication requirement of 4% of land or equivalent market value in cash. e. The applicant must provide gross acreage and pre-development net acreage for Lot 1 so that park dedication can be calculated. 11. 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 Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-84 Page 4 of 4 ATTACHMENT A Outlot A, BELLWETHER 2ND ADDITION, Hennepin County, Minnesota. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 Page 1 of 7 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN AND CONDITIONAL USE PERMIT FOR A DEVELOPMENT LOCATED AT THE NORTHWEST CORNER OF STIEG ROAD AND COUNTY ROAD 101 (PID 01-119-23-44-0045) (CITY FILE NO. 23-008) WHEREAS, Daniel Benjamin (“the applicant”) requests approval of a site plan and conditional use permit for “Red Barn Pet Retreat,” a commercial development on property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the plan at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a site plan and conditional use permit, subject to the following conditions: 1. A site plan and conditional use permit are approved to allow for the construction of building addition as shown on the application received by the City on April 18, 2023 and revisions received on May 10, 2023 and August 18, 2023, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the comprehensive plan amendment, rezoning and preliminary plat for “Red Barn Pet Retreat.” 3. No approval is granted or implied for the future 4,000 sq. ft. building shown on the plans. 4. The Red Barn driveway location off the future public street should be located as far north as possible to allow for better stacking, site circulation and business operations into the future as the other sites are developed. The applicant will be required to comply with all technical requirements of the attached engineering memo, public safety memo and fire memos. 5. The Council finds that the parking plan with 61 parking stalls, where 88 stalls would be required for a similar use, is adequate for the use as described based on the findings in the staff report. However, if the City documents a parking problem on site, the applicant will be required to add additional parking on site to address demand. 6. Stormwater plans must be approved by Elm Creek Watershed Management Organization. 7. No approval is granted or implied for the future 4,000 sq, ft. building shown on the plans. 8. A conditional use permit is approved to allow a commercial kennel subject the following conditions and findings: City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 Page 2 of 7 a. Business operations must continuously remain in compliance with Chapter 81 (Animals) of the City Code. b. Business operations must be contained to Lot 1 of the “Red Barn Pet Retreat” plat. c. The site design must be revised to satisfy standards for emergency services. d. Dogs and animals shall not be allowed to continuously make repetitive sounds (e.g., barking) for extended periods of time while outside. e. Applicable criteria are satisfied as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. i. The use complies with the Comprehensive Plan, including public facilities and capital improvement plans. Granting the conditional use permit will support the expansion of an existing business that is proven to be viable and responsible for the needs of the community. This satisfies Goal 3 and Goal 4 of the Land Use chapter in the 2040 Comprehensive Plan. ii. The establishment and ongoing use of the commercial kennel will promote the general public welfare by meeting the pet care needs of the surrounding residents and community. The intentional design of the building reflects Corcoran’s rural character and pushes the building as far southeast from the nearby residential area as doable for the overall site design. The exterior play yards will be enclosed by a 7-foot tall privacy fence to significantly reduce any sound created by the dogs. The company has a “no bark policy” to promote a calm and peaceful environment. The applicant commits to not allowing dogs to bark uncontrolled while outside. iii. The commercial kennel will not be injurious to the use, enjoyment, and property values of surrounding properties. The site design and business model minimize sound and barking to the extent possible. The applicant has operated his business out of his home since 2017. The City is not aware of any complaints to suggest the use is injurious to the neighborhood, and there is no evidence the property values of the surrounding area are negatively affected by the business. iv. The establishment of the commercial kennel with the above listed conditions will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. v. Adequate public facilities can be reasonably provided to accommodate commercial use as confirmed in the feasibility study completed for the project. The applicant shall be responsible for improvements to accommodate the site. Reasonable modifications to the site design as required above will allow for emergency services to navigate the site. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 Page 3 of 7 vi. The conditional use conforms or can reasonably conform with modifications included as conditions of approval, to the regulations of the C-2 zoning district and the Northeast District. vii. The commercial kennel and site can reasonably conform to performance standards as specified by the Zoning Ordinance with required modifications to the submitted plans. 9. Trees, ponds, curb, retaining walls and other private improvement shall be located outside of the public street easement and drainage and utility easement. a. If the City determines that encroachments are necessary, the applicant will be required to enter into an encroachment agreement with the City. 10. All signage must comply with the standards in Chapter 84 of the City Code and a sign permit for each sign prior to construction of the signs. 11. The Council approves fiber-reinforced cement board siding with a minimum thickness of ¼ inch lap and shake with a thickness of ½ inch to be used as a Class I material for this commercial building to satisfy the building standards of the Northeast District Plan and Design Guidelines. 12. Prior to approval of the final plat, the plans must be revised to show the following: a. The plans must change “Steig Road” to “Stieg Road.” b. Confirmed impervious surface calculations. c. The location of all trails on Lot 1 must be shown on the plans to ensure compliance with all setbacks. If grading is required for the trails, they must be shown on the grading plan as well. d. Sheet 3 of the civil drawings shows a 20-foot setback along CSAH 101 where 100 feet is required and must be updated. e. Utility plan must correctly label Outlot A and Lot 1. f. Bike rack details. g. Fence details. h. Details for refuse storage must be provided. i. Show the storage location on the plans. ii. Refuse storage must comply with Section 1060.020 of the code. i. Placement of mechanical equipment and/or utility service structures. i. These items must be screened in compliance with Section 1060.030 and Appendix C in the Zoning Ordinance. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 Page 4 of 7 j. A lighting plan must be submitted for any exterior lighting. This must be in compliance with Section 1060.040 of the Zoning Ordinance. Light fixture details must be provided. k. The parking must be modified as follows: i. Screening of at least 3 feet in height must be provided on the entirety of the south and east portion of the parking lot to screen vehicle headlight from public streets. ii. The parking lot layout is inconsistent between the site layout and landscaping plans. All plans must be revised for consistency. l. The landscaping plan must be modified as follows: i. Revised to provide details as required in Section 1070.050, Subd. 6(E) of the Zoning Ordinance. ii. A minimum of 35 overstory trees, 6 understory trees and 111 shrubs trees are required and must be shown on the landscaping plan. iii. Specific species must be identified. No more than 33% of the required trees can be of the same species. Species must comply with the planting list in Appendix C. iv. More vegetation should be placed within the area that will eventually serve as the required buffer from the public sidewalk along the future roadway. The buffer must consist of shade trees, low shrubs, or perennial flowers and a 3-4 ft. tall decorative fence or masonry wall. v. Bio-retention pond details must be provided. vi. Wetland buffers, plantings, seeding areas, and monument signs shall be shown on the landscape plan. vii. A maintenance plan must be submitted for native grasses. viii. An establishment and maintenance plan for the wetland buffer must be submitted. ix. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. x. City landscape details must be provided in the plans. xi. Landscape plans must be signed by a landscape architect. xii. The turf plan and landscape plan do not match and must be updated to ensure consistency with each other and with City standards. m. A chloride management plan mut be submitted for approval. n. Details must be provided to confirm the presence of three resiliency strategies. o. Updated architectural plans must be submitted that reflect the following: i. Thickness of the stone veneer utilized on the building plans is at least 5/8 inches. ii. Building code details. iii. Building square footage. iv. Calculations used to inform parking and landscaping requirements. v. Materials details, samples and color palette to ensure compliance with the code. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 Page 5 of 7 13. The applicant must enter into an encroachment agreement for the private driveway within the City right-of-way. 14. The applicant must connect to municipal sanitary sewer. 15. If water services from Maple Grove cannot be provided prior to the availability of Corcoran’s water supply, the applicant must: a. Provide a private well permitted with the Minnesota Department of Health. b. Review fire suppression plan with the building official. c. Apply for an receive a variance to allow development in the MUSA in advance of municipal water service 16. As part of the final plat application, the applicant must enter into a Developers Agreement to cover the public and private improvements for the project. This must be executed by the developer and the City, financial guarantees in place and fees paid. 17. A building permit is required prior to beginning construction. 18. FURTHER, the following conditions must be met prior to issuance of building permits: a. Record the approving final plat, resolutions and associated documents with Hennepin County and provide proof of recording to the City. b. The applicant shall submit any and all necessary permits to the watershed and receive approval and provide proof of permits to the City. c. Plans must be submitted to confirm the metal roof material for the front porch overhang meets the following standards: i. Compliance with the MN State Building Code. ii. Has a high-quality commercial thickness/weight. 19. FURTHER, the following conditions must be met prior to release of remaining escrow: a. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. b. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded 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. City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 Page 6 of 7 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 28th day of September 2023. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran September 28, 2023 County of Hennepin State of Minnesota RESOLUTION NO. 2023-85 Page 7 of 7 ATTACHMENT A Legal Description Prior to Subdivision: Outlot A, BELLWETHER 2ND ADDITION, Hennepin County, Minnesota. Anticipated Legal Description Upon Subdivision: Lot 1, RED BARN PET RETREAT ADDITION, Hennepin County, Minnesota. Page 1 of 2 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@corcoranmn.gov / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis McKeown) From: Lieutenant Burns Date: May 11, 2023 Re: City File 23-008 Red Barn Pet Retreat Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Conditional Use Permit, and Site Plan A Public Safety plan review meeting was held on December 7, 2022 to review concept plans received by the City on November 22, 2022 for Red Barn Pet Retreat. In attendance were: Lieutenant Ryan Burns, Planner Davis McKeown, Fire Chief Feist, Fire Chief Leuer, Fire Chief Malewicki, and Construction Services Specialist Pritchard. Additional review was completed on the formal application materials received by Public Safety Director Matt Gottschalk and Lieutenant Ryan Burns on May 11, 2023. The comments below are based on the preliminary review of the plans and are intended as initial feedback as further plan review will need to be completed as construction plans are finalized. Comments from 12/7/2022: 1. On-site hydrants will be required. 2. The applicant will need to confirm with the building official if the building needs to be sprinklered for the Red Barn Pet Retreat needs to be sprinklered as plans are finalized. 3. Two-access onto Stieg Road will not work in this area due to the large traffic volume on Stieg Road and it is too close to the turn lanes. Accesses should be turned internal to the site. 4. A turn-around may be needed for the parking area shown on the east of the Red Barn Pet Retreat if that portion of the site is over 150 feet. Comments from 5/11/2023: 1. A turn radius exhibit is required to confirm emergency vehicles will be able to access the site via the proposed driveway. If not, the driveway must be relocated to where turn radiuses can be accommodated. The fire truck dimensions to be utilized in the turn radius exhibits are enclosed to this memo. Page 2 of 2 2. A turnaround must be provided on the east portion of the site since this area exceeds 150’. 3. Assuming the building is to be sprinklered (as it exceeds 12,000 square feet), the entire outside of the building must be within a 30’’ hose pull distance from an improved surface. Hennepin County Property Map Date: 8/31/2023 Comments: 1 inch = 800 feet PARCEL ID: 0111923440045 OWNER NAME: J R & M S Martin Trust PARCEL ADDRESS: 52 Address Pending,Corcoran MN 00000 PARCEL AREA: 14.89 acres, 648,725 sq ft A-T-B: Both SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2022, PAYABLE 2023 PROPERTY TYPE: Vacant Land-Residential HOMESTEAD: Non-Homestead MARKET VALUE: $525,000 TAX TOTAL: $8,067.18 ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Land Industrial HOMESTEAD: Non-Homestead MARKET VALUE: $525,000 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 2023 Hennepin County Natural Resources Map Date: 8/31/2023 Comments: 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 2023 Legend DNR Public Waters Inventory National Wetlands Inventory National Wetlands Inventory - Categorized Seasonally Flooded Basin or Flat Wet Meadow Shallow Marsh Deep Marsh Shallow Open Water Shrub Swamp Wooded Swamp Bog Municipal and Industrial Activities Riverine Systems HC Natural Resource Corridors PID: 0111923440045 Address: 52 Address Pending, Corcoran 00000 Owner: J R & M S Martin Trust Acres: 14.89 ¯1:4,800 PROJECT NARRATIVE - RED BARN PET RETREAT PID# 01-119-23-44-0045 is currently zoned light industrial which I request to change to community commercial (C-2). This zoning is a much better fit for the surrounding residential community and will act as a transition between the light industrial lot to the north and the busy county road. The new commercial lot will also facilitate the type of future businesses that can better serve the surrounding community’s needs, just like the commercial lot across the street. I plan to sever PID# 01-119-23-44-0045 into two parcels. Lot 1 is 13.53 acres and will be used to develop a new location for Red Barn Pet Retreat. I believe there will be little to no negative impact on the community but do anticipate a positive impact. North of the lot is light industrial, south is commercial, east is a busy county road then a vacant wetland and west there is a large distance before reaching a residential community. I already have many customers that use my services from Bellwether and the surrounding neighborhoods. I’ve been in business since 2017 with zero complaints! Red Barn will be providing very high demand services to the growing community. The fact that Red Barn is an award-winning company with such a great reputation means that we have customers coming from as far as East St Paul, Stillwater, and St. Cloud. The building type will be polished high-end country themed post frame. This is in line with Corcoran’s Northeast district future development design principles. “Development in this district should be thoughtfully designed to reflect Corcoran’s rural character.” The building will face south and be centrally located east to west to maintain a long distance from the surrounding residential community. The exterior play yards will be surrounded by a 7’ tall white vinyl privacy fence. This will significantly reduce any noise caused by the dogs. Our boarding and daycare program is unique to Red Barn. We use positive reinforcement training to stimulate the dogs and keep a structured environment. We have a no bark policy and train correction for every bark. This is done to reduce stress and noise which encourages a calm peaceful safe environment. Red Barn Pet Retreat is a luxury dog daycare and boarding business that also offers services such as grooming. In this new location we will have roughly 115 overnight suites with room to grow, five large indoor playrooms and five exterior play yards covered with synthetic turf to accommodate our dog day care customers as well. We are going to add cat boarding to the second level and a retail space in the front intake office. I also plan to add two types of training programs (puppy classes and advanced training.) We will have a beautiful walking path and many additional services to come. The anticipated hours of operation will be M-F 6:30am-7pm Saturday 8am-6pm and Sunday 9-6pm and the training classes may go as late 9:30pm. I plan to have between 30-55 employees. The entrance location was chosen to line up with the entrance of future development across the street and allow for ample distance from County Road 101. A turn lane was added to facilitate the anticipated traffic flow. There are 34 dedicated spaces for customer parking and 39 for employees. There will be no septic system as we will be hooked up to city sewer. I plan to connect to city water. If Maple Grove does not approve my application I may put in a well. Page 1 of 2 There should be very little impact on the environment. The development doesn’t remove a single tree. There is crushed limestone beneath the turf to neutralize any acidic properties from dog urine which is also hosed down in real time. Dog waste is picked up immediately and then the area is hosed down. All dog waste is removed off site. There will be trees and shrubs planted for screening. As mentioned above the 7’ fence provides both a visual and sound barrier and methods also assist with noise. Completion date will depend on the length of the review process. I was told that the construction time is 20 weeks. Project completion is planned to be in 2024. The remaining land will be Outlot A. Daniel Benjamin Red Barn Pet Retreat Page 2 of 2 Sa v e : 8/ 1 8 / 2 0 2 3 8 : 3 0 A M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 3 7 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 T L . d w g BRYAN REMER, PE 8/18/2023 47588 I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. NOTE: THE SUBSURFACE UTILITY QUALITY INFORMATION IN THIS PLAN IS LEVEL D. THIS UTILITY QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38-02 ENTITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR SHALL CALL THE GOPHER STATE ONE CALL SYSTEM AT 811 BEFORE COMMENCING EXCAVATION. PROJECT NO. Signature Date:Lic. No. N.T.S. PROJECT LOCATION Know what's below.before you dig.Call R TITLE SHEET REMOVAL PLAN OVERALL PROPERTY LAYOUT SITE LAYOUT GRADING PLAN UTILITY PLAN SURFACING PLAN TURF ESTABLISHMENT PLAN CIVIL DETAILS SWPPP FUTURE DEVELOPMENT 1 2 3 4 5 6 7 8 9-13 14-15 16 THIS PLAN CONTAINS 16 SHEETS. INDEX SHEET NO.DESCRIPTION GOVERNING SPECIFICATIONS THE 2020 EDITION OF THE MINNESOTA DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" SHALL GOVERN EXCEPT AS MODIFIED BY THE SPECIFICATIONS FOR THIS PROJECT. ALL TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE LATEST EDITION OF THEMINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES, INCLUDING THE LATESTFIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS. SIGN (NON STREET NAME) EDGE OF WOODED AREA BUSH / SHRUB AND STUMP DECIDUOUS AND CONIFEROUS TREE BUILDING RAILROAD TRACKS STREET NAME SIGN FENCE (UNIDENTIFIED) SANITARY SEWER SERVICE & CLEANOUT TRAFFIC SIGNAL WATER SERVICE AND CURB STOP BOX WATER MAIN, HYDRANT, VALVE AND MANHOLE STORM SEWER, MANHOLE AND CATCH BASIN SANITARY SEWER AND MANHOLE PERMANENT EASEMENT SOIL BORING LIGHT POLE OVERHEAD WIRE, POLE AND GUY WIRE GAS MAIN, VALVE, VENT AND METER BURIED TV CABLE, PEDESTAL AND MANHOLE II FM > CULVERT AND APRON ENDWALL FORCE MAIN AND LIFT STATION RIGHT OF WAY EXISTING P-BURE T T G G # X 6" 6" CO BURIED PHONE CABLE, PEDESTAL AND MANHOLE BURIED FIBER OPTIC CABLE AND MANHOLEFO P-OH P-OH TV-BUR TV G X BARBED WIRE FENCE XC CHAIN LINK FENCE XE ELECTRIC WIRE FENCE XWD WOOD FENCE XWW WOVEN WIRE FENCE PLATE BEAM GUARDRAIL CABLE GUARDRAIL T-BUR WETLANDWET HH PROPERTY LINE >> HANDHOLE POST / BOLLARD RETAINING WALL HORIZONTAL CONTROL POINT BENCHMARK SURVEY MARKER XX" G LIFT TV P E XX E BURIED ELECTRIC CABLE, PEDESTAL, MANHOLE, TRANSFORMER AND METER ST W S BM 6+00 >>> I PROPOSED FM STORM SEWER, MANHOLE AND CATCH BASIN DRAIN TILE CULVERT AND APRON ENDWALL DITCH / SWALE SANITARY SERVICE AND CLEANOUT RIGHT-OF-WAY TEMPORARY EASEMENT PERMANENT EASEMENT WATER SERVICE AND CURB STOP BOX SANITARY SEWER, BULKHEAD AND MANHOLE WATER MAIN, TEE, HYDRANT, BULKHEAD AND VALVE FORCE MAINCO STREET CENTERLINE CONSTRUCTION LIMITS WATER VALVE MANHOLE, REDUCER, BEND AND CROSS RIPRAP STREET NAME SIGN SIGN (NON STREET NAME) RETAINING WALL >>> S ST W of PHONE: 320.229.4300 2351 CONNECTICUT AVE. S SUITE 300 SARTELL, MN 56377 www.sehinc.com RAM GENERAL CONTRACTING INC. RAMGC - 172432 CITY OF CORCORAN, HENNEPIN COUNTY CORCORAN, MINNESOTA RED BARN PET RETREAT SITE DESIGN REVIEW PLANS FOR GRADING, UTILITIES, SURFACING, AND TURF ESTABLISHMENT 1 16 PROJECT LOCATION Rev.#Description DateRevision Issue Rev.#Description DateRevision Issue A 8/18/2023 8/14/2023 5/5/2023 4/18/2023 B C D UPDATED SITE PLAN ISSUED FOR REVIEW Rev.#Description DateRevision Issue Rev.#Description DateRevision Issue A 8/18/2023 8/14/2023 5/5/2023 4/18/2023 B C D UPDATED FUTURE ROAD ROW & EASEMENTS ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW X X X XXXX XX XX X X X X X X X WELL 2 Sa v e : 8 / 1 7 / 2 0 2 3 4 : 5 8 P M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 3 8 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 R M . d w g MJW MJW BJR 0 feetscale 20 4020 10 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/18/2023 8/14/2023 5/5/2023 4/18/2023 B C D UPDATED FUTURE ROAD ROW & EASEMENTS ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 REMOVAL PLANRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/18/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. SALVAGE EXISTING HYDRANT SEE UTILITY PLAN FOR PROPOSED LOCATION REMOVE EXISTING BITUMINOUS PAVEMENT REMOVE EXISTING B618 CURB AND GUTTER REMOVE EXISTING PAVEMENT MARKINGS X X X X X X X X X X X WELL E-ONE Heavy Non Walk-In Rescue 3 Sa v e : 8 / 1 8 / 2 0 2 3 8 : 2 1 A M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 3 8 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 S L . d w g MJW MJW BJR 0 feetscale 60 12060 30 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/18/2023 8/14/2023 5/5/2023 4/18/2023 B C D UPDATED FUTURE ROAD ROW & EASEMENTS ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 OVERALL PROPERTY LAYOUTRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/18/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. FU T U R E R O A D 20' SETBACK 20' SETBACK 50' SETBACK 25' SETBACK 10' DRAINAGE AND UTILITY EASEMENT 10' TRAIL EASEMENT 10' DRAINAGE AND UTILITY EASEMENT 10' TRAIL EASEMENT 60' ROW 10' DRAINAGE AND UTILITY EASEMENT 25' SETBACK R=6 0 ' DRAINAGE AND UTILITY EASEMENT DRAINAGE AND UTILITY EASEMENT 25' SETBACK 20' SETBACK 20' SETBACK 10' DRAINAGE AND UTILITY EASEMENT 25' SETBACK DRAINAGE AND UTILITY EASEMENT 20' SETBACK DRAINAGE AND UTILITY EASEMENT 25' SETBACK X XX X X X X X X X X X X X X X WELL E-ONE Heavy Non Walk-In Rescue 4 Sa v e : 8 / 1 8 / 2 0 2 3 8 : 2 1 A M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 3 8 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 S L . d w g MJW MJW BJR 0 feetscale 40 8040 20 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 7/25/2023 7/19/2023 5/5/2023 4/18/2023 B C D UPDATED SITE PLAN UPDATED SITE PLAN UPDATED SITE PLAN ISSUED FOR REVIEW E 8/18/2023 8/14/2023 F UPDATED FUTURE ROAD ROW & EASEMENTS ADDRESS CITY COMMENTS RAMGC - 172432 SITE LAYOUTRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/18/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 60' ROW FU T U R E R O A D B612 CURB AND GUTTER B612 CURB AND GUTTER B612 CURB AND GUTTER 5' SPILLWAY B618 CURB AND GUTTER 4" SOLID WHITE PAVEMENT MARKING FOR TURN LANES 4" SOLID WHITE PAVEMENT MARKING FOR TURN LANES B 618 CURB AND GUTTER 26 ' B612 CURB AND GUTTER 6' 14 ' 14 ' 5 10 15 20 25 30 35 45 40 5060 26 ' 26' 19' 9' 19 ' 9' 18 3 ' 65' 12 3 ' 55' 60 ' 120' NORTHWEST POND 7' TALL VINYL PRIVACY FENCE 25' SETBACK 25' SETBACK WETLAND BUFFER SIGN SOLID WHITE ARROW PAVEMENT MARKINGS 5' SPILLWAY BUSINESS SIGN 37' EAST POND 35' 10' DRAINAGE AND UTILITY EASEMENT 10' TRAIL EASEMENT 10' DRAINAGE AND UTILITY EASEMENT 10' TRAIL EASEMENT 20' SETBACK RELOCATE EXISTING STREET LIGHT RELOCATE EXISTING SIGN 55 50' 20 ' FIRE TRUCK TURNAROUND FUTURE ACCESSORY BUILDING 4,000 SQ FT 10' WIDE POND ACCESS 37' DRAINAGE AND UTILITY EASEMENT 10' DRAINAGE AND UTILITY EASEMENT 35 ' 10' W I D E PON D A C C E S S FIRE TRUCK TURNING MOVEMENTS R=60' 25' SETBACK 20' SETBACK 20' SETBACK 10' DRAINAGE AND UTILITY EASEMENT DRAINAGE AND UTILITY EASEMENT 25' SETBACK 50' SETBACK 25' SETBACK DRAINAGE AND UTILITY EASEMENT DRAINAGE AND UTILTY EASEMENT X X XX XX X XX X X X X X X X X X X X X WELL I S COCO ST > > > > > > CO CO CO I I I I I I CO I I I I ST >>>>>>>>>>>> > > > >> > > > > CO CO CO CO CO CO CO CO CO CO CO >>> >> >> >> CO CO CO II I I > > I I I I I 9 3 5 94 0 940 9 3 6 93 7 93 8 93 9 941 941 935 940 945 93 6 93 7 9 3 8 939 941 942 943 944 946 947 940 945 941 942 94 3 944 942 943 94 3 94 1 94 1 94 2 94 3 94 4 942941 938 94 0 93 8 93 9 94 1 94 2 94 0 93 6 93 7 93 8 9 3 9 9 4 1 9 4 2 9 4 3 942 944 943 942 942942 940 940 941 942 943 944-2 . 0 0 % -2 . 0 0 % -1.27% - 2 . 9 2 % -1.68% -2.00%-1.00% -1.70% -2 . 5 1 % -1.63% 944.40 -0 . 7 4 % -0 . 7 5 % 942.93 -0 . 6 1 % -1.14% 939.52 939.95 939.02 944.43 944.57943.60942.64941.62 941.16 940.65 940.07 939.90 939.24 939.54 -1.9 9 % 940.15 940.31 -1 . 6 3 % -0.50%-0.50% -1 . 0 3 % -1 . 0 0 % -1 . 2 6 % -2 . 0 0 % -0.62% -0.50% -0.66% -2.00% -2.00% -5.3 7 % -1.79% -4.27% -1.75% -4.36% -4 . 0 0 % -7 . 0 0 % -1 . 5 0 % -1 . 5 0 % -1 . 5 0 % -1.50% -1.50% -1.50% -1.50% -2. 0 5 % -1 . 7 8 % -1. 6 3 % -3.51% 944.49 943.99 944.49 943.99 944.49 944.61 944.49 943.99 943.17 944.36 -1:4 . 0 0 -1:3 . 0 0 -1:3.00 -1:3.00 -1 : 4 . 0 0 -1 : 3 . 0 0 -1 : 3 . 0 0 -1 : 3 . 0 3 -0.50% -2 . 0 0 % -2 . 0 0 % 944.11 943.86 -12.0 7 % -14.96% -16.82% -0.24% CATCH BASIN EOF=943.15 94 0 94 1 94 2 94 3 940 936 937938939 941942943 942.93 -1.51% 94 0 9 4 0 94 1 94 1 94 2 94 2 943 94 3 943.48 -1. 8 9 % -2.48% -2.94% -2.92% 943.10 943.10 -1 . 4 5 % 943.73 -0 . 5 2 % 942.57 94 4 944 -0.50% -0 . 5 1 % -2 . 0 0 % -2.00% -2 . 0 0 % -2.00% 940 9 3 7 93 8 939 941942943 944 -1:3.00 -1 : 3 . 0 0 -1:3.00 -1:3.00 -1: 3 . 0 0 -1 : 3 . 0 0 945 942 943 944 941.90941.07 940.05 -2.00% -2.00% -2.00% -1 : 4 . 0 0 93 8 93 9 -0 . 5 2 % -1.00% -1.00% 5 Sa v e : 8 / 1 7 / 2 0 2 3 5 : 0 0 P M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 3 8 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 G P . d w g MJW MJW BJR 0 feetscale 30 6030 15 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/14/2023 6/19/2023 5/5/2023 4/18/2023 B C D ADDRESS CITY COMMENTS ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW E 8/18/2023UPDATED FUTURE ROAD ROW & EASEMENTS RAMGC - 172432 GRADING PLANRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/18/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. FFE= 944.70 FILTRATION BASIN 1 TOP= 943.7 EOF= 942.7 HWL= 941.7 BOTTOM= 940.0 FILTRATION BASIN 2 TOP= 943.7 EOF= 942.7 HWL= 941.7 BOTTOM= 939.1 X X XX XX X XX X X X X X X X X X X X X WELL I S COCO ST > > > > > > CO CO CO I I I I I I CO I I I I ST >>>>>>>>>>>> > > > >> > > > > CO CO CO CO CO CO CO CO CO CO CO >>> >> >> >> CO CO CO II I I > > I I I I I I I I I I 6 Sa v e : 8 / 1 7 / 2 0 2 3 5 : 0 2 P M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 3 8 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 U L . d w g MJW MJW BJR 0 feetscale 30 6030 15 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/18/2023 8/14/2023 5/5/2023 4/18/2023 B C D UPDATED FUTURE ROAD ROW & EASEMENTS ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 UTILITY PLANRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/18/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. CONNECT TO EXISTING CATCH BASIN INV= 936.03 (FIELD VERIFY) 21LF 12" STORM SEWER @ 0.50% ST-2 48" CATCH BASIN TC= 939.52 INV= 936.14 6" DRAINTILE 25' ALONG CURB ST-4 15" APRON INV= 941.00 6" DRAINTILE 6" WATER MAIN FROM WELL TO BUILDING 121LF 4" PVC SCH 40 SANITARY SEWER SERVICE SN-2 48" DIA MANHOLE TC= 941.17 INV= 931.16 3LF 8" PVC SDR 35 SANITARY SEWER STUB CONNECT TO EXISTING 8" PVC SANITARY SEWER INV= 930.76 FIELD VERIFY SIZE AND INVERT CONNECT TO EXISTING 12" WATERMAIN 12" BUTTERFLY VALVE FIELD VERIFY SIZE AND INVERT 12" X 6" TEE 12" X 6" TEE 6" GV AND BOX HYDRANT 6" 11.25° BEND (3) 6" 45° BENDS 101LF 8" PVC SDR 35 SANITARY SEWER @ 0.40% 12" X 6" TEE 6" GV AND BOX HYDRANT 6" BUTTERFLY VALVE 12" X 6" TEE 6" BUTTERFLY VALVE 6" X 6" TEE (2) 6" 45° BENDS 6" GV AND BOX HYDRANT (3) 6" 45° BENDS 12" 11.25° BEND 12" X 12" TEE FOR FUTURE WATERMAIN EXTENSION (SEE FUTURE DEVELOPMENT PLAN) 12" 11.25° BEND SEE INSET A FOR WATERMAIN ROUTING NORTH OF THIS POINT INSET A 0 feetscale 50 10050 25 12" 45° BEND 12" 22.5° BEND 13' SPA C I N G F R O M EXISTIN G S A N I T A R Y S E W E R 12" X 12" TEE 12" X 6" REDUCER 6" GV AND BOX REINSTALL HYDRANT SALVAGE AND REINSTALL EXISTING HYDRANT 12" 11.25° BEND 12" BUTTERFLY VALVE CONNECT TO EXISTING 12" WATERMAIN 71LF 15" STORM SEWER @ 0.70% SLOPE ST-6 15" APRON INV= 940.50 ST-8 15" APRON INV= 940.00 8LF 15" STORM SEWER @ 6.25% ST-10 48" OUTLET CONTROL STRUCTURE TC= 941.90 SEE DETAIL FOR ELEVATIONS 6" DRAINTILE 21 0 L F 1 2 " S T O R M S E W E R @ 0 . 3 0 % ST-12 12" APRON INV= 936.20 ST-14 48" CATCH BASIN TC= 942.57 INV= 940.67 ST-16 15" APRON INV= 940.50 35LF 15" STORM SEWER @ 0.50% ST-18 48" CATCH BASIN TC= 943.17 INV= 940.43 26LF 12" STORM SEWER @ 0.50% 6" DRAINTILE ST-20 12" APRON INV= 940.30 ST-22 12" APRON INV= 939.10 10LF 12" STORM SEWER @ 12.00%ST-24 48" OUTLET CONTROL STRUCTURE TC= 941.70 SEE DETAIL FOR ELEVATIONS 38LF 12" STORM SEWER @ 0.50% ST-26 12" APRON INV= 936.00 12" BUTTERFLY VALVE 12" 90° BEND KEEP WATERMAIN AT A 927.0 ELEVATION OR LOWER KEEP WATERMAIN AT A 927.0 ELEVATION OR LOWER XC X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X W E L L 7 Sa v e : 8 / 1 7 / 2 0 2 3 5 : 0 3 P M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 3 9 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 S P . d w g MJW MJW BJR 0 feetscale 20 4020 10 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/18/2023 8/14/2023 5/5/2023 4/18/2023 B C D UPDATED FUTURE ROAD ROW & EASEMENTS ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 SURFACING PLANRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/18/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. TURN LANE & FUTURE ROAD BITUMINOUS PAVEMENT - 2" SPWEA240B WEAR COURSE PER MN/DOT 2360 - TACK COAT PER MN/DOT 2357 - 2" SPNWB230B BASE COURSE PER MN/DOT 2360 - 12" CLASS 5 AGGREGATE BASE PER MN/DOT 3138 - 12" SELECT GRANULAR BORROW PER MN/DOT 3149.B2 - GEOTEXTILE FABRIC TYPE V (NON-WOVEN) PARKING LOT BITUMINOUS PAVEMENT - 3.5" BITUMINOUS PAVEMENT - 6" CLASS 5 AGGREGATE BASE - 12" SELECT GRANULAR BORROW - TENSAR HX5.5 GEOGRID CONCRETE SIDEWALK - 4" CONCRETE - 4" CLASS 5 AGGREGATE BASE TURF PET AREA - SYNTHETIC TURF - 6" CLASS 2 LIMESTONE GRAVEL SECTION TO EXTEND 1' BEHIND BACK OF CURB GRAVEL SECTION TO EXTEND 1' BEHIND BACK OF CURB CONCRETE PAVEMENT - 5" CONCRETE - 4" CLASS 5 AGGREGATE BASE X X XX XX X XX X X X X X X X X X X X X WELL I S COCO ST > > > > > > CO CO CO I I I I I I CO I I I I ST >>>>>>>>>>>> > > > >> > > > > CO CO CO CO CO CO CO CO CO CO CO >>> >> >> >> CO CO CO II I I > > I I I I I I 10 CY RIP RAP 10 CY RIP RAP IN FOREBAY I I I I 8 Sa v e : 8 / 1 7 / 2 0 2 3 5 : 0 6 P M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 3 9 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 T E . d w g MJW MJW BJR 0 feetscale 20 4020 10 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/18/2023 8/14/2023 5/5/2023 4/18/2023 B C D UPDATED FUTURE ROAD ROW & EASEMENTS ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 TURF ESTABLISHMENT PLANRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/18/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. NATIVE SEED WITH MIX 33-261 (MNDOT 310), 34-271 (BWSR W2) OR EQUIVALENT MNDOT 25-131 SEED AT 220 POUNDS/ACRE STRAW MULCH AT 2 TONS/ACRE RIP RAP INLET PROTECTION SILT FENCE ROCK CONSTRUCTION ENTRANCE 0 feetscale 30 6030 15 INSET A 0 feetscale 50 10050 25 35-221 (MNDOT 330) DRY PRAIRIE GENERAL MIX EROSION CONTROL BLANKET (3:1 SLOPES) 10 CY RIP RAP EROSION CONTROL MAT ON POND EOF (SEE DETAIL) 8 CY RIP RAP 8 CY RIP RAP EROSION CONTROL MAT ON POND EOF (SEE DETAIL) 8 CY RIP RAP 4 CY RIP RAP IN FOREBAY 1 CY RIP RAP SPILLWAY 1 CY RIP RAP SWALE 9 Sa v e : 8 / 1 1 / 2 0 2 3 1 1 : 3 4 A M m w a t e r c o t t P l o t : 8 / 1 4 / 2 0 2 3 3 : 5 6 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 D T . d w g MJW MJW BJR 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/14/2023 5/5/2023 4/18/2023 B C ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 CIVIL DETAILSRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/14/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 10 Sa v e : 8 / 1 1 / 2 0 2 3 1 1 : 3 4 A M m w a t e r c o t t P l o t : 8 / 1 4 / 2 0 2 3 3 : 5 6 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 D T . d w g MJW MJW BJR 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/14/2023 5/5/2023 4/18/2023 B C ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 CIVIL DETAILSRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/14/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 11 Sa v e : 8 / 1 1 / 2 0 2 3 1 1 : 3 4 A M m w a t e r c o t t P l o t : 8 / 1 4 / 2 0 2 3 3 : 5 7 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 D T . d w g MJW MJW BJR 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/14/2023 5/5/2023 4/18/2023 B C ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 CIVIL DETAILSRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/14/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 12 Sa v e : 8 / 1 1 / 2 0 2 3 1 1 : 3 4 A M m w a t e r c o t t P l o t : 8 / 1 4 / 2 0 2 3 3 : 5 7 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 D T . d w g MJW MJW BJR 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/14/2023 5/5/2023 4/18/2023 B C ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 CIVIL DETAILSRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/14/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 8" 16 " 6" 4" MIN. 4" COMPACTEDSELECT GRANULAR FILL(MNDOT 3149) 6" COMPACTEDSELECT GRANULARBORROW (INCIDENTAL)OR SUITABLE ON SITEGRANULAR MATERIAL SEH Plate No. Oct. 2011 Revised: STR-19 NTS 1 3 B618 SLOPE 3/4" PER FOOT 8"18" 7" 1/2" R 13 1 / 2 " 6" 1/2" R 3" R 6" 1 3 B612 SLOPE 3/4" PER FOOT 8"12" 7" 1/2" R 13 1 / 2 " 6" 1/2" R 3" R 6" GEOTEXTILE FABRIC TYPE II EL 939.1 EL 938.1 EL 937.85 EL 937.1 NORTHWEST FILTRATION BASIN GEOTEXTILE FABRIC TYPE II EL 940.0 EL 939.0 EL 938.75 EL 938.0 EAST FILTRATION BASIN 13 Sa v e : 8 / 1 1 / 2 0 2 3 1 1 : 3 4 A M m w a t e r c o t t P l o t : 8 / 1 4 / 2 0 2 3 3 : 5 7 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 D T . d w g MJW MJW BJR 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/14/2023 5/5/2023 4/18/2023 B C ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 CIVIL DETAILSRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/14/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 1 1/2"X3/8" OUTER RING INLET PIPE TO BE TIED RIPRAP OR STABILIZATION ROCK 15" INLET P I P E ELEV.=941.90 INV.=940.50 6" DRAINTILE INV.=937.30 INV.=936.80 12" OUTLET PIPE INV.=940.00 ST-10 EAST FILTRATION BASIN 1 1/2"X3/8" OUTER RING INLET PIPE TO BE TIED RIPRAP OR STABILIZATION ROCK 12" INLET P I P E ELEV.=941.70 INV.=940.30 6" DRAINTILE INV.=936.70 INV.=936.19 12" OUTLET PIPE INV.=939.10 ST-24 NORTHWEST FILTRATION BASIN 48" DIA.48" DIA. 14 Sa v e : 8 / 1 1 / 2 0 2 3 1 2 : 1 6 P M m w a t e r c o t t P l o t : 8 / 1 4 / 2 0 2 3 3 : 5 7 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 S W P P P . d w g MJW MJW BJR 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/14/2023 5/5/2023 4/18/2023 B C ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 SWPPPRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/14/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. KNOWLEDGEABLE PERSON/CHAIN OF RESPONSIBILITY THE CONTRACTOR SHALL IDENTIFY A PERSON KNOWLEDGEABLE AND EXPERIENCED IN THE APPLICATION OF EROSION PREVENTION AND SEDIMENT CONTROL BMPS WHO WILL COORDINATE WITH ALL CONTRACTORS, SUBCONTRACTORS, AND OPERATORS ON-SITE TO OVERSEE THE IMPLEMENTATION OF THE SWPPP. THE CONTRACTOR SHALL ESTABLISH A CHAIN OF RESPONSIBILITY FOR ALL CONTRACTORS AND SUB-CONTRACTORS ON SITE TO ENSURE THE SWPPP IS BEING PROPERLY IMPLEMENTED AND MAINTAINED. THE CONTRACTOR SHALL PROVIDE THE CHAIN OF RESPONSIBILITY TO THE OWNER AND ATTACH TO THE SWPPP PRIOR TO ANY CONSTRUCTION ACTIVITY. SWPPP SUMMARY/OVERVIEW: THIS STORM WATER POLLUTION PREVENTION PLAN (SWPPP) HAS BEEN DEVELOPED TO ADDRESS THE REQUIREMENTS OF NPDES PERMIT MN R100001. THIS SWPPP INCLUDES A COMBINATION OF NARRATIVE AND PLAN SHEETS THAT DESCRIBE THE TEMPORARY AND PERMANENT STORM WATER MANAGEMENT PLAN FOR THE PROJECT. CONTACTS: PROJECT INFORMATION: TRAINING DOCUMENTATION: CONTENT OF TRAINING AVAILABLE UPON REQUEST. THE CONTRACTOR (OPERATOR) SHALL ADD TO THE SWPPP TRAINING RECORDS FOR THE FOLLOWING PERSONNEL: -INDIVIDUALS OVERSEEING THE IMPLEMENTATION OF, REVISING, AND AMENDING THE SWPPP -INDIVIDUALS PERFORMING INSPECTIONS -INDIVIDUALS PERFORMING OR SUPERVISING THE INSTALLATION, MAINTENANCE AND REPAIR OF BMPS TRAINING MUST RELATE TO THE INDIVIDUAL'S JOB DUTIES AND RESPONSIBILITIES AND SHALL INCLUDE: 1) DATES OF TRAINING 2) NAME OF INSTRUCTORS 3) CONTENT AND ENTITY PROVIDING TRAINING THE CONTRACTOR SHALL ENSURE THAT THE INDIVIDUALS ARE TRAINED BY LOCAL, STATE, FEDERAL AGENCIES, PROFESSIONAL ORGANIZATIONS, OR OTHER ENTITIES WITH EXPERTISE IN EROSION PREVENTION, SEDIMENT CONTROL, PERMANENT STORMWATER MANAGEMENT AND THE MINNESOTA NPDES/SDS CONSTRUCTION STORMWATER PERMIT. PROJECT SUMMARY: RECEIVING WATER(S) WITHIN ONE MILE FROM PROJECT BOUNDARIES: (http://pca-gis02.pca.state.mn.us/CSW/index.html) RELATED REVIEWS & PERMITS: ENVIRONMENTAL, WETLAND, ENDANGERED OR THREATENED SPECIES, ARCHEOLOGICAL, LOCAL, STATE, AND/OF FEDERAL REVIEWS/PERMITS: SITE SOIL INFORMATION: (http://websoilsurvey.nrcs.usda.gov/app/WebSoilSurvey.aspx) (SOIL INFORMATION PROVIDED IS FOR NPDES PERMIT INFORMATION ONLY. SOIL INFORMATION WAS OBTAINED FROM THE USGS WEBSITE. THE CONTRACTOR SHALL NOT RELY ON THIS SOIL INFORMATION FOR CONSTRUCTION PURPOSES.) LONG TERM OPERATION AND MAINTENANCE THE OWNER WILL BE RESPONSIBLE OR WILL OTHERWISE IDENTIFY WHO WILL BE RESPONSIBLE FOR THE LONG TERM OPERATION AND MAINTENANCE OF THE PERMANENT STORMWATER MANAGEMENT SYSTEM(S). THE OWNER WILL PREPARE AND IMPLEMENT A PERMANENT STORMWATER TREATMENT SYSTEM(S) MAINTENANCE PLAN. IMPLEMENTATION SEQUENCE: THE CONTRACTOR SHALL COMPLY WITH THE FOLLOWING SEQUENCE. THE ENGINEER MAY APPROVE ADJUSTMENTS TO THE SEQUENCE AS NEEDED. GENERAL SWPPP RESPONSIBILITIES: THE CONTRACTOR SHALL KEEP THE SWPPP, INCLUDING ALL AMENDMENTS AND INSPECTION AND MAINTENANCE RECORDS ON SITE DURING CONSTRUCTION. THE SWPPP WILL BE AMENDED AS NEEDED AND/OR AS REQUIRED BY PROVISIONS OF THE PERMIT. PERMITTEES MUST AMEND THE SWPPP TO INCLUDE ADDITIONAL OR MODIFIED BMPS AS NECESSARY TO CORRECT PROBLEMS IDENTIFIED OR ADDRESS SITUATIONS WHENEVER THERE IS A CHANGE IN DESIGN, CONSTRUCTION, OPERATION, MAINTENANCE, WEATHER OR SEASONAL CONDITIONS HAVING A SIGNIFICANT EFFECT ON THE DISCHARGE OF POLLUTANTS TO SURFACE WATERS OR GROUNDWATER. AMENDMENTS WILL BE APPROVED BY BOTH THE OWNER AND CONTRACTOR AND WILL BE ATTACHED OR OTHERWISE INCLUDED WITH THE SWPPP DOCUMENTS. THE SWPPP AMENDMENTS SHALL BE INITIATED, FACILITATED, AND PROCESSED BY THE CONTRACTOR. ALL SWPPP CHANGES MUST BE DONE BY AN INDIVIDUAL TRAINED IN ACCORDANCE WITH SECTION 21.2. CHANGES INVOLVING THE USE OF A LESS STRINGENT BMP MUST INCLUDE A JUSTIFICATION DESCRIBING HOW THE REPLACEMENT BMP IS EFFECTIVE FOR THE SITE CHARACTERISTICS. BOTH THE OWNER AND CONTRACTOR SHALL BE RESPONSIBLE FOR THE PROPER TERMINATION AND/OR TRANSFER OF THE PERMIT. TEMPORARY SEDIMENT BASINS: THE CONTRACTOR SHALL INSTALL TEMPORARY SEDIMENT BASIN(S) INDICATED ON PLANS AND REQUIRED BY THE NPDES CONSTRUCTION PERMIT. THE TEMPORARY BASIN MUST PROVIDE LIVE STORAGE FOR A CALCULATED VOLUME OF RUNOFF FROM A TWO (2)-YEAR, 24-HOUR STORM FROM EACH ACRE DRAINED TO THE BASIN OR 1,800 CUBIC FEET OF LIVE STORAGE PER ACRE DRAINED, WHICHEVER IS GREATER. TEMPORARY SEDIMENT BASIN OUTLETS SHALL BE CONSTRUCTED TO PREVENT SHORT-CIRCUITING AND PREVENT THE DISCHARGE OF FLOATING DEBRIS. OUTLET STRUCTURES MUST BE DESIGNED TO WITHDRAW WATER FROM THE SURFACE TO MINIMIZE THE DISCHARGE OF POLLUTANTS. BASINS MUST INCLUDE A STABILIZED EMERGENCY OVERFLOW, WITHDRAW WATER FROM THE SURFACE, AND PROVIDE ENERGY DISSIPATION AT THE OUTLET. TEMPORARY SEDIMENT BASINS SHALL BE PROVIDED WITH ENERGY DISSIPATION AT ANY BASIN OUTLET TO PREVENT SOIL EROSION. SEDIMENT BASINS MUST BE SITUATED OUTSIDE OF SURFACE WATERS AND ANY BUFFER ZONES, AND MUST BE DESIGNED TO AVOID THE DRAINING WATER FROM WETLANDS. THE FOLLOWING DOCUMENTS ARE CONSIDERED PART OF THE SWPPP: EROSION AND SEDIMENT CONTROL PLAN SHEETS: TURF ESTABLISHMENT PLAN SHEETS: GRADING PLAN SHEETS: DETAIL PLAN SHEETS: SWPPP NOTE AND DETAIL SHEETS: PROJECT SPECIFICATIONS: PROJECT BID FORM: PERMANENT STORMWATER MANAGEMENT SYSTEM PERMANENT STORMWATER MANAGEMENT SYSTEM IS DESIGNED TO MEET THE REQUIREMENTS OFNPDES GENERAL STORMWATER PERMIT FOR CONSTRUCTION ACTIVITY. INFILTRATION DESIGN PARAMETERS: PERMITTEE(S) MUST COMPLETE THE CONTAMINATION SCREENING CHECKLIST FOR STORMWATER INFILTRATION. PERMITTEE(S) MUST USE A PRETREATMENT DEVICE SUCH AS A VEGETATED FILTER STRIP, FOREBAY, OR WATER QUALITY INLET TO REMOVE SOLIDS, FLOATING MATERIALS, AND OIL AND GREASE FROM THE RUNOFF, TO THE MAXIMUM EXTENT PRACTICABLE, BEFORE THE SYSTEM ROUTES STORMWATER TO THE INFILTRATION SYSTEM. THE PERMITTEE(S) SHALL PROVIDE AT LEAST ONE SOIL BORING, TEST PIT OR INFILTROMETER TEST IN THE LOCATION OF THE INFILTRATION PRACTICE FOR DETERMINING INFILTRATION RATES. PERMITTEES MUST EMPLOY APPROPRIATE ON-SITE TESTING TO ENSURE A MINIMUM OF THREE FEET OF SEPARATION FROM THE SEASONALLY SATURATED SOILS (OR BEDROCK) AND THE BOTTOM OF THE PROPOSED INFILTRATION SYSTEM. PERMITTEE(S) SHALL ENSURE INFILTRATION/FILTRATION SYSTEMS ARE NOT BE EXCAVATED TO FINAL GRADE, OR WITHIN THREE FEET OF FINAL GRADE, UNTIL THE CONTRIBUTING DRAINAGE AREA HAS BEEN CONSTRUCTED AND FULLY STABILIZED UNLESS THEY PROVIDE RIGOROUS EROSION PREVENTION AND SEDIMENT CONTROLS TO KEEP SEDIMENT AND RUNOFF COMPLETELY AWAY FROM THE INFILTRATION AREA. CONTRACTOR SHALL STAKE OFF AND MARK INFILTRATION/FILTRATION AREA(S) TO AVOID SOIL COMPACTION. PERMITTEE(S) MUST DESIGN THE INFILTRATION SYSTEM TO DISCHARGE ALL STORMWATER ROUTED TO THE SYSTEM THROUGH THE UPPERMOST SOIL SURFACE OR ENGINEERED MEDIA SURFACE WITHIN 48 HOURS. THE PERMITTEE(S) SHALL COMPLETE ON-SITE TESTING TO VERIFY INFILTRATION/FILTRATION RATES AFTER ALL CONSTRUCTION IS COMPLETE. DESIGN INFILTRATION RATE:1.6 IN/HR CALCULATED DRAWDOWN TIME:9 HR SOIL NAME:HYDROLOGIC CLASSIFICATION: DUNDAS-CORDOVA COMPLEX, 0 TO 3 PERCENT SLOPES C/D ANGUS-MOON COMPLEX, 2 TO 5 PERCENT SLOPES B ANTICIPATED RANGE OF PARTICLE SIZES NA AGENCY:TYPE OF PERMIT: MPCA NPDES STORM WATER PERMIT TBD TBD ID NAME TYPE SPECIAL WATER? IMPAIRED WATER? CONSTRUCTION RELATED IMPAIRMENT OR SPECIAL WATER CLASSIFICATION TMDL 07010206-732 RUSH CREEK STREAM N Y NA NA ADDITIONAL BMPS AND/OR ACTIONS REQUIRED: SEE SECTION 23 OF THE PERMIT AND APPLICABLE TMDL WLA'S TOTAL DISTURBED AREA:4.62 AC PRE-CONSTRUCTION IMPERVIOUS AREA:0.00 AC POST-CONSTRUCTION IMPERVIOUS AREA:1.64 AC IMPERVIOUS AREA ADDED:1.64 AC OWNER: RED BARN PET RETREAT CONTACT:DANIEL BENJAMIN ADDRESS:19520 STIEG RD, CORCORAN, MN 55374 PHONE:612.799.3256 EMAIL:DBENJAMINABS@GMAIL.COM ENGINEER:SHORT ELLIOTT HENDRICKSON INC. (SEH) CONTACT: BRYAN REMER PHONE:320.266.6235 EMAIL:BREMER@SEHINC.COM PROJECT NO.:172432 1.INSTALL ROCK CONSTRUCTION ENTRANCE(S) 2. INSTALL PERIMETER CONTROL AND STABILIZE DOWN GRADIENT BOUNDARIES 3.INSTALL INLET PROTECTION ON EXISTING CATCH BASINS 4. COMPLETE SITE GRADING 5.INSTALL UTILITIES, STORM SEWER, INLET PROTECTION, CURB & GUTTER, PAVING 6.COMPLETE FINAL GRADING AND STABILIZE DISTURBED AREAS 7. AFTER CONSTRUCTION IS COMPLETE AND THE SITE IS STABILIZED, REMOVE ACCUMULATED SEDIMENT, REMOVE BMPS, AND RE-STABILIZE ANY AREAS DISTURBED BY THEIR REMOVAL. 8.INSTALL FILTRATION MEDIA REQUIRED WATER QUALITY VOLUME (WQV):0.132 AF PERMANENT MANAGEMENT SYSTEM:WQV INFILTRATED WQV TREATED (NOT INFILTRATED) FILTRATION BASINS 0.176 AF 0.000 AF TOTAL WQV INFILTRATED/TREATED 0.176 AF REVIEW AND COMPLETE CONTAMINATION SCREENING CHECKLIST TO DETERMINE FEASIBILITY OF INFILTRATION. TEMPORARY BMP DESIGN FACTORS:EROSION PREVENTION AND SEDIMENT CONTROL BMP'S MUST BE DESIGNED TO ACCOUNT FOR: THE EXPECTED AMOUNT, FREQUENCY, INTENSITY, AND DURATION OF PRECIPITATION THE NATURE OF STORMWATER RUNOFF AND RON-ON AT THE SITE, INCLUDING FACTORS SUCH ASEXPECTED FLOW FROM IMPERVIOUS SURFACES, SLOPES, AND SITE DRAINAGE FEATURES THE STORMWATER VOLUME, VELOCITY, AND PEAK FLOW RATES TO MINIMIZE DISCHARGE OFPOLLUTANTS IN STORMWATER AND TO MINIMIZE CHANNEL AND STREAMBANK EROSION AND SCOURIN THE IMMEDIATE VICINITY OF DISCHARGE POINTS THE RANGE OF SOIL PARTICLE SIZES EXPECTED TO BE PRESENT. LOCATION:CORCORAN, MINNESOTA LATITUDE/LONGITUDE: 45°8'26.7"N / 93°31'23.7"W PROJECT DESCRIPTION: RED BARN PET RETREAT SITE DESIGN SOIL DISTURBING ACTIVITIES:GRADING, UTILITIES, SURFACING, TURF ESTABLISHMENT PREPARER/DESIGNER OF SWPPP: MAX WATERCOTT EMPLOYER:SHORT ELLIOT HENDRICKSON INC. DATE OBTAINED / REFRESHED OCTOBER 2020 INSTRUCTOR(S)/ENTITY PROVIDING TRAINING:UNIVERSITY OF MINNESOTA CONTRACTOR RAM GENERAL CONTRACTING INC CONTACT JOHN LOGEAIS PHONE 320.237.2015 EMAIL JOHNL@RAMBUILDINGS.COM WATERBODY NO WORK DURING LAKES APRIL 1 - JUNE 30 NON-TROUT STREAMS MARCH 15 - JUNE 15 TROUT STREAMS SEPTEMBER 1 - APRIL 1 SEE DNR PERMIT FOR MORE INFORMATION 1 MILE RADIUS RUSH CREEK PROJECT LOCATION 15 Sa v e : 8 / 1 1 / 2 0 2 3 1 2 : 1 6 P M m w a t e r c o t t P l o t : 8 / 1 4 / 2 0 2 3 3 : 5 7 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 S W P P P . d w g MJW MJW BJR 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/14/2023 5/5/2023 4/18/2023 B C ADDRESS CITY COMMENTS UPDATED SITE PLAN ISSUED FOR REVIEW RAMGC - 172432 SWPPPRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/14/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. DEWATERING AND BASIN DRAINING ACTIVITIES: THE CONTRACTOR IS RESPONSIBLE FOR ADHERING TO ALL DEWATERING AND SURFACE DRAINAGE REGULATIONS. WATER FROM DEWATERING ACTIVITIES SHALL DISCHARGE TO A TEMPORARY AND/OR PERMANENT SEDIMENT BASIN. IF WATER CANNOT BE DISCHARGED TO A SEDIMENTATION BASIN, IT SHALL BE TREATED WITH OTHER APPROPRIATE BMPS, TO EFFECTIVELY REMOVE SEDIMENT. DISCHARGE THAT CONTAINS OIL OR GREASE MUST BE TREATED WITH AN OIL-WATER SEPARATOR OR SUITABLE FILTRATION DEVICE PRIOR TO DISCHARGE. WATER FROM DEWATERING SHALL BE DISCHARGED IN A MANNER THAN DOES NOT CAUSE NUISANCE CONDITIONS, EROSION, OR INUNDATION OF WETLANDS. BACKWASH WATER USED FOR FILTERING SHALL BE HAULED AWAY FOR DISPOSAL, RETURNED TO THE BEGINNING OF TREATMENT PROCESS, OR INCORPORATED INTO THE SITE IN A MANNER THAT DOES NOT CAUSE EROSION. THE CONTRACTOR SHALL REPLACE AND CLEAN FILTER MEDIAS USED IN DEWATERING DEVICES WHEN REQUIRED TO MAINTAIN ADEQUATE FUNCTION. EROSION PREVENTION MEASURES AND TIMING: THE CONTRACTOR IS RESPONSIBLE FOR ALL EROSION PREVENTION MEASURES FOR THE PROJECT. EROSION PREVENTION MEASURES SHOWN ON PLANS ARE THE ABSOLUTE MINIMUM REQUIREMENTS. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL EROSION PREVENTION MEASURES AS NECESSARY TO PROPERLY MANAGE THE PROJECT AREA. THE CONTRACTOR SHALL PLAN AND IMPLEMENT APPROPRIATE CONSTRUCTION PRACTICES AND CONSTRUCTION PHASING TO MINIMIZE EROSION AND RETAIN VEGETATION WHENEVER POSSIBLE. THE PERMITTEE SHALL DELINEATE AREAS NOT TO BE DISTURBED. PERMITTEE(S) MUST MINIMIZE THE NEED FOR DISTURBANCE OF PORTIONS OF THE PROJECT WITH STEEP SLOPES. WHEN STEEP SLOPES MUST BE DISTURBED, PERMITTEES MUST USE TECHNIQUES SUCH AS PHASING AND STABILIZATION PRACTICES DESIGNED FOR STEEP SLOPES. THE CONTRACTOR SHALL STABILIZE OF ALL EXPOSED SOILS IMMEDIATELY TO LIMIT SOIL EROSION. IN NO CASE SHALL ANY EXPOSED AREAS, INCLUDING STOCK PILES, HAVE EXPOSED SOILS FOR MORE THAN 14 DAYS WITHOUT PROVIDING TEMPORARY OR PERMANENT STABILIZATION. STABILIZATION MUST BE COMPLETED WITHIN 14 DAYS AFTER CONSTRUCTION ACTIVITY HAS CEASED. TEMPORARY STOCKPILES WITHOUT SIGNIFICANT CLAY, SILT, OR ORGANIC COMPONENTS DO NOT REQUIRE STABILIZATION. DRAINAGE PATHS, DITCHES, AND/OR SWALES SHALL HAVE TEMPORARY OR PERMANENT STABILIZATION WITHIN 24 HOURS OF CONNECTING TO A SURFACE WATER OR 24 HOURS AFTER CONSTRUCTION ACTIVITY IN THE DITCH/SWALE HAS TEMPORARILY OR PERMANENTLY CEASED. THE CONTRACTOR SHALL COMPLETE THE STABILIZATION OF ALL EXPOSED SOILS WITHIN 24 HOURS THAT LIE WITHIN 200 FEET OF PUBLIC WATERS PROMULGATED "WORK IN WATER RESTRICTIONS" BY THE MN DNR DURING SPECIFIED FISH SPAWNING TIMES. THE CONTRACTOR SHALL IMPLEMENT EROSION CONTROL BMPS AND VELOCITY DISSIPATION DEVICES ALONG CONSTRUCTED STORMWATER CONVEYANCE CHANNELS AND OUTLETS. THE CONTRACTOR SHALL STABILIZE TEMPORARY AND/OR PERMANENT DRAINAGE DITCHES OR SWALES WITHIN 200 LINEAL FEET FROM PROPERTY EDGE, OR DISCHARGE POINT(S) WITHIN 24 HOURS AFTER CONNECTING TO A SURFACE WATER OR PROPERTY EDGE. TEMPORARY OR PERMANENT DITCHES OR SWALES USED AS A SEDIMENT CONTAINMENT SYSTEM DURING CONSTRUCTION MUST BE STABILIZED WITHIN 24 HOURS AFTER NO LONGER BEING USED AS A SEDIMENT CONTAINMENT SYSTEM. THE CONTRACTOR SHALL NOT UTILIZE HYDROMULCH, TACKIFIER, POLYACRYLAMIDE OR SIMILAR EROSION PREVENTION PRACTICES AS A FORM OF STABILIZATION FOR TEMPORARY OR PERMANENT DRAINAGE DITCHES OR SWALE SECTION WITH A CONTINUOUS SLOPE OF GREATER THAN 2 PERCENT. THE CONTRACTOR SHALL ENSURE PIPE OUTLETS HAVE TEMPORARY OR PERMANENT ENERGY DISSIPATION WITH IN 24 HOURS OF CONNECTION TO A SURFACE WATER. THE CONTRACTOR SHALL DIRECT DISCHARGES FROM BMPS TO VEGETATED AREAS TO INCREASE SEDIMENT REMOVAL AND MAXIMIZE STORMWATER INFILTRATION. VELOCITY DISSIPATION DEVICES MUST BE USED TO PREVENT EROSION WHEN DIRECTING STORMWATER TO VEGETATED AREAS. INSPECTION AND MAINTENANCE: ALL INSPECTIONS, MAINTENANCE, REPAIRS, REPLACEMENTS, AND REMOVAL OF BMPS IS TO BE CONSIDERED INCIDENTAL TO THE BMP BID ITEMS. THE PERMITTEE(S) IS RESPONSIBLE FOR COMPLETING SITE INSPECTIONS, AND BMP MAINTENANCE TO ENSURE COMPLIANCE WITH THE PERMIT REQUIREMENTS. THE PERMITTEE(S) SHALL INSPECT THE CONSTRUCTION SITE ONCE EVERY 7 DAYS DURING ACTIVE CONSTRUCTION AND WITHIN 24 HOURS AFTER A RAINFALL EVENT GREATER THAN 0.5 INCHES IN 24 HOURS. THE PERMITTEE(S) SHALL DOCUMENT A WRITTEN SUMMARY OF ALL INSPECTIONS AND MAINTENANCE ACTIVITIES CONDUCTED WITHIN 24 HOURS OF OCCURRENCE. RECORDS OF EACH ACTIVITY SHALL INCLUDE THE FOLLOWING: -DATE AND TIME OF INSPECTIONS; -NAME OF PERSON(S) CONDUCTING INSPECTION; -FINDINGS AND RECOMMENDATIONS FOR CORRECTIVE ACTIONS IF NECESSARY; -CORRECTIVE ACTIONS TAKEN; -DATE AND AMOUNT OF RAINFALL EVENTS; -POINTS OF DISCHARGE OBSERVED DURING INSPECTION AND DESCRIPTION OF THE DISCHARGE -AMENDMENTS MADE TO THE SWPPP. THE PERMITTEE(S) SHALL SUBMIT A COPY OF THE WRITTEN INSPECTIONS TO THE ENGINEER AND OWNER ON A MONTHLY BASIS. IF MONTHLY INSPECTION REPORTS ARE NOT SUBMITTED, MONTHLY PAYMENTS MAY BE HELD. THE CONTRACTOR SHALL DOCUMENT AMENDMENTS TO THE SWPPP AS A RESULT OF INSPECTION(S) WITHIN 7 DAYS. THE CONTRACTOR SHALL KEEP THE SWPPP, ALL INSPECTION REPORTS, AND AMENDMENTS ONSITE. THE CONTRACTOR SHALL DESIGNATE A SPECIFIC ONSITE LOCATION TO KEEP THE RECORDS THE CONTRACTOR IS RESPONSIBLE FOR THE OPERATION AND MAINTENANCE OF TEMPORARY AND PERMANENT WATER QUALITY BMP'S, AS WELL AS EROSION AND SEDIMENT CONTROL BMP'S. THE CONTRACTOR SHALL INSPECT EROSION PREVENTION AND SEDIMENTATION CONTROL BMPS TO ENSURE INTEGRITY AND EFFECTIVENESS. ALL NONFUNCTIONAL BMPS SHALL BE REPAIRED, REPLACED, OR SUPPLEMENTED WITH FUNCTIONAL BMPS WITHIN 24 HOURS OF FINDING. THE CONTRACTOR SHALL INVESTIGATE AND COMPLY WITH THE FOLLOWING INSPECTION AND MAINTENANCE REQUIREMENTS: POLLUTION PREVENTION MANAGEMENT MEASURES: THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL POLLUTION PREVENTION MANAGEMENT MEASURES. ALL POLLUTION PREVENTION MEASURES ARE CONSIDERED INCIDENTAL TO THE MOBILIZATION BID ITEM, UNLESS OTHERWISE NOTED. THE CONTRACTOR IS RESPONSIBLE FOR THE PROPER DISPOSAL, IN COMPLIANCE WITH MPCA DISPOSAL REQUIREMENTS, OF ALL HAZARDOUS MATERIALS, SOLID WASTE, AND PRODUCTS ON-SITE. THE CONTRACTOR SHALL ENSURE BUILDING PRODUCTS THAT HAVE THE POTENTIAL TO LEAK POLLUTANTS ARE KEPT UNDER COVER TO PREVENT THE DISCHARGE OF POLLUTANTS. THE CONTRACTOR SHALL ENSURE PESTICIDES, HERBICIDES, INSECTICIDES, FERTILIZERS, TREATMENT CHEMICALS, AND LANDSCAPE MATERIALS ARE COVERED TO PREVENT THE DISCHARGE OF POLLUTANTS. THE CONTRACTOR SHALL ENSURE HAZARDOUS MATERIALS AND TOXIC WASTE IS PROPERLY STORED IN SEALED CONTAINERS TO PREVENT SPILLS, LEAKS, OR OTHER DISCHARGE. STORAGE AND DISPOSAL OF HAZARDOUS WASTE OR HAZARDOUS MATERIALS MUST BE IN COMPLIANCE WITH MINN. R. CH. 7045 INCLUDING SECONDARY CONTAINMENT AS APPLICABLE. THE CONTRACTOR SHALL ENSURE ASPHALT SUBSTANCES USED ON-SITE SHALL ARE APPLIED IN ACCORDANCE WITH MANUFACTURERS RECOMMENDATIONS. THE CONTRACTOR SHALL ENSURE PAINT CONTAINERS AND CURING COMPOUNDS SHALL BE TIGHTLY SEALED AND STORED WHEN NOT REQUIRED FOR USE. EXCESS PAINT AND/OR CURING COMPOUNDS SHALL NOT BE DISCHARGED INTO THE STORM SEWER SYSTEM AND SHALL BE PROPERLY DISPOSED OF ACCORDING TO MANUFACTURE'S INSTRUCTION. THE CONTRACTOR SHALL ENSURE SOLID WASTE BE STORED, COLLECTED AND DISPOSED OF PROPERLY IN COMPLIANCE WITH MINN. R. CH. 7035. THE CONTRACTOR SHALL ENSURE POTABLE TOILETS ARE POSITIONED SO THAT THEY ARE SECURE AND WILL NOT BE TIPPED OR KNOCKED OVER. SANITARY WASTE MUST BE DISPOSED OF PROPERLY IN ACCORDANCE WITH MINN. R, CH. 7041. THE CONTRACTOR SHALL MONITOR ALL VEHICLES ON-SITE FOR LEAKS AND RECEIVE REGULAR PREVENTION MAINTENANCE TO REDUCE THE CHANCE OF LEAKAGE. THE CONTRACTOR SHALL ENSURE WASHOUT WASTE MUST CONTACT THE GROUND AND BE PROPERLY DISPOSED OF IN COMPLIANCE WITH MPCA RULES. THE CONTRACTOR SHALL INCLUDE SPILL KITS WITH ALL FUELING SOURCES AND MAINTENANCE ACTIVITIES. SECONDARY CONTAINMENT MEASURES SHALL BE INSTALLED AND MAINTAINED BY THE CONTRACTOR. THE CONTRACTOR SHALL ENSURE SPILLS ARE CONTAINED AND CLEANED UP IMMEDIATELY UPON DISCOVERY. SPILLS LARGE ENOUGH TO REACH THE STORM WATER CONVEYANCE SYSTEM SHALL BE REPORTED TO THE MINNESOTA DUTY OFFICER AT 1.800.422.0798. SEDIMENT CONTROL MEASURES AND TIMING: THE CONTRACTOR IS RESPONSIBLE FOR ALL SEDIMENT CONTROL MEASURES FOR THE PROJECT. SEDIMENT CONTROL MEASURES SHOWN ON PLANS ARE THE ABSOLUTE MINIMUM REQUIREMENTS. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL SEDIMENT CONTROL MEASURES AS NECESSARY TO PROPERLY MANAGE THE PROJECT AREA. THE CONTRACTOR SHALL ENSURE SEDIMENT CONTROL MEASURES ARE ESTABLISHED ON ALL DOWN GRADIENT PERIMETERS BEFORE ANY UPGRADIENT LAND DISTURBING ACTIVITIES BEGIN. THESE MEASURES SHALL REMAIN IN PLACE UNTIL FINAL STABILIZATION HAS BEEN ESTABLISHED. A FLOATING SILT CURTAIN PLACED IN THE WATER IS NOT A SEDIMENT CONTROL BMP EXCEPT WHEN WORKING ON A SHORELINE OR BELOW THE WATERLINE. IMMEDIATELY AFTER THE SHORT TERM CONSTRUCTION ACTIVITY IS COMPLETE, PERMITTEE(S) MUST INSTALL AN UPLAND PERIMETER CONTROL PRACTICE IF EXPOSED SOILS STILL DRAIN TO A SURFACE WATER. RECEIVING WATER NATURAL BUFFER IS THE BUFFER BEING ENCROACHED ON? REASON FOR BUFFER ENCROACHMENT RUSH CREEK 2500 FT NO NA SEDIMENT CONTROL BMP SUMMARY: SEE EROSION AND SEDIMENT CONTROL PLAN SHEETS AND BID FORM FOR TYPE, LOCATION, AND QUANTITY OF SEDIMENT CONTROL BMPS. EROSION PREVENTION BMP SUMMARY: SEE EROSION AND SEDIMENT CONTROL PLAN SHEET AND BID FORM FOR TYPE, LOCATION, AND QUANTITY OF EROSION PREVENTION BMPS. FILTRATION DESIGN PARAMETERS: PERMITTEE(S) MUST NOT INSTALL FILTER MEDIA UNTIL THEY CONSTRUCT AND FULLY STABILIZE THE CONTRIBUTING DRAINAGE AREA UNLESS THEY PROVIDE RIGOROUS EROSION PREVENTION AND SEDIMENT CONTROLS TO KEEP SEDIMENT AND RUNOFF COMPLETELY AWAY FROM THE FILTRATION MEDIA. PERMITTEE(S) MUST DESIGN FILTRATION SYSTEMS TO REMOVE AT LEAST 80% OF TSS. PERMITTEE(S) MUST USE A PRETREATMENT DEVICE SUCH AS A VEGETATED FILTER STRIP, FOREBAY, OR WATER QUALITY INLET TO REMOVE SOLIDS, FLOATING MATERIALS, AND OIL AND GREASE FROM THE RUNOFF, TO THE MAXIMUM EXTENT PRACTICABLE, BEFORE THE SYSTEM ROUTES STORMWATER TO THE FILTRATION SYSTEM. PERMITTEE(S) MUST DESIGN THE FILTRATION SYSTEM TO DISCHARGE ALL STORMWATER ROUTED TO THE SYSTEM THROUGH THE UPPERMOST SOIL SURFACE OR ENGINEERED MEDIA SURFACE WITHIN 48 HOURS. PERMITTEES MUST EMPLOY APPROPRIATE ON-SITE TESTING TO ENSURE A MINIMUM OF THREE FEET OF SEPARATION FROM THE SEASONALLY SATURATED SOILS (OR BEDROCK) AND THE BOTTOM OF THE PROPOSED INFILTRATION SYSTEM. AN 8 FOOT WIDE ACCESS BENCH MUST BE DESIGNED AND MAINTAINED FOR THE FILTRATION SYSTEM. A 50 FOOT NATURAL BUFFER MUST BE PRESERVED OR PROVIDE REDUNDANT (DOUBLE) PERIMETER SEDIMENT CONTROLS IF NATURAL BUFFER IS INFEASIBLE. THE CONTRACTOR SHALL NOT UTILIZE SEDIMENT CONTROL CHEMICALS ON SITE. THE CONTRACTOR SHALL ENSURE SEDIMENT CONTROL PRACTICES REMOVED OR ADJUSTED FOR SHORT-TERM ACTIVITIES BE RE-INSTALLED IMMEDIATELY AFTER THE SHORT-TERM ACTIVITY HAS BEEN COMPLETED. SEDIMENT CONTROL PRACTICES MUST BE REINSTALLED BEFORE THE NEXT PRECIPITATION EVENT EVEN IF THE SHORT-TERM ACTIVITY IS NOT COMPLETE. THE CONTRACTOR SHALL ENSURE STORM DRAIN INLETS ARE PROTECTED BY APPROPRIATE BMPS DURING CONSTRUCTION UNTIL ALL SOURCES WITH POTENTIAL FOR DISCHARGING TO THE INLET HAVE BEEN STABILIZED. THE CONTRACTOR SHALL PROVIDE SILT FENCE OR OTHER EFFECTIVE SEDIMENT CONTROL AT THE BASE OF THE STOCKPILES. THE CONTRACTOR SHALL INSTALL PERIMETER CONTROL AROUND ALL STAGING AREAS, BORROW PITS, AND AREAS CONSIDERED ENVIRONMENTALLY SENSITIVE. THE CONTRACTOR SHALL ENSURE VEHICLE TRACKING BE MINIMIZED WITH EFFECTIVE BMPS. WHERE THE BMPS FAIL TO PREVENT SEDIMENT FROM TRACKING ONTO STREETS THE CONTRACTOR SHALL CONDUCT STREET SWEEPING TO REMOVE ALL TRACKED SEDIMENT. THE CONTRACTOR SHALL IMPLEMENT CONSTRUCTION PRACTICES TO MINIMIZE SOIL COMPACTION. THE CONTRACTOR SHALL ENSURE ALL CONSTRUCTION ACTIVITY REMAIN WITHIN PROJECT LIMITS AND THAT ALL IDENTIFIED RECEIVING WATER BUFFERS ARE MAINTAINED. PERIMETER CONTROL DEVICES, INCLUDING SILT FENCE SHALL BE REPAIRED, OR REPLACED, WHEN THEY BECOME NONFUNCTIONAL OR THE SEDIMENT REACHES 1/2 OF THE DEVICE HEIGHT. THESE REPAIRS SHALL BE MADE WITHIN 24 HOURS OF DISCOVERY. TEMPORARY AND PERMANENT SEDIMENT BASINS SHALL BE DRAINED AND THE SEDIMENT REMOVED WHEN THE DEPTH OF SEDIMENT COLLECTED IN THE BASIN REACHES 1/2 THE STORAGE VOLUME. DRAINAGE AND REMOVAL MUST BE COMPLETED WITHIN 72 HOURS OF DISCOVERY. SURFACE WATERS, INCLUDING DRAINAGE DITCHES AND CONVEYANCE SYSTEMS, MUST BE INSPECTED FOR EVIDENCE OF EROSION AND SEDIMENT DEPOSITION. THE CONTRACTOR SHALL REMOVE ALL DELTAS AND SEDIMENT DEPOSITED IN SURFACE WATERS, INCLUDING DRAINAGE WAYS, CATCH BASINS, AND OTHER DRAINAGE SYSTEMS. THE CONTRACTOR SHALL RE-STABILIZE THE AREAS WHERE SEDIMENT REMOVAL RESULTS IN EXPOSED SOIL. REMOVAL AND STABILIZATION MUST TAKE PLACE WITHIN 7 DAYS OF DISCOVERY, UNLESS PRECLUDED BY LEGAL, REGULATORY, OR PHYSICAL CONSTRAINTS. THE CONTRACTOR IS RESPONSIBLE FOR CONTACTING ALL LOCAL, REGIONAL, STATE AND FEDERAL AUTHORITIES AND OBTAIN ANY APPLICABLE PERMITS, PRIOR TO CONDUCTING ANY WORK IN SURFACE WATERS. CONSTRUCTION SITE VEHICLE EXIT LOCATIONS SHALL BE INSPECTED DAILY FOR EVIDENCE OF SEDIMENT TRACKING ONTO PAVED SURFACES. TRACKED SEDIMENT MUST BE REMOVED FROM ALL PAVED SURFACES WITHIN 24 HOURS OF DISCOVERY. IF SEDIMENT ESCAPES THE CONSTRUCTION SITE, OFF-SITE ACCUMULATIONS OF SEDIMENT MUST BE REMOVED IN A MANOR AND AT A FREQUENCY SUFFICIENT TO MINIMIZE OFF-SITE IMPACTS. X X X X X X X X X X X WELL S COCO ST > > CO CO CO I I CO I I ST >>>>>> > > > > CO CO CO CO CO CO CO CO CO CO CO > > > > CO CO CO I I I I I I I S S I I 16 Sa v e : 8 / 1 8 / 2 0 2 3 8 : 3 0 A M m w a t e r c o t t P l o t : 8 / 1 8 / 2 0 2 3 8 : 4 0 A M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 S L _ G H O S T P L A T . d w g MJW MJW BJR 0 feetscale 60 12060 30 16 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA 8/18/2023 8/14/2023 5/5/2023 B C UPDATED FUTURE ROAD ROW & EASEMENTS ADDRESS CITY COMMENTS ISSUED FOR REVIEW RAMGC - 172432 FUTURE DEVELOPMENTRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 475888/18/2023 BRYAN REMER, PE I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. FU T U R E R O A D 20' SETBACK 20' SETBACK 50' SETBACK 25' SETBACK OUTLOT A 1.41 ACRES 1.90 ACRES 2.43 ACRES 4.64 ACRES 3.49 ACRES 20' SETBACK 25' SETBACK 25' SETBACK Hennepin County Natural Resources Map Date: 4/4/2023 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 2023 ¯ PID: 0111923440045 Address: 52 Address Pending, Corcoran 00000 Owner: J R & M S Martin Trust Acres: 14.89 Comments: Legend 1:2,400 MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE 50' SETBAC K 20' SETB A C K 65' SETBACK FU T U R E R O A D FU T U R E R O A D 14 15 19 11 3 SIGN (WITH POWER AND 2 GOOSENECK LIGHTS) SNOW STORAGE POND GARBAGE ENCLOSURE FENCE AROUND UTILITIES / MECH. EQUIPMENT BIKE RACK OUTLOT A FIRETRUCK TURN-AROUND ADDITIOMAL 10' UTILITIY SETBACK POND DO NOT DISTURB HYDRANT WELL WALKING PATH WALKING PATH WALKING PATH ARTIFICAL TURF IS PERVIOUS SURFACE WETLAND BUFFER SIGNS 28 EXISTING OVERSTORY TREES IN FORESTED AREA (INCLUDING MATURE OAK) 25 ' SE T B A C K BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE FLOWERING CRABTREE FLOWERING CRABTREE BLUE SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLUE SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLUE SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLUE SPRUCE BLUE SPRUCE BLACK HILLS SPRUCE FLOWERING CRABTREE FLOWERING CRABTREE FLOWERING CRABTREE FLOWERING CRABTREE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLUE SPRUCE BLACK HILLS SPRUCE FUTURE 4,000 SQ. FT. BUILDING 1 2 3 4 5 6 7 8 9101112131415 UP Custom Text 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 DOWN UP Cus t o m T e x t 2212211 AA 2 22112211A 2 2 2 2 2 2 1 1 1 1 1 1 1 1 21 1 21 12 21 A A B A 22221111AA 2 2 2 1 1 1 A B B B BB B C B B B B B B C B B B B 22 D 1 1 1 1 1 1 1 1 2 1 1 B B 1 11 B CF F DW F 3' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 17 ' - 3 1 / 4 " 17 ' - 6 " 17 ' - 6 " 17 ' - 6 " 17 ' - 6 " 18 ' 17 ' - 8 3 / 4 " 13'-10 1/4"13'-8"13'-5 3/4" 22' 3'- 2 " 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 14 ' - 9 " 9'- 8 " 62 ' - 1 1 " 63 ' - 5 1 / 2 " 5'- 6 " 12 ' - 4 " 5'- 6 " 2'- 3 3 / 4 " 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 8' 18'-5 1/2"36'-6 1/2" 11 ' - 1 1 / 2 " 18 ' - 2 " 30 ' - 8 1 / 2 " 26'-2"6'6'7'-6"9'-6 3/4" 19'-7"19'-6"5'-6"10' 17 ' - 1 " 10 ' - 8 1 / 2 " 27 ' - 9 1 / 2 " 18 3 ' 55' 8' 8' 4' 4' 4' 4' 4' 8' 8' 8' 4' 4' 4'- 1 / 2 " 2'- 3 3 / 4 " 8' 8' 8' 8' 8' 4' 4' 4' 4' 4' 6' 9'- 6 " 9'- 6 " 3'- 1 " 4' 4' 4' 4' 4' 4' 8' 8' 8' 8' 4'4'4'4' 2A3 1A3 PET AREA C LAUNDRY PREP ROOM D PET AREA D PET AREA B PET AREA A PREP ROOM A RISER ROOM MENS WOMENS HALL VESTIBULE CHECK-IN BREAK ROOM STORAGE & UTILITY GROOMING 24' OF TRENCH DRAIN 20' OF TRENCH DRAIN 24 ' OF TR E N C H DR A I N 24 ' OF TR E N C H DR A I N 40 ' OF TR E N C H DR A I N 20 ' OF TR E N C H DR A I N 60 ' OF T R E N C H D R A I N 40 ' OF TR E N C H DR A I N 24 ' OF TR E N C H DR A I N 54 ' OF T R E N C H D R A I N PET AREA D WASH STATIONS STACKABKLE WASHER & DRYERSTACKABKLE WASHER & DRYER STACKABKLE WASHER & DRYER MOP SINK 12 ' OF TR E N C H DR A I N 12 ' OF TR E N C H DR A I N FLOOR DRAIN KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER N GRASS (87,036 SQ. FT.) ARTIFICIAL TURF (13,225 SQ. FT.) ASPHALT (29,620 SQ. FT.) EXTERIOR CONCRETE (6,136 SQ. FT.) 7' TALL VINYL PRIVACY FENCING (650 LF) PATH/TRAIL (4,280 LF) 73 PARKING SPACES & 2 HANDICAPP SPACES DROUGHT RESISTANT XERISCAPING (NATURAL PRAIRIE ) 111 UNDERSTORY TREES 39 NEW OVERSTORY TREES 28 EXISTING OVERSTORY TREES (INCLUDING MATURE OAK) (13) MAPLE (FALL FIESTA MAPLE , FIRE FALL MAPLE , & BLAZE MAPLE) (16) BLACK HILL SPRUCE (6) BLUE SPRUCE (4) FLOWERING CRABTREE (WHITE, PINK, & RED) (111) SHRUBS (PANICLE HYDRANGEAS , NINEBARK, BUTTERFLY BUSH , TIGER EYE SUMAC, & BURNING BUSH) 1" = 50'-0" 59 2 In d u s t r i a l D r i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l C o n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 8 0 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m #Pl n PR O J E C T : DA T E : 9/6/20 2 3 S.K. DR A W N : 54312NO . PL A N I T E M DA T E BY A R M OF 10 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. 65 '-0" X 18 3 '-0" X 18 '-0" 60 '-0" X 55 '-0" X 14 '-0" Re d B a r n P e t R e t r e a t Co r c o r a n , MN Hennepin County Natural Resources Map Date: 4/4/2023 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 2023 ¯ PID: 0111923440045 Address: 52 Address Pending, Corcoran 00000 Owner: J R & M S Martin Trust Acres: 14.89 Comments: Legend 1:2,400 MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE MAPLE 20' SETB A C K SETBACK FU T U R E R O A D FU T U R E R O A D 14 15 19 11 3 SIGN (WITH POWER AND 2 GOOSENECK LIGHTS) SNOW STORAGE POND GARBAGE ENCLOSURE FENCE AROUND UTILITIES / MECH. EQUIPMENT BIKE RACK OUTLOT A FIRETRUCK TURN-AROUND ADDITIOMAL 10' UTILITIY SETBACK POND HYDRANT WELL WALKING PATH ARTIFICAL TURF IS PERVIOUS SURFACE WETLAND BUFFER SIGNS 25 ' SE T B A C K BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE FLOWERING CRABTREE FLOWERING CRABTREE BLUE SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLUE SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLUE SPRUCE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLUE SPRUCE BLUE SPRUCE BLACK HILLS SPRUCE FLOWERING CRABTREE FLOWERING CRABTREE FLOWERING CRABTREE FLOWERING CRABTREE BLACK HILLS SPRUCE BLACK HILLS SPRUCE BLUE SPRUCE BLACK HILLS SPRUCE FUTURE 4,000 SQ. FT. BUILDING 1 2 3 4 5 6 7 8 9101112131415 UP Custom Text 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 DOWN UP Cu s t o m T e x t 2212211 AA 2 22112211A 2 2 2 2 2 2 1 1 1 1 1 1 1 1 21 1 21 12 21 A A B A 22221 111AA 2 2 2 1 1 1 A B B B BB B C B B B B B B C B B B B 22 D 1 1 1 1 1 1 1 1 2 1 1 B B 1 11 B CF F DW F 3' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 17 ' - 3 1 / 4 " 17 ' - 6 " 17 ' - 6 " 17 ' - 6 " 17 ' - 6 " 18 ' 17 ' - 8 3 / 4 " 13'-10 1/4"13'-8"13'-5 3/4" 22' 3' - 2 " 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 14 ' - 9 " 9' - 8 " 62 ' - 1 1 " 63 ' - 5 1 / 2 " 5' - 6 " 12 ' - 4 " 5' - 6 " 2' - 3 3 / 4 " 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 8' 18'-5 1/2"36'-6 1/2" 11 ' - 1 1 / 2 " 18 ' - 2 " 30 ' - 8 1 / 2 " 26'-2"6'6'7'-6"9'-6 3/4" 19'-7"19'-6"5'-6"10' 17 ' - 1 " 10 ' - 8 1 / 2 " 27 ' - 9 1 / 2 " 18 3 ' 55' 8' 8' 4' 4' 4' 4' 4' 8' 8' 8' 4' 4' 4'- 1 / 2 " 2' - 3 3 / 4 " 8' 8' 8' 8' 8' 4' 4' 4' 4' 4' 6' 9' - 6 " 9' - 6 " 3' - 1 " 4' 4' 4' 4' 4' 4' 8' 8' 8' 8' 4'4'4'4' 2 A3 1 A3 PET AREA C LAUNDRY PREP ROOM D PET AREA D PET AREA B PET AREA A PREP ROOM A RISER ROOM MENS WOMENS HALL VESTIBULE CHECK-IN BREAK ROOM STORAGE & UTILITY GROOMING 24' OF TRENCH DRAIN 20' OF TRENCH DRAIN 24 ' OF TR E N C H DR A I N 24 ' OF TR E N C H DR A I N 40 ' OF TR E N C H DR A I N 20 ' OF TR E N C H DR A I N 60 ' OF T R E N C H D R A I N 40 ' OF TR E N C H DR A I N 24 ' OF TR E N C H DR A I N 54 ' OF T R E N C H D R A I N PET AREA D WASH STATIONS STACKABKLE WASHER & DRYERSTACKABKLE WASHER & DRYER STACKABKLE WASHER & DRYER MOP SINK 12 ' OF TR E N C H DR A I N 12 ' OF TR E N C H DR A I N FLOOR DRAIN KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER N GRASS (87,036 SQ. FT.) ARTIFICIAL TURF (13,225 SQ. FT.) ASPHALT (29,620 SQ. FT.) EXTERIOR CONCRETE (6,136 SQ. FT.) 7' TALL VINYL PRIVACY FENCING (650 LF) PATH/TRAIL (4,280 LF) 73 PARKING SPACES & 2 HANDICAPP SPACES DROUGHT RESISTANT XERISCAPING (NATURAL PRAIRIE ) 111 UNDERSTORY TREES 39 NEW OVERSTORY TREES 28 EXISTING OVERSTORY TREES (INCLUDING MATURE OAK) (13) MAPLE (FALL FIESTA MAPLE , FIRE FALL MAPLE , & BLAZE MAPLE) (16) BLACK HILL SPRUCE (6) BLUE SPRUCE (4) FLOWERING CRABTREE (WHITE, PINK, & RED) (111) SHRUBS (PANICLE HYDRANGEAS , NINEBARK, BUTTERFLY BUSH , TIGER EYE SUMAC, & BURNING BUSH) 1" = 30'-0" 59 2 In d u s t r i a l D r i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l C o n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 8 0 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m #Pl n PR O J E C T : DA T E : 9/6/20 2 3 S.K. DR A W N : 54312NO . PL A N I T E M DA T E BY A R M OF 10 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. 65 '-0" X 18 3 '-0" X 18 '-0" 60 '-0" X 55 '-0" X 14 '-0" Re d B a r n P e t R e t r e a t Co r c o r a n , MN Hennepin County Natural Resources Map Date: 4/4/2023 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 2023 ¯ PID: 0111923440045 Address: 52 Address Pending, Corcoran 00000 Owner: J R & M S Martin Trust Acres: 14.89 Comments: Legend 1:2,400 20' SETB A C K SETBACK FU T U R E R O A D FU T U R E R O A D SIGN (WITH POWER AND 2 GOOSENECK LIGHTS) OUTLOT A STREET LIGHTS RECESSED LIGHTING IN ALL SOFFITS FLOOD LIGHTS FLOOD LIGHTS FLOOD LIGHTS RECESSED LIGHTING IN ALL SOFFITS RECESSED LIGHTING IN ALL SOFFITS GOOSENECK LIGHTS AT BUILDING SIGN 25 ' SE T B A C K 1 2 3 4 5 6 7 8 9101112131415 UP Custom Text 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 DOWN UP Cu s t o m T e x t 2212211 AA 2 22112211A 2 2 2 2 2 2 1 1 1 1 1 1 1 1 21 1 21 12 21 A A B A 22221 111AA 2 2 2 1 1 1 A B B B BB B C B B B B B B C B B B B 22 D 1 1 1 1 1 1 1 1 2 1 1 B B 1 11 B CF F DW F 3' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 17 ' - 3 1 / 4 " 17 ' - 6 " 17 ' - 6 " 17 ' - 6 " 17 ' - 6 " 18 ' 17 ' - 8 3 / 4 " 13'-10 1/4"13'-8"13'-5 3/4" 22' 3' - 2 " 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 14 ' - 9 " 9' - 8 " 62 ' - 1 1 " 63 ' - 5 1 / 2 " 5' - 6 " 12 ' - 4 " 5' - 6 " 2' - 3 3 / 4 " 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 8' 18'-5 1/2"36'-6 1/2" 11 ' - 1 1 / 2 " 18 ' - 2 " 30 ' - 8 1 / 2 " 26'-2"6'6'7'-6"9'-6 3/4" 19'-7"19'-6"5'-6"10' 17 ' - 1 " 10 ' - 8 1 / 2 " 27 ' - 9 1 / 2 " 18 3 ' 55' 8' 8' 4' 4' 4' 4' 4' 8' 8' 8' 4' 4' 4'- 1 / 2 " 2' - 3 3 / 4 " 8' 8' 8' 8' 8' 4' 4' 4' 4' 4' 6' 9' - 6 " 9' - 6 " 3' - 1 " 4' 4' 4' 4' 4' 4' 8' 8' 8' 8' 4'4'4'4' 2 A3 1 A3 PET AREA C LAUNDRY PREP ROOM D PET AREA D PET AREA B PET AREA A PREP ROOM A RISER ROOM MENS WOMENS HALL VESTIBULE CHECK-IN BREAK ROOM STORAGE & UTILITY GROOMING 24' OF TRENCH DRAIN 20' OF TRENCH DRAIN 24 ' OF TR E N C H DR A I N 24 ' OF TR E N C H DR A I N 40 ' OF TR E N C H DR A I N 20 ' OF TR E N C H DR A I N 60 ' OF T R E N C H D R A I N 40 ' OF TR E N C H DR A I N 24 ' OF TR E N C H DR A I N 54 ' OF T R E N C H D R A I N PET AREA D WASH STATIONS STACKABKLE WASHER & DRYERSTACKABKLE WASHER & DRYER STACKABKLE WASHER & DRYER MOP SINK 12 ' OF TR E N C H DR A I N 12 ' OF TR E N C H DR A I N FLOOR DRAIN KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER N FLOOD LIGHTS (13) STREET LIGHTS (2) 1" = 30'-0" 59 2 In d u s t r i a l D r i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l C o n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 8 0 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m #Pl n PR O J E C T : DA T E : 4/18 /20 2 3 S.K. DR A W N : 54312NO . PL A N I T E M DA T E BY A R M OF 10 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. 65 '-0" X 16 5 '-0" X 18 '-0" 60 '-0" X 55 '-0" X 14 '-0" Re d B a r n P e t R e t r e a t Co r c o r a n , MN 1 2 3 4 5 6 7 8 910111213141516171819 DO W N UP Custom Text 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 DOWN UP Cu s t o m T e x t 111111111AA 1 111111111A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 11 11 11 A A B A 11111111AA 1 1 1 1 1 1 A B B B BB B C B B B B B B B B B B 11 A 1 1 1 1 1 1 1 1 1 1 1 B B 1 11 B CF F DW F 8'8'8'8'-6"8'-6"8'8'8' 14'65' 3' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6' 6'6'6'6'6'6'6'6'7'8'8'7'6'7'6'7'8'8' 15'-11"15'-8 3/4"15'-8 3/4"15'-8 3/4"15'-11" 17 ' - 3 1 / 4 " 17 ' - 6 " 17 ' - 6 " 17 ' - 6 " 17 ' - 6 " 18 ' 17 ' - 8 3 / 4 " 13'-10 1/4"13'-8"13'-5 3/4" 15'-6"15'32'15'15'-6" 9' 10 ' 9' 8' 8' 8' 8' 60 ' 22' 3' - 2 " 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 14 ' - 9 " 9' - 8 " 62 ' - 1 1 " 63 ' - 5 1 / 2 " 5' - 6 " 12 ' - 4 " 5' - 6 " 2' - 3 3 / 4 " 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 12' 18'-5 1/2"36'-6 1/2" 11 ' - 1 1 / 2 " 18 ' - 2 " 30 ' - 8 1 / 2 " 26'-2"6'6'7'-6"9'-6 3/4" 19'-7"19'-6"5'-6"10' 17 ' - 1 " 10 ' - 8 1 / 2 " 27 ' - 9 1 / 2 " 18 3 ' 55' 8' 8' 4' 8' 4' 8' 4' 8' 4' 4' 4' 4' 4' - 1 / 2 " 2' - 3 3 / 4 " 8' 8' 8' 8' 8' 4' 4' 4' 4' 4' 6' 9' - 6 " 9' - 6 " 3' - 1 " 4' 4' 4' 4' 4' 4' 8' 8' 8' 8' 4'4'4'4' 2 A3 1 A3 PET AREA C LAUNDRY PREP ROOM D PET AREA D PET AREA B PET AREA A PREP ROOM A RISER ROOM MENS WOMENS HALL VESTIBULE CHECK-IN BREAK ROOM STORAGE & UTILITY GROOMING 24' OF TRENCH DRAIN 20' OF TRENCH DRAIN 24 ' OF TR E N C H DR A I N 24 ' OF TR E N C H DR A I N 40 ' OF TR E N C H DR A I N 20 ' OF TR E N C H DR A I N 60 ' OF T R E N C H D R A I N 40 ' OF TR E N C H DR A I N 24 ' OF TR E N C H DR A I N 54 ' OF T R E N C H D R A I N PET AREA D WASH STATIONS STACKABKLE WASHER & DRYER STACKABKLE WASHER & DRYER STACKABKLE WASHER & DRYER MOP SINK 12 ' OF TR E N C H DR A I N 12 ' OF TR E N C H DR A I N FLOOR DRAIN KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER KENNELS BY OWNER 1 2 3 4 5 6 7 8 910111213141516171819 DO W N UP Custom Text 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 DOWN UP Cu s t o m T e x t 11 1 1 B B B B 1 1 1 1 1 1 1 1 A 1 1 1 1 1 B B B B B 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 4' 7' - 9 3 / 4 " 22' 4' PET AREA E PREP ROOM E BATH STORAGE OFFICE 1 LAUNDRY 62 ' OF T R E N C H D R A I N 36 ' OF TR E N C H DR A I N 38 ' OF TR E N C H DR A I N 12 ' OF T R E N C H D R A I N Element ID 1 A B C Quantity 89 11 29 2 View from Reveal Side Dimensions ---3'×7'3'×6'-8"3'×6'-8" Remarks 4030 VINYL FIXED WINDOWS AJ 7100 SERIES HALF-LITE WALKDOOR AJ 5100 SERIES HALF-LITE WALKDOOR AJ 5100 SERIES SOLID WALKDOOR DOOR & WINDOW TYPES ABBREVIATIONS: ACT ACT SUSPENDED CEILING EP EPOXY FRP FIBERGLASS REINFORCED PLASTIC GBP GYPSUM BOARD - PAINTED STEEL STEEL LINER REMARKS: ROOM REMARKSBASECEILINGWALLSFLOORNUMBERCEILING HGT. MAIN LEVEL ROOM FINISH SCHEDULE MAIN LEVEL CHECK-IN EP 18'-0" BREAK ROOM EP 18'-0" STORAGE & UTILITY EP 18'-0" GROOMING EP 18'-0" HALL EP 18'-0" VESTIBULE EP 18'-0" MENS EP 8'-0" WOMENS EP 8'-0"ACTFRP STEELGBP GBP STEEL GBP STEEL GBP STEEL GBP STEEL GBP STEEL FRP ACT RISER ROOM EP 18'-0"STEELGBP PREP ROOM A EP 14'-0"STEELSTEEL PET AREA A EP 14'-0"STEELSTEEL PET AREA B EP 14'-0"STEELSTEEL PET AREA C EP 18'-0"STEELSTEEL PET AREA D EP 8'-0"STEELSTEEL PREP ROOM D EP 8'-0"STEELSTEEL LAUNDRY EP 8'-0"STEELGBP SECOND LEVEL PET AREA E EP 8'-0"STEELSTEEL PREP ROOM E EP 8'-0"STEELSTEEL BATH EP 8'-0"STEELGBP STORAGE EP 8'-0"STEELGBP OFFICE 1 EP 8'-0"STEELGBP OFFICE 2 EP 8'-0"STEELGBP SCALE: 1" = 10' 1 1st FLOOR PLAN A1 SCALE: 1" = 10' 2 2nd FLOOR PLAN A1 59 2 In d u s t r i a l D r i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l C o n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 8 0 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m #Pl n PR O J E C T : DA T E : 4/18 /20 2 3 S.K. DR A W N : 54312NO . PL A N I T E M DA T E BY A R M OF 10 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. 65 '-0" X 16 5 '-0" X 18 '-0" 60 '-0" X 55 '-0" X 14 '-0" Re d B a r n P e t R e t r e a t Co r c o r a n , MN 1 2 3 4 5 6 7 8 910111213141516171819 DO W N UP Custom Text 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 DOWN UP Cu s t o m T e x t 111111111AA 1 111111111A 1 1 1 1 1 1 1 1 1 1 1 1 1 1 11 1 11 11 11 A A B A 11111111AA 1 1 1 1 1 1 A B B B BB B C B B B B B B B B B B 11 A 1 1 1 1 1 1 1 1 1 1 1 B B 1 11 B C 2 A3 1 A3 PET AREA C LAUNDRY PREP ROOM D PET AREA D PET AREA B PET AREA A PREP ROOM A RISER ROOM MENS WOMENS HALL VESTIBULE CHECK-IN BREAK ROOM STORAGE & UTILITY GROOMING 24" X 24" ACT CEILING PET AREA D SCALE: 1" = 10' 1 RCP A2 59 2 In d u s t r i a l D r i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l C o n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 8 0 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m #Pl n PR O J E C T : DA T E : 4/18 /20 2 3 S.K. DR A W N : 54312NO . PL A N I T E M DA T E BY A R M OF 10 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. 65 '-0" X 16 5 '-0" X 18 '-0" 60 '-0" X 55 '-0" X 14 '-0" Re d B a r n P e t R e t r e a t Co r c o r a n , MN 11 ' - 7 " 11 ' - 7 " 18 ' 5.5 12 METAL SALES IMAGE II ROOF PANEL METAL SALES IMAGE II ROOF PANEL GRAY LP SMART SIDINGRED LP SMART SIDING GRAY LP SMART SIDING RED LP SMART SIDING RED LP SMART SIDING COLUMNS WRAPPED IN VERSETTA STONE 11 ' - 7 " 18 ' 33 ' - 1 0 1 / 4 " 5.5 12 METAL SALES IMAGE II ROOF PANEL METAL SALES IMAGE II ROOF PANEL GRAY LP SMART SIDINGRED LP SMART SIDINGCOLUMNS WRAPPED IN VERSETTA STONE RED LP SMART SIDING METAL SALES IMAGE II ROOF PANEL 11 ' - 7 " 33 ' - 1 0 1 / 4 " 5.5 12 5.5 12 METAL SALES IMAGE II ROOF PANEL METAL SALES IMAGE II ROOF PANEL METAL SALES IMAGE II ROOF PANEL GRAY LP SMART SIDING RED LP SMART SIDING RED LP SMART SIDING VERSETTA STONE COLUMNS WRAPPED IN VERSETTA STONE 11 ' - 7 " 16 ' - 3 " 27 ' - 1 " 4 12 5.5 12 METAL SALES IMAGE II ROOF PANEL METAL SALES IMAGE II ROOF PANEL GRAY LP SMART SIDINGRED LP SMART SIDINGCOLUMNS WRAPPED IN VERSETTA STONE SCALE: 1/8" = 1'-0" EAST ELEVATION SCALE: 1/8" = 1'-0" 2 NORTH ELEVATION A3 SCALE: 1/8" = 1'-0" 3 SOUTH ELEVATION A3 SCALE: 1/8" = 1'-0" 4 WEST ELEVATION A3 1,176 SQ. FT. (55%) RED LP SMART SIDING, 213 SQ. FT. (10%) STONE VENEER, & 743 SQ. FT. (35%) GREY LP SMART SIDING 1,260 SQ. FT. (67%) RED LP SMART SIDING & 605 SQ. FT. (33%) GREY LP SMART SIDING 3,114 SQ. FT. (95%) RED HARDI PLANK LAP SIDING & 180 SQ. FT. (5%) GREY 1,364 SQ. FT. (51%) RED LP SMART SIDING & 1,297 SQ. FT. (47%) GREY LP SMART SIDING 59 2 In d u s t r i a l D r i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l C o n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 8 0 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m #Pl n PR O J E C T : DA T E : 4/18 /20 2 3 S.K. DR A W N : 54312NO . PL A N I T E M DA T E BY A R M OF 10 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. 65 '-0" X 16 5 '-0" X 18 '-0" 60 '-0" X 55 '-0" X 14 '-0" Re d B a r n P e t R e t r e a t Co r c o r a n , MN 4' TO P O F F O O T I N G TO T O P O G G R A D E 14 ' - 4 " GR A D E T O N O T C H 4' TO P O F F O O T I N G TO T O P O F G R A D E 11 ' - 1 1 " GR A D E T O N O T C H ROOF CONSTRUCTION: 26 GAUGE METAL SALES IMAGE II 15/32" OSB 2X4 MSR 1650 ROOF PURLINS 24" O.C. WOOD TRUSSES 6'-0" O.C. CEILING NAILERS _'-_" O.C. 4 12 EAVE CONSTRUCTION: 2X6 EAVE BOARD METAL EAVE TRIM CUSTOM BASE MOLD 12" SIDEWALL OVERHANG ATTACH TO COLUMN WITH (8) 6" SIMPSON SCREWS WALL CONSTRUCTION: LP SMART SIDING 1/2" OSB 2X4 WALL GIRTS AT 24" O.C. 3 PLY 2X6 WALL COLUMNS AT 6'-0" O.C. STEEL CEILING W/ 4 MIL POLY 2X4 SOFFIT STARTER 2X8 .60 TREATED GRADE BOARD2X6 RODENT GUARD COMPACTED BACKFILL TREATED 2X6 X 12" BLOCKING (ON TWO SIDES - EACH BLOCK MUST BE ATTACHED W/ (5) GALVANIZED COATED NAILS 24" DIAMETER X 10" THICK POURED CONCRETE FOOTING AT SIDEWALL COLUMNS BASE TRIM POST WRAPPED UP TO 36" IN VERSETTA STONE EAVE CONSTRUCTION: 2X6 EAVE BOARD METAL EAVE TRIM CUSTOM BASE MOLD 12" SIDEWALL OVERHANG ATTACH TO COLUMN WITH (6) 4" SIMPSON SCREWS STEEL CEILING W/ 4 MIL POLY WALL CONSTRUCTION: LP SMART SIDING 1/2" OSB 2X4 WALL GIRTS AT 24" O.C. 3 PLY 2X6 WALL COLUMNS AT 6'-0" O.C. TREATED 6" POST R-44 BLOWN INSULATION 2" RIGID INSULATION 18" DOWN 2X8 .60 TREATED GRADE BOARD TREX BOARD 1/2" EXPANSION JOINT MATERIAL 5" THICK INTERIOR CONCRETE FLOOR W/ #4 ROD 24" O.C. SQUARED 6 MIL POLY VAPOR BARRIER5" THICK CONCRETE SLAB W/ #4 ROD 24" O.C. SQUARED ATTACH TO COLUMN WITH (8) 6" SIMPSON SCREWS 4' TO P O F F O O T I N G TO T O P O F G R A D E 18 ' - 4 " GR A D E T O N O T C H 4' TO P O F F O O T I N G TO T O P O F G R A D E 11 ' - 1 1 " GR A D E T O N O T C H 8' 2' 8' ROOF CONSTRUCTION: 26 GAUGE METAL SALES IMAGE II 15/32" OSB 2X4 MSR 1650 ROOF PURLINS 24" O.C. WOOD TRUSSES 6'-0" O.C. 2X8 .60 TREATED GRADE BOARD 2X6 RODENT GUARD COMPACTED BACKFILL TREATED 2X6 X 12" BLOCKING (ON TWO SIDES - EACH BLOCK MUST BE ATTACHED W/ (5) GALVANIZED COATED NAILS 24" DIAMETER X 10" THICK POURED CONCRETE FOOTING AT SIDEWALL COLUMNS BASE TRIM COMPACTED BACKFILL TREATED 2X6 X 12" BLOCKING (ON TWO SIDES - EACH BLOCK MUST BE ATTACHED W/ (5) GALVANIZED COATED NAILS 24" DIAMETER X 10" THICK POURED CONCRETE FOOTING AT SIDEWALL COLUMNS POST WRAPPED UP TO 36" IN VERSETTA STONE EAVE CONSTRUCTION: 2X6 EAVE BOARD METAL EAVE TRIM CUSTOM BASE MOLD 12" SIDEWALL OVERHANG ATTACH TO COLUMN WITH (6) 4" SIMPSON SCREWS TREATED 6" POST CEILING NAILERS _'-_" O.C. STEEL CEILING W/ 4 MIL POLY R-44 BLOWN INSULATION STEEL CEILING W/ 4 MIL POLY 5.5 12 EAVE CONSTRUCTION: 2X6 EAVE BOARD METAL EAVE TRIM CUSTOM BASE MOLD 12" SIDEWALL OVERHANG WALL CONSTRUCTION: LP SMART SIDING 1/2" OSB 2X4 WALL GIRTS AT 24" O.C. 3 PLY 2X6 WALL COLUMNS AT 6'-0" O.C. 2X4 SOFFIT STARTER ATTACH TO COLUMN WITH (8) 6" SIMPSON SCREWS WALL CONSTRUCTION: LP SMART SIDING 1/2" OSB 2X4 WALL GIRTS AT 24" O.C. 3 PLY 2X6 WALL COLUMNS AT 6'-0" O.C. 8" X 12" THICKENED SLAB W/2 #4 CONT. 2X4 TREATED SILL PLATE BEARING WALL 2X4 DBL TOP PLATE(2) 11 7/8 LVL LEDGER - FLUSH AT BOTTOM OF TRUSS. ATTACH TO COLUMNS W/ SIMPSON HUC412 HANGERS EPOXY LIGHTWEIGHT CONCRETE TAPPERED 2X4 24" FLOOR TRUSS 16" O.C. W/ __ PSF LIVE LOAD 2X8 .60 TREATED GRADE BOARD TREX BOARD 1/2" EXPANSION JOINT MATERIAL 5" THICK INTERIOR CONCRETE FLOOR W/ #4 ROD 24" O.C. SQUARED 5" THICK CONCRETE SLAB W/ #4 ROD 24" O.C. SQUARED NOTCH IN TRUSS FOR U-DRAIN SCALE: 1/4" = 1'-0" 1 Section Through 14' A4 SCALE: 1/4" = 1'-0" 2 Section Through 18' A4 59 2 In d u s t r i a l D r i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l C o n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 8 0 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m #Pl n PR O J E C T : DA T E : 4/18 /20 2 3 S.K. DR A W N : 54312NO . PL A N I T E M DA T E BY A R M OF 10 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. 65 '-0" X 16 5 '-0" X 18 '-0" 60 '-0" X 55 '-0" X 14 '-0" Re d B a r n P e t R e t r e a t Co r c o r a n , MN 14 ' 60 ' 12 3 ' 14 ' 120'14' 21 ' 14'65'4' 5" THICK INTERIOR CONCRETE FLOOR W/ #4 ROD 24" O.C. SQUARED. 6 MIL POLY VAPOR BARRIER BENEATH FLOOR. 5" THICK CONCRETE SLAB W/ # 4 ROD 24" O.C. SQUARED 5" THICK CONCRETE SLAB W/ # 4 ROD 24" O.C. SQUARED L & M DRESS N SEAL OR EQUAL 4' X 4' X 5" CONCRETE STOOP 4' X 4' X 5" CONCRETE STOOP 4' X 4' X 5" CONCRETE STOOP 4' X 4' X 5" CONCRETE STOOP CONTROL/CONSTRUCTION JOINTS 5" THICK CONCRETE SLAB W/ # 4 ROD 24" O.C. SQUARED SCALE: 1" = 10' 1 Foundation Plan S1 Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE City Engineer Steve Hegland, PE Project: Red Barn Pet Retreat Date: August 29, 2023 Exhibits: This Memorandum is based on a review of the following documents: 1. Red Barn Pet Retreat Plans Civil Plans. Dated 08/18/2023 2. Preliminary Plat. Dated 08/17/2023 3. Narrative land use application. Dated 08/18/2023 Comments: Stormwater Comments are provided under separate cover but shall be addressed with any plan updates. General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to additional planning comments and all other applicable codes of the City of Corcoran. 3. Applicant shall provide a list of any changes made to the plans not directly related to any of the comments provided. 4. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. City must provide signature on application to watershed for watershed to begin review. 5. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 6. A plan identifying wetland buffers shall be provided which includes which wetland buffers may qualify as existing buffers and which will be established with the project. If buffers are proposing to use the existing vegetation as their proposed buffer, they shall be noted as such on the plan so they can be reviewed and approved by the City as an approved wetland buffer based on the plant species and other characteristics. If wetland buffers are to be established with the development, the plan shall identify a detailed plan for how the buffers will be established. 7. Stormwater ponds and piping to be privately owned and maintained. Easements will be necessary or all stormwater infrastructure including access routes to these BMP’s. Plat: 1. All basins/ponds should be encompassed by a D&U easement. Easements shall be provided over all storm sewer pipes required for the operation of the ponding/treatment system. Easements shall be shown on the utility plan to ensure they are adequate. August 29, 2023 Red Barn Retreat Kevin Mattson Page 2 of 3 2. Provide a D&U easement on all pond & wetland access routes. 3. An existing easement exists for the trunk sewer line to the NW and should be shown correctly. 4. Utility plans identify Outlot A where it is actually the developed lot. Plans shall be uniform in identifying Outlot vs proposed development. 5. Trees and landscaping appear as if they are placed within the Hennepin County easement as well as new City easement adjacent to the new roadway. Transportation: 1. Future proposed road shall match City standard details. 2. Provide 40:1 tapers on Stieg road for the turn lanes. 3. No westbound left turn lane restriping is required at this time. 4. Additional comments and review will be provided on the turn lane plans at the time of final plat and construction drawings. 5. The roadway layout shall be reviewed by public safety to determine if future roadway should be constructed past the facility limit or what turnarounds are required. All turnarounds should be constructed to the standards outlined in the standard details. 6. Curb and gutter should be extended around the outside radius of the entrance 7. A 10’ trail easement shall be provided over top of the 10’ Drainage and Utility easement which abuts Stieg Road. This shall include through Outlot A. 8. Roadway section along Stieg Road shall match existing roadway section. 9. Turn lane into the site has conflicts with existing storm sewer and lighting which will need to be accommodated in the construction plans. 10. Show plan and profile of future roadway adjacent to the site to ensure site plan will transition properly to future roadway. 11. Turn lane plans into the development will require additional draintile to connect to new catch basin. Water and Sewer: 1. Provide elevation on future sanitary sewer information including anticipated building pad elevations to ensure future sanitary line is at sufficient depth to service future lots. 2. A 12” trunk watermain line is available along the northern property line and a water stub is provided at Stieg Road. The applicant is extending this trunk utility through the property with their development. 3. Plan and profiles for all utilities shall be provided at the time of final plat submittals. Watermain profile shall take into account the future road profile to ensure it is at the proper elevation and does not need to be relocated in the future. 4. Maintain 10’ (out to out) of horizontal separation between the sanitary line/structures and the watermain. 5. Watermain shall have drainage and utility easement 10’ from outside edge of pipe along entire stretch. Portion of the watermain as it goes west of the proposed right of way are too close tot eh drainage and utility easement. 6. A minimum of 18” of vertical separation is required between watermain and all other utilities. 7. Valves on watermain to be butterfly valves for 12” and larger pipes. 6” valves to property should be gate valve per city standard details and not butterfly valves. 8. Valves for water services shall be shown 1’ within D&U easement. August 29, 2023 Red Barn Retreat Kevin Mattson Page 3 of 3 9. 90 degree bends on the watermain will not be allowed. 10. Watermain at northern connection is not shown correctly. Applicant shall incorporate watermain plans from adjacent development to ensure watermain connection is shown correctly. 11. Utility plans show a well and a connection to the public system. Only one source for a water service shall be provided. 12. If using the well, it must be permitted with the Minnesota Department of Health. 13. A physical air gap or other means of ensuring that back-feeding well water does not enter into the city distribution system will be required. 14. If connecting to the city system, you must provide two services. One for water service and one for fire suppression. A valve at the back of the utility easement shall be provided on each service. 15. Cleanout for sewer shall be moved to beyond the drainage and utility easement. 16. Watermain services within the site are private. We recommend 90 degree bend be replaced with 45 degree fittings. 17. Fire suppression to be reviewed with building official to confirm plan if water service from Maple Grove can not be provided. 18. 12” watermain valve on tee within right of way to the north of the site can be eliminated. 19. Spacing between trunk sewer and proposed watermain shall be reviewed at time of final plat. additional separation may be required to provide access to trunk sewer without impacting watermain. Grading and Site Plan 1. Provide elevations on grading plan along the proposed curb in the proposed right turn lane. 2. Turf pet area, fence, concrete pavement, and building are not allowed to be in the wetland buffer setback. 3. All maintained slopes shall be 4:1 or flatter. 4. Landscaping should be moved out of the drainage and utility easement along future road. 5. Show pond access routes around all ponds. Access routes shall provide access to all outlet structures, EOF’s and other critical infrastructure to maintain and access ponds. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. A double row of silt fence should be placed on the perimeter of all delineated wetlands. 3. Silt fence should be placed outside of the wetland edge. 4. A rock construction entrance must be provided. 5. Current rip rap at ST-18 is considered wetland fill. No wetland impacts are allowed without wetland mitigation and approval. Wetland impacts must be proposed through the WCA process. All associated permits shall be submitted and approved prior to grading activities within the site if impacts are not changed. Without approval no work or equipment is allowed inside of the delineated wetlands boundary. End of Comments Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE City Engineer Ben Otto, EIT Project: Stormwater for Red Barn Pet Retreat Date: August 29, 2023 Exhibits: This Memorandum is based on a review of the following documents: · Red Barn Pet Retreat Drainage Report, by Short Elliott Hendrickson Inc. Dated 05/24/2023 · Red Barn Pet Retreat Plans Civil Plans. Dated 08/18/2023 · Preliminary Plat. Dated 08/17/2023 · Narrative land use application. Dated 08/18/2023 General: The stormwater management system needs revision and additional review will be performed. 1. Utilize the City’s Stormwater Modeling Guidelines that were provided in the Feasibility Study. 2. Approval process will first involve receiving City authorization to submit to Elm Creek watershed. 3. Provide a D&U easement over the ponds and wetlands and the easement shall encompass all access routes. 4. Development plans do not provide for stormwater treatment of future roadway, outlots or future lots within the proposed development. At the time of future development, additional stormwater management features within the proposed development will be required. 5. The future road and cul-de-sac shown on Future Development Figure on sheet 16 must provide treatment through a BMP before discharging to the wetland. Depending on where BMP is located, this will likely impact usable areas of future development lots shown to the north. Ponding 1. Show clean out elevations and tile slope within the filtration basins and bio-filtration swale. 2. Ponds to have a maximum of 4:1 slopes above the safety bench and then are allowed 3:1 below the safety bench. Modeling 1. Revise rate control table located in section 3.3 of the SWMP. Identify site only existing and proposed flow rates and an additional table showing wetland existing and proposed rates flowing through the CR-101 culvert. 2. Applicant may wish to model the complete property for future potential stormwater management for sharing drainage among future lots. 3. Confirm with Elm Creek Watershed what the design infiltration rate should be. Typically infiltration rates of no higher than 0.8 inches per hour are allowed, with field confirmation testing being necessary. August 29, 2023 Red Barn Retreat Kevin Mattson Page 2 of 2 Construction Plans and Details 1. Show a 12’ access route to all pond inlets and outlets as well as filtration component within the pond to ensure that the features can be accessed for maintenance. 2. Provide southern biofiltration swale detail. 3. Provide a separate 6” tile connection into the ST-10 manhole for the south network of tile. 4. Applicant shall ensure the slope and design of southern biofiltration swale will allow for area to be maintained and does not remain saturated for extended periods of time. 5. Provide a 3 CU YD rip rap stilling basin for the southwest 15” pipe entering filtration basin 1 from the swale. 6. To lessen maintenance the rip rap curb cut swale should be moved approximately 4 spaces to the west. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. End of Comments Page 1 of 2 CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@corcoranmn.gov / Web Site – www.corcoranmn.gov Memo To: Planning (Planners Lindahl and Davis McKeown) From: Lieutenant Burns Date: May 11, 2023 Re: City File 23-008 Red Barn Pet Retreat Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Conditional Use Permit, and Site Plan A Public Safety plan review meeting was held on December 7, 2022 to review concept plans received by the City on November 22, 2022 for Red Barn Pet Retreat. In attendance were: Lieutenant Ryan Burns, Planner Davis McKeown, Fire Chief Feist, Fire Chief Leuer, Fire Chief Malewicki, and Construction Services Specialist Pritchard. Additional review was completed on the formal application materials received by Public Safety Director Matt Gottschalk and Lieutenant Ryan Burns on May 11, 2023. The comments below are based on the preliminary review of the plans and are intended as initial feedback as further plan review will need to be completed as construction plans are finalized. Comments from 12/7/2022: 1. On-site hydrants will be required. 2. The applicant will need to confirm with the building official if the building needs to be sprinklered for the Red Barn Pet Retreat needs to be sprinklered as plans are finalized. 3. Two-access onto Stieg Road will not work in this area due to the large traffic volume on Stieg Road and it is too close to the turn lanes. Accesses should be turned internal to the site. 4. A turn-around may be needed for the parking area shown on the east of the Red Barn Pet Retreat if that portion of the site is over 150 feet. Comments from 5/11/2023: 1. A turn radius exhibit is required to confirm emergency vehicles will be able to access the site via the proposed driveway. If not, the driveway must be relocated to where turn radiuses can be accommodated. The fire truck dimensions to be utilized in the turn radius exhibits are enclosed to this memo. Page 2 of 2 2. A turnaround must be provided on the east portion of the site since this area exceeds 150’. 3. Assuming the building is to be sprinklered (as it exceeds 12,000 square feet), the entire outside of the building must be within a 30’’ hose pull distance from an improved surface. 1 Kendra Lindahl, AICP Subject:FW: Red Barn Pet Retreat - Updated Plan Deadline Inquiry From: Patrick Farrens <pfarrens@rogersmn.gov> Sent: Tuesday, August 22, 2023 4:38 PM To: Ryan Burns <rburns@corcoranmn.gov>; Matt Gottschalk <mgottschalk@corcoranmn.gov> Cc: Michael Pritchard <MPritchard@corcoranmn.gov> Subject: RE: Red Barn Pet Retreat - Updated Plan Deadline Inquiry With a quick site review, I would suggest moving this hydrant. Sorry for the rudimentary drawing. This is the fastest way to show this. In addition, the hydrant to the west of the property, unless the city wants it for flushing, wouldn’t be usable by us as we cannot get a truck back there, so it could be eliminated. Thanks 2 From: Ryan Burns <rburns@corcoranmn.gov> Sent: Tuesday, August 22, 2023 2:04 PM To: Patrick Farrens <pfarrens@rogersmn.gov>; Matt Gottschalk <mgottschalk@corcoranmn.gov> Cc: Michael Pritchard <MPritchard@corcoranmn.gov> Subject: RE: Red Barn Pet Retreat - Updated Plan Deadline Inquiry 3 In speaking with planning, without building plans they believe the building will be big enough (unless they make accommodations, separation walls etc) that it will need to be sprinkled. This building currently will be on a well not city water. Ryan Burns | Deputy Director of Public Safety City of Corcoran | 8200 County Road 116 | Corcoran, MN 55340 Phone: (763) 420-8966 | rburns@corcoranmn.gov | | From: Patrick Farrens <pfarrens@rogersmn.gov> Sent: Tuesday, August 15, 2023 12:20 PM To: Matt Gottschalk <mgottschalk@corcoranmn.gov>; Ryan Burns <rburns@corcoranmn.gov> Subject: RE: Red Barn Pet Retreat - Updated Plan Deadline Inquiry Is the building sprinklered? From: Matt Gottschalk <mgottschalk@corcoranmn.gov> Sent: Tuesday, August 15, 2023 11:05 AM To: Ryan Burns <rburns@corcoranmn.gov>; Patrick Farrens <pfarrens@rogersmn.gov> Subject: FW: Red Barn Pet Retreat - Updated Plan Deadline Inquiry Patrick, Can you take a look at these updated plans and let Ryan know what concerns you have? I’ll be mostly out of the office through the end of the month but Ryan can forward them on to our planners. Thanks. Matt Matthew R. Gottschalk | Director of Public Safety City of Corcoran | 8200 County Road 116 | Corcoran, MN 55340 Phone: (763) 420-8966 | mgottschalk@corcoranmn.gov | | From: Dwight Klingbeil <DKlingbeil@corcoranmn.gov> Sent: Tuesday, August 15, 2023 8:20 AM To: Matt Gottschalk <mgottschalk@corcoranmn.gov>; Ryan Burns <rburns@corcoranmn.gov> Subject: Fw: Red Barn Pet Retreat - Updated Plan Deadline Inquiry 4 Matt and Ryan, Let me know if you have any concerns with Red Barn's updated plans. Thanks! Dwight Klingbeil Planning Technician Direct: 763-338-9290 From: Kendra Lindahl, AICP <KLindahl@landform.net> Sent: Monday, August 14, 2023 5:00 PM To: Dwight Klingbeil <DKlingbeil@corcoranmn.gov> Cc: Torve, Kent <kent.torve@stantec.com>; Kevin Mattson <kmattson@corcoranmn.gov>; Hegland, Steven <steven.hegland@stantec.com> Subject: FW: Red Barn Pet Retreat - Updated Plan Deadline Inquiry Let’s plan to discuss at DRC. Dwight, please share with anyone on the city distribution list that I missed. Kendra Lindahl, AICP LANDFORM, Principal Planner Direct: 612-638-0225 From: Jamie Cacka <JamieC@RamBuildings.com> Sent: Monday, August 14, 2023 4:29 PM To: Kendra Lindahl, AICP <KLindahl@landform.net>; Natalie Davis <ndavis@corcoranmn.gov> Cc: Daniel Benjamin <dbenjaminabs@gmail.com> Subject: RE: Red Barn Pet Retreat - Updated Plan Deadline Inquiry Good Afternoon Kendra and Natalie, Please see attached updated civil plans for today’s deadline. We look forward to your feedback. Let me know if you have any questions. Thanks! 5 From: Kendra Lindahl, AICP <KLindahl@landform.net> Sent: Thursday, July 13, 2023 6:02 PM To: Jamie Cacka <JamieC@RamBuildings.com> Cc: Daniel Benjamin <dbenjaminabs@gmail.com> Subject: RE: Red Barn Pet Retreat - Updated Plan Deadline Inquiry Jamie, The next submittal deadline would be Monday, August 14th for the September 7th Planning Commission meeting and the September 28th City Council meeting. The City’s statutory review period ends on September 7th and I will need a letter extending the review period. The letter should be directed to me and may be signed by you as the applicant or by Daniel Benjamin as the owner. It is the Council policy to require an additional 60 days if the application cannot be acted on within the statutory review period. However, if the materials are updated as previously requested, I would expect that the review could be completed on the schedule noted above. I have attached a letter template for your use. Please sign and return the letter as soon as possible. Feel free to contact me directly if you have any questions. Kendra Lindahl, AICP LANDFORM, Principal Planner Direct: 612-638-0225 From: Jamie Cacka <JamieC@RamBuildings.com> Sent: Thursday, July 13, 2023 2:36 PM To: Kendra Lindahl, AICP <KLindahl@landform.net> Cc: Daniel Benjamin <dbenjaminabs@gmail.com> Subject: RE: Red Barn Pet Retreat - Updated Plan Deadline Inquiry Hi Kendra, Thank you for this information. We’re unfortunately not going to make this deadline and would like to be moved to the next meeting. Due to now needing to bring in the watermain from the north and added stormwater requirements above standard, our civil engineers need to make a great deal of changes and we’re waiting for new set of plans. Could you let me know the next month’s deadline for submitting civil plans? Thanks! Jamie Cacka | Lead Estimator RAM General Contracting, Inc. Office: 320.485.5572 | Cell: 320.905.1639 Fax: 320.485.3625 From: Kendra Lindahl, AICP <KLindahl@landform.net> Sent: Wednesday, July 12, 2023 1:11 PM 6 To: Jamie Cacka <JamieC@RamBuildings.com> Subject: RE: Red Barn Pet Retreat - Updated Plan Deadline Inquiry Jamie, We will need the updated materials by noon on Friday, July 14th in order to stay on the August 3rd Planning Commission agenda. Please let me know if you have any questions. Kendra Lindahl, AICP LANDFORM, Principal Planner Direct: 612-638-0225 From: Jamie Cacka < > Sent: Wednesday, July 12, 2023 9:09 AM To: Natalie Davis <ndavis@corcoranmn.gov> Subject: Red Barn Pet Retreat - Updated Plan Deadline Inquiry Good Morning Natalie, I’m working with Daniel Benjamin and our civil engineer on updated plans for the planning commission meeting. Can you tell me the deadline for submittal? Thanks! Jamie Cacka | Lead Estimator RAM General Contracting, Inc. Office: 320.485.5572 | Cell: 320.905.1639 Fax: 320.485.3625 ---------- Forwarded message --------- From: Natalie Davis <ndavis@corcoranmn.gov> Date: Wed, Jun 21, 2023 at 12:38 PM Subject: RE: Hello -Fwd: Daniel Benjamin Corcoran Inquiry To: Daniel Benjamin <dbenjaminabs@gmail.com> Good afternoon Daniel, I did not see any revised plans submitted as of yesterday afternoon. Unfortunately, I am concerned there will not be enough time for engineering and planning to complete an analysis of new plans for the Planning Commission packet as the packet must be distributed by the end of next week. I will ask the Planning Commission to continue the public hearing to the August meeting. Unfortunately, I will not be at the August Council meeting on 8/24, but Kendra would be able to guide the discussion with Council in my place. I will be on the lookout for revised plans to prepare the analysis for This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. 7 August. The earlier the plans are submitted to the City, the better to allow for more time to talk through any questions/concerns. I may have some better news for you. It appears staff may be open to an additional compromise option regarding the water connection fees that we have not previously discussed with you. While it wouldn’t be a 12-year payment plan, the City Attorney believes we may be able to do a 4-year assessment agreement if Council agrees to it. Under this scenario, 20% of the fees would be due with the final plat, and then 20% would be due or assessed each following year at a 3% interest rate. I will include this as an option in the staff report to Council along with your proposal, staff’s recommendation (water fees due with final plat per usual), and the other deferment option discussed so far (water fees due once water is available). Please let me know if you have thoughts or questions. Sincerely, Natalie Davis McKeown Planner Direct: 763-338-9288 Work Cell: 763-258-4272 City Hall: 763-420-2288 Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us June 1, 2023 Dwight Klingbeil, Planning Technician City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review – Red Barn Pet Retreat (Received May 3, 2023) County State Aid Highway (CSAH) 101 (Brockton Lane) Hennepin County Plat Review ID #4044 (Reviewed May 9, 2023) Mr. Klingbeil: Please consider the following county staff comments for this plat to rezone the parcel in the northwest corner of CSAH 101 (Brockton Lane) and Stieg Road to community commercial, split the lot into two parcels, and develop the easterly lot into a dog daycare and boarding business. Access: Hennepin County supports the proposed access on Stieg Road. Please ensure that the access remains at least 300 feet from Brockton Lane to promote safe and efficient traffic flow at the intersection. In reviewing future development potential, access for parcels to the north, adjacent to Brockton Lane should access the future roadway shown in the plans. Hennepin County would not support access for these parcels on Brockton Lane. Additionally, the City of Maple Grove plans to realign 101st Avenue east of Brockton Lane, directly across from Stieg Road. Please coordinate with city staff for project timing. Right-of-Way: A 10-foot transportation easement is requested for drainage, utility and future multi-modal needs along Brockton Lane. In addition, we request a 25 by 25-foot triangle of right-of-way in the northwest corner of Brockton Lane and Stieg Road to accommodate space for utilities and preserve sight distance. Storm Water / Drainage: Please ensure discharge rates remain less than existing flow rates. The county storm water system will not take water from new drainage areas. Additional treatments may be needed if flow rates cannot match existing. Contact: Eric Vogel at 612-596-0316 or eric.vogel2@hennepin.us Permits: Please inform the developer that all construction within county right of way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or michael.olmstead@hennepin.us More Information: Please contact Ashley Morello: 612-596-0359, ashley.morello@hennepin.us for any further discussion of these items. Sincerely, Carla Stueve, PE County Highway Engineer Hennepin County Property Map Date: 5/15/2023 Comments: 1 inch = 400 feet PARCEL ID: 0111923440045 OWNER NAME: J R & M S Martin Trust PARCEL ADDRESS: 52 Address Pending,Corcoran MN 00000 PARCEL AREA: 14.89 acres, 648,725 sq ft A-T-B: Both SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2022, PAYABLE 2023 PROPERTY TYPE: Vacant Land-Residential HOMESTEAD: Non-Homestead MARKET VALUE: $525,000 TAX TOTAL: $8,067.18 ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Land Industrial HOMESTEAD: Non-Homestead MARKET VALUE: $525,000 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. 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FFE= 942.80 PRELIMINARY NOT FOR CON S T R U C T I O N GRADING QUANTITIES TOPSOIL STRIP (10" THICKNESS)3,150 CU YDS CUT 1,550 CU YDS FILL (20% COMPACTION)7,450 CU YDS NET (FILL)5,900 CU YDS XC XC XC XC XC XC XC XC XC XC XCXC WE L L XC XC XC XC XC XC XC XC XC XC XC XC XC XC XC XC XC I I I S CO CO > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > ST ST I IIII I > > > > > > > > > > > > >> > > > > > > > > > > > > > > CO CO CO CO CO CO CO CO 6 Sa v e : 4 / 1 8 / 2 0 2 3 1 1 : 4 3 A M m w a t e r c o t t P l o t : 4 / 1 8 / 2 0 2 3 1 2 : 0 2 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 7 2 4 3 2 U L . d w g MJW MJW BJR 0 feetscale 20 4020 10 17 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description DateRevision Issue ofA4/18/2023ISSUED FOR REVIEW RAMGC - 172432 UTILITY PLANRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA LICENSE NOXX-XX-XX LICENSE NAME,XX I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED LICENSE PROFESSIONAL UNDER THE LAWS OF THE STATE OF STATE. DATE LICENSE NO. PRELIMINARY NOT FOR CON S T R U C T I O N CONNECT TO EXISTING CATCH BASIN INV= 936.03 (FIELD VERIFY) 20LF 12" STORM SEWER @ 0.50% ST-2 48" CATCH BASIN TC= 939.47 INV= 936.13 ST-4 48" DIA SKIMMER STRUCTURE TC= 940.00 INV= 938.00 271LF 1 8 " R C P A R C H S T O R M S E W E R @ 0 . 2 6 % ST-6 48" DIA CATCH BASIN TC= 941.24 INV= 937.30 34LF 18" STORM SEWER @ 0.26% ST-8 18" APRON INV= 937.20 6" DRAINTILE 6" DRAINTILE ST-10 2'X3' CATCH BASIN TC= 940.57 INV= 937.78 ST-12 48" DIA CATCH BASIN TC= 940.53 INV= 937.66 8LF 12" STORM SEWER @ 1.50% 91LF 18" STORM SEWER @ 0.50% ST-14 12" APRON INV= 937.20 ST-18 8" APRON INV= 935.50 ST-16 48" DIA SKIMMER STRUCTURE TC= 939.50 INV= 935.70 36LF 8" STORM SEWER @ 0.56% 6" WATER MAIN FROM WELL TO BUILDING 6" 90° BEND 4" PVC SCH 40 SANITARY SEWER SERVICE SN-2 48" DIA MANHOLE TC= 941.19 INV= 931.18 3LF 8" PVC SCH 40 SANITARY SEWER STUB CONNECT TO EXISTING 8" PVC SANITARY SEWER INV= 930.76 FIELD VERIFY SIZE AND INVERT CONNECT TO EXISTING 12" WATERMAIN FIELD VERIFY SIZE AND INVERT 12" X 6" TEE 6" GV AND BOX HYDRANT 12" X 6" REDUCER 6" GATE VALVE HYDRANT 12" X 6" TEE 6" 11.25° BEND 6" GATE VALVE 106LF 8 " P V C S D R 3 5 S A N I T A R Y S E W E R @ 0 . 4 0 % May 26, 2023 Natalie Davis McKeown Planner City of Corcoran 8200 County Road 116, Corcoran, MN 55340 The City of Maple Grove has the following comments regarding the proposed Comprehensive Plan Amendment - Red Barn Pet Retreat: • As noted in the Feasibility Report by Stantec from February 2023, water service to this area would require approval from Maple Grove and an amendment to the existing water supply contract. • This amendment shall include provisions that the City of Corcoran share the cost of a signal at Stieg when it is warranted, and to fully construct the left-turn-limiting improvements at 101st Avenue at the same time. • The proposal does not appear to include an analysis of the traffic and water use impacts of the entirety of the site developing with commercial uses, just the Red Barn proposal was included. • The proposal shows a vacant lot being created between Red Barn and County Road 101 with the only access available through the Red Barn parking lot. Cross access easements should be provided otherwise access will need to come from Stieg Road very close to the County Road 101 intersection. Access from Stieg Road would be problematic as the feasibility report indicated, and while this would primarily affect the City of Corcoran traffic, it could spill into County Road 101 and/or the City of Maple Grove side in a negative way. Sincerely, Peter Vickerman, Planning Manager This information is classified as 'Sensitive'. Subject: Support for the Expansion of Red Barn Dog Retreat Dear Members of Planning Commission of the City of Corcoran, I am writing to express my enthusiastic support for the proposed expansion of Red Barn Dog Retreat in the beloved City of Corcoran. As a long-time client of this exceptional facility for the past five years, I have personally witnessed the positive impact they have had on the community and the incredible dedication of their staff. Red Barn Dog Retreat has been more than just a place where I entrust the care of my furry family member. It has become a second home—a haven of love, compassion, and professional expertise. The friendly and supportive staff has consistently gone above and beyond to ensure the well-being and happiness of every dog that enters their doors. The expansion of Red Barn Dog Retreat will undoubtedly bring numerous benefits to the City of Corcoran. Firstly, it will create new job opportunities, contributing to the local economy and providing employment to residents. This facility has always upheld high standards of professionalism and excellence, and I have no doubt that their expansion will bring even more employment opportunities for our community members. Moreover, the expansion will address the growing demand for quality dog care services in our area. As a pet owner, I understand firsthand the challenges of finding a trustworthy and reliable facility that can provide the care and attention our furry companions deserve. The expanded facility will not only accommodate more dogs, but it will also allow for the introduction of new services and amenities, enhancing the overall experience for both dogs and their owners. In addition to the immediate benefits for pet owners, the expansion of Red Barn Dog Retreat will have a ripple effect on the broader community. By providing a safe and engaging environment for dogs, the facility contributes to responsible pet ownership and promotes a sense of community among dog owners. It fosters a shared space where like-minded individuals can connect, exchange knowledge, and form lasting relationships centered around our love for our four-legged friends. Furthermore, Red Barn Dog Retreat has a proven track record of actively supporting local organizations and initiatives. Their involvement in community events, fundraisers, and charitable endeavors has demonstrated their commitment to giving back to Corcoran. The expansion will only strengthen their capacity to contribute and make a positive difference in our city. In conclusion, I wholeheartedly support the expansion of Red Barn Dog Retreat. Their unwavering dedication to the well-being of dogs, exceptional staff, and community involvement make them an invaluable asset to Corcoran. I urge you to consider the numerous benefits this expansion will bring to our city, from economic growth to enhanced pet care services and community engagement. Thank you for your time and consideration. I trust that you will make the decision that aligns with the best interests of our community and its beloved four-legged residents. Warm regards, Igor Bogachev (763-229-2822, igor@cyberadvisors.com) City of Corcoran Planning Commission: I am a client of Red Barn Pet Retreat. We have tried different daycare/boarding facili�es for our dog Maxwell. When he figures out that he is at Red Barn, he is over the moon excited. This is not the case at other facili�es. I can’t express enough the peace of mind Red Barn brings me when I must leave Maxwell for the day or when traveling. This facility is professional run by a caring staff. With the growing pet popula�on resul�ng from the growing number of people living in the Corcoran/Roger/Maple Grove area, an expanded daycare/boarding facility is highly needed. Red Barn is the business we want and need to provide the expanding need for dog boarding. Thank you for considering this expansion. Jill Edwards STAFF REPORT Agenda Item: 9a. Council Meeting: September 28, 2023 Prepared By: Maggie Ung Topic: 2024 Preliminary Levy Action Required: Approval Summary At the September 14th council meeting, the Corcoran City Council adopted the preliminary levy of $8,374,256. Of that amount, $1,186,608 is debt service tax levy and the remaining $7,187,648 is general property tax levy. This resulted in an anticipated tax rate of 42.122%, which is the same as current year 2023 tax rate. Since the adoption of the preliminary levy amount, staff is recommending the following changes from the budget presented at the September 14th council meeting to meet the numbers adopted for the general property tax levy. Staffing changes includes the following: •Health Insurance – decrease budget from a 8% increase, will be updated when final rate increase is received in October - $(6,000) •Recruitment and retention – decrease budgeted amount from $1,800 to $1,500 per employee - $(10,000) •City Hall Staff (multiple department) - reduce budgeted overtime pay - $(4,000) •IT Personnel – start date adjusted from 3/1/2024 to 7/1/2024 - $(40,000) •Police Officer – start date adjusted to 7/1/2024 - $(64,000) •CSO – full-time transition date adjusted to 7/1/2024 - $(36,000) •Part-time/Seasonal Public Works employee hours decrease by 120 hours – $(4,000) •Part-time/Seasonal Program Coordinator – reduce by 40 hours from 1040 to 960 hours budgeted - $(1,500) General Government •Communication: o Newsletter – decrease estimate for outsource printing service - $(2,500) •Finance: o Professional Services: reduce Financial Assistance - $(5,000) •City Administrator o Training: - $(1,000) o Workers Compensation: - $(1,000) •Central Services: o Repairs and Maintenance – Contract: reduced mat cleaning service expenditure based on previous year actuals and decreased estimate on City Hall irrigation repair - $(11,000) o Insurance: - $(1,000) • Planning and Zoning: o Professional Services: contracted planning service decrease estimate - $(6,400) • Transfers o Facility Fund Transfer - $(5,000) o Stormwater Fund Transfer - $(10,000) • Public Safety • Police o Operating Supplies: decrease estimate - $(1,000) Public Works • Highway, Streets & Roadways o Sign Repair Materials: updated based on actuals - $(5,000) • Parks: o Operating Supplies: updated based on actuals year-to-date expenditures - $(1,000) Revenue • Municipal State Aid o Revenue based on actuals - $20,000 • Cable Franchise Fee o Revenue based on actuals - $1,000 • Recycling Fees o Revenue based on actuals - $617 Financial/Budget The City does not have the ability to increase levy and can only decrease levy with the 2024 final budget to be adopted on December 18th, 2023. Staff will continue to refine budget prior to the 2024 final budget adoption if additional numbers are available with the goal to reduce the tax rate further. Options 1. Adopt the draft 2024 Budget as presented, noting a final budget will need to be adopted on December 18, 2023. 2. Amend the draft 2024 Budget as presented, noting a final budget will need to be adopted on December 18, 2023. Recommendation Adopt the draft 2024 Budget as presented, noting a final budget will need to be adopted on December 18, 2023. Council Action Consider a motion to adopt the draft 2024 Budget as presented, noting a final budget will need to be adopted on December 18, 2023. Attachments 1. 2024 Preliminary Budget 2. Effect of 2024 Tax Levy & Budget 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments GENERAL FUND REVENUE TAXES - 100-00000-31000 31000 GENERAL PROPERTY TAXES 4,067,936 4,443,243 5,099,598 6,354,020 7,187,648 833,628 13.1% 100-00000-31020 31020 DELINQUENT PROPERTY TAXES - - 49,456 - - - - TOTAL TAXES 4,067,936 4,443,243 5,149,055 6,354,020 7,187,648 833,628 13.1% LICENSES AND PERMITS 100-00000-32100 32100 BUSINESS LICENSES & PERMITS - 75 576 10,350 5,450 (4,900) -47.3%Includes estimated $10,000 for 2023, $5,000 for 2024 rental license 100-00000-32110 32110 LIQUOR LICENSE FEE 11,250 14,475 15,675 15,500 15,750 250 1.6%Includes $250 for cannibis license 100-00000-32210 32210 BUILDING PERMITS 1,232,582 1,471,688 631,355 1,300,000 800,000 (500,000) -38.5% Single family, multi-tenant and commerical construction. Actual 2022 reflects building permit fees only. Going forward, this line item will only reflect building permit fees - took out Plumbing, Mechanical, Gas, other building related fees (not building permit fees), plan check fees and pass-through Surcharges. 100-00000-32220 32220 GAS INSTALLATION PERMITS - - 13,200 - 13,500 13,500 -Fireplace and other gas permits - prior budgets were lumped in building pemit line 100-00000-32210, separating out for more efficient reporting purpose 100-00000-32230 32230 PLUMBING CONNECTION PERMITS - - 27,340 - 40,000 40,000 -Plumbing permits - prior budgets were lumped in building pemit line 100-00000-32210, separating out for more efficient reporting purpose 100-00000-32260 32260 SIGN PERMITS - - 750 - 750 750 -single family, multi-tenant and commerical construction , less surcharge 100-00000-32270 32270 MECHANICAL PERMITS - - 39,675 - 55,000 55,000 -Mechanical permits - prior budgets were lumped in building pemit line 100-00000-32210, separating out for more efficient reporting purpose 100-00000-32290 32290 WETLAND PERMIT FEES 1,600 400 800 1,000 1,500 500 50.0% TOTAL LICENSES AND PERMITS 1,245,432 1,486,638 729,371 1,326,850 931,950 (394,900) -29.8% INTERGOVERNMENTAL REVENUE 100-00000-33400 33400 STATE GRANTS AND AIDS 472,770 38,810 40,499 40,000 - (40,000) -100.0%NW Trail Grant - moved to liability account as this is a pass through revenue/expenditure 100-00000-33416 33416 POLICE TRAINING REIMBURSEMENT 10,350 10,304 10,148 12,500 12,500 - 0.0% 100-00000-33418 33418 MUNICIPAL STATE AID FOR STREETS - MAINTENANCE 155,079 150,864 157,694 150,000 175,000 25,000 16.7% 100-00000-33423 33423 POLICE STATE AID 119,168 68,944 62,603 80,000 80,000 - 0.0%Police State Aid and Vest Reimbursement 100-00000-33426 33426 AGRICULTURAL MARKET VALUE CREDIT 19,831 38,546 28,649 20,000 30,000 10,000 50.0% 100-00000-33429 33429 STATE AID - PERA - - - 1,845 - (1,845) -100.0%Only in years of PERA rate increases 100-00000-33615 33615 COUNTY RECYCLING GRANT 13,992 13,962 13,846 13,900 14,000 100 0.7% 100-00000-33620 33620 OTHER COUNTY GRANTS AND AIDS 10,000 1,500 42,203 10,000 10,000 - 0.0%UASI Grant 100-00000-33640 33640 TOWARD ZERO DEATH GRANT (30,345) 104,057 13,286 10,000 12,000 2,000 20.0%Offsets with Expenditure - Orono is administering in 2022 and forward TOTAL INTERGOVERNMENTAL REVENUE 770,845 426,987 368,929 338,245 333,500 (4,745) -1.4% CHARGES FOR SERVICES 100-00000-34100 34100 CHARGES FOR SERVICES 190 10 10,282 300 300 - 0.0% 100-00000-34101 34101 FACILITY RENTAL 1,142 2,767 (357) 2,000 - (2,000) -100.0% 100-00000-34103 34103 ZONING/LAND USE APPL FEE 50,535 57,866 64,580 55,000 55,000 - 0.0% 100-00000-34104 34104 BUILDING PERMIT PLAN CHECK FEE - - 246,162 - 375,000 375,000 - Building permit plan check fees - prior budgets were lumped in building pemit line 100-00000-32210, separating out for more efficient reporting purpose as this is charges for service CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND Page 1 of 14 Attached Item: 9a1. 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND 100-00000-34105 34105 COPIES/MAPS 6 5,271 2,332 2,000 2,000 - 0.0% 100-00000-34107 34107 ASSESSMENT SEARCHES 25 25 - 30 30 - 0.0% 100-00000-34109 34109 OTHER BUILDING RELATED FEES - - 44,065 - 100,000 100,000 -Other building related fees (ex. SEC Fees) - prior budgets were lumped in building pemit line 100-00000-32210, separating out for more efficient reporting purpose 100-00000-34110 34110 CITY PLANNER REVIEW FEE 80 - 19,496 50,000 50,000 - 0.0%City Planner's time, 2021 and prior had this coded to miscellaneous revenue 100-00000-34200 34200 PUBLIC SAFETY PERMITS 4,190 3,880 4,280 4,000 4,000 - 0.0% 100-00000-34201 34201 SPECIAL POLICE SERVICES - 4,375 9,015 5,000 9,500 4,500 90.0% 100-00000-34203 34203 POLICE REPORTS 286 252 836 300 400 100 33.3% 100-00000-34300 34300 PUBLIC WORKS PERMITS AND FEES 16,131 17,257 17,135 16,500 17,000 500 3.0% 100-00000-34301 34301 DUST CONTROL 48,350 42,240 2,902 - - - - Per council, no further assessment 2022 and forward 100-00000-34303 34303 ICE & SNOW REMOVAL - - - 6,000 6,000 - 0.0% 100-00000-34310 34310 PUBLIC WORKS REVIEW FEE 42,585 - - 88,200 88,200 - 0.0% Public Works Director & PW Development Superintendent's Time 100-00000-34400 34400 RECYCLING 3,166 2,230 2,391 5,000 5,000 - 0.0% 100-00000-34403 34403 REFUSE COLLECTION CHARGES - 5,346 5,662 4,500 5,717 1,217 27.0% 100-00000-34700 34700 PARK RENTAL - - 2,616 - 3,000 3,000 - 100-00000-34790 34790 RECREATION PROGRAMMING 5 51,274 51,940 46,735 50,000 3,265 7.0%Spring Baseball, Summer Soccer, Fall Baseball TOTAL CHARGES FOR SERVICES 166,691 192,794 483,337 285,565 771,147 485,582 170.0% FINES AND FORFEITS 100-00000-35100 35100 FINES 18,118 17,086 21,979 25,000 25,000 - 0.0%Reflects actual experience TOTAL FINES AND FORFEITS 18,118 17,086 21,979 25,000 25,000 - 0.0% OTHER REVENUE 100-00000-36100 36100 SPECIAL ASSESSMENT - 350 60 - - - - Special Assessment Fee 100-00000-36200 36200 MISCELLANEOUS REVENUES 11,668 50,903 34,075 4,000 4,000 - 0.0%Wetland Buffer Sign and Worker's Comp Reimb.; 2021 and prior had City Planner time in this line item 100-00000-36210 36210 INTEREST EARNINGS 17,644 11,427 145,188 11,500 25,000 13,500 117.4% 100-00000-36220 36220 RENTS AND ROYALTIES 6,909 6,213 - 7,000 7,000 - 0.0% 100-00000-36230 36230 DONATIONS 768 998 1,250 1,000 1,100 100 10.0% 100-00000-36290 36290 SALE OF INVESTMENTS (1,371) - - - - - - 100-00000-36400 36400 REFUNDS/REIMBURSEMENTS 5,170 4,167 232,505 5,000 5,000 - 0.0% 100-00000-38050 38050 CABLE FRANCHISE FEE 50,059 56,691 62,153 59,000 61,000 2,000 3.4% 100-00000-39101 39101 SALE OF ASSETS - - 63,858 - - - - 100-00000-39203 39203 TRANSFER FROM OTHER FUND 218,872 269,164 449,092 535,500 561,200 25,700 4.8%From Water/Sewer for selected PW items (see * in 43100 dept) and City staff time (3.74 FTE) *Will update once Enterprise Funds are budgeted TOTAL OTHER REVENUE 309,719 399,913 988,181 623,000 664,300 41,300 6.6% TOTAL GENERAL FUND REVENUE 6,578,741 6,966,662 7,740,852 8,952,680 9,913,545 960,865 10.7% Page 2 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND GENERAL FUND EXPENDITURES GENERAL GOVERNMENT CITY COUNCIL 100-41110-50101 50101 FULL-TIME EMPLOYEES - REGULAR 19,260 16,515 19,260 19,260 19,260 - 0.0% 100-41110-50122 50122 FICA 1,194 1,024 1,194 1,200 1,200 - 0.0% 100-41110-50126 50126 MEDICARE 279 239 279 280 280 - 0.0% 100-41110-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES 3,089 3,555 2,600 5,000 5,000 - 0.0% 100-41110-50210 50210 OPERATING SUPPLIES 1,727 1,087 829 2,000 2,000 - 0.0% 100-41110-50365 50365 WORKER'S COMPENSATION INSURANCE 92 - 102 150 150 - 0.0% TOTAL CITY COUNCIL 25,642 22,420 24,265 27,890 27,890 - 0.0% COMMUNICATION 100-41130-50325 50325 OTHER COMMUNICATION - WEBSITE 400 3,508 120 3,000 3,000 - 0.0%Website Expense 100-41130-50350 50350 GENERAL NOTICES AND PUB INFO 10,007 7,640 8,314 10,000 12,500 2,500 25.0%Newsletter; increased to outsource for printing TOTAL COMMUNICATION 10,407 11,148 8,434 13,000 15,500 2,500 19.2% CITY ADMINISTRATOR 100-41320-50101 50101 FULL-TIME EMPLOYEES - REGULAR 132,279 144,620 131,413 152,000 162,800 10,800 7.1% 100-41320-50121 50121 PERA 9,921 10,007 9,856 11,400 12,300 900 7.9% 100-41320-50122 50122 FICA 7,344 7,898 7,088 9,500 10,100 600 6.3% 100-41320-50126 50126 MEDICARE 1,718 1,847 1,658 2,300 2,400 100 4.3% 100-41320-50130 50130 EMPLOYER PAID INSURANCE 10,236 11,615 14,095 21,300 22,900 1,600 7.5% 100-41320-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES 1,156 630 1,911 5,000 4,000 (1,000) -20.0%MCMA Conference, ICMA Conference, LMC Conference, Leadership Growth Group, MAMA 100-41320-50210 50210 OPERATING SUPPLIES 638 1,208 528 1,200 - (1,200) -100.0%Inactive Account - Moved expenditure to 100-41900-50210 100-41320-50300 50300 PROFESSIONAL SERVICES - - 21,000 - - - - 100-41320-50307 50307 PERSONNEL ADMINISTRATION - - - - 1,500 1,500 -Recruitment/Retention 100-41320-50321 50321 TELEPHONE - - 550 600 600 - 0.0% 100-41320-50331 50331 TRAVEL EXPENSE - - 185 600 600 - 0.0% 100-41320-50365 50365 WORKER'S COMPENSATION INSURANCE 964 1,927 1,085 1,000 1,500 500 50.0% 100-41320-50433 50433 DUES AND MEMBERSHIPS 1,203 1,257 1,371 1,400 1,500 100 7.1%MN City/County Managers, ICMA TOTAL CITY ADMINISTRATOR 165,458 181,009 190,739 206,300 220,200 13,900 6.7% ADMINISTRATION 100-41400-50101 50101 FULL-TIME EMPLOYEES - REGULAR 263,711 255,568 117,616 249,800 285,100 35,300 14.1%Transition PT to FT Communications Assistant on 10/1/2024 100-41400-50102 50102 FULL-TIME EMPLOYEES - OVERTIME 2,792 4,888 9,093 2,500 8,500 6,000 240.0%Presidential election year in 2024 100-41400-50111 50111 PART-TIME EMPLOYEES - REGULAR - - - 30,400 27,100 (3,300) -10.9%PT Intern 100-41400-50112 50112 PART-TIME EMPLOYEES - OVERTIME - - - - - - - 100-41400-50121 50121 PERA 19,988 19,534 9,458 21,200 24,100 2,900 13.7% 100-41400-50122 50122 FICA 16,163 15,571 8,325 17,600 19,900 2,300 13.1% 100-41400-50126 50126 MEDICARE 3,780 3,449 1,947 4,100 4,700 600 14.6% 100-41400-50130 50130 EMPLOYER PAID INSURANCE 68,270 69,853 35,987 56,300 46,200 (10,100) -17.9% 100-41400-50140 50140 UNEMPLOYMENT COMPENSATION - - - - - - - 100-41400-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES 7,458 4,769 964 5,000 5,000 - 0.0%Moved Finance staff to Finance Department, effective 2022 100-41400-50210 50210 OPERATING SUPPLIES 620 612 - - - - -Inactive - Moved expenditure to 100-41900-50210 & 100-41400- 331 100-41400-50300 50300 PROFESSIONAL SERVICES - 10,125 6,238 - - - - 100-41400-50307 50307 PERSONNEL ADMINISTRATION - - - - 6,000 6,000 -Recruitment/Retention 100-41400-50321 50321 TELEPHONE - - 50 - 600 600 -Cell Reimbursement for Admin Services Director 100-41400-50331 50331 TRAVEL EXPENSE - - 66 1,000 1,000 - 0.0%Mileage Reimbursement Page 3 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND 100-41400-50365 50365 WORKER'S COMPENSATION INSURANCE 2,590 3,803 1,636 3,000 3,000 - 0.0% 100-41400-50433 50433 DUES AND MEMBERSHIPS 1,007 - 170 1,500 750 (750) -50.0% TOTAL ADMINISTRATION 386,378 388,172 191,550 392,400 431,950 39,550 10.1% ELECTION 100-41410-50114 50114 TEMPORARY/SEASONAL EMPLOYEES - - 11,399 500 25,000 24,500 4900.0%Training for Presidential Primary (2023 budget), Presidential election in 2024 100-41410-50210 50210 OPERATING SUPPLIES 22,472 2,224 5,090 3,000 8,000 5,000 166.7% 100-41410-50331 50331 TRAVEL EXPENSE - - - 300 300 - 0.0% 100-41410-50430 50430 MISCELLANEOUS EXPENSE 6,119 - - 100 100 - 0.0% TOTAL ELECTION 28,591 2,224 16,490 3,900 33,400 29,500 756.4% FINANCE 100-41500-50101 50101 FULL-TIME EMPLOYEES - REGULAR - - 155,142 224,100 247,200 23,100 10.3% Separated Finance Staff from Administration Staff eff. 2022. 100-41500-50102 50102 FULL-TIME EMPLOYEES - OVERTIME - - 1,602 1,000 1,500 500 50.0% 100-41500-50121 50121 PERA - - 11,809 16,900 18,700 1,800 10.7% 100-41500-50122 50122 FICA - - 9,837 14,000 15,500 1,500 10.7% 100-41500-50126 50126 MEDICARE - - 2,301 3,300 3,700 400 12.1% 100-41500-50130 50130 EMPLOYER PAID INSURANCE - - 25,393 63,300 60,400 (2,900) -4.6% 100-41500-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - 1,720 3,500 10,000 6,500 185.7%MNGFOA Conference, Tuition request forthcoming 100-41500-50300 50300 PROFESSIONAL SERVICES 41,075 45,360 57,449 47,250 85,000 37,750 79.9%Audit Service ($50k), Finance/Escrow Assistance ($10k), Financial Management Plan - moved from 100-41900-50300 ($22,500), GASB75 Audit ($2,500) 100-41500-50307 50307 PERSONNEL ADMINISTRATION - - - - 4,500 4,500 -Recruitment/Retention 100-41500-50331 50331 TRAVEL EXPENSE - - - 500 500 - 0.0%MNGFOA Conference 100-41500-50365 50365 WORKER'S COMPENSATION INSURANCE - - 1,373 - 2,000 2,000 - 100-41500-50433 50433 DUES AND MEMBERSHIPS - - 210 1,000 1,000 - 0.0%MNGFOA Membership & GFOA Membership TOTAL FINANCE 41,075 45,360 266,835 374,850 450,000 75,150 20.0% ASSESSING 100-41550-50210 50210 OPERATING SUPPLIES 1,764 - 13 300 - (300) -100.0% 100-41550-50300 50300 PROFESSIONAL SERVICES 57,204 94,000 118,000 120,000 165,000 45,000 37.5%2023 actual - $150,000, 2024 budget is county estimate 100-41550-50322 50322 POSTAGE 4 - - - - - - TOTAL ASSESSING 58,972 94,000 118,013 120,300 165,000 44,700 37.2% LEGAL 100-41600-50300 50300 PROFESSIONAL SERVICES 39,226 51,972 51,931 45,000 50,000 5,000 11.1%based on past years' average TOTAL LEGAL 39,226 51,972 51,931 45,000 50,000 5,000 11.1% CENTRAL SERVICES 100-41900-50200 50200 OFFICE SUPPLIES 3,745 5,304 4,771 5,000 10,500 5,500 110.0%Moved budgeted amount to 100-41900-50210 100-41900-50210 50210 OPERATING SUPPLIES 24,486 34,255 28,238 35,500 30,000 (5,500) -15.5%Moved budgeted amount from 100-41900-50200 100-41900-50212 50212 MOTOR FUELS - - 265 500 500 - 0.0%Fuel for City Vehicle 100-41900-50221 50221 REPAIR AND MAINTENANCE SUPPLIES - EQUIPMENT - - 614 - - - - 100-41900-50300 50300 PROFESSIONAL SERVICES 21,254 24,770 30,891 30,000 7,000 (23,000) -76.7%Mental health policy costs ($5,500); moved ADP and BenefitsConnect to 100-41900-50308; moved Financial Management Planning to finance 100-41500-50300 100-41900-50304 50304 LEGAL FEES - 107 - - - - - Page 4 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND 100-41900-50308 50308 SOFTWARE - - - - 23,000 23,000 - Moved moved ADP and BenefitsConnect from 100-41900-50300 to better classify expense accurately; ADP Admin Fee increased $10,000 due to increase in EAP use, and ADP new modules 100-41900-50321 50321 TELEPHONE 2,812 4,171 5,622 4,000 6,000 2,000 50.0% 100-41900-50322 50322 POSTAGE 3,275 3,177 3,463 4,000 4,000 - 0.0% 100-41900-50350 50350 GENERAL NOTICES AND PUB INFO - - 245 1,000 1,000 - 0.0%ECM Invoices 100-41900-50360 50360 INSURANCE 78,837 80,576 96,778 108,000 139,300 31,300 29.0%Property/Casualty Insurance 100-41900-50380 50380 UTILITY SERVICES 13,949 28,611 9,472 15,000 15,000 - 0.0%Randy's Garbage, Centerpoint Energy 100-41900-50381 50381 ELECTRIC UTILITIES - - 19,420 19,000 20,000 1,000 5.3%Wright Hennepin 100-41900-50382 50382 WATER & SEWER - - - - - - - Once City connects, this will be the GL account 100-41900-50400 50400 REPAIR AND MAINTENANCE - CONTRACT 13,814 11,196 2,790 14,000 14,000 - 0.0%Cintas (Mats -$5,000) & City Hall front landscaping and irrigation repairs ($9,000) 100-41900-50401 50401 REPAIR AND MAINT - BUILDINGS - - 17,714 18,000 18,000 - 0.0%Cleaning, includes $6,000 budgeted previous years in 100-41900- 50520 100-41900-50403 50403 REPAIR AND MAINT - VEHICLES - - 4,544 1,500 1,500 - 0.0% 100-41900-50404 50404 REPAIR AND MAINT - MACHINERY/EQUIPMENT - - 8,137 2,000 3,000 1,000 50.0%Service on Generator 100-41900-50413 50413 OFFICE EQUIPMENT RENTAL - - 426 600 600 - 0.0%Folder Inserter rental (33%) 100-41900-50430 50430 MISCELLANEOUS EXPENSE 202,520 8,904 18,807 20,000 - (20,000) -100.0%Moved PD vacation reimbursement to PD department ($1,500 each FT employee) 100-41900-50431 50431 BANKING CHARGES 362 333 20 400 400 - 0.0% 100-41900-50432 50432 CREDIT CARD FEES 7,765 9,426 4,893 8,000 500 (7,500) -93.8% Moved expenditure to Recreation and Police department for better transparency in terms of what the transactions are for 100-41900-50433 50433 DUES AND MEMBERSHIPS 25,166 28,086 25,373 25,300 28,600 3,300 13.0%Includes Elm Creek Mgmt ($1,252 increase for a total of $20,116 for 2024), 2023 removed Metro City membership ($2,700), LMC Dues ($8,438, $1,000 increase) 100-41900-50520 50520 BUILDINGS AND STRUCTURES 5,967 - - - - - - Inactive account - moved 2023 budget amount to 100-41900- 50401 100-41900-50700 50700 TRANSFERS 337,000 - 794,569 360,000 382,000 22,000 6.1%2022 actuals included previous years transfers/corrections. For 2024 budget: CIP ($339k with $14k for skidsteer originally budgeted yearly between PW and Parks department), transfer to stormwater fund ($5,000), to facility fund ($30,000), NTU ($7,000), Holiday Drive ($1,000) 100-41900-50810 50810 REFUNDS & REIMBURSEMENT - 530 - - - - -Inactive account 100-41900-50811 50811 INSURANCE REFUNDS - 49,441 - - - - -Inactive account; 2021 had roof damage - offsets with the insurance claim revenue TOTAL CENTRAL SERVICES 740,953 288,888 1,077,051 671,800 704,900 33,100 4.9% PLANNING & ZONING 100-41910-50101 50101 FULL-TIME EMPLOYEES - REGULAR 13,382 60,210 73,206 111,100 126,400 15,300 13.8%City Planner and 50% Planning Technician 100-41910-50102 50102 FULL-TIME EMPLOYEES - OVERTIME - - - 1,000 1,200 200 20.0% 100-41910-50111 50111 PART-TIME EMPLOYEES - REGULAR - - 21,757 4,300 - (4,300) -100.0%In 2023, Administrative Assistant - Planning transitioned to FT Planning Technician 100-41910-50121 50121 PERA 909 4,530 7,108 8,800 9,600 800 9.1% 100-41910-50122 50122 FICA 960 3,948 5,159 7,300 8,000 700 9.6% 100-41910-50126 50126 MEDICARE 225 923 1,207 1,700 1,900 200 11.8% 100-41910-50130 50130 EMPLOYER PAID INSURANCE 1,372 11,786 14,508 25,000 32,000 7,000 28.0% 100-41910-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES - 408 758 1,500 8,500 7,000 466.7%Planetizen, Conferences, Other training as needed 100-41910-50210 50210 OPERATING SUPPLIES 448 2,141 85 500 500 - 0.0%moved to -350, recode to specific funds 100-41910-50300 50300 PROFESSIONAL SERVICES 79,407 87,730 99,212 70,000 78,600 8,600 12.3%Landform 100-41910-50307 50307 PERSONNEL ADMINISTRATION - - - - 3,000 3,000 -Recruitment/Retention 100-41910-50350 50350 GENERAL NOTICES AND PUB INFO - 386 1,539 750 750 - 0.0%ECM Invoices Page 5 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND 100-41910-50365 50365 WORKER'S COMPENSATION INSURANCE 160 554 996 500 500 - 0.0% 100-41910-50430 50430 MISCELLANEOUS EXPENSE - 13,500 142 - - - - 2021 - Grading escrow refunds from prior year revenue 100-41910-50433 50433 DUES AND MEMBERSHIPS - - 164 250 725 475 190.0%APA/EDA Membership TOTAL PLANNING & ZONING 96,864 186,116 225,840 232,700 271,675 38,975 16.7% INFORMATION TECHNOLOGY 100-41920-50101 50101 FULL-TIME EMPLOYEES - REGULAR - - - - 42,800 42,800 -IT Personnel 100-41920-50102 50102 FULL-TIME EMPLOYEES - OVERTIME - - - - 800 800 - 100-41920-50121 50121 PERA - - - - 3,300 3,300 - 100-41920-50122 50122 FICA - - - - 2,700 2,700 - 100-41920-50126 50126 MEDICARE - - - - 700 700 - 100-41920-50130 50130 EMPLOYER PAID INSURANCE - - - - 11,300 11,300 - 100-41920-50210 50210 OPERATING SUPPLIES 8,756 16,313 55,825 40,000 - (40,000) -100.0% Moved Copier Lease, Annual License Renewals & Granicus to 100- 41920-50308; Moved Motorola (previously Watchguard) ($11,000), LETG ($18,000), and Axon Fotokite license ($3,800) to 100-42100- 50210 as these are PD specific expense 100-41920-50221 50221 REPAIRS AND MAINTENANCE SUPPLIES - EQUIP 27,138 46,351 43,380 45,000 45,000 - 0.0%Add't computers for new staff, replace old equipments, moved annual licenses to Operating Supplies 100-41920-50300 50300 PROFESSIONAL SERVICES 73,248 86,842 140,284 140,000 120,000 (20,000) -14.3%Managed Services 100-41920-50307 50307 PERSONNEL ADMINISTRATION - - - - 1,500 1,500 -Recruitment/Retention 100-41920-50308 50308 SOFTWARE - - - - 17,000 17,000 - Moved Copier Lease, Annual License Renewals & Granicus from 100-41920-50210 for better clarity of expenditure type 100-41920-50365 50365 WORKER'S COMPENSATION INSURANCE - - - - 1,000 1,000 - 100-41920-50400 50400 REPAIR AND MAINTENANCE - CONTRACT - - - - 7,000 7,000 -Council chamber sound system contract 100-41920-50530 50530 IMPROVEMENTS OTHER THAN BLDGS 2,072 2,177 - - - - - Inactive in 2022 and forward. Combined with 100-41920-50210 100-41920-50810 50810 REFUNDS & REIMBURSEMENT (8,000) - - - - - - Inactive in 2022 and forward. Should be recorded as revenue. TOTAL INFORMATION TECHNOLOGY 103,214 151,683 239,489 225,000 253,100 28,100 12.5% OTHER FINANCING USES 100-49360-50720 50720 INTERFUND TRANSFERS 525,787 - - - - - - Inactive account. TOTAL OTHER FINANCING USES 525,787 - - - - - - TOTAL GENERAL GOVERNMENT 2,222,565 1,422,993 2,410,637 2,313,140 2,623,615 310,475 13.4% Page 6 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND PUBLIC SAFETY POLICE 100-42100-50101 50101 FULL-TIME EMPLOYEES - REGULAR 707,101 717,077 974,611 1,189,700 1,355,200 165,500 13.9% 100-42100-50102 50102 FULL-TIME EMPLOYEES - OVERTIME 24,893 68,921 43,512 39,400 47,500 8,100 20.6%Sabatical coverage ($8,000 added) 100-42100-50103 50103 FULL-TIME EMPLOYEES - EVENT PAY 3,611 8,428 27,668 18,000 18,000 - 0.0%TZD & Events 100-42100-50111 50111 PART-TIME EMPLOYEES - REGULAR 67,302 56,575 69,321 134,100 116,700 (17,400) -13.0%Sabatical coverage ($10,000 added) 100-42100-50112 50112 PART-TIME EMPLOYEES - OVERTIME 150 - - - - - - 100-42100-50113 50113 PART-TIME EMPLOYEES - EVENT PAY 15,763 18,397 10,114 15,000 12,000 (3,000) -20.0% 100-42100-50121 50121 PERA 133,616 140,149 189,867 228,700 257,700 29,000 12.7% 100-42100-50122 50122 FICA 3,777 3,949 2,650 5,900 4,800 (1,100) -18.6% 100-42100-50126 50126 MEDICARE 11,833 12,375 16,078 19,800 22,000 2,200 11.1% 100-42100-50130 50130 EMPLOYER PAID INSURANCE 162,749 182,601 208,858 216,700 252,600 35,900 16.6%Additional staff; $12,000 PERA Disability Requirement 100-42100-50140 50140 UNEMPLOYMENT COMPENSATION - - - - - - - 100-42100-50200 50200 OFFICE SUPPLIES 2,015 7,712 2,105 3,600 4,000 400 11.1% 100-42100-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES 25,808 22,208 33,907 38,000 40,000 2,000 5.3%New POST rules, 2 new officers, Tuition reimbursements 100-42100-50209 50209 POLICE RESERVES 3,385 1,985 3,428 3,500 3,500 - 0.0% 100-42100-50210 50210 OPERATING SUPPLIES 13,675 35,132 29,648 21,000 29,000 8,000 38.1%1 additional taser per year, Moved $7,000 towards NTU to Interfund Transfer 100-41900-50700 (Classifying as City-Wide Event) 100-42100-50212 50212 MOTOR FUELS 18,410 27,581 42,817 27,000 30,000 3,000 11.1% 100-42100-50220 50220 REPAIR AND MAINTENANCE SUPPLIES 16,196 15,958 13,989 8,000 12,000 4,000 50.0%CSO Fleet Addition, Move $3,000 of budget to 100-42100-50403 in 2022 100-42100-50223 50223 BUILDING REPAIR SUPPLIES 5,110 6,971 7,447 7,500 7,500 - 0.0%Increased repairs needed 100-42100-50300 50300 PROFESSIONAL SERVICES 4,651 27,569 24,844 30,000 32,000 2,000 6.7%Background checks & Evidence/Body Camera Audit alternate years, Social Worker (increased $2k) 100-42100-50304 50304 LEGAL FEES 23,313 27,602 43,455 25,500 40,000 14,500 56.9% 100-42100-50305 50305 PRISONER 1,671 1,396 2,956 4,000 4,000 - 0.0% 100-42100-50307 50307 PERSONNEL ADMINISTRATION - - - - 20,000 20,000 -Police Retirement Contribution & Vacation Reimbursement ($1,500/FT employee) - $20,000 was budgeted/expensed for PD recruitment/retention in 100-41900-50430 in 2023 and now accurately moved to this line item 100-42100-50308 50308 SOFTWARE - - - - 38,600 38,600 -Moved Motorola (previously Watchguard) ($11,000), LETG ($18,000), Data Storage maintenance ($5,800), and Axon Fotokite license ($3,800) from 100-41920-50210 100-42100-50321 50321 TELEPHONE 9,495 13,470 18,968 12,500 12,500 - 0.0% 100-42100-50322 50322 POSTAGE 34 68 22 100 100 - 0.0% 100-42100-50323 50323 RADIO UNITS 21,797 20,376 18,579 23,500 24,440 940 4.0%Add 4 radios & 4% increase 100-42100-50350 50350 GENERAL NOTICES AND PUB INFO - - 295 800 800 - 0.0%Business cards 100-42100-50365 50365 WORKER'S COMPENSATION INSURANCE 62,769 71,812 138,953 150,000 155,000 5,000 3.3%Higher than anticipated costs due to experience 100-42100-50381 50381 ELECTRIC UTILITIES 9,336 10,020 - - - - -Moved to Emergency Management Department 100-42100-50400 50400 REPAIR AND MAINTENANCE - CONTRACT - - 230 500 1,000 500 100.0%Cintas 100-42100-50403 50403 REPAIR AND MAINT - VEHICLES - - 4,712 7,700 15,000 7,300 94.8% 100-42100-50417 50417 UNIFORMS 12,440 18,596 27,769 26,000 26,000 - 0.0%Vest Reimbursement + additional officers 100-42100-50430 50430 MISCELLANEOUS EXPENSE - - 40,984 - - - - 2022 expense was for 2021 TZD 100-42100-50432 50432 CREDIT CARD FEES 7,765 9,426 - - 1,500 1,500 - Moved from 100-41900-50432 - PD Credit Card processing fee 100-42100-50433 50433 DUES AND MEMBERSHIPS 1,892 3,821 2,932 3,500 3,500 - 0.0% 100-42100-50435 50435 GRANT DISBURSEMENT - 50,802 - - - - -No longer administering TZD grant in 2022 and forward 100-42100-50438 50438 POLICE K9 - - 616 - 3,000 3,000 -K-9 moved from Special Revenue fund - ongoing operation expense 100-42100-50810 50810 REFUNDS & REIMBURSEMENT 2,929 16,285 - - - - -Inactive account - revenue item 100-42100-50811 50811 INSURANCE REFUNDS - 746 - - - - -Inactive account - revenue item Page 7 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND TOTAL POLICE 1,373,487 1,598,009 2,001,335 2,260,000 2,589,940 329,940 14.6% POLICE ADMINISTRATION 100-42102-50101 50101 FULL-TIME EMPLOYEES - REGULAR 66,500 91,337 122,533 140,300 155,500 15,200 10.8% 100-42102-50102 50102 FULL-TIME EMPLOYEES - OVERTIME 407 703 398 500 500 - 0.0% 100-42102-50111 50111 PART-TIME EMPLOYEES - REGULAR - - - - - - - Added PT Police Technician, start date 10/1/2024 100-42102-50121 50121 PERA 5,018 6,900 8,835 10,600 11,700 1,100 10.4% 100-42102-50122 50122 FICA 4,300 5,883 7,939 8,800 9,700 900 10.2% 100-42102-50126 50126 MEDICARE 1,006 1,376 1,856 2,100 2,300 200 9.5% 100-42102-50130 50130 EMPLOYER PAID INSURANCE 18,387 19,129 26,441 25,900 27,200 1,300 5.0%1 Employee budgeted as waiving Cafetaria plan 100-42102-50140 50140 UNEMPLOYMENT COMPENSATION - - - - - - - 100-42102-50307 50307 PERSONNEL ADMINISTRATION - - - - 3,000 3,000 -Recruitment/Retention 100-42102-50365 50365 WORKER'S COMPENSATION INSURANCE - - 1,095 - 1,600 1,600 - TOTAL POLICE ADMINISTRATION 95,618 125,329 169,098 188,200 211,500 23,300 12.4% EMERGENCY MANAGEMENT 100-42151-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - 166 3,000 3,000 - 0.0%Additional officers going to training 100-42151-50210 50210 OPERATING SUPPLIES - - 5,182 5,450 5,450 - 0.0%Code Red 100-42151-50381 50381 ELECTRIC UTILITIES - - 1,168 1,000 1,200 200 20.0%Wright Hennepin 100-42151-50404 50404 REPAIR AND MAINT - MACHINERY/EQUIPMENT - - 830 1,700 1,800 100 5.9%Siren Maintenance Fee 100-42151-50433 50433 DUES AND MEMBERSHIPS - - 100 500 500 - 0.0%AMEM Membership TOTAL EMERGENCY MANAGEMENT - - 7,447 11,650 11,950 300 2.6% FIRE 100-42200-50101 50101 FULL-TIME EMPLOYEES - REGULAR - - - 18,700 - (18,700) -100.0%Fire Deputy Director 100-42200-50111 50111 PART-TIME EMPLOYEES - REGULAR - - - - - - - 100-42200-50121 50121 PERA - - - 3,400 - (3,400) -100.0% 100-42200-50122 50122 FICA - - - - - - - 100-42200-50126 50126 MEDICARE - - - 300 - (300) -100.0% 100-42200-50130 50130 EMPLOYER PAID INSURANCE - - - 3,500 - (3,500) -100.0% 100-42200-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - - 1,000 3,000 2,000 200.0% 100-42200-50210 50210 OPERATING SUPPLIES - - - 5,000 5,000 - 0.0% 100-42200-50300 50300 PROFESSIONAL SERVICES 366,103 384,241 445,934 569,630 621,900 52,270 9.2% 2024 Projected contract increase: Rogers budgeted increase of 28.4%, Loretto decreased 12.2%, Hanover increase 4% 100-42200-50307 50307 PERSONNEL ADMINISTRATION - - - - - - - Recruitment/Retention 100-42200-50321 50321 TELEPHONE - - - 150 600 450 300.0% 100-42200-50323 50323 RADIO UNITS - - - 300 1,200 900 300.0% 100-42200-50365 50365 WORKER'S COMPENSATION INSURANCE - - - 3,500 - (3,500) -100.0%Removed due to no longer budgeting for Fire personnel 100-42200-50403 50403 REPAIR AND MAINT - VEHICLES - - - 1,200 2,000 800 66.7% 100-42200-50417 50417 UNIFORMS - - - 1,500 1,500 - 0.0% 100-42200-50433 50433 DUES AND MEMBERSHIPS - - - 500 500 - 0.0% 100-42200-50580 50580 OTHER EQUIPMENT - - - 10,000 10,000 - 0.0% Transfer to fund for future use, new education/inspection program TOTAL FIRE 366,103 384,241 445,934 618,680 645,700 27,020 4.4% Page 8 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND BUILDING INSPECTION 100-42400-50101 50101 FULL-TIME EMPLOYEES - REGULAR - 107,012 120,831 197,100 216,300 19,200 9.7%Permit Tech, Const. Srv. Coord., Allocated 20% of PW Director & Admin Assis. 100-42400-50102 50102 FULL-TIME EMPLOYEES - OVERTIME - 36 886 1,000 500 (500) -50.0% 100-42400-50121 50121 PERA - 8,296 8,493 14,900 16,300 1,400 9.4% 100-42400-50122 50122 FICA - 7,186 8,054 12,300 13,500 1,200 9.8% 100-42400-50126 50126 MEDICARE - 1,903 1,894 2,900 3,200 300 10.3% 100-42400-50130 50130 EMPLOYER PAID INSURANCE - 8,814 13,598 32,700 35,700 3,000 9.2% 100-42400-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES - 270 1,168 1,000 3,000 2,000 200.0% 100-42400-50300 50300 PROFESSIONAL SERVICES 392,953 541,354 223,322 400,000 400,000 - 0.0% 200 new home permits anticipated compared to 230 in 2022 100-42400-50303 50303 ENGINEERING FEES 665 9,963 32,426 30,000 30,000 - 0.0% 100-42400-50307 50307 PERSONNEL ADMINISTRATION - - - - 3,000 3,000 -Recruitment/Retention 100-42400-50331 50311 TRAVEL EXPENSES - - 130 - 1,000 1,000 - 100-42400-50365 50365 WORKER'S COMPENSATION INSURANCE - - 1,493 - 1,500 1,500 - 100-42400-50432 50432 CREDIT CARD FEES - - 431 - 500 500 - 100-42400-50433 50433 DUES AND MEMBERSHIPS - - 65 - 1,000 1,000 - 100-42400-50437 50437 Surcharges 44,520 16,405 - - - - -Inactive - Pass through Due to Other Gov't Liability account TOTAL BUILDING INSPECTION 438,137 701,239 412,790 691,900 725,500 33,600 4.9% CODE ENFORCEMENT 100-42401-50101 50101 FULL-TIME EMPLOYEES - REGULAR 70,887 - - 28,000 34,300 6,300 22.5%50% of Planning Technician 100-42401-50102 50102 FULL-TIME EMPLOYEES - OVERTIME 609 - - 1,000 400 (600) -60.0% 100-42401-50121 50121 PERA 5,362 - - 2,200 2,600 400 18.2% 100-42401-50122 50122 FICA 4,759 - - 1,800 2,200 400 22.2% 100-42401-50126 50126 MEDICARE 1,113 - - 500 600 100 20.0% 100-42401-50130 50130 EMPLOYER PAID INSURANCE 8,434 - 350 3,800 9,400 5,600 147.4% 100-42401-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - - 1,500 1,500 - 0.0%Training for employee 100-42401-50210 50210 OPERATING SUPPLIES 1,062 - - - - - - 100-42401-50300 50300 PROFESSIONAL SERVICES 33,388 33,776 23,451 15,000 15,000 - 0.0%Contract Code Enforcement, reduce 2023 due to hiring FT assistant 100-42401-50365 50365 WORKER'S COMPENSATION INSURANCE 481 - - - - - - 100-42401-50417 50417 UNIFORMS - - - 100 100 - 0.0% 100-42401-50433 50433 DUES AND MEMBERSHIPS 65 - - - - - - TOTAL CODE ENFORCEMENT 126,159 33,776 23,801 53,900 66,100 12,200 22.6% TOTAL PUBLIC SAFETY 2,399,504 2,842,593 3,060,404 3,824,330 4,250,690 426,360 11.1% Page 9 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND PUBLIC WORKS & PARKS HIGHWAY, STREETS & ROADWAYS 100-43100-50101 50101 FULL-TIME EMPLOYEES - REGULAR 447,427 542,250 609,890 701,400 785,600 84,200 12.0%Allocated 40% of PW Director & Admin Assistant, Moved Dev. Superintendent to Engineering 100-43100-50102 50102 FULL-TIME EMPLOYEES - OVERTIME 38,885 51,848 70,929 52,500 53,300 800 1.5%3 year average 100-43100-50111 50111 PART-TIME EMPLOYEES - REGULAR - - 30,212 7,100 7,000 (100) -1.4% 100-43100-50112 50112 PART-TIME EMPLOYEES - OVERTIME - - 23 - - - - 100-43100-50121 50121 PERA 36,499 45,210 48,747 56,600 62,900 6,300 11.1% 100-43100-50122 50122 FICA 29,045 34,494 44,374 47,200 52,500 5,300 11.2% 100-43100-50126 50126 MEDICARE 6,793 8,305 10,140 11,100 12,300 1,200 10.8% 100-43100-50130 50130 EMPLOYER PAID INSURANCE 109,959 115,898 126,507 150,000 162,400 12,400 8.3% 100-43100-50140 50140 UNEMPLOYMENT COMPENSATION 4,949 - - - - - - 100-43100-50200 50200 OFFICE SUPPLIES - 104 669 1,000 1,000 - 0.0% 100-43100-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES 2,219 5,422 1,156 7,500 7,500 - 0.0% Grader training classes; addition of Permit Technician to PW 100-43100-50210 50210 OPERATING SUPPLIES 40,847 54,689 18,752 43,500 43,500 - 0.0%* 100-43100-50212 50212 MOTOR FUELS 23,578 41,034 60,164 60,000 60,000 - 0.0%* 100-43100-50220 50220 REPAIR AND MAINTENANCE SUPPLIES 60,997 69,130 41,960 70,000 75,000 5,000 7.1%* Supplies for repair 100-43100-50223 50223 BUILDING REPAIR SUPPLIES 9,452 20,930 11,519 15,000 15,000 - 0.0%* Building maintenance costs. Maintenance service contracts moved to -401 100-43100-50225 50225 LANDSCAPE/DITCH MATERIALS 12,362 29,564 68,199 50,000 43,000 (7,000) -14.0%Culverts 100-43100-50226 50226 SIGN REPAIR MATERIALS 6,382 - 5,171 10,000 10,000 - 0.0% 100-43100-50300 50300 PROFESSIONAL SERVICES - 305 732 - - - - 100-43100-50307 50307 PERSONNEL ADMINISTRATION - - - - 15,000 15,000 -Recruitment/Retention 100-43100-50321 50321 TELEPHONE 11,192 11,626 6,401 11,500 11,500 - 0.0% * Removed Nexterra service, replacing with Verizon/Comcast 100-43100-50323 50323 RADIO UNITS - - 3,398 4,000 5,000 1,000 25.0%* Radio - Hennepin County 100-43100-50350 50350 GENERAL NOTICES AND PUB INFO - - 431 500 500 - 0.0%* ECM 100-43100-50365 50365 WORKER'S COMPENSATION INSURANCE 15,675 13,820 41,504 35,000 35,000 - 0.0%* 100-43100-50380 50380 UTILITY SERVICES 22,497 12,988 16,496 22,000 22,000 - 0.0%* Gas & Garbage 100-43100-50381 50381 ELECTRIC UTILITIES 4,221 10,006 18,998 10,000 20,000 10,000 100.0%* street lighting 100-43100-50400 50400 REPAIR AND MAINTENANCE - CONTRACT 3,400 153,127 6,854 7,500 9,000 1,500 20.0%* Cintas 100-43100-50401 50401 REPAIR AND MAINT - BUILDINGS - - 4,319 10,000 10,000 - 0.0% * Moved a portion from -223 - Maintenance service contracts. 100-43100-50403 50403 REPAIR AND MAINT - VEHICLES - - 1,779 10,000 10,000 - 0.0%* Contracted work 100-43100-50417 50417 UNIFORMS 7,923 11,467 10,845 12,500 13,500 1,000 8.0%* 100-43100-50430 50430 MISCELLANEOUS EXPENSE - - 108,073 - - - - 100-43100-50433 50433 DUES AND MEMBERSHIPS 373 250 373 500 500 - 0.0% 100-43100-50810 50810 REFUNDS & REIMBURSEMENT - 5,720 - - - - -Inactive 100-43100-50811 50811 INSURANCE REFUNDS - 50,746 35,519 - - - - Inactive - 2021 had Roof damage (offsetted with the insurance claim revenue) TOTAL HIGHWAY, STREETS & ROADWAYS 894,674 1,288,934 1,404,133 1,406,400 1,543,000 136,600 9.7%* 20% reimbursed by Enterprise Funds (water/sewer) PAVED STREETS 100-43121-50224 50224 STREET MAINTENANCE MATERIALS 101,297 76,565 6,263 15,000 20,000 5,000 33.3%Crack filling ($13k) and asphalt patching material ($7k) 100-43121-50400 50400 REPAIR AND MAINTENANCE - CONTRACT - - 243,266 290,000 300,000 10,000 3.4% Asphalt maintenance ($200k), seal coating fog sealing ($100k) TOTAL PAVED STREETS 101,297 76,565 249,529 305,000 320,000 15,000 4.9% UNPAVED STREETS 100-43122-50224 50224 STREET MAINTENANCE MATERIALS 156,484 125,610 92,395 112,500 125,000 12,500 11.1%$125,000 gravel Page 10 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND 100-43122-50400 50400 REPAIR AND MAINTENANCE - CONTRACT 111,075 109,565 222,672 232,500 275,000 42,500 18.3%$115,000 gravel, $160,000 dust control TOTAL UNPAVED STREETS 267,560 235,175 315,067 345,000 400,000 55,000 15.9%$160,000 Dust Control, $240,000 Gravel ICE & SNOW REMOVAL 100-43125-50210 50210 OPERATING SUPPLIES 47,069 40,350 45,351 55,000 60,000 5,000 9.1%Salt and Sand - price increase in state contract and additional streets. 100-43125-50300 50300 PROFESSIONAL SERVICES 504 - 650 2,100 2,100 - 0.0%Snow removal (Maple Grove) - previously in 43100 dept TOTAL ICE & SNOW REMOVAL 47,573 40,350 46,001 57,100 62,100 5,000 8.8% ENGINEERING 100-43170-50101 50101 FULL-TIME EMPLOYEES - REGULAR - - - 185,700 205,200 19,500 10.5%Reallocated Development Superintendent, allocated 40% of PW Director & Admin Assistant 100-43170-50102 50102 FULL-TIME EMPLOYEES - OVERTIME - - - - - - - 100-43170-50111 50111 PART-TIME EMPLOYEES - REGULAR - - - - - - - 100-43170-50121 50121 PERA - - - 14,000 15,500 1,500 10.7% 100-43170-50122 50122 FICA - - - 11,600 12,800 1,200 10.3% 100-43170-50126 50126 MEDICARE - - - 2,700 3,000 300 11.1% 100-43170-50130 50130 EMPLOYER PAID INSURANCE - - - 34,700 39,500 4,800 13.8% 100-43170-50300 50300 PROFESSIONAL SERVICES 52,516 104,853 75,961 80,000 80,000 - 0.0%City projects 100-43170-50307 50307 PERSONNEL ADMINISTRATION - - - - 1,500 1,500 -Recruitment/Retention 100-43170-50309 50309 WATERSHED LGU 17,605 21,685 11,965 10,000 10,000 - 0.0%LGU wetland services. TOTAL ENGINEERING 70,121 126,538 87,926 338,700 367,500 28,800 8.5% RECYCLING 100-43201-50210 50210 OPERATING SUPPLIES - 2,980 3,987 3,500 3,600 100 2.9% 100-43201-50300 50300 PROFESSIONAL SERVICES 11,778 7,483 8,523 10,000 10,000 - 0.0%Provider to Managing Billing/Balance City Subsidy. TOTAL RECYCLING 11,778 10,463 12,510 13,500 13,600 100 0.7% RECREATION 100-45100-50101 50101 FULL-TIME EMPLOYEES - REGULAR - - 34,102 38,800 64,500 25,700 66.2%Park/Rec Supervisor split 50% with Parks 100-45100-50102 50102 FULL-TIME EMPLOYEES - OVERTIME - - - - 600 600 - 100-45100-50111 50111 PART-TIME EMPLOYEES - REGULAR - - - 27,000 29,000 - 0.0%PT Program Coordinator 100-45100-50121 50121 PERA - - 2,558 3,000 4,900 1,900 63.3%Park/Rec Supervisor split 50% with Parks 100-45100-50122 50122 FICA - - 2,252 4,200 5,900 1,700 40.5%Park/Rec Supervisor split 50% with Parks 100-45100-50126 50126 MEDICARE - - 527 1,000 1,400 400 40.0%Park/Rec Supervisor split 50% with Parks 100-45100-50130 50130 EMPLOYER PAID INSURANCE - - 4,658 8,800 14,200 5,400 61.4%Park/Rec Supervisor split 50% with Parks 100-45100-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - 537 17,770 7,000 (10,770) -60.6%MRPA Conference, other trainings 100-45100-50210 50210 OPERATING SUPPLIES - - 21,011 21,430 22,500 1,070 5.0% 100-45100-50300 50300 PROFESSIONAL SERVICES - - 2,087 3,360 3,360 - 0.0%Background checks and tournament 100-45100-50307 50307 PERSONNEL ADMINISTRATION - - - - 1,500 1,500 -Recruitment/Retention 100-45100-50365 50365 WORKER'S COMPENSATION INSURANCE - - 3,940 - 4,000 4,000 - 100-45100-50417 50417 UNIFORMS - - - 150 180 30 20.0% 100-45100-50432 50432 CREDIT CARD FEES - - - - 4,000 4,000 - Moved from 100-41900-50432 - Recreation program credit card processing fee - moved from Central Service Department 100-45100-50433 50433 DUES AND MEMBERSHIPS - - 285 500 500 - 0.0%Moved from 100-45200-50433 TOTAL RECREATION - - 71,956 126,010 163,540 37,530 29.8% Page 11 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND PARKS 100-45200-50101 50101 FULL-TIME EMPLOYEES - REGULAR 83,573 94,065 47,440 38,800 21,500 (17,300) -44.6%Park/Rec Supervisor split 50% with Parks 100-45200-50102 50102 FULL-TIME EMPLOYEES - OVERTIME 1,433 1,066 - 1,000 200 (800) -80.0% 100-45200-50111 50111 PART-TIME EMPLOYEES - REGULAR - - - 19,700 35,200 15,500 78.7%Seasonal Employees 100-45200-50121 50121 PERA 4,118 4,551 2,433 3,000 1,700 (1,300) -43.3%Park/Rec Supervisor split 50% with Parks 100-45200-50122 50122 FICA 5,489 6,101 3,160 3,700 3,600 (100) -2.7%Park/Rec Supervisor split 50% with Parks 100-45200-50126 50126 MEDICARE 1,284 1,445 721 900 900 - 0.0%Park/Rec Supervisor split 50% with Parks 100-45200-50130 50130 EMPLOYER PAID INSURANCE 11,540 14,326 9,856 8,800 4,800 (4,000) -45.5%Park/Rec Supervisor split 50% with Parks 100-45200-50140 50140 UNEMPLOYMENT COMPENSATION 17 - - - - - - 100-45200-50207 50207 TRAINING AND INSTRUCTIONAL SUPPLIES - 110 - 100 100 - 0.0% 100-45200-50210 50210 OPERATING SUPPLIES 21,967 24,404 16,913 30,000 34,000 4,000 13.3% 100-45200-50221 50221 REPAIRS AND MAINTENANCE SUPPLIES - EQUIP 37,015 37,507 27,441 50,000 43,000 (7,000) -14.0%Materials for projects, improvements and maintenance (mulch, woodchip, gravel) (self performed) 100-45200-50261 50261 RECREATION PROGRAMMING 4,529 11,804 - - - - - Inactive 2022 and forward, created Recreation department 45100 100-45200-50300 50300 PROFESSIONAL SERVICES 1,348 768 3,674 1,000 1,000 - 0.0%Seasonal parks background check 100-45200-50321 50321 TELEPHONE 842 682 1,229 2,000 2,000 - 0.0% 100-45200-50365 50365 WORKER'S COMPENSATION INSURANCE 13,504 15,281 9,184 14,000 10,000 (4,000) -28.6%Moved a portion to Recreation 100-45100-50365 100-45200-50380 50380 UTILITY SERVICES 4,520 5,767 8,545 6,500 6,500 - 0.0% 100-45200-50381 50381 ELECTRIC UTILITIES - - 1,836 1,500 2,500 1,000 66.7%Wright Hennepin 100-45200-50382 50382 WATER & SEWER - - 492 2,500 2,500 - 0.0%City utility bills for water at parks 100-45200-50417 50417 UNIFORMS - - - - - - - 100-45200-50433 50433 DUES AND MEMBERSHIPS - 800 150 - - - - Inactive - Move this budget to 100-45100-50433 100-45200-50530 50530 IMPROVEMENTS OTHER THAN BLDGS 39,312 38,810 40,499 40,000 - (40,000) -100.0%NW Trail Grant - moved to liability account as this is a pass through revenue/expenditure 100-45200-50810 50810 REFUNDS & REIMBURSEMENT - 2,210 - - - - -Inactive - no longer using TOTAL PARKS 230,491 259,697 173,573 223,500 169,500 (54,000) -24.2% TOTAL PUBLIC WORKS & PARKS 1,623,493 2,037,722 2,360,697 2,815,210 3,039,240 224,030 8.0% ALL GENERAL FUND EXPENDITURE 6,245,562 6,303,307 7,831,738 8,952,680 9,913,545 960,865 10.7% Page 12 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND DEBT SERVICE EQUIPMENT CERTIFICATE FUND Disbursements Equipment Certificate Fiscal Agent Fees / Issuing Fees Principal Principal & Interest-2012B 44,389 44,389 - - - - - Principal & Interest-2014A 52,878 52,878 - - - - - Principal & Interest-2016A Equip 36,015 36,015 39,690 38,955 38,220 (735) -1.9% Principal & Interest-2018A Equip 80,010 80,010 81,323 79,275 82,478 3,203 4.0% Principal & Interest-2018A Debt Service 37,406 37,406 32,996 30,634 28,271 (2,363) -7.7% Principal & Interest-2018A Abatement 73,500 73,500 78,750 78,750 78,750 - 0.0% Principal & Interest-2020A Equip 104,475 102,690 106,155 3,465 3.4% Principal & Interest-2022A Equip - 249,624 247,734 (1,890) -0.8% Total Principal & Interest 324,198 324,198 337,234 579,928 581,608 1,680 0.3% Required 5% overage Total 324,198 324,198 337,234 579,928 581,608 1,680 0.3% Pavement Projects 2023A Principal & Interest - Tax Abatement - - - - 185,000 185,000 - Principal & Interest - Debt Service - - - - 188,590 188,590 - Required 5% Overage Total - - - - 373,590 373,590 - Facility Expansion (Public Works) 2020B Principal & Interest 231,617 231,617 222,485 224,375 231,410 7,035 3.1% Required 5% Overage Total 231,617 231,617 222,485 224,375 231,410 7,035 3.1% COMBINED DEBT SERVICE EXPENDITURES 555,815 555,815 559,719 804,303 1,186,608 382,305 47.5% 4,067,936 4,443,243 5,099,598 6,354,020 7,187,648 833,628 13.1% 6,578,741 6,966,662 7,740,852 8,952,680 9,913,545 960,865 10.7% 555,815 555,815 559,718 804,303 1,186,608 382,305 47.5% 7,134,556 7,522,477 8,300,570 9,756,983 11,100,153 1,343,170 13.8% 6,801,377 6,859,122 8,391,456 9,756,983 11,100,153 1,343,170 13.8% 333,178 663,355 (90,886) - - - - 4,660,559 5,045,377 5,699,430 7,158,323 8,374,256 1,215,933 17.0%Total Property Tax Levy + Debt Serv Tax Levy 4,104,744 4,447,791 5,139,711 6,354,020 7,187,648 833,628 13.1% TOTAL CERTIFIED LEVY (INCLUDES DEBT SERVICE) TOTAL PROPERTY TAX LEVY REVENUE - EXPENSE TOTAL PROPERTY TAX REVENUE TOTAL GENERAL FUND REVENUE TOTAL DEBT SERVICE TAX LEVY TOTAL ALL REVENUES TOTAL ALL EXPENSES Page 13 of 14 2020 2021 2022 2023 2024 2023/2024 2023/2024 G/L Account Account Description Actual Actual Actual Budget Budget $$ Difference % Change Comments CITY OF CORCORAN 2024 PRELIMINARY BUDGET - GENERAL FUND 4,067,936 4,443,243 5,149,055 - - - - ACTUAL PROPERTY TAX COLLECTED Page 14 of 14 Department GL Accounts Description $$ Change Notes Staff wages are anticipated to increase 7% (4% cost-of-living adjustment, 3% market adjustment)295,000$ 2023 Part-Year Budgeted Staff to 2024 Full-Year Budgeted Staff 211,980$ Election Judges – for 2024 Presidential election year 25,000$ IT Personnel – start date of 3/1/2024 102,500$ Transition 2 Part-Time Community Service Officers (CSO) to 1 Full-time position and add benefits, transition date of 01/01/2024 26,240$ Increase Part-time Police Officer by approximately 500 hours (0.25 FTE) (to ensure coverage during sabbatical)25,000$ Increase Part-time/Seasonal Public Works employee hours by 510 hours (0.25 FTE)8,860$ Part-time Program Coordinator for recreation (from 960 hours to 1040 hours), will be PERA pension eligible 3,290$ Staff recruitment and retention purpose 50,400$ Worker's Compensation Insurance: increase based on current year actual 8,200$ GENERAL GOVERNMENT Communication 100-41130-50350 General Notices/Publication Info: outsource printing of Newsletter 5,000$ Election 100-41410-50210 Operating Supplies: based on previous years' average for election 5,000$ Finance 100-41500-50207 Training: Finance Tuition Reimbursement 6,500$ *approved 8/24/2023 council meeting 100-41500-50300 Audit Service 2,750$ 100-41500-50300 Financial/Escrow Assistance 15,000$ Assessing 100-41550-50300 Assessing Service 45,000$ Legal 100-41600-50300 Legal Service: assuming an 11% increase, average based on past 3 years’ average 5,000$ Central Service 100-41900-50365 Insurance: actual 2023 came in $20,000 over budget. Assume 9% increase from 2023 actual amount for Property & Casualty insurance 32,000$ 100-41900-50400 Repairs and Maintenance – Contract: City Hall front landscaping and irrigation repair 11,000$ 100-41900-50433 Dues and Membership: increase in Elm Creek Management Fee and increase in LMC dues 3,300$ 100-41900-50700 Transfers: increase of $5,000 to Stormwater Fund; 5,000$ 100-41900-50700 Transfers: increase of $10,000 to Facility Fund 10,000$ 100-41900-50700 Transfers: $1,000 for Holiday Drive to the Community Event fund 1,000$ Planning & Zoning 100-41910-50207 Training: Tuition reimbursement request on 9/14/2023 council meeting 7,000$ *request on 9/14/2023 council meeting 100-41910-50300 Contracted Planning Service - increase based on prior year actuals 15,000$ *incorrect on staff report Information Technology 100-41920-50400 Repair and Maintenance - Contract: Council chamber sound system contract 7,000$ *approved 7/27/2023 council meeting PUBLIC SAFETY Police 100-42100-50210 Operating Supplies: based on previous yea ractuals 9,000$ 100-42100-50304 Legal Fees: increased based on 3-year average of actual expenditures 14,500$ 100-42100-50403 Repair and Maintenance-Vehicles: based on 2023 actual billed amount. 7,300$ Fire 100-42200-50300 Rogers Fire Contract 98,800$ 100-42200-50300 Loretto Fire Contract (50,680)$ 100-42200-50300 Hanover Fire Contract 4,150$ *Need to update in final budget PUBLIC WORKS Highway, Streets & Roadway 100-43100-50220 Repair and Maintenance Supplies: based on previous year actuals 5,000$ 100-43100-50226 Sign Repair Materials: based on previous year actuals 5,000$ 100-43100-50381 Electric Utilities: based on previous year actuals 10,000$ Paved Streets 100-43121-50224 Street Maintenance Materials: Increase in material cost 5,000$ 100-43121-50400 Repair and Maintenance -Contract: Increase in contracted service anticipated 15,000$ Unpaved Streets 100-43122-50224 Street Maintenance Materials: Increase in material cost 12,500$ 100-43122-50400 Repair and Maintenance -Contract: Increase in contracted service anticipated 42,500$ Ice & Snow Removal 100-43125-50210 Operating Supplies: Increase in material cost 5,000$ Parks 100-45200-50210 Operating Supplies: increase based on current year-to-date expenditure estimate for year end 5,000$ Various Line items with less than $2,000 in increase 57,175$ Total General Fund Increase 1,177,265$ Staff-Related Budget Changes Various CHANGES IN EXPENDITURE Attachment Item: 9a2. Debt Service 382,305$ Total Levy Increase 1,559,570$ Color Key Unavoidable Needed but Changeable Approved/Upcoming Request No Contract/Changeable STAFF REPORT Agenda Item: 10a. Council Meeting: September 28, 2023 Prepared By: Jessica Beise Topic: Five-Year Financial Management Plan Action Required: Approval Summary The draft 2023 Financial Management Plan is attached. Tammy Omdal from Northland Securities will present the report and assist with answering any questions. One specific area of discussion in the financial management plan is the proposed water improvements project outlined in the CIP and Debt section and the Water Fund section. The City has incorporated the state bonding funds into the Water Fund. Another specific area of discussion is the park improvement project outlined in the CIP and Debt section. A portion of the project would be funded by park dedication fees and additional funds if available, including but not limited to gambling revenue and ARPA funds. The bond needed to fund the project is estimated to be $6.9 million and would directly affect tax levy and the tax rate. This would be funded from general obligation bond issuance in 2023. Financial/Budget The City annually budgets for financial planning. It should be noted that the document is for planning purposes only. Actual impacts will be determined by decisions made by the City Council in the future. Options 1.Adopt the Five-Year Financial Management Plan as presented. 2.Amend the Five-Year Financial Management Plan. 3.Send back to staff to further review. Recommendation Adopt the Five-Year Financial Management Plan as presented. Council Action Consider a motion to adopt the Five-Year Financial Management Plan as presented. Attachments 1.Five Year Financial Management Plan 2.Five Year Financial Management Presentation 2023 Financial Management Plan Draft as of September 20, 2023 Northland Securities, Inc. 150 South Fifth Street, Suite 3300 Minneapolis, MN 55402 (800) 851-2920 Member FINRA and SIPC Registered with SEC and MSRB Attachment Item: 10a1. i CONTENTS Letter of Transmittal Introduction and Summary 1Introduction and Summary ............................................................................................................1Revenue Sufficiency ...........................................................................................................................1Rate Calculations ................................................................................................................................3City Tax Rate .................................................................................................................................3Figure 1. - City Tax Levy and Tax Rate ................................................................................3Utility Rates ..................................................................................................................................4Study Approach ..................................................................................................................................5Organization of the Plan .................................................................................................................5TABLE 1 - Property Tax Levy and Tax Rate ................................................................................6TABLE 2 - Projected City Taxes Payable for Example Properties ......................................7CHART 1 - Annual Change in Property Tax Levy and Rate .................................................8CHART 2 - City Tax Capacity (Tax Base) ......................................................................................8CHART 3 - Fund Balance ..................................................................................................................9CHART 4 - Cash Balances ................................................................................................................9CHART 5 - Water Fund Cash Balances ....................................................................................10CHART 6 - Sewer Fund Cash Balances ....................................................................................10CHART 7 - CIP Use of Funds .......................................................................................................11CHART 8 - CIP Source of Funds .................................................................................................11 Background 12Summary .............................................................................................................................................12TABLE 3 - Customer Units and Water Volume Sold ...........................................................13CHART 9 - New Construction and Connection to Municipal Utilities .........................15CHART 10 - Acres of Land Platted ............................................................................................15 Capital Improvement Plan and Debt 16Overview of Plan ..............................................................................................................................16Equipment and Vehicles .......................................................................................................16Water Improvements .............................................................................................................16Sewer Improvements .............................................................................................................16Street Improvements .............................................................................................................16Facility and Parks .....................................................................................................................17Bond Issuance ...................................................................................................................................17TABLE 4 -Capital Improvement Plan ........................................................................................19 Contents ii Contents TABLE 5 - Debt Service ..................................................................................................................21TABLE 6 - Bonds Outstanding ....................................................................................................23CHART 11 - CIP Use of Funds .....................................................................................................24CHART 12 - CIP Source of Funds ...............................................................................................24CHART 13 - Annual Debt Service ..............................................................................................25CHART 14 - Bonds Outstanding ................................................................................................25CHART 15 - Debt Outstanding by Type ..................................................................................26CHART 16 - Bonds Outstanding Existing and New ............................................................26 Financial Plans 27Background ........................................................................................................................................27Summary of Key Factors and Assumptions ...........................................................................27Total Governmental Funds Combined ....................................................................................29CHART 17 - Total Sources and Uses of Funds ................................................................30CHART 18 - Cash Balance and Fund Balance .................................................................30TABLE 7 - Finance Plan ............................................................................................................31General Fund Financial Plan ........................................................................................................32Figure 2 - Tax Levy Revenue ..................................................................................................32CHART 19 - Cash Balance and Fund Balance .................................................................34CHART 20 - Source and Use of Funds ...............................................................................34CHART 21 - % Change in Source and Use of Funds ....................................................34CHART 22 - Use of Funds by purpose ..............................................................................34TABLE 8 - Finance Plan ............................................................................................................35Debt Service Funds Financial Plan ............................................................................................36CHART 23 - Cash Balance and Fund Balance .................................................................37CHART 24 - Source and Use of Funds ...............................................................................37CHART 25 - % Change in Source and Use of Funds ....................................................37CHART 26 - Use of Funds by purpose ..............................................................................37TABLE 9 - Finance Plan ............................................................................................................38Special Revenue Funds Financial Plan .....................................................................................39TABLE 10 - Finance Plan .........................................................................................................40Capital Projects Funds Financial Plan ......................................................................................41TABLE 11 - Finance Plan .........................................................................................................42Capital Equipment Fund Financial Plan ..................................................................................43TABLE 12 - Finance Plan .........................................................................................................44Facilities Fund....................................................................................................................................45TABLE 13 - Finance Plan .........................................................................................................46Water Fund Financial Plan ............................................................................................................47CHART 27 - Cash Balance by Purpose ..............................................................................49CHART 28 - Ending Unrestricted Net Assets ..................................................................49CHART 29 - Revenue and Expense .....................................................................................49 iii CHART 30 - Customers and Volume ..................................................................................49TABLE 14 - Finance Plan .........................................................................................................50TABLE 15 - Projected Water Revenues ..............................................................................52TABLE 16 - Cash Balances ......................................................................................................55Sewer Fund Financial Plan ...........................................................................................................56CHART 31 - Cash Balance by Purpose ..............................................................................58CHART 32 - Ending Unrestricted Net Assets ..................................................................58CHART 33 - Revenue and Expense .....................................................................................58CHART 34 - Customers and Volume ..................................................................................58TABLE 17 - Finance Plan .........................................................................................................59TABLE 18 - Projected Water Revenues ..............................................................................61TABLE 19 - Cash Balances ......................................................................................................63 Appendix 64TABLE A - Utility Fee Schedule ...................................................................................................64TABLE B - Property Tax Levy Planned for Debt Service .....................................................67TABLE C - Planned Staff Additions ............................................................................................68 iv 150 South Fifth Street, Suite 3300, Minneapolis, MN 55402 Main: (612) 851-5900 / Direct: (612) 851-4964 / Email: tomdal@northlandsecurities.com Member FINRA and SIPC | Registered with SEC and MSRB September 20, 2023 Jessica Beise City Administrator City of Corcoran, MN 8200 Co. Rd. 116 Corcoran, MN 55340 RE: 2023 Financial Management Plan Dear Jessica: Northland Securities is pleased to present the City of Corcoran with this 2023 Financial Management Plan (the “Plan”). In the months ahead, as you have requested, Northland is prepared to work with city staff to update assumptions within the Plan to reflect activity that is anticipated in the coming months may impact the assumptions in the Plan. We appreciate the continued opportunity to provide service to the City. Sincerely, NORTHLAND SECURITIES, INC. Tammy Omdal Managing Director 1 Introduction and SummaryINTRODUCTION AND SUMMARY The Financial Management Plan (the “Plan”) offers a guide for the on-going financial management of the City of Corcoran (the “City”). The Plan was first pre- pared in year 2012 and has been updated annually. The Plan contains proposed strategies and identifica- tion of key factors and objectives to monitor with re- spect to future financial performance. Information is included on estimated future property tax levies and municipal fees and charges necessary to fund planned city services, capital improvement plans, and debt ser- vice. The objectives of the study for the Plan are as follows: • Revenue Sufficiency - Develop and populate a forecasting model that will determine the level of revenue needed to satisfy general government and utility enterprises operations, capital improve- ments, and debt service while maintaining ade- quate reserves for future service and capital needs of the City. • Rate Calculations - Model projected tax capacity tax rates for the City and proposed municipal util- ity rates and structure for billing water and sewer services (the “Utilities”) to meet revenue sufficien- cy objectives. The Plan includes anticipated capital improvements for years 2024-2028 (the “CIP”). Estimates were pre- pared by the City as to cost and timing of projects. While the specific timing of future improvements can sometimes be uncertain, awareness of the funding de- mands for projects is important when considering an- nual tax levies, rates for fees and charges, and reserves for future capital. Future development will provide increased revenue from charge for services and tax revenue. This will in- clude increased revenue to the Utilities, with revenue from both development fees and usage fees. It will also provide additional property value and potential for property tax revenue to pay for services. The rate of future development and addition of tax- payers and customers of the Utilities has been and continues to be a significant variable for the Plan. The City should continue to monitor actual development that occurs against the anticipated rate of develop- ment assumed in the Plan. The rate of development will impact the projected revenues and timing includ- ed in the Plan. Information on projected housing units to be added is included later in the Plan. Revenue Sufficiency The Study evaluated the sufficiency of revenues to meet current and projected financial requirements over future years for the various financial “Funds” the City maintains. The Plan determines the tax levies and rates necessary in each year of the projection period to provide revenue sufficiency. Moody’s Investor Service assigns a “Aa3” rating to the City’s general obligations bonds. In the Moody’s Credit Opinion dated March 15, 2023, Moody’s notes, in part, the following: The City of Corcoran benefits from its favorable location within the Twin Cities metropolitan area, strong resident income levels and a healthy financial profile supported by consistently positive operations. The city’s credit strengths are bal- anced against leverage and fixed costs ratios that will 2 Introduction and Summary become elevated following upcoming issuances and pending litigation that could impact future revenue. The rating report is mentioned here because the main- tenance and continued relative growth of reserves through revenue sufficiency remains an important credit factor for the City. The City should continue to actively manage its funds to achieve its policy goals and to maintain sufficient balances within the funds to meet its needs including the need for cash reserves. Governmental Funds The City has an adopted policy to maintain a mini- mum balance in the General Fund equivalent to 35% of annual expenditures. The goal of the Plan is to iden- tify revenue sufficient to meet closer to 50% of annual expenditures, recognizing the need for the City to cash flow its expenditures between the semi-annual tax dis- bursements it receives from the County, among other needs for cash balance. The City evaluates ending fund balances at year-end and makes decisions on the level of funds that is need- ed and appropriate. The Plan provides for the General Fund to be at the minimum 35% level. The City desires to manage its budget so that growth in net tax capacity from new development will pro- vide revenue sufficiency for the City to maintain an approximate constant tax rate. Achieving a constant city tax rate (equal to the net tax capacity rate for tax year 2023) will represent a chal- lenge for the City given the significant demands for ex- panded municipal services to support the growth that is rapidly occurring within the City. The City will need to adjust timing for planned staffing additions (see Ap- pendix, Table C for staffing plans) and transfers from the General Fund to the Capital Projects Fund, among other adjustment to expenditures, to be in line with ac- tual tax base growth and other needs that may arise. Enterprise Funds For purposes of the Plan, the revenue objective for the Water Fund and the Sewer Fund focused on providing revenue sufficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and oth- er reserve purposes Funding Depreciation for the Utilities The funding of depreciation, or setting aside of funds to replace depreciated infrastructure, is an important element for establishment of sufficient rates for the Utilities. The Study focused on the City’s asset man- agement practices to maintain and expand infrastruc- ture at future estimated costs. Rather than focus on “funding depreciation” it is better to gain a strong understanding of the expected future costs and, maybe more importantly, their timing, and plan for replacement of infrastructure and facilities. Using a planned schedule for capital improvements and the incorporation of those plans into the Study does that. Capital improvement plans combined with financial management targets are critical element that allows for the setting of rates that meet City goals. 3 Introduction and Summary Financial management targets begin with criteria for evaluating overall financial condition. For instance, do projections show sufficient revenues to cover planned operating and capital improvement expenses? The Utilities must do better than break even, but by how much? The Plan helps to answer these question by allocating projected year-end cash balance to defined purposes. One of the purposes is for planned capital acquisition and reserves for future capital. The Plan provides a second criteria to evaluate reve- nue sufficiency for the Utilities. The Plan sets a target (a floor) to maintain an unrestricted net position in the Water Fund and the Sewer Fund no lower than 50% of the subsequent year’s estimated expenditures. The majority of revenue for municipal utility opera- tions comes from user charges, maintaining an unre- stricted net position that is equal to at least 50% of ex- penditures will help to ensure that sufficient resources are available to fund basic functions between receipts of user charges. The target (or floor) for ending unrestricted net posi- tion is meant to be an equivalent of the target for an unrestricted fund balance for the General Fund. Equity is reported as a fund balance in the General Fund and as a net asset within the Water Fund and the Sewer Fund. Fund balance and net assets are the difference between fund assets and liabilities reflected on the bal- ance sheet or statement of net assets. Rate Calculations The Study focused on preparing projections for future annual tax capacity rates for the City, and reviewing the rates for the fees and charges of the Utilities. The Study did not include a review and analysis of other fees and charges, only the fees for the Utilities. City Tax Rate Future tax levies increases are projected to be neces- sary to fund planned expenditures and to maintain adequate cash balances across all City funds. Future City Tax Levy is estimated based on assump- tions in the Plan for changes to the City’s tax capacity from growth in the taxable market value of property within the City. The Plan anticipates a significant in- crease in tax capacity (from increasing taxable market value) for tax collection year 2025 from the planned new multi-family development next to city hall, which along with tax base growth from new single family housing units is projected to help the City strive for achieving a constant city tax rate. The projected City tax levy by year are shown in Fig- ure 1 along with the corresponding estimated City tax rate and respective annual percent changes. Figure 1. Tax Collection Year City Tax Levy % Change City Tax Levy City Tax Rate % Change City Tax Rate 2022 $5,699,430 13.0%0.432 -0.8%2023 $7,158,323 25.6%0.421 -2.5%2024 $8,374,256 17.0%0.421 0.0%2025 $11,923,828 42.4%0.421 0.0%2026 $12,797,210 7.3%0.421 0.0%2027 $13,661,742 6.8%0.421 0.0%2028 $14,429,081 5.6%0.421 0.0% 4 Introduction and Summary The key assumptions for the Plan that impact the city tax rate include the following: • Taxable market value within the City, for purpose of the Plan, is projected to increase by approxi- mately 3.0% annually. Based on recent years this is a conservative estimate. Because the Plan is fo- cused on the long-term, the assumption is meant to be conservative. • Fiscal disparities contribution and corresponding distribution of tax revenue are estimated to remain constant (at preliminary Pay 2024 amounts) over the planning period. The actual impact of the met- ro-wide fiscal disparities program varies from year to year. • City will increase the tax levy to support addition- al planned spending in the General Fund related to growth of the community. Details on the specific items, which includes staff positions, is included in the Finance Plan section for the General Fund and in the Appendix. • General fund non-tax revenue is estimated to in- crease by 2.0% and current expenditures by 3.0%. There are no assumed major changes to non-tax revenue. Based on current economic conditions, the 3.0% assumption for expenditures may be low but the focus of the Plan is long-term. • City estimates it will average approximately 345 new housing units (constructed) annually over the next decade. The Plan assumes more rapid growth over the near term. For purposes of estimating market value of property, the average new home is estimated at $500,000 for year 2024, with valuation inflated 8.0% for year 2025 then 3.0% annually. • The Plan assumes an increase in taxable market value from construction of new commercial prop- erty in the City at $1.0 million per year. This is in- tended to be a conservative assumption for plan- ning purposes. • The construction of new multi-family housing units in southeast Corcoran is included for 204 new units beginning with tax payable year 2026, with estimated value of approximately $45.9 mil- lion. • For planning purposes, it is assumed the City will issue bonds to finance a new municipal building in 2026 with a preliminary estimated $50 million project cost. The Plan anticipates that debt ser- vice will be paid from taxes (80%), water revenues (10%) and sewer revenues (10%). The increase to the City’s tax levy beginning in year 2026 is esti- mated at approximately $2.1 million for payment of debt service for the project. The table and graphics that follow provide historical and projected City property tax levies and tax rates along with tax capacity. A detailed break down of the debt service levy by bond series is provided as an Ap- pendix. Utility Rates The City currently has a two-part rate structure for charging fees for water and sewer services, comprised of both a fixed and variable charges. This two-part structure is recommended by generally accepted prac- tices and is a practice followed by most cities within the Twin Cities metropolitan area. This structure re- covers a portion of system costs in a fixed charge, rec- ognizing that the Utilities have certain fixed costs and customer service costs that are incurred year-round. 5 Introduction and Summary These fixed costs are incurred regardless of the level of water usage. Over the next five years it is projected that approxi- mately 45% of the Water Fund expenses, including depreciation, will be fixed and for the Sewer Fund it is estimated at under 35%. The percentages vary some- what from year to year. Fixed expenses as a percent of total expenses is projected to decrease somewhat over time as the number of customers increase and volume of water usage grows. For usage or metered volume-based rates, based on the results of the study, there are no recommended changes in the structure. As the number of customers increases potential changes to the structure may be needed. The Plan anticipates the City adopts planned increases to rates for water and sewer services as proposed in the Plan. This includes increasing the water and sewer services fees by 3.0% annually. Beginning in 2022, the City adopted a new trunk line availability charge (TLAC) for water treatment and storage. The City has two availability charges: 1) wa- termain and raw water TLAC; and 2) a treatment & storage TLAC. The Plan anticipates all TLAC and con- nection charges for water and sewer services will ad- just by 3.0% annually. Study Approach The following steps were taken as part of the study for the Plan: • City provided historical financial data along with current budget plans and capital improvement plans. • City provided the assumptions for future residen- tial units to be constructed and connected to the Utilities. • Information provided by the City was organized, analyzed, and used to support the development of the Plan. The prior year data included in the Plan is reconciled with the City’s audited financial statements for year 2021. Year 2022 information is preliminary unaudited amounts that are subject to change. The City’s 2022 audit was not available for input for the Plan. Organization of Plan The Plan is organized into seven sections: 1. Introduction and Summary provides information on revenue sufficiency, and rate calculations. 2. Background provides historical and statistical con- text for the Utilities. 3. CIP and Debt provides information on plans for equipment, facilities, and maintaining and expand- ing the water and sewer systems. This includes estimates on project costs, timing, and sources of funds. Information on outstanding debt obligation and debt service is included. 4. Financial Plans provides the financial plans (pro forma) for the City funds. The financial plans in- clude historical, current, and projected sources and uses of funds and estimated ending cash bal- ances. Financial plans take into account capital im- provement plans, both existing and planned debt issuance, and proposed rates. 5. Appendices provide additional data and graphics. 6 Introduction and SummaryTABLE 1 2022 2023 2024 2025 2026 2027 2028 Property Tax Levy by Payable Year General Fund 5,139,711 6,354,020 7,187,648 9,336,841 9,785,756 11,328,823 11,556,293 Debt Service - Equipment 225,488 470,544 474,587 847,756 1,044,527 1,079,492 1,000,584 Debt Service - Facilities and Parks 334,231 333,759 712,021 1,244,792 3,424,940 4,005,889 3,998,264 Total Property Tax Levy before Adjustments 5,699,430 7,158,323 8,374,256 11,429,389 14,255,222 16,414,204 16,555,140 Adjustment needed to Plan to achieve constant rate 494,439 (1,458,012)(2,752,462)(2,126,059) Total Property Tax Levy 5,699,430 7,158,323 8,374,256 11,923,828 12,797,210 13,661,742 14,429,081 Less Fiscal Disparities Distribution 291,939 312,812 359,809 359,809 359,809 359,809 359,809 Net Spread Levy 5,407,491 6,845,511 8,014,447 11,564,019 12,437,401 13,301,933 14,069,272 Tax Capacity (TC) Gross Tax Capacity (TC) Real Property 12,591,754 16,264,902 19,093,173 27,520,117 29,593,590 31,646,052 33,467,772 Gross Tax Capacity (TC) Personal Property 502,552 579,151 692,063 692,063 692,063 692,063 692,063 Total Gross TC 13,094,306 16,844,053 19,785,236 28,212,180 30,285,653 32,338,115 34,159,835 Less Tran Line TC 2,577 2,457 2,949 2,949 2,949 2,949 2,949 Less Fiscal Disparities TC 571,958 589,855 755,406 755,406 755,406 755,406 755,406 Less Tax Increment Financing TC ------- Net Tax Capacity 12,519,771 16,251,741 19,026,881 27,453,825 29,527,298 31,579,760 33,401,480 City Tax Rate 0.43192 0.42122 0.42122 0.42122 0.42122 0.42122 0.42122 Note: The Adjustments needed to Plan to achieve constant tax rate in years 2025-2028 is higher because the Plan includes increases in debt service for a new municipal facility, and park improvements, among other items. The financing of these projects will result in an increase in the City's tax rate unless the future increase in the City's Net Tax Capacity is greater than projected or other budget adjustments are made to offset the increase in the Debt Service for Facilities and Parks. ProjectedCertified City of CorcoranSummary of Property Tax Levy, Tax Capacity, and Tax Rate 7 Introduction and SummaryTABLE 2 City of Corcoran Projected City Taxes Payable for Example Properties 2024 2025 2026 2027 2028 3.90%3.00%3.00%3.00%3.00% Residential Example 1 300,000 311,700 321,051 330,683 340,603 350,821 Residential Example 2 500,000 519,500 535,085 551,138 567,672 584,702 Residential Example 3 700,000 727,300 749,119 771,593 794,740 818,583 Residential Example 4 1,000,000 1,039,000 1,070,170 1,102,275 1,135,343 1,169,404 Commercial Example 1 1,000,000 1,039,000 1,070,170 1,102,275 1,135,343 1,169,404 Commercial Example 2 2,000,000 2,078,000 2,140,340 2,204,550 2,270,687 2,338,807 Commercial Example 3 3,000,000 3,117,000 3,210,510 3,306,825 3,406,030 3,508,211 Commercial Example 4 4,000,000 4,156,000 4,280,680 4,409,100 4,541,373 4,677,615 Residential Example 1 1,252 1,274 1,317 1,361 1,407 1,454 Residential Example 2 2,160 2,209 2,291 2,375 2,462 2,552 Residential Example 3 3,239 3,303 3,418 3,536 3,658 3,783 Residential Example 4 4,859 4,944 5,108 5,277 5,451 5,631 Commercial Example 1 8,638 8,753 9,015 9,286 9,565 9,851 Commercial Example 2 17,277 17,506 18,031 18,572 19,129 19,703 Commercial Example 3 25,915 26,259 27,046 27,858 28,694 29,554 Commercial Example 4 34,553 35,012 36,062 37,144 38,258 39,406 Residential Example 1 23 43 44 46 47 Residential Example 2 49 82 85 87 90 Residential Example 3 63 115 118 122 126 Residential Example 4 85 164 169 174 179 Commercial Example 1 115 263 270 279 287 Commercial Example 2 229 525 541 557 574 Commercial Example 3 344 788 811 836 861 Commercial Example 4 458 1,050 1,082 1,114 1,148 Annual Percent Change in Market Value of Example Properties: Annual Change in Total City Tax Payable $ City Tax Payable $ Valuation $ 8 Introduction and Summary -10.0% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 Annual Percent Change CHART 1 Property Tax Levy Annual % Change Tax Rate Annual % Change before Adjustments Tax Rate Annual % Change with Adjustments City plans to strive to maintain a relatively constant tax rate from year-to-year $0 $5 $10 $15 $20 $25 $30 $35 2024 2025 2026 2027 2028 Millions CHART 2 Tax Capacity from Property Constructed After Year 2021 Tax Capacity from Property Constructed Before Year 2021 Estimated City Tax Capacity is projected to increase driven by new construction and projected valuation increases for property Tax capacity is the valuation of property based on market value and class rates on which property taxes are determined 9 Introduction and Summary 0% 10% 20% 30% 40% 50% 60% 70% 2021 2022 2023 2024 2025 2026 2027 2028 General Fund - Fund Balance as % of Expense CHART 3 Ending Fund Balance for General Fund is projected to continue to meet City policy to maintain a minimum balance in the General Fund equivalent to 35% of annual expenditures $0 $5 $10 $15 $20 $25 $30 $35 $40 2021 2022 2023 2024 2025 2026 2027 2028 Ending Cash Balance Millions CHART 4 Total Governmental Funds General Fund Enterprise Funds Ending Cash Balances are projected to be at levels sufficient to meet City objectives Cash balances vary due to timing of capital projects and debt service and timing of receipt of funds, including bond proceeds. 10 Introduction and Summary $0 $5 $10 $15 $20 $25 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032Ending Cash Balance Millions CHART 5Water Fund Minimum Cash for operating cash flow, following year debt service, pay-go capital Projected Cash Position with Future Rate Adjustments WWaatteerr FF uunndd eennddiinngg ccaasshh bbaallaannccee iiss pp rroojjeecctteedd ttoo iinnccrreeaassee ffrroomm ccoolllleeccttoonn ooff ddeevveelloo ppmmeenntt rreellaatteedd rreevveennuuee wwhhiicchh ww iillll bbee ssppeenntt oonn ffuuttuu rree iimmpprroovveemmeenntt pprroojj eeccttss The Plan anticipates use of cash (pay-go) in year 2032 for treatment plant improvement project. $0 $5 $10 $15 $20 $25 $30 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032Ending Cash Balance Millions CHART 6Sewer Fund Minimum Cash for operating cash flow, following year debt service, pay-go capital Projected Cash Position with Future Rate Adjustments SSeewweerr FFuunndd eennddiinngg ccaasshh bb aallaannccee iiss pprr oojjeecctteedd ttoo iinnccrreeaassee ffrroomm ccoolllleecc ttoo nn ooff ddeevveellooppmmeenntt rreellaatteedd rreevveennuuee wwhhiicchh wwiillll bbee ssppeenntt oonn ffuuttuurree iimmpprroo vveemmeenntt pprroo jjeecc ttss The Plan anticipates use of cash (pay-go) in year 2026 for NE to SE Trunk Sewer Line project. The increase in the Water Fund and Sewer Fund Year- End Cash Balance is planned. The difference between Pro- jected Cash Position and Minimum Cash Position represents the net amount of cash projected to be available as reserves for future capi- tal improvements. The City collects development fees at time of platting and building permit, use of the funds col- lected occurs over time to pay for financing of projects. Connection and availability charges from development will pay for future capital improvements to support de- velopment both programmed and not yet programmed in the CIP. 11 Introduction and Summary 0% 20% 40% 60% 80% 100% 120% 140% 160% 180% 200% 2022 2023 2024 2025 2026 2027 2028 Cumulative % Increase from Year 2021 CHART 7Tax Levy and Tax Base Cumulative %Increase in Tax Levy Cumulative %Increase in NetTax Capacity Cumulative increase in Tax Levy is projected to be less than the cumulative increase in Net Tax Capacity 0 2 4 6 8 10 12 14 16 18 2021 2022 2023 2024 2025 2026 2027 2028 Total Annual Tax Levy as % of Total Millions CHART 8Tax Levy by Purpose General Fund Tax Levy Debt Service Tax Levy Tax Levy for Debt Service is projected to increase with planned issuance of new debt for projects 12 Background BACKGROUND The City of Corcoran is located on the western edge of the Twin Cities Metropolitan area in Hennepin Coun- ty. The 2023 population is estimated at 6,428 (Official Statement, G.O. Bonds Series 2023A). Population will continue to increase due to development of residential property within the City. The land area for the City encompasses just under 36 square miles and includes area for future residential development. Commercial and industrial development in the City is expected to continue to expand due to access to mu- nicipal water and sewer services and the expansion of transportation corridors. In 2012 the City successfully financed and implemented a major improvement proj- ect to first bring and then expand municipal water and sewer services to the City. The project provided for connection to the metropolitan disposal system. The City forecasts continued development of both residen- tial and commercial property. The City’s development plan for its downtown area provides an opportunity for additional economic de- velopment. In recent years the City completed con- struction of street improvements and utility infrastruc- ture in the downtown area. The table that follows provides the estimated number of housing units along with municipal utility connec- tions units for commercial property in the downtown area the City projects to be added over the next twenty- years. The assumptions on units is an important input to the Plan and is updated on annual basis by the City. The City is in the process of planning for water ser- vice to serve the northeast area of the City. The access to water purchased from Maple Grove is limited. The City is undertaking investments in a city owned water treatment plant and water tower. 13 Background Table 3 Page 1 of 2 for Table 3 City of Corcoran Growth Projections 2022 2023 2024 2025 2026 2027 2028 UTILITY CUSTOMER UNITS Estimated Customer Units Added by Year Residential SE District 147 295 319 360 340 334 285 Residential NE District 85 155 245 60 10 0 0 Greater Corcoran 5 5 5 5 5 5 5 Total Residential Single Family 237 455 569 425 355 339 290 Commercial SE District 1 1 1 1 1 1 1 Residential Multi-Family 0 0 204 0 0 0 0 Total 238 456 774 426 356 340 291 Estimated Total Customer Units (Average Annual) Residential SE District (includes adjustments)683 729 1,024 1,343 1,703 2,043 2,377 Residential NE District 341 365 520 765 825 835 835 Greater Corcoran 7 12 17 22 27 32 37 Total Residential Single Family 1,031 1,106 1,561 2,130 2,555 2,910 3,249 Commercial SE District 34 36 37 38 39 40 41 Residential Multi-Family 0 0 0 204 204 204 204 Total 1,065 1,142 1,598 2,372 2,798 3,154 3,494 CUSTOMER WATER VOLUMES Residential average gallons per year per REU 85 85 85 85 85 85 85 Multi-Family average gallons per year per REU 75 75 75 75 75 75 75 Commercial average gallons per year per REU 38 38 38 38 38 38 38 Total Purchased Water Volume (1,000 Gal) Residential SE District 58,055 61,965 87,040 114,155 144,755 173,655 202,045 Residential NE District 28,985 31,025 Greater Corcoran 595 1,020 1,445 1,870 2,295 2,720 3,145 Total Residential Single Family 87,635 94,010 88,485 116,025 147,050 176,375 205,190 Commercial SE District 1,292 1,368 1,406 1,444 1,482 1,520 1,558 Residential Multi-Family ---15,300 15,300 15,300 15,300 Municipal Water Usage (10% of total)8,893 9,538 8,989 13,277 16,383 19,320 22,205 Total Purchased Water Volume (1,000 Gal)97,820 104,916 98,880 146,046 180,215 212,515 244,253 Average Estimated Annual Volume Per Customer 14 Background Table 3 Page 2 of 2 for Table 3 City of Corcoran Growth Projections 2022 2023 2024 2025 2026 2027 2028 Total City Water Produced Volume (1,000 Gal) Residential SE District ------- Residential NE District --44,200 65,025 70,125 70,975 70,975 Greater Corcoran ------- Total Residential Single Family --44,200 65,025 70,125 70,975 70,975 Commercial SE District ------- Residential Multi-Family ------- Municipal Water Usage (15% of total)------- Total City Water Produced Volume (1,000 Gal)--44,200 65,025 70,125 70,975 70,975 Residential SE District 58,055 61,965 87,040 114,155 144,755 173,655 202,045 Residential NE District 28,985 31,025 44,200 65,025 70,125 70,975 70,975 Greater Corcoran 595 1,020 1,445 1,870 2,295 2,720 3,145 Subtotal Residential 87,635 94,010 132,685 181,050 217,175 247,350 276,165 Commercial SE District 1,292 1,368 1,406 1,444 1,482 1,520 1,558 Residential Multi-Family ---15,300 15,300 15,300 15,300 Total Water Volume Billed (1,000 Gal)88,927 95,378 134,091 197,794 233,957 264,170 293,023 Notes to Table 3: 1. The Plan assumes the following volume of water sold by billing tier, as shown below. As volumes sold increase, this assumption will need to be modified. Tier 1: Water usage 0 to 4,999 gallons 82%Tier 2: Water usage 5,000 to 8,999 gallons 15% Tier 3: Water usage 9,000 to 19,999 gallons 3% Tier 4: Water usage 20,000 gallons over 0% 3. Table 3 does not include customer units in greater Corcoran that are not sewered. Total Water Billed to Customers (1,000 Gal) 2. NE District will be served by a City water system. Prior to year 2023, property in the NE District will be served by water purchased from Maple Grove. 15 Background 0 100 200 300 400 500 600 2023 2024 2025 2026 2027 2028Residential Equivalent Units Residential Commercial (Other) Projections for future growth from residential and commercial development drive the revenue assumptions in the Plan CHART 9 0 20 40 60 80 100 120 140 160 180 200 2023 2024 2025 2026 2027 2028 Acres of Land Platted Projection for future acres of land platted for development impacts the revenue assumptions in the Plan CHART 10 16 CIP and DebtCAPITAL IMPROVEMENT PLAN (CIP) AND DEBT The City annually reviews its plans for capital acqui- sition and improvements and updates its multi-year plan. The CIP in the Plan provides details on costs by year and proposed funding sources. The debt service study, included in the Plan, provides information on current debt service and estimated future debt. The CIP provides an important input into preparing the financial plans for the individual City funds. Equipment and Vehicles Over the next five years the City anticipates spending an average of approximately $0.86 million per year on equipment and vehicles. The Plan includes anticipated bonding in year 2024 and 2026 for equipment and ve- hicles. The City plans to continue to incrementally increas- ing tax levy in the General Fund to support a transfer to the Equipment Fund. The transfer is projected to be at $1.0 million annually by year 2028. Annual sale of capital assets is estimated to offset the cost of new equipment and vehicles. Water Improvements Water improvements are included in the CIP for the implementation of a water system for the northeast area of the City estimated at $25,000,000 in year 2023. Additional wells and treatment improvements are an- ticipated in future years in the estimated amount of $25,700,000 between years 2024-2032. The City plans to use $10,000,000 from state funds and the balance from cash to pay for the future water im- provements. The Plan anticipates the southeast area of the City will continue to be served under terms of an agree- ment with Maple Grove for purchase of municipal water until demand passes capacity. Improvements in southeast Corcoran will need to be undertaken at some point in the future. The CIP does not include water improvement projects that are anticipated to be constructed and financed by private development and contributed to the City. These projects will be paid entirely by private funds with infrastructure then contributed to the City. Sewer Improvements The Plan includes planned construction of a north- east-southeast trunk line in year 2026 in the estimat- ed amount of $10,000,000. The City plans to finance $2,000,000 from bond proceeds and the balance from cash in the Sewer Fund. Street Improvements The CIP includes street improvements for Hackamore Road, Horshoe Bend, and City Center Drive & Devel- opment in year 2023 in the estimated amount of ap- proximately $8,191,000. These improvements are be- ing financed through general obligation bonds, state aid, among other sources. Improvement to Gravel Roads Council has discussed a need to establish a plan to be- gin paving gravel roads. A dedicated revenue source is likely needed for this to take place and should be discussed and included in future Plans. 17 CIP and DebtFacility and Parks A future municipal building or expansion of the exist- ing building is planned for approximately $50 million in year 2026; this is a “placeholder” year. The Plan an- ticipates that the debt on the municipal building will be paid 80% from tax levy and 20% from water and sewer revenues. The annual debt service expense is in- cluded in the financial plans for the Debt Service Fund, including the transfers in of revenues from the Water Fund and Sewer Fund, respectively. The annual debt service is estimated at approximately $3.2 million, which includes funds for project construction and cost of issuance of the bonds. The annual tax levy for debt service, after accounting for use of utility revenues, is estimated at approximately $2.7 million. Future Park Improvements The City is planning for various park improvements including City Park as well as other park planning as outlined in the 2040 Comprehensive Plan. These im- provements will be paid with park dedication funds and completed as funds allow. • Town Center Park and Linear Park • Phase 1 of the City Park Improvement Project • Open space park near Ravinia Development • Open space park near Bellwether Development • Neighborhood park near Bellwether Development • County Road trail improvements The Plan includes $6.9 million of bonding in 2024 for Remaster of City Park. Bond Issuance The City’s outstanding general obligation bonds are rated as ‘Aa3’ by Moody’s Investors Service. The posi- tive credit strengths include strong financial opera- tions resulting in growing reserves. The City anticipates the issuance of bonds to finance certain capital improvements. The tables and graphics that follows provide a summary of existing and future estimated debt service payments (principal and inter- est) and funding sources, along with a summary of debt outstanding by year. The annual debt service on “new” bonds to be issued is also included in the financial plans for the Debt Ser- vice Fund, Water Fund, and the Sewer Fund. The pre- liminary estimates for debt service are based on the following estimated new bond issues: • Year 2024, G.O. Equipment Certificates, $2,575,000 to finance equipment and vehicle acquisition over a 10 year term payable from tax levy. • Year 2024, G.O. Tax Abatement Bonds, $6,935,000 to finance Remaster of City Park, over 20 year. • Year 2026, G.O. CIP Bonds $50,750,000 to finance municipal buildings over a 25 year term payable from tax levy and net revenues of the Water Fund and the Sewer Fund. The estimated split is 80% payable from tax levy and 20% payable from the utility revenues. • Year 2026, G.O. Equipment Certificates, $2,040,000 to finance equipment and vehicle acquisition over a 10 year term payable from tax levy. 18 CIP and Debt• Year 2026, G.O. Revenue Bonds, $2,035,000 to fi- nance sewer improvements with a 10 year term for the bonds. Bond Terms The final sizing, structuring, and interest rates will depend on project specifics and market conditions at time of issuance. The amounts shown in the Plan are preliminary and for planning purposes only. The bond issuance sizes include capital acquisition and con- struction costs, cost of issuance of bonds, and capital- ized interest funds, if applicable. The debt service for the new bonds is based on the terms stated above and a estimated average 4.0% interest rate on the bonds. 19 CIP and DebtTABLE 4 Page 1 of 2 of Table 4 2024 2025 2026 2027 2028 2029 2030 2031 2032 Use of FundsPublic Safety 279,600 559,100 391,100 373,100 495,100 481,100 288,100 256,100 286,100Public Works / Streets / Parks 230,000 1,210,000 --438,000 65,000 275,000 180,000 535,000Water/Sewer 250,000Administration / Citywide 81,000 ---25,000 ---100,000Total590,600 2,019,100 391,100 373,100 958,100 546,100 563,100 436,100 921,100 Source of FundsBond proceeds 2,500,000 2,000,000Sale of assets 40,000 45,000 75,000 75,000 75,000 75,000 75,000 75,000 75,000Other Funds / Grants 26,000 350,000Cash from fund / Unspent Bond Proceeds (1,975,400)1,624,100 (1,683,900)298,100 883,100 471,100 488,100 361,100 846,100Total590,600 2,019,100 391,100 373,100 958,100 546,100 563,100 436,100 921,100 Use of FundsCost of Bond Issuance and Misc ExpenseWater system -10,000,000 750,000 15,000,000Total-10,000,000 ---750,000 --15,000,000 Source of FundsBond proceeds -Other Funds 10,000,000Cash from fund / Unspent Bond Proceeds -----750,000 --15,000,000Total-10,000,000 ---750,000 --15,000,000 Use of FundsNE to SE Trunk Sewer 10,000,000Total--10,000,000 ------ Source of FundsBond proceeds 5,000,000Cash from fund / Unspent Bond Proceeds --5,000,000 ------Total --10,000,000 ------ Use of FundsStreet ImprovementsTotal --------- Source of FundsBond proceedsMunicipal State AidCash from fund / Unspent Bond ProceedsTotal --------- City of CorcoranCapital Improvement Plan Equipment and Vehicles Sewer Improvements Water Improvements Street Improvements 20 CIP and DebtTABLE 4 Page 2 of 2 of Table 4 2024 2025 2026 2027 2028 2029 2030 2031 2032 City of CorcoranCapital Improvement Plan Use of FundsMunicipal building improvements 50,000,000Remaster of City Park 7,100,000Total7,100,000 -50,000,000 ------ Source of FundsBond proceeds 6,800,000 50,000,000Other Funds / Grants 300,000Cash from fund / Unspent Bond Proceeds -Total 7,100,000 -50,000,000 ------ Total Use of FundsEquipment and Vehicles 590,600 2,019,100 391,100 373,100 958,100 546,100 563,100 436,100 921,100Water Improvements -10,000,000 ---750,000 --15,000,000Sewer Improvements --10,000,000 ------Street Improvements ---------Facility and Parks 7,100,000 -50,000,000 ------Total Use of Funds 7,690,600 12,019,100 60,391,100 373,100 958,100 1,296,100 563,100 436,100 15,921,100 Total Source of FundsBond proceeds 9,300,000 -57,000,000 ------Sale of assets 40,000 45,000 75,000 75,000 75,000 75,000 75,000 75,000 75,000Municipal State Aid ---------Federal Funds ---------Other Funds 326,000 10,350,000 -------Cash from fund / Unspent Bond Proceeds (1,975,400)1,624,100 3,316,100 298,100 883,100 1,221,100 488,100 361,100 15,846,100Total Source of Funds 7,690,600 12,019,100 60,391,100 373,100 958,100 1,296,100 563,100 436,100 15,921,100 Notes: 1. Project costs and bond proceeds shown in this table do not include cost of issuance of the bonds and capitalized interest. Facility and Parks Total Capital Improvement Plan 21 CIP and DebtTABLE 5 2023 2024 2025 2026 2027 2028 Debt ServiceG.O. 2012A Certificates (Equipment)------G.O. 2012B CIP Bonds (Public Works Bldg)------G.O. 2014A Bonds (Equipment)------G.O. 2016A Bonds (DT Project, and Equipment)301,380 300,930 295,430 294,880 259,580 61,420G.O. 2018A Bonds (Park, and Equipment)181,775 177,575 178,300 178,875 174,375 179,725G.O. 2020A Bonds (Equipment)98,650 96,950 100,200 98,400 96,600 99,750G.O. 2020B Bonds (Refund 2012B)210,290 212,040 218,640 220,090 221,440 222,690G.O. 2022A Bonds (Equipment)78,839 234,338 232,438 235,238 232,738 234,938G.O. 2023 Bonds (Streets and Park)---208,756 351,175 346,800PROJECTED G.O. 2024A Bonds (Equipment)--151,583 352,000 356,700 355,900PROJECTED G.O. 2024B Bonds (Equipment)--392,983 502,800 503,400 503,600PROJECTED G.O. 2026A Bonds (Facilities)----3,549,233 3,211,700PROJECTED G.O. 2026A Bonds (Equipment)----261,800 246,300Total870,934 1,021,833 1,569,574 2,091,038 6,007,041 5,462,823 Source of FundsTax levy 804,303 1,186,608 2,092,548 4,469,466 5,085,381 4,998,848Special assessments (collected in current year)95,668 103,683 104,006 104,006 104,006 104,006 Transfer in from Water Fund -64,055 63,655 63,255 62,855 417,378Transfer in from Sewer Fund -51,547 50,947 55,347 54,747 409,020Capitalized interest funds (from bond proceeds)44,970 123,356 ----Debt service funds draw (increase) in fund balance (74,007)(507,416)(741,581)(2,601,036)700,052 (466,430)Total Governmental Debt 870,934 1,021,833 1,569,574 2,091,038 6,007,041 5,462,823 City of CorcoranDebt Service (Principal and Interest Payments) and Source of Funds GOVERNMENTAL DEBT 22 CIP and DebtTABLE 5 2023 2024 2025 2026 2027 2028 City of CorcoranDebt Service (Principal and Interest Payments) and Source of Funds Debt ServiceG.O. 2014B Bonds 214,925 220,425 220,700 220,825 215,875 215,850G.O. 2020A Bonds (Water Portion)124,750 122,600 125,400 123,150 125,850 123,500G.O. 2023 Bonds (Water)-1,702,369 1,249,200 1,250,200 1,250,200 1,249,200PROJECTED G.O. 2026A Bonds (Sewer)----645,063 611,781Subtotal339,675 2,045,394 1,595,300 1,594,175 2,236,988 2,200,331Note Payable to Maple Grove, 2014 36,997 37,139 37,289 37,447 37,613 14,845Note Payable to Maple Grove, 2016 11,779 11,779 11,779 11,779 11,779 -Subtotal 48,776 48,918 49,068 49,226 49,392 14,845Total388,451 2,094,313 1,644,368 1,643,401 2,286,380 2,215,176 Source of FundsWater Fund 273,755 1,971,830 1,523,909 1,522,540 1,525,092 1,484,641Sewer Fund 114,696 122,483 120,458 120,860 116,225 118,754Total Proprietary Debt 388,451 2,094,313 1,644,368 1,643,401 1,641,317 1,603,395 Notes: 3. Transfers from Water/Sanitary Sewer pay a pro-rata share of Governmental Debt that benefits the utility services. This includes 2016A Bonds and 2026A Bonds for Facilities. 1. Collection of the tax levy is in the calendar year prior to the payment of debt service. This results in draws and (increases) in fund 2. Difference is due to timing of collection of tax levies and assessments and debt payment dates. Tax levies and assessments are PROPRIETARY DEBT 23 CIP and DebtTABLE 6 Original Par Amount of Bonds 2023 2024 2025 2026 2027 2028 GOVERNMENTAL DEBT Debt ServiceG.O. 2016A Bonds (DT Project, and Equipment)2,915,000 1,375,000 1,100,000 825,000 545,000 295,000 240,000G.O. 2018A Bonds (Park, and Equipment)1,835,000 1,305,000 1,165,000 1,020,000 870,000 720,000 560,000G.O. 2020A Bonds (Equipment)805,000 640,000 555,000 465,000 375,000 285,000 190,000G.O. 2020B Bonds (Refund 2012B)3,365,000 3,060,000 2,895,000 2,720,000 2,540,000 2,355,000 2,165,000G.O. 2022A Bonds (Equipment)1,800,000 1,800,000 1,630,000 1,455,000 1,270,000 1,080,000 880,000G.O. 2023A Bonds (Streets)3,760,000 -3,760,000 3,760,000 3,385,000 3,180,000 2,965,000PROJECTED G.O. 2024A Bonds (Equipment)2,675,000 --2,675,000 2,425,000 2,160,000 1,885,000PROJECTED G.O. 2024B Bonds (Parks)6,935,000 --6,935,000 6,705,000 6,465,000 6,215,000PROJECTED G.O. 2026A Bonds (Facilities)50,750,000 ----50,750,000 48,290,000PROJECTED G.O. 2026A Bonds (Equipment)2,040,000 ----2,040,000 1,695,000Total8,180,000 11,105,000 19,855,000 18,115,000 69,330,000 65,085,000 PROPRIETARY DEBT Debt ServiceG.O. 2014B Bonds 3,130,000 2,070,000 1,915,000 1,755,000 1,590,000 1,425,000 1,255,000G.O. 2020A Bonds (Water Portion)1,145,000 935,000 825,000 715,000 600,000 485,000 365,000G.O. 2023A Bonds (Water)21,785,000 -21,785,000 20,820,000 20,430,000 20,020,000 19,590,000PROJECTED G.O. 2026A Bonds (Sewer)5,100,000 ----5,100,000 4,225,000Subtotal3,005,000 24,525,000 23,290,000 22,620,000 27,030,000 25,435,000Note Payable to Maple Grove, 2014 300,000 144,117 114,183 82,604 49,287 14,138 0Note Payable to Maple Grove, 2016 117,790 47,116 35,337 23,558 11,779 --Subtotal 191,233 149,520 106,162 61,066 14,138 0Total3,196,233 24,674,520 23,396,162 22,681,066 27,044,138 25,435,000 City of CorcoranDebt Outstanding at Year-End 24 CIP and Debt $0 $10 $20 $30 $40 $50 $60 $70 2024 2025 2026 2027 2028 2029 2030 2031 2032 Capital Improvement Project Spending Millions Facilities Street Improvements Sewer Improvements Water Improvements Equipment and Vehicles With the exception of equipment and vehicles, annual spending on capital is projected to vary from year to year CHART 11 $0 $10 $20 $30 $40 $50 $60 $70 2024 2025 2026 2027 2028 2029 2030 2031 2032 Source of Funds for Capital Improvements Millions Bond proceeds Sale of assets Municipal State Aid Federal Funds Other Funds Bonding to finance capital improvements is planned along with other sources of revenue CHART 12 25 CIP and Debt $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2023 2024 2025 2026 2027 2028 Annual Debt Service Millions Proprietary Funds Governmental Funds Increase in debt service payments is planned as the City undertakes planned improvements to facilities and utility infrastructure CHART 13 $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 $10.0 2023 2024 2025 2026 2027 2028 Revenue for Existing/New Debt Service Millions CHART 14 Tax levy Special assessments Utility funds Other funds About half of City debt is projected to be payable from net revenue from utility funds Other funds includes interest income, capitalized interest funds, and use of fund balance. 26 CIP and Debt $0.0 $20.0 $40.0 $60.0 $80.0 $100.0 $120.0 2023 2024 2025 2026 2027 2028 Debt Outstanding (Existing and Planned) Millions CHART 15 Governmental Funds Proprietary Funds City debt outstanding both for governmental and proprietary (utilities) is planned to increase with construction of facilities and other improvements as the City grows $0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0 $90.0 $100.0 2023 2024 2025 2026 2027 2028 Debt Outstanding Millions CHART 16 Existing Planned Debt City debt outstanding is planned to increase with construction of facilities and other improvements as the City grows 27 Financial Plans FINANCIAL PLANS Background Financial plans have been prepared for each of the fol- lowing type of funds: Governmental Funds • General Fund • Debt Service Funds • Special Revenue Funds • Capital Projects Funds • Capital Equipment Fund • Capital Facilities Fund Proprietary Funds (Enterprise Funds) • Water Fund • Sewer Fund Governmental Funds are used to account for most typ- ical municipal functions of the City. The acquisition, use, and balances of the City’s expendable financial re- sources and the related current liabilities (except those accounted for in Proprietary Funds), are accounted for through the Governmental Funds. Proprietary Funds (Enterprise Funds) are used to ac- count for the City’s ongoing municipal utility opera- tions that are similar to businesses found in the private sector. These funds are considered self-supporting in that the services rendered by them are financed through user charges. The financial plans, for the Pro- prietary Funds, include assets and liabilities in addi- tion to the revenues and expenditures. For the Proprie- tary Funds, there is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Summary of Key Factors and Assumptions The key factors or assumptions used to develop the financial plans are as follows: • 3.0% annual increase in operating expense for the Governmental Funds. • 2.0% annual increase in non-property tax revenue for the Governmental Funds. • Annual projected increase in property tax levies to be set at a level sufficient to maintain sufficient fund balance levels per City. Maintaining a con- stant tax rate is currently projected to require the City to adjust its plans for staffing additions and other spending. • Fiscal disparities distribution of property taxes and contribution of property tax capacity is assumed to be at the same levels as estimated for Pay 2024. The actual amounts will vary by year and will impact the projections shown in the Plan. • Maintain a minimum balance in the General Fund equal to approximately 35% of current expendi- tures, recognizing the need for cash flow and con- tingency. • 3.0% average annual rate increase for water and sewer services. The annual percent rate increase is approximate and reflects the anticipated cost in- creases and project need for reserves. • 1.0% annual investment income rate for all City Funds. 28 Financial Plans • Maintain cash in the Water Fund and Sewer Fund sufficient to achieve projected year-end cash bal- ance to cover the following purposes: - Three-months of operating expense - Following-year debt service payments - Following year capital acquisition (planned to be paid from cash) - Reserves for future capital improvements and other reserve purposes • Maintain positive balances in all other City funds and amounts sufficient to meet specific cash flow requirements of the funds. 29 Financial Plans Expense Personnel and other operating costs overall have been and are projected to remain stable in the near term with planned increases in the future to address the de- mands of a growing community. The financial plans anticipate includes projected staff- ing increases in the General Fund. These increases are detailed in the General Fund financial plan that fol- lows and in the Appendix. Approximately 25 new full time equivalent (FTE) are planned to be added between years 2024-2028. The timing of staff additions may need to be modified, among other changes to the Plan, to achieve the City’s objective to maintain a constant city tax rate from year- to-year. Transfers To and From Other Funds Transfers between funds for future years include the following: • Transfers from the Water Fund and Sewer Fund to the General Fund to pay an allocated share of op- erating costs. • Transfer from the Water Fund and Sewer Fund to the Debt Service Fund to pay an allocated share of the debt services for the 2016A Bonds and the bonds anticipated to be issued in 2026 to pay for municipal building improvements. • The Plan includes annual transfers of cash (tax levy) from the General Fund to the Equipment Fund, Facilities Fund, and Storm Water Fund for capital projects. TOTAL GOVERNMENTAL FUNDS COMBINED The table that follows provides total sources and uses of funds for the following Governmental Funds com- bined. Individual financial plans are then provided for each of the following funds: • General Fund • Debt Service Funds • Special Revenue Funds • Capital Projects Fund • Capital Equipment Fund • Capital Facilities Fund The City’s annual financial statements include a break- down of individual funds for the Debt Service Fund, Special Revenue Fund, and Capital Projects Fund. For example, the City maintains separate debt service funds for each bond series issued. For capital projects, the City establishes a specific “Capital Projects Fund” for each individual project. For purposes of the Plan, this level of detail is not included. Revenue Annual source of funds from non-property tax levy sources has been stable for the City and is expected to remain so in the future. The City does not receive local government aid (LGA) from the state. Property tax levy increases will be needed to pay for increased operating costs and debt service related to planned capital improvements. TOTAL GOVERNMENTAL FUNDS 30 Financial Plans $0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0 2020 2021 2022 2023 2024 2025 2026 2027 2028Source and Use of Funds Millions CHART 17Total Governmental Funds Source of Funds Use of Funds Minimum fund balance policy objectives of the City are projected to be met with source of funds sufficient to cover use of funds and provide sufficient reserves Year 2026 includes the planned financing (bond issuance) and construction of a new muncipal facility with estimated cost of $50 million. $0.0 $0.5 $1.0 $1.5 $2.0 $2.5 $3.0 $3.5 $4.0 $4.5 $5.0 2020 2021 2022 2023 2024 2025 2026 2027 2028Year-End Fund Balance Millions CHART 18Total Governmental Funds Future years include projected increase in fund balance to support planned increase in the City's budget consistent with City's policy for maintaining adequate fund balance TOTAL GOVERNMENTAL FUNDS 31 Financial Plans TABLE 7 Current Year 2021 2022 2023 2024 2025 2026 2027 2028 RevenueCharges for service 979,371 517,637 322,410 808,328 824,307 840,604 857,223 874,172 Assessments 176,304 103,743 104,006 104,006 104,006 104,006 104,006 -Licenses and permits 1,486,873 729,371 1,326,850 931,950 959,909 988,706 1,018,367 1,048,918Intergovernmental398,516 3,443,929 338,245 313,500 322,905 332,592 342,570 352,847 Investment Income 1,237 86,875 95,773 129,241 183,964 192,613 230,646 255,005Fines and forfeitures 11,758 21,979 25,000 25,000 25,750 26,523 27,318 28,138Cable franchise fees 56,691 62,153 59,000 60,000 61,800 63,654 65,564 67,531 Misc - Other 2,361,737 1,485,797 2,171,448 3,340,567 2,034,557 1,711,809 1,638,999 66,873Bond proceeds -5,678,070 123,356 9,300,000 -52,000,000 --Sale of capital assets 104,940 152,000 152,000 45,000 75,000 75,000 75,000 75,000 Transfer in from General Fund -729,569 675,000 382,000 250,000 250,000 900,000 1,000,000Transfer in from Utility Funds 269,164 449,092 651,102 675,802 1,082,862 736,325 1,476,058 1,439,934Subtotal Non Property Tax Funds 5,846,591 13,460,215 6,044,190 16,115,394 5,925,060 57,321,831 6,735,750 5,208,417--------Property tax levy 5,079,375 5,708,773 7,158,323 8,374,256 11,429,389 14,255,222 16,414,204 16,555,140--------Total Source of Funds 10,925,966 19,168,987 13,202,512 24,489,650 17,354,448 71,577,053 23,149,954 21,763,557-------- Expense -------- Current expenditures 6,268,230 7,072,965 8,296,397 9,524,619 11,319,803 12,132,806 13,068,623 13,471,519Capital outlay 5,066,351 7,343,570 1,077,060 7,715,560 2,044,060 50,416,060 398,060 983,060 Debt service 4,191,272 771,220 870,934 1,021,833 1,569,574 2,091,038 6,007,041 5,462,823 Transfer out to Equip Fund -500,000 325,000 8,000 250,000 250,000 900,000 1,000,000Transfer out to Storm Water Fund -65,000 10,000 15,000 20,000 25,000 30,000 35,000 Transfer out to Capital Projects Fund -175,152 325,000 339,000 ---- Transfer out to Facilities Fund -54,417 25,000 35,000 ----Total Use of Funds 15,525,853 15,982,324 10,929,391 18,659,012 15,203,437 64,914,904 20,403,724 20,952,401 -------- Net Change in fund balance (4,599,887)3,186,663 2,273,121 5,830,638 2,151,012 6,662,149 2,746,230 811,156-------- Ending Fund Balance 7,290,087 10,476,750 12,749,871 18,580,509 20,731,521 27,393,670 30,139,900 30,951,056-------- Ending Cash Balance 10,159,252 14,297,679 16,570,801 22,401,439 24,552,450 31,214,600 33,960,829 34,771,986 City of CorcoranTotal Governmental Funds CombinedFinancial Plan ProjectedPrior Year Actuals (2022 is unaudited) Subject to 32 Financial Plans GENERAL FUND The General Fund is the primary fund used by the City. This fund is used to record all resource inflows and outflows that are not associated with special-pur- pose funds. The activities being paid for through the General Fund constitute the core administrative and operational tasks of the City. Revenue Annual source of non-tax revenue for the General Fund has been stable and is projected to remain sta- ble. Licenses and permits provides the single largest source of non-tax revenue to the General Fund. The City does not receive local government aid (LGA) from the state. The next largest sources of non-tax revenue are charg- es for services and intergovernmental. Tax Levy Revenue Property tax levy revenue is estimated to increase each year. In addition to funding general city operations, transfers to other funds for facility, equipment, and other capital improvements, property tax levy pro- vides revenue to meet fund balance goals for contin- gency. Figure 2 provides the projected General Fund prop- erty tax levy by year, along with the annual percent changes. The General Fund Tax Levy amounts are esti- mated at levels to achieve the City’s desire to maintain a relatively constant city tax rate from year-to-year. Non-Tax Revenue Non-tax revenue includes charges for services, license and permits, intergovernmental, transfers in from the utility funds, among other sources of non-tax revenue. The financial plan for the General Fund is based on the following key assumptions for non-tax revenues: • Non-tax revenues increase of 2.0% annually. • Annual investment income rate of 1.0%. Intergovernmental Revenue in prior years has been higher due to receipt of federal funds related to CO- VID virus aid. Expense The General Fund is used to account for the expense of providing general government services for the City. The largest use of funds in current expenditures is for the cost of personnel, including salary and wages, and Figure 2. Tax Collection Year General Fund Tax Levy % Change in Tax Levy 2021 4,447,791 8.4% 2022 5,139,711 15.6% 2023 6,354,020 23.6% 2024 7,187,648 13.1% 2025 9,336,841 29.9% 2026 9,785,756 4.8% 2027 11,328,823 15.8% GENERAL FUND 33 Financial Plans benefits. Other costs including operating materials and supplies, equipment, and other professional services. The financial plan for the General Fund is based on the following key assumptions: • Current expenditures (includes personnel costs) increase by 3.0% annually for inflation and then adjusted to a level that would be needed to main- tain a constant city tax rate from year-to-year. • Increase in staff (FTE) and position changes are planned (see Appendix for further details by posi- tion), with a portion of the costs to be allocated to the Water and Sewer Funds for certain positions. The FTEs that may be paid either in full or part from the General Fund, depending on available revenues, are listed below. Transfers To and From Other Funds The Water Fund and the Sewer Fund transfer revenue in to the General Fund to pay an allocated share of operating costs. This transfer is projected to continue with annual inflationary adjustments. Transfers out to other funds includes the following: • Increase in transfer out to the Equipment Fund to pay for a portion of planned equipment and ve- hicle acquisitions as included in the CIP. • Increase in transfer out to the Storm Water Fund to begin to build a balance of funds for project costs. • Additional transfers out of funds from the General Fund to the Capital Projects Funds, including the Facilities Fund, may occur to the extent annual rev- enue is available in excess of annual expenditures, after first maintaining a minimum fund balance in the General Fund equal to 35% of current expen- ditures. Fund Balance The maintenance of the City’s reserves, including growing fund balance (reserves), is important to the maintaining the City’s credit rating on its outstanding bonds. Fund balance for the General Fund is projected to re- main at approximately 35% of expenditures. City has formally adopted a fund balance policy for the Gen- eral Fund. The City’s policy is to maintain a minimum of 35% of budgeted operating expenditures for cash- flow timing needs. Fund balance in excess of the mini- mum is a credit positive with respect to maintaining the City’s credit rating from Moody’s. GENERAL FUND 34 Financial Plans $0.0 $0.5 $1.0 $1.5 $2.0 $2.5 $3.0 $3.5 $4.0 $4.5 $5.0 2023 2024 2025 2026 2027 2028 M illio n s CHART 19General Fund Fund Balance Minimum Fund Balance Fund Balance is planned to meet City policy for minimum balance $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 2023 2024 2025 2026 2027 2028 So urce an d U se of Fu n d s M illio ns CHART 20General Fund Property Tax Revenue Non-Property Tax Revenues Use of Funds Property tax revenue provides the majority of source of funds for the General Fund 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 2023 2024 2025 2026 2027 2028 A n n u a l % C h a n g e in S o u r c e a n d U s e o f F u n d s CHART 21General Fund Property Tax Revenue Non-Property Tax Revenues Use of Funds Non-Property Tax Revenues fluctuate mostly due to Intergovernmental Revenues and Licenses and Permits Revenue related to Construction Projects within the City $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 2027 2028 2029 2030 2031 Use of Funds Millions CHART 22General Fund Current expenditures Increase in positions (cumulative) Transfers to Equipment Fund Transfers to Other Funds City is planning to add positions over the next several years in response to growth in the community and service demands 35 Financial Plans TABLE 8 Current Year 2021 2022 2023 2024 2025 2026 2027 2028 RevenueCharges for service 138,750 481,337 285,565 770,930 786,349 802,076 818,117 834,479Assessments34,802 60 -----Licenses and permits 1,486,873 729,371 1,326,850 931,950 959,909 988,706 1,018,367 1,048,918 Intergovernmental 397,969 368,929 338,245 313,500 322,905 332,592 342,570 352,847Investment Income (1,542)40,173 11,500 25,000 25,250 25,503 25,758 26,015Fines and forfeitures 7,558 21,979 25,000 25,000 25,750 26,523 27,318 28,138Cable franchise fees 56,691 62,153 59,000 60,000 61,800 63,654 65,564 67,531Misc - Other 116,324 331,690 17,000 17,100 17,613 18,141 18,686 19,246Transfer in from Utility Funds 269,164 449,092 535,500 561,200 589,260 618,723 649,659 682,142Subtotal Non Property Tax Funds 2,506,589 2,484,784 2,598,660 2,704,680 2,788,835 2,875,917 2,966,038 3,059,316 Property tax levy 4,481,789 5,149,054 6,354,020 7,187,648 9,336,841 9,785,756 11,328,823 11,556,293 Total Source of Funds 6,988,378 7,633,838 8,952,680 9,892,328 12,125,676 12,661,673 14,294,862 14,615,609 Expense Current expenditures 6,240,628 7,044,811 8,267,680 9,495,328 11,289,925 12,102,331 13,037,539 13,439,813Capital outlay 77,965 -------Debt service --------Transfer out to Equip Fund 500,000 325,000 8,000 250,000 250,000 900,000 1,000,000Transfer out to Storm Water Fund 65,000 10,000 15,000 20,000 25,000 30,000 35,000Transfer out to Water FundTransfer out to Capital Projects Fund 175,152 325,000 339,000 Transfer out to Facilities Fund 54,417 25,000 35,000 -Total Use of Funds 6,318,593 7,839,380 8,952,680 9,892,328 11,559,925 12,377,331 13,967,539 14,474,813 Net Change in fund balance 669,785 (205,542)--565,751 284,342 327,323 140,796 Ending Fund Balance 3,591,265 3,385,723 3,385,723 3,385,723 3,951,474 4,235,816 4,563,139 4,703,934 Ending Cash Balance 5,438,932 5,883,041 5,883,041 5,883,041 6,448,792 6,733,134 7,060,457 7,201,252 Fund Balance Minimum per Policy (35%)2,184,220 2,465,684 2,893,688 3,323,365 3,951,474 4,235,816 4,563,139 4,703,934Fund Balance in Excess (Shortfall)1,407,045 920,039 492,035 62,358 ----Fund Balance as % of Current Expenditures 58%48%41%35.7%35.0%35.0%35.0%35.0% City of CorcoranGeneral FundFinancial Plan Projected Prior Year Actuals (2022 is unaudited) Subject to Change 36 Financial Plans Revenue The Debt Service Funds include the following source of funds: special assessments, interest income, trans- fers in from other funds, property tax levy, and bond proceeds for any capitalized interest funds. General obligation equipment certificates will be re- paid from property tax levy. Prior year and future pro- jected tax levy amounts for repayment of equipment certificates are included in the Plan. Over the next five years, the Plan anticipates the issu- ance of general obligation bonds in years 2024 and 2026 that will be accounted for in the Debt Service Funds. Future debt will be supported by a combination of tax levy, special assessments, and transfers in of revenue from the Water Fund and the Sewer Fund. Expense The use of funds is for the payment of debt, including principal and interest payments. Transfers From Other Funds The City is to transfer revenue from the Water Fund and Sewer Fund to the Debt Service Fund used to ac- count of the 2016A Bonds. Future transfers are also an- ticipated from these funds for an allocated portion of future debt on a proposed new municipal facility, with bond issuance in 2026. DEBT SERVICE FUND The Debt Service Fund includes the combined funds used to account for all of the City’s governmental debt service. At the end of 2022 (un-audited), the reported total general obligation bonds payable (reported as Gov- ernmental Debt) is $8,180,000. The Water Fund and the Sewer Fund also report debt outstanding, which is accounted for separately as a liability for Proprietary Funds. At the end of 2022 (un-audited), the reported total general obligation bonds payable in the propri- etary funds of $3,005,000. In addition to bonds outstanding, the Water Fund is estimated to owe $191,233 as of year-end 2022 (un-au- dited) in outstanding notes payable to Maple Grove for connections to the water system. The year-end cash balance in the Debt Service Funds fluctuates due to the timing of collection of revenue, for example tax levy, in the year prior to debt service payments coming due. The City is required to have cash available in the re- spective debt service funds equal to 105% of the debt service payments coming due for a specific bond se- ries. For example, the year-end cash balance includes cash from collection of special assessments and tax levy in current year to pay the following February 1st debt payments. The City receives a tax settlement from the County in June and December of each year. The first half tax settlement is available to cover the August 1st debt payments and the second tax settlement is available to cover the February 1st payments. DEBT SERVICE FUND 37 Financial Plans $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 2022 2023 2024 2025 2026 2027 2028 E n d in g C a s h B a la n c e M ill io n s CHART 23Debt Service Funds Cash Balance is projected to grow as debt issuance increases and be sufficient to cover all debt service payments due Fund balance and cash balance fluctuate due to timing of revenue and when debt payments are due, balances also fluctuate due to amortization of existing debt and issuance of new debt. $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 2023 2024 2025 2026 2027 2028 S o u r c e a n d U s e o f F u n d s M illio n s CHART 24Debt Service Funds Property Tax Revenue Non-Property Tax Revenues Use of Funds City is planning to issue new debt in 2023, 2024, and 2026 Difference between revenues and use of funds (for debt service) fluctuates due to timing of revenue and when debt payments are due, use of funds also fluctuates due to amortization of -50% 0% 50% 100% 150% 200% 2023 2024 2025 2026 2027 2028 A n n u a l % C h a n g e in S o u rc e a n d U s e of F u n d s CHART 25Debt Service Funds Property Tax Revenue Use of Funds Property Tax Revenue needed for debt service is projected to increase over the next five years with issuance of new debt supported by tax levy $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 2023 2024 2025 2026 2027 2028 D ebt Service Paym ents M illions CHART 26Debt Service Fund Existing Debt New Debt City is planning to issue new debt for equipment, streets, and facilities over the next several years in response to growth in the community and service demands 38 Financial Plans TABLE 9 Current Year 2021 2022 2023 2024 2025 2026 2027 2028 Revenue Assessments 95,668 103,683 104,006 104,006 104,006 104,006 104,006 - Bond proceeds 44,970 123,356 - Transfer in from General Fund Transfer in from Utility Funds -115,602 114,602 118,602 117,602 826,399 757,792 Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 95,467 148,653 342,964 218,608 222,608 221,608 930,405 757,792 Property tax levy 597,586 559,719 804,303 1,186,608 2,092,548 4,469,466 5,085,381 4,998,848 Total Source of Funds 693,053 708,372 1,147,266 1,405,216 2,315,156 4,691,074 6,015,785 5,756,640 Expense Debt service 4,191,272 771,220 870,934 1,021,833 1,569,574 2,091,038 6,007,041 5,462,823 Total Use of Funds 4,191,272 771,220 870,934 1,021,833 1,569,574 2,091,038 6,007,041 5,462,823 Net Change in fund balance (3,498,219)(62,849)276,332 383,383 745,581 2,600,036 8,744 293,817 Ending Fund Balance 56,570 (6,279)270,053 653,436 1,399,018 3,999,054 4,007,798 4,301,615 Ending Cash Balance 50,150 (12,699)263,634 647,017 1,392,598 3,992,634 4,001,379 4,295,196 City of Corcoran Debt Service Funds Financial Plan Projected Prior Year Actuals (2022 is unaudited) Subject to Change 39 Financial Plans SPECIAL REVENUE FUNDS The financial plan for the Special Revenue Funds as in- cluded in the Plan provides sources and uses of funds on a combined basis for the following special revenue funds. The funds included are as follows: • Fund 201 Reserve Donation • Fund 202 Police Donation • Fund 204 Firearms Safety • Fund 205 DWI Forfeiture • Fund 206 Drug Forfeiture • Fund 207 Truck Safety • Fund 208 Lawful Gambling • Fund 209 Emergency Sirens Revenue The source of funds for the special revenue funds come from donations, charges for services, and other miscellaneous revenue sources which are generally restricted for the purpose they were collected. There is no property tax levy that is recorded to the special revenue funds. Expense The use of funds is restricted for the purpose of the funds collected. Transfers To and From Other Funds There are no transfers. 40 Financial Plans TABLE 10 Current Year 2021 2022 2023 2024 2025 2026 2027 2028 Revenue Charges for service 35,764 36,300 36,845 37,398 37,959 38,528 39,106 39,692 Intergovernmental Investment Income (60)6,090 9,616 9,986 10,366 10,756 11,157 11,568 Developer payment Misc - Other 42,913 43,557 44,210 44,873 45,546 46,229 46,923 47,627 Transfer in from General Fund Transfer in from Utility Funds Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 82,817 85,948 90,671 92,256 93,871 95,513 97,186 98,887 Property tax levy Total Source of Funds 82,817 85,948 90,671 92,256 93,871 95,513 97,186 98,887 Expense Current expenditures 27,602 28,154 28,717 29,291 29,877 30,475 31,084 31,706 Capital outlay 24,960 24,960 24,960 24,960 24,960 24,960 24,960 24,960 Total Use of Funds 52,562 53,114 53,677 54,251 54,837 55,435 56,044 56,666 Net Change in fund balance 30,255 32,834 36,994 38,005 39,033 40,079 41,141 42,221 Ending Fund Balance 267,345 300,179 337,172 375,177 414,210 454,289 495,430 537,652 Ending Cash Balance 609,049 961,565 998,559 1,036,564 1,075,597 1,115,675 1,156,817 1,199,038 City of Corcoran Special Revenue Funds Financial Plan Projected Prior Year Actuals (2022 is unaudited) Subject to Change 41 Financial Plans CAPITAL PROJECTS FUNDS The financial plan for the Capital Projects Funds, as in- cluded in the Plan, provides sources and uses of funds on a combined basis for all of the City’s capital proj- ects funds, with two exceptions. For purposes of the Plan, the Capital Equipment Fund (416) and the Facili- ties Fund / City Hall (400) are not included as part of the Capital Projects Funds. Separate financial plans are provided for equipment and facilities. Revenue The majority of the source of funds comes from charg- es for service, special assessments, investment income, intergovernmental, and bond proceeds. Park dedication fee revenue provides a major source of revenue for park improvements. Bonding is includ- ed in year 2024 for the Remaster of City Park. Expense The projected use of funds is for capital projects as in- cluded in the CIP. This includes construction of street and facility improvements, among other public im- provements. Transfers To and From Other Funds The financial plan does not include annual transfers to and from other funds for the Capital Projects Funds (transfers for the Facility Fund (400) and the Equip- ment Fund (416) are included in the financial plans for these funds). The City Council may approve un-bud- geted transfers to and from the Capital Projects Funds based on available resources. 42 Financial Plans TABLE 11 Current Year 2021 2022 2023 2024 2025 2026 2027 2028 Revenue Charges for service 804,857Assessments45,834 Intergovernmental 547 3,075,000 -300,000 ---- Investment Income 2,844 41,406 60,974 85,936 122,971 143,915 161,829 179,181Other / Park Dedication 2,202,500 1,101,334 2,110,238 3,278,594 1,971,398 1,647,438 1,573,390 -Bond proceeds 3,760,000 -6,800,000 ---- Transfer in from General Fund 175,152 325,000 339,000 ---- Subtotal Non Property Tax Funds 3,056,582 8,152,892 2,496,212 10,803,530 2,094,369 1,791,353 1,735,219 179,181 Property tax levy Total Source of Funds 3,056,582 8,152,892 2,496,212 10,803,530 2,094,369 1,791,353 1,735,219 179,181 ExpenseAdjustment to current expenditures Capital outlay 3,742,349 6,178,550 -7,100,000 ----Total Use of Funds 3,742,349 6,178,550 -7,100,000 ---- Net Change in fund balance (685,767)1,974,342 2,496,212 3,703,530 2,094,369 1,791,353 1,735,219 179,181 Ending Fund Balance 3,511,702 5,486,044 7,982,256 11,685,786 13,780,156 15,571,509 17,306,728 17,485,908 Ending Cash Balance 4,140,628 6,097,401 8,593,613 12,297,143 14,391,513 16,182,866 17,918,084 18,097,265 Notes: 1. The revenue from charges for services is from developer payments for improvement project. 2. Park Dedication Revenue is estimated as follows:Park Dedication Fee Estimate by Property Classification:Single Family 4,628 4,628 4,628 4,628 4,628 4,628 4,628 Multi-Family 3,141 3,141 3,141 3,141 3,141 3,141 3,141Commercial-Industrial 4,498 4,498 4,498 4,498 4,498 4,498 4,498 Units Added by Property Classification Subject to Park Dedication Fee: Single Family 237 455 569 425 355 339 290Multi--204 ----CI 1 1 1 1 1 1 1 Park Dedication Revenue by Property Classification:Single Family 1,096,836 2,105,740 2,633,332 1,966,900 1,642,940 1,568,892 1,342,120 Multi --640,764 ---- CI 4,498 4,498 4,498 4,498 4,498 4,498 4,498Total1,101,334 2,110,238 3,278,594 1,971,398 1,647,438 1,573,390 City of CorcoranCapital Projects Funds (not including Facilities Improvement Fund (400) and Equipment-Cert Fund 416)Financial Plan Projected Prior Year Actuals (2022 is unaudited) Subject to Change 43 Financial Plans CAPITAL EQUIPMENT FUND (416) The City uses the Capital Equipment Fund to record all revenue and expense related to the acquisition of equipment and vehicles. Revenue The source of revenue has historically come from the issuance of bonds. Beginning in year 2015, the City implemented a plan to begin to transition to fund equipment and vehicle acquisition on a pay-go basis to eliminate the need to borrow (issue bonds) and incur interest expense. The Plan assumes the City will continue to transfer cash from the General Fund to the Equipment Fund to allow the City to limit issuance of debt for these types of purchases. Other sources of funds includes sale of capital assets, estimated at $75,000 annually and investment income. The Plan anticipates issuance of general obligation bonds (equipment certificates) for equipment and ve- hicle acquisitions in years 2024 and 2026. Future bond issuance after year 2026 will depend on the future available cash and future capital acquisition plans. Expense The projected use of funds is for planned capital acqui- sition of equipment and vehicles. Transfers To and From Other Funds The transfer in shown in the financial plan comes from the transfer of cash (tax levy) from the General Fund. 44 Financial Plans TABLE 12 Current Year 2021 2022 2023 2024 2025 2026 2027 2028 RevenueIntergovernmental Investment Income 31 (339)13,508 7,892 27,595 13,430 32,903 39,251 Misc - Other Bond proceeds 1,873,100 -2,500,000 -2,000,000 -- Sale of capital assets 104,940 152,000 152,000 45,000 75,000 75,000 75,000 75,000 Transfer in from General Fund 500,000 325,000 8,000 250,000 250,000 900,000 1,000,000 Transfer in from Utility Funds 250,000 Subtotal Non Property Tax Funds 104,971 2,524,761 490,508 2,560,892 602,595 2,338,430 1,007,903 1,114,251 Property tax levy Total Source of Funds 104,971 2,524,761 490,508 2,560,892 602,595 2,338,430 1,007,903 1,114,251 Expense Adjustment to current expenditures Capital outlay 675,914 1,140,060 1,052,100 590,600 2,019,100 391,100 373,100 958,100 Total Use of Funds 675,914 1,140,060 1,052,100 590,600 2,019,100 391,100 373,100 958,100 Net Change in fund balance (570,943)1,384,701 (561,592)1,970,292 (1,416,505)1,947,330 634,803 156,151 Ending Fund Balance (68,859)1,315,842 754,250 2,724,542 1,308,037 3,255,367 3,890,170 4,046,322 Ending Cash Balance (33,899)1,350,802 789,210 2,759,502 1,342,997 3,290,327 3,925,130 4,081,282 City of Corcoran Equipment Fund (416) Financial Plan Projected Prior Year Actuals (2022 is unaudited) Subject to Change 45 Financial Plans CAPITAL FACILITIES FUND / CITY HALL (400) The City established this fund to record transactions related to improvements to City Hall in 2020 and a new municipal building or significant expansion in 2026. Revenue The source of revenue has come from a combination of transfer in of cash from other City funds. Bond issu- ance is anticipated in 2026 to provide funds for a new municipal building or significant expansion of the ex- isting building. The exact timing and scope of the proj- ect is uncertain. The placeholder amount included in year 2026 is $50 million. Expense The projected use of funds will be to pay for capital project spending, including planning for the improve- ments. Transfers To and From Other Funds Transfer in of cash has come from the General Fund and other funds to pay for facility improvement costs. 46 Financial Plans TABLE 13 Current Year 2021 2022 2023 2024 2025 2026 2027 2028 Revenue Investment Income 165 (456)176 427 782 2,040 2,060 2,081 Misc - Other 9,216 Bond proceeds ---50,000,000 -- Transfer in from General Fund -54,417 25,000 35,000 ----Transfer in from Utility Funds ----125,000 - Subtotal Non Property Tax Funds 165 63,177 25,176 35,427 125,782 50,002,040 2,060 2,081 Property tax levy Total Source of Funds 165 63,177 25,176 35,427 125,782 50,002,040 2,060 2,081 Expense Capital outlay 545,163 ----50,000,000 -- Total Use of Funds 545,163 ----50,000,000 -- Net Change in fund balance (544,998)63,177 25,176 35,427 125,782 2,040 2,060 2,081 Ending Fund Balance (67,936)(4,759)20,417 55,844 181,626 183,665 185,725 187,806 Ending Cash Balance (45,608)17,569 42,745 78,172 203,954 205,993 208,053 210,134 City of Corcoran Facilities Improvement Fund (Fund 400) Financial Plan Projected Prior Year Actuals (2022 is unaudited) Subject to Change 47 Financial Plans With proposed annual rate adjustments, the Water Fund is projected to maintain adequate cash balance over the planning period. For purposes of the Plan, the revenue objective focused on providing revenue suf- ficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and oth- er reserve purposes The Plan includes bonds issued in 2023 to finance wa- ter system improvements in the northeast area of the City. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing municipal water services, including depreciation of capital assets. The City has an agreement with the City of Maple Grove which provides for payment to Maple Grove for water connections and distribution in the southeast area of the City. Approximately 45% of the Water Fund expenses are estimated to be fixed costs, this amount fluctuates somewhat from year to year and has been declining as the number of customers using the system has in- creased. The City anticipates the addition of approximately 1.7 FTE (allocated portion) over the next five years paid WATER FUND The Water Fund was established as a Proprietary Fund for the accounting for costs of providing municipal water services to residents and businesses. The Water Fund is considered self-supporting in that the services rendered are financed through user charges. The financial plan includes assets and liabilities in ad- dition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Revenue The source of funds are charges for services, special assessments, developer fees and payments, and bond proceeds. A schedule of fees and charges is included in an Appendix. Future growth from development, which impacts the projection of operating and non-operating revenue for the Water Fund, is assumed to be the following over the next decade: - Nearly 690 acres platted between 2023-2028 - 2,643 new customer units to be added between 2023-2028 Details on the estimated acres platted per year and cus- tomer units added is shown in Table 3. Development will provide increasing revenue to the Water Fund. The Plan estimates annual rate adjustments of 3.0%. The actual increase that may be needed in the future will depend on growth in customers. 48 Financial Plans by the Water Fund. The cost of the FTE’s is included in the financial plan. The City plans to undertake a com- prehensive study of the operational costs for the utility funds in 2024. This will include a review of staffing levels, cost of supplies, among other operational re- view by a third party. The Plan includes a placeholder estimate for the NE District related to the new treat- ment facility and other infrastructure improvements. This amount will be updated following the review to be completed in 2024. Annual debt service payments on bonds issued to fi- nance water improvements are supported by net rev- enues of the Water Fund. The Water Fund pays a por- tion of the debt on the 2014B Bonds. The portion of the 2014B Bonds payable from water revenues is re- ported as a liability of the Water Fund. As payments on the debt are made the liability in the Water Fund is reduced. Interest is recorded as an expense. In addition to this liability, it is anticipated cash from the Water Fund will be transferred to the Governmen- tal Debt Service Funds to pay a portion of the 2016A Bonds. Beginning in year 2027, the Water Fund is also projected to begin transferring funds to pay an allo- cated portion (10%) of the debt on the planned bonds for municipal facilities improvements. The Water Fund reports a debt obligation for the Notes payable to the City of Maple Grove for water connec- tion charges. As payment is made on the Notes the liability in the Water Fund is reduced. The interest expense on the Note issued in 2014 is recorded as an expense in the Water Fund. There is no interest pay- able on the Note issued in 2016. Depreciation is reported as an expense and is adjusted for anticipated annual depreciable capital acquisitions. For purposes of the Plan, capital is depreciated over a 55 year term. Transfers To and From Other Funds The Water Fund transfers funds annually to the Gen- eral Fund to pay for operational support. Special assessment revenue from assessments levied to finance connection fees and availability charges for water services are deposited directly in the Water Fund. As noted above, cash from the Water Fund is to be transferred to the City’s Governmental Debt Service Funds to pay allocated portions of debt service. 49 Financial Plans $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 E n d i n g C a s h B a l a n c e M illio n s CHART 27Water Fund For future capital improvements and reserves For following year debt service For following year pay-go capital For 3-months of operating cash Ending cash balance will decline as the City spends down development fees (reserves) collected to service debt issued to finance water improvement projects to support development 0% 50% 100% 150% 200% 250% 300% 350% 400% $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 $20.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 E n d in g u n re st rict e d n e t p o sit io n a s % o f e x p e n se E n d in g N e t Po sit io n M illio n s CHART 28Water Fund Ending unrestricted net position ($) Ending unrestricted net position as percent of expense (%) Water Fund is projected to accumulate cash from development charges to pay for future planned capital resulting in an increase in net position $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 M ill io n s CHART 29Water Fund Revenue Expense Revenues will exceed expenses due to the timing of collection of development related revenues and the use of these funds for capital improvements, including water treatment and storage Year 2025 includes projected state revenue in the amount of $10 million for water infrastructure. 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 0 50 100 150 200 250 300 350 400 450 To tal Volum e Billed (Thousands of G allons) CHART 30 Volume Billed New customers to be added will increase water volumes 50 Financial Plans Table 14 Page 1 of 2 of Table 14 City of Corcoran Water Fund Financial Plan Current Year 2021 2022 2023 2024 2025 2026 2027 2028 REVENUE Charges for services 470,871 451,263 722,598 1,012,306 1,360,290 1,584,582 1,811,546 2,025,336 Special assessments 22,236 Developer contributions (trunk line)373,626 926,679 4,177,330 4,530,598 2,952,214 3,040,778 2,839,841 2,599,035Connection fees 337,895 82,968 970,143 577,823 496,209 487,794 428,943 380,021 Connection fees payable to MG -595,483 1,015,049 1,173,457 1,144,361 1,158,815 1,026,470 916,763Connection fees payable to MCESOther revenues 74,675 -3,956,383 ----Investment income 2,014 41,660 74,943 101,013 115,441 132,391 144,076State grants 10,000,000Total Revenue 1,259,081 2,078,629 10,883,163 7,369,127 16,054,087 6,387,409 6,239,191 6,065,230 EXPENSESVariable Current oper expenses 356,361 196,106 201,989 287,455 370,479 440,093 459,296 473,075 Current oper expenses for NE Dist -354,578 382,388 387,023 387,023 387,023 387,023 Purchased water (from Maple Grove)-194,109 380,399 492,869 610,264 736,475 818,358 888,965 Water meters -90,032 149,652 147,194 129,696 115,161 111,499 85,522 Connections paid to Maple Grove 595,483 1,015,049 1,173,457 1,144,361 1,158,815 1,026,470 916,763 Subtotal Variable Expenses 356,361 1,075,730 2,101,666 2,483,362 2,641,822 2,837,566 2,802,646 2,751,347Fixed Transfer to Equipment Fund 125,000 Transfer to General Fund 134,582 296,548 267,750 280,600 294,630 309,362 324,830 341,071 Transfer to Debt Service Funds -64,055 63,655 63,255 62,855 417,378 383,225 Interest and fiscal exp bonds 61,093 59,918 55,279 1,158,212 925,442 901,715 876,900 850,996 Interest exp notes payable to MG -9,969 8,624 7,206 5,709 4,130 2,464 707 Depreciation 142,927 142,927 621,515 621,515 803,333 803,333 803,333 803,333 Subtotal Fixed Expenses 338,602 509,362 1,017,223 2,131,188 2,217,369 2,081,395 2,424,905 2,379,332 Total Expense 694,963 1,585,092 3,118,890 4,614,550 4,859,191 4,918,960 5,227,551 5,130,679 CHANGE IN NET POSITION 564,118 493,537 7,764,273 2,754,577 11,194,896 1,468,449 1,011,640 934,551 Net Position, January 1 4,251,080 4,815,198 5,308,735 13,073,008 15,827,585 27,022,481 28,490,930 29,502,570Prior Period AdjustmentNet Position, December 31 4,815,198 5,308,735 13,073,008 15,827,585 27,022,481 28,490,930 29,502,570 30,437,121 ProjectedPrior Year Actuals (2022 is unaudited, Subject to 51 Financial Plans Table 14 Page 2 of 2 of Table 14 City of Corcoran Water Fund Financial Plan Current Year 2021 2022 2023 2024 2025 2026 2027 2028 ProjectedPrior Year Actuals (2022 is unaudited, Subject to ASSETSCash 3,432,211 4,166,041 7,494,296 10,101,290 11,544,076 13,239,064 14,407,609 15,511,856Accounts receivable 100,663 20,000 20,000 20,000 20,000 20,000 20,000 20,000Special assessments receivable 192,662 154,647 116,632 78,617 40,602Other current assets 2,430 2,000 2,000 2,000 2,000 2,000 2,000 2,000Capital assets 4,596,291 5,177,246 30,918,629 30,918,629 40,918,629 40,918,629 40,918,629 40,918,629Less accumulated depreciation (665,225)(818,715)(1,440,230)(2,061,745)(2,865,078)(3,668,411)(4,471,744)(5,275,077)Total Assets 7,659,032 8,701,219 37,111,327 39,058,792 49,660,229 50,511,282 50,876,494 51,177,407 LIABILITIESAccounts payable 42,763 703,614 10,000 10,000 10,000 10,000 10,000 10,000 Other liabilities / Due to Other Govts 260,328 250,000 15,000 15,000 15,000 15,000 15,000 15,000 Bond premium amortized 98,186 97,486 96,786 96,086 95,386 94,686 93,986 93,286Notes payable to Maple Grove 270,057 231,384 191,233 149,520 106,162 61,066 14,138 0 Bonds payable, net of premiums 2,172,500 2,110,000 23,725,300 22,960,600 22,411,200 21,839,600 21,240,800 20,622,000Total Liabilities 2,843,834 3,392,484 24,038,319 23,231,206 22,637,748 22,020,352 21,373,924 20,740,286 Net investment in capital assets 1,660,380 2,151,045 5,656,313 5,800,198 15,546,965 15,315,932 15,112,099 14,928,266Unrestricted net assets 3,154,818 3,157,690 7,416,695 10,027,387 11,475,516 13,174,998 14,390,471 15,508,855Total Net Position 4,815,198 5,308,735 13,073,008 15,827,585 27,022,481 28,490,930 29,502,570 30,437,121 Total Liabilities and Net Position 7,659,032 8,701,219 37,111,327 39,058,792 49,660,229 50,511,282 50,876,494 51,177,407 52 Financial Plans TABLE 15 Page 1 of 3 of Table 15 2023 2024 2025 2026 2027 2028 Charges for Services Revenue Residential Water Base Charge 287,073 417,349 586,602 724,802 850,302 977,819Usage Charges:Tier 1: Water usage 0 to 4,999 gallons 178,074 258,948 363,729 448,770 527,350 606,900Tier 2: Water usage 5,000 to 8,999 gallons 39,202 56,922 80,115 99,032 116,131 133,388Tier 3: Water usage 9,000 to 19,999 gallons 9,815 14,250 20,042 24,758 29,014 33,388Tier 4: Water usage 20,000 gallons over ------Water Volume Billed 227,091 330,120 463,886 572,560 672,495 773,676 Multi-Residential Water Base Charge --56,182 57,871 59,609 61,396Usage ChargesTier 1: Water usage 1,000 gallons +--45,135 46,512 47,889 49,266 Commercial Water Base Charge 11,547 12,223 12,932 13,670 14,443 15,247Usage ChargesTier 1: Water usage 1,000 gallons +3,803 3,909 4,216 4,550 4,894 5,266 Other Charges Meter Charges 193,084 248,705 191,336 164,617 161,913 142,665 Total Charges for Services 722,598 1,012,306 1,360,290 1,584,582 1,811,546 2,025,336 City of CorcoranProjected Water Revenues 53 Financial Plans TABLE 15 Page 2 of 3 of Table 15 2023 2024 2025 2026 2027 2028 City of CorcoranProjected Water Revenues Single Family Residential 200,524 326,463 82,350 14,137 --Multi-Family Residential -217,280 ----Commercial/Other ------Maple Grove Connection - Residential 455,964 -----Maple Grove Connection - Commercial/Other ------ Single Family Residential 381,642 425,068 494,100 480,658 486,337 427,443Multi-Family Residential ------Commercial/Other 1,294 1,333 1,373 1,414 1,456 1,500Maple Grove Connection - Residential 867,802 966,570 1,123,524 1,092,930 1,105,841 971,907Maple Grove Connection - Commercial/Other 47,067 48,479 49,933 51,431 52,974 54,563 Northeast Corcoran / Water Availability 768,535 502,596 517,672 533,204 549,200 565,676Northeast Corcoran / Treatment and Storage 1,570,094 1,026,792 1,057,596 1,089,324 1,122,004 1,155,664Southeast Corcoran / Water Availability 781,814 1,276,107 585,474 603,036 496,901 373,195Southeast Corcoran / Treatment and Storage 1,056,887 1,725,103 791,472 815,214 671,736 504,501 Total Non-Operating Revenues 6,131,620 6,515,790 4,703,494 4,681,348 4,486,449 4,054,448 Non-Operating Development Revenue Northeast Water Connection Charges (paid with building permit on per unit basis) Southeast Water Connection Charges (paid with building permit on per unit basis) Trunk Line Availability Charges (paid at time of development on per acre basis) 54 Financial Plans TABLE 15 Page 3 of 3 of Table 15 2023 2024 2025 2026 2027 2028 City of CorcoranProjected Water Revenues Charges for water usage 230,894 334,029 513,238 623,622 725,279 828,208Base service charges 298,621 429,572 655,716 796,343 924,354 1,054,462Charge for meter 193,084 248,705 191,336 164,617 161,913 142,665Total Charges for Services 722,598 1,012,306 1,360,290 1,584,582 1,811,546 2,025,336 Water connection charges (City)583,459 970,143 577,823 496,209 487,794 428,943Water connection charges (Maple Grove)1,370,832 1,015,049 1,173,457 1,144,361 1,158,815 1,026,470Total Connection Fees 1,954,291 1,985,192 1,751,280 1,640,570 1,646,608 1,455,413 Water trunk line availability charges (City)4,177,330 4,530,598 2,952,214 3,040,778 2,839,841 2,599,035 Grand Total 6,854,219 7,528,096 6,063,784 6,265,930 6,297,995 6,079,784 Details for Total Charges for Services:Residential usage and base charges 514,164 747,469 1,050,488 1,297,363 1,522,797 1,751,495Multi-Residential usage and base charges --101,317 104,383 107,498 110,662Commercial usage and base charges 15,350 16,132 17,149 18,220 19,338 20,513Meter charges 193,084 248,705 191,336 164,617 161,913 142,665Total Charges for Services 722,598 1,012,306 1,360,290 1,584,582 1,811,546 2,025,336 Total Charges for Services is calculated based on assumptions for fee schedule and customer units and volume in the Plan. Summary of Total Charges for Services and Non-Operating Revenues 55 Financial Plans Table 16 Water Fund Projected Year End Cash Balance 2022 Un-audited Subject to Change 2023 2024 2025 2026 2027 2028 Use of Cash Operations & Maintenance 1,075,730 2,101,666 2,483,362 2,766,822 2,837,566 2,802,646 2,751,347Capital Improvements 580,955 25,741,383 -10,000,000 ---Interfund Transfers (not incl for debt)296,548 267,750 280,600 294,630 309,362 324,830 341,071Debt Service (incl transfers for debt)171,060 337,810 2,035,485 1,587,164 1,585,395 1,942,470 1,867,866Total Use of Cash 2,124,293 28,448,610 4,799,447 14,648,616 4,732,323 5,069,945 4,960,284 Source of Cash Charges for services and other operating revenue 473,499 4,720,642 1,087,249 11,461,303 1,700,023 1,943,937 2,169,412Development related fees 1,605,130 6,162,522 6,281,878 4,592,784 4,687,386 4,295,254 3,895,818Bond Proceeds -21,785,000 -----Interfund Transfers -------Total Source of Cash 2,078,629 32,668,163 7,369,127 16,054,087 6,387,409 6,239,191 6,065,230 Net Change in Other Assets and Liabilities Increasing/(Reducing) Cash 768,931 (891,299)37,315 37,315 39,902 (700)(700) Change in Cash Balance 723,267 3,328,255 2,606,995 1,442,786 1,694,988 1,168,545 1,104,246Ending Cash and Investments 4,155,478 7,483,733 10,090,727 11,533,513 13,228,502 14,397,047 15,501,293 Ending Cash by Purpose For future capital / trunk fee reserve 3,715,486 6,620,506 7,434,402 9,254,643 10,933,715 11,753,915 12,195,590 For following year pay-go capital ------750,000 For 3-months of operating cash 268,932 525,417 620,841 691,705 709,391 700,661 687,837 For following year debt service 171,060 337,810 2,035,485 1,587,164 1,585,395 1,942,470 1,867,866 Ending Cash and Investments 4,155,478 7,483,733 10,090,727 11,533,513 13,228,502 14,397,047 15,501,293 56 Financial Plans Fund is projected to maintain adequate cash balance over the planning period. For purposes of the Plan, the revenue objective focused on providing revenue suf- ficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and oth- er reserve purposes The Plan does not anticipate the issuance of bonds to finance sewer improvements. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing sewer services, including depreciation of capital as- sets. Approximately 25-30% of the Water Fund expenses are estimated to be fixed costs, this amount fluctuates somewhat from year to year and has been declining as the number of customers using the system has in- creased. The City anticipates the addition of approximately 1.7 FTE (allocated portion) over the next five years paid by the Sewer Fund. The cost of the FTE’s is included in the financial plan. Annual debt service payments on bonds issued to fi- nance sewer related improvements are supported by net revenues of the Sewer Fund. The Sewer Fund pays a portion of the debt on the 2014B Bonds. The portion SEWER FUND The Sewer Fund was established as a Proprietary Fund for the accounting for costs of providing municipal water services to residents and businesses. The Water Fund is considered self-supporting in that the services rendered are financed through user charges. The financial plan includes assets and liabilities in ad- dition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Source of Funds The source of funds are charges for services, special assessments, developer fees and payments, and bond proceeds. A schedule of fees and charges is included in an Appendix. Future growth from development, which impacts the projection of operating and non-operating revenue for the Sewer Fund, is assumed to be the following over the next decade: - Nearly 690 acres platted between 2023-2028 - 2,643 new customer units to be added between 2023-2028 Details on the estimated acres platted per year and cus- tomer units added is shown in Table 3. Development will provide increasing revenue to the Water Fund. The Plan estimates annual rate adjustments of 3.0%. The actual increase that may be needed in the future will depend on growth in customers. With proposed annual rate adjustments, the Sewer 57 Financial Plans of the 2014B Bonds payable from sewer revenues is re- ported as a liability of the Sewer Fund. In addition to this liability, the Sewer Fund transfers revenue to the Governmental Debt Service Funds to pay a portion of the 2016A Bonds. Beginning in year 2027, the Sewer Fund is also projected to begin transferring funds to pay a portion of the debt on the planned bonds for mu- nicipal facilities improvements. Depreciation is reported as an expense and is adjusted for anticipated annual depreciable capital acquisitions. For purposes of the Plan, capital is depreciated over a 55 year term. The City is planning for sewer extension project esti- mated at $10.0 million in 2027, the North Sewer Con- nection Project. The plan is to use cash to pay for this project. The exact timing will depend on growth. Transfers To and From Other Funds The Sewer Fund transfers funds annually to the Gen- eral Fund to pay for operational support. As noted above, cash from the Sewer Fund is to be transferred to the City’s Governmental Debt Service Funds to pay allocated portions of debt service. 58 Financial Plans $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2022 2023 2024 2025 2026 2027 2028 E n d in g C a sh B a la n ce M illio ns CHART 31Sewer Fund For future capital improvements and reserves For following year pay-go capital For following year debt service For 3-months of operating cash Ending cash balance will decline as the City spends down development fees (reserves) collected to service debt issued to finance sewer improvement projects to support development 0% 50% 100% 150% 200% 250% 300% 350% 400% 450% 500% $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 2023 2024 2025 2026 2027 2028 En d in g u n re st ric te d n e t p o sitio n a s % of e x p e n se En din g N et Posit ion M illio n s CHART 32Sewer Fund Ending unrestricted net position ($) Ending unrestricted net position as percent of expense (%) Sewer Fund is projected to accumulate cash from development charges to pay for future planned capital resulting in changes in net postion over time $0.0 $0.5 $1.0 $1.5 $2.0 $2.5 $3.0 $3.5 $4.0 $4.5 $5.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 M illio n s CHART 33Sewer Fund Revenue Expense Revenues will exceed expenses due to the timing of collection of development related revenues and the use of these funds for capital improvements, including water treatment and storage 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 0 50 100 150 200 250 300 Vo lu m e B ille d in T hou sa n ds of G allo n s CHART 34Sewer Fund Volume Billed New customers to be added will increase sewer flow billed 59 Financial Plans TABLE 17 Page 1 of 2 of Table 17 City of Corcoran Sewer Fund Financial Plan Current Year 2021 2022 2023 2024 2025 2026 2027 2028 REVENUECharges for services 346,950 525,973 873,832 1,332,314 1,620,476 1,882,454 2,148,280 2,398,600Special assessments Developer contributions (trunk line charges)250,218 1,354,292 798,470 822,420 745,439 654,375 674,010Connection fees 877,639 286,679 960,277 571,844 491,049 482,735 424,481 376,060Connection fees payable to Met Council 1,118,250Other revenues 57,160 7,262 7,407 7,555 7,706 7,861 8,018 8,178Investment income 724 20,784 29,599 41,706 53,393 29,147 33,870Total Revenue 2,400,723 1,070,132 3,216,593 2,739,783 2,983,357 3,171,882 3,264,302 3,490,718 EXPENSESVariableCurrent operating expenses 72,725 162,301 167,170 251,591 333,539 402,045 420,107 432,710 Disposal charges ($2.81 plus inflator after 2022)74,556 139,713 204,977 419,860 521,185 617,722 719,281 818,748Connections paid to Met Council 1,118,250 -------Subtotal Variable Expenses 1,265,531 302,014 372,147 671,451 854,724 1,019,767 1,139,388 1,251,458FixedTransfer to Equipment Fund 125,000Transfer to General Fund 134,582 272,984 267,750 280,600 294,630 309,362 324,830 341,071Transfer to Debt Service Funds 51,547 50,947 55,347 54,747 409,020 374,567 Interest expense on bonds 42,113 49,536 34,396 32,183 29,858 27,460 240,088 189,335Depreciation208,951 208,951 227,133 227,133 227,133 408,951 408,951 408,951Subtotal Fixed Expenses 385,646 531,471 580,826 590,862 731,968 800,520 1,382,889 1,313,924 Total Expense 1,651,177 833,485 952,973 1,262,314 1,586,692 1,820,287 2,522,277 2,565,382 CHANGE IN NET POSITION 749,546 236,647 2,263,620 1,477,469 1,396,665 1,351,595 742,025 925,337 Net Position, January 1 5,518,967 6,268,513 6,505,160 8,768,780 10,246,248 11,642,914 12,994,509 13,736,534Net Position, December 31 6,268,513 6,505,160 8,768,780 10,246,248 11,642,914 12,994,509 13,736,534 14,661,870 Prior Year Actuals (2022 is unaudited, Subject to Change) Projected 60 Financial Plans TABLE 17 Page 2 of 2 of Table 17 City of Corcoran Sewer Fund Financial Plan Current Year 2021 2022 2023 2024 2025 2026 2027 2028 Prior Year Actuals (2022 is unaudited, Subject to Change) Projected ASSETS Cash 2,031,865 2,771,219 3,946,479 5,560,781 7,119,131 3,886,277 4,516,053 5,309,141Accounts receivable 125,010 20,000 20,000 20,000 20,000 20,000 20,000 20,000Special assessments receivable 48,166 36,659 25,152 25,152Other current assets 12,074 2,000 2,000 2,000 2,000 2,000 2,000 2,000Capital assets 6,395,158 6,395,158 7,395,158 7,395,158 7,395,158 17,395,158 17,395,158 17,395,158 Less accumulated depreciation (909,226)(1,118,177)(1,345,310)(1,572,443)(1,799,575)(2,208,526) (2,617,477) (3,026,428)Total Assets 7,703,047 8,106,859 10,043,480 11,430,648 12,736,714 19,094,909 19,315,734 19,699,870 LIABILITIESAccounts payable 640 1,000 85,000 85,000 85,000 85,000 85,000 85,000Other liabilities 114,947 350,699 20,000 20,000 20,000 20,000 20,000 20,000Bond premium amortized (13,553)Bonds payable, net of premiums 1,332,500 1,250,000 1,169,700 1,079,400 988,800 5,995,400 5,474,200 4,933,000Total Liabilities 1,434,534 1,601,699 1,274,700 1,184,400 1,093,800 6,100,400 5,579,200 5,038,000 Net investment in capital assets 4,166,985 4,026,981 4,880,148 4,743,315 4,606,783 9,191,232 9,303,481 9,435,730Unrestricted net assets 2,101,528 2,478,179 3,888,631 5,502,933 7,036,131 3,803,277 4,433,053 5,226,141Total Net Position 6,268,513 6,505,160 8,768,780 10,246,248 11,642,914 12,994,509 13,736,534 14,661,870 Total Liabilities and Net Position 7,703,047 8,106,859 10,043,480 11,430,648 12,736,714 19,094,909 19,315,734 19,699,870 61 Financial Plans Table 18 Page 1 of 2 of Table 18 2022 2023 2024 2025 2026 2027 2028 Charges for Services Revenue ResidentialSewer Base Charge 365,716 404,090 587,439 825,614 1,020,059 1,196,644 1,376,128Usage Charges:Tier 1: Sewer volume 166,901 184,542 268,223 376,584 465,840 546,644 628,275 Multi-ResidentialSewer Base Charge ---79,073 81,445 83,888 86,405Usage ChargesTier 1: Sewer volume ---31,824 32,819 33,813 34,808Sewer Volume Billed ---31,824 32,819 33,813 34,808 CommercialSewer Base Charge 12,060 13,154 13,924 14,729 15,570 16,450 17,368Usage ChargesTier 1: Water usage 1,000 gallons +3,747 4,131 4,246 4,491 4,742 5,016 5,297 Total Charges for Services 548,424 605,917 873,832 1,332,314 1,620,476 1,882,454 2,148,280 Single Family Residential 105,655 198,447 323,082 81,498 13,990 --Multi-Residential --215,212 ----Commercial/Other -------MCES connection charge (per unit)211,225 385,175 608,825 149,100 24,850 -- Single Family Residential 182,721 377,689 420,665 488,988 475,660 481,294 422,997Multi-Residential -------Commercial/Other 1,243 1,280 1,319 1,358 1,399 1,441 1,484MCES connection charge (per unit)365,295 733,075 792,715 894,600 844,900 829,990 708,225 Corcoran (NE and SE)2,621,370 1,113,894 1,354,292 798,470 822,420 745,439 654,375 Total Non-Operating Revenues 3,487,509 2,809,559 3,716,109 2,414,014 2,183,219 2,058,164 1,787,081 City of CorcoranProjected Sewer Revenues Northeast Sewer Connection Charges (paid with building permit on per unit basis) Southeast Sewer Connection Charges (paid with building permit on per unit basis) Trunk Line Availability Charges (paid at time of development on per acre basis) Non-Operating Development Revenue 62 Financial Plans Table 18 Page 2 of 2 of Table 18 2022 2023 2024 2025 2026 2027 2028 City of CorcoranProjected Sewer Revenues Charges for sewer volume 170,648 188,673 272,469 412,899 503,401 585,473 668,380Base service charges 377,777 417,244 601,363 919,415 1,117,075 1,296,982 1,479,900Total Charges for Services 548,424 605,917 873,832 1,332,314 1,620,476 1,882,454 2,148,280 Sewer connection charges (City)289,619 577,415 960,277 571,844 491,049 482,735 424,481Sewer connection charges (MCES)576,520 1,118,250 1,401,540 1,043,700 869,750 829,990 708,225Total Connection Charges 866,139 1,695,665 2,361,817 1,615,544 1,360,799 1,312,725 1,132,706 Sewer trunk line availability charges 2,621,370 1,113,894 1,354,292 798,470 822,420 745,439 654,375 Grand Total 3,459,413 2,297,226 3,188,401 2,702,629 2,933,945 3,110,628 3,227,137 Residential usage and base charges 532,617 588,632 855,662 1,202,198 1,485,900 1,743,287 2,004,403Multi-Residential usage and base charges ---110,897 114,264 117,701 121,213Commercial usage and base charges 15,807 17,286 18,170 19,220 20,313 21,466 22,665Total Charges for Services 548,424 605,917 873,832 1,332,314 1,620,476 1,882,454 2,148,280 Summary of Total Charges for Services and Non-Operating Revenues 63 Financial Plans Table 19 Sewer Fund Projected Year End Cash Balance 2022 Un-audited Subject to Change 2023 2024 2025 2026 2027 2028 Use of Cash Operations & Maintenance 302,014 372,147 671,451 979,724 1,019,767 1,139,388 1,251,458Capital Improvements -1,000,000 --10,000,000 --Interfund Transfers (not incl for debt)272,984 267,750 280,600 294,630 309,362 324,830 341,071Debt Service (incl transfers for debt)132,036 166,243 173,430 175,805 175,607 1,170,308 1,105,102Total Use of Cash 707,034 1,806,140 1,125,481 1,450,159 11,504,736 2,634,526 2,697,631 Source of Cash Charges for services and other operating revenue 533,235 902,023 1,369,468 1,669,888 1,943,708 2,185,445 2,440,648Development related fees 536,897 2,314,569 1,370,314 1,313,469 1,228,174 1,078,856 1,050,070Bond Proceeds ----5,100,000 --Interfund Transfers -------Total Source of Cash 1,070,132 3,216,593 2,739,783 2,983,357 8,271,882 3,264,302 3,490,718 Net Change in Other Assets and Liabilities Increasing/(Reducing) Cash 376,256 (235,192)-25,152 --- Change in Cash Balance 739,354 1,175,260 1,614,302 1,558,350 (3,232,854)629,776 793,088Ending Cash and Investments 2,771,219 3,946,479 5,560,781 7,119,131 3,886,277 4,516,053 5,309,141 Ending Cash by Purpose For future capital / trunk fee reserve 1,563,679 3,687,199 5,219,489 1,698,395 3,455,728 3,060,898 3,891,175 For following year pay-go capital 1,000,000 --5,000,000 --- For 3-months of operating cash 75,504 93,037 167,863 244,931 254,942 284,847 312,864 For following year debt service 132,036 166,243 173,430 175,805 175,607 1,170,308 1,105,102 Ending Cash and Investments 2,771,219 3,946,479 5,560,781 7,119,131 3,886,277 4,516,053 5,309,141 64 Appendix Appendix Table A Page 1 of 3 for Table A City of Corcoran Fees and Charges 2022 2023 2024 2025 2026 2027 2028 Annual % adjustment to base and usage Water fees:3.0%3.0%3.0%3.0%3.0% Annual % adjustment to base and usage Sewer fees:3.0%3.0%3.0%3.0%3.0% Annual % adjustment to Water connection fee:3.0%3.0%3.0%3.0%3.0% Annual % adjustment to Sewer connection fee:3.0%3.0%3.0%3.0%3.0% Annual % adjustment to Southeast Water TLAC fee:3.0%3.0%3.0%3.0%3.0% Annual % adjustment to Northeast Water TLAC fee:3.0%3.0%3.0%3.0%3.0% Annual % adjustment to Sewer TLAC fee:3.0%3.0%3.0%3.0%3.0% RESIDENTIAL Water Base Charge 20.60 21.63 22.28 22.95 23.64 24.35 25.08 Sewer Base Charge 29.56 30.45 31.36 32.30 33.27 34.27 35.30 Usage Charges Tier 1: Water usage 0 to 4,999 gallons 2.20 2.31 2.38 2.45 2.52 2.60 2.68 Tier 2: Water usage 5,000 to 8,999 gallons 2.65 2.78 2.86 2.95 3.04 3.13 3.22 Tier 3: Water usage 9,000 to 19,999 gallons 3.31 3.48 3.58 3.69 3.80 3.91 4.03 Tier 4: Water usage 20,000 gallons over 4.28 4.49 4.62 4.76 4.90 5.05 5.20 Sewer (sewer based on winter water usage) per 1,000 gallons 2.93 3.02 3.11 3.20 3.30 3.40 3.50 MULTI-RESIDENTIAL (7+Units) Water Base Charge 20.60 21.63 22.28 22.95 23.64 24.35 25.08 Sewer Base Charge 29.56 30.45 31.36 32.30 33.27 34.27 35.30 Usage Charges Tier 1: Water usage 2.65 2.78 2.86 2.95 3.04 3.13 3.22 Sewer (sewer based on winter water usage) per 1,000 gallons 2.90 3.02 3.02 3.11 3.20 3.30 3.40 NON-RESIDENTIAL Water Base Charge (Less 3" Meter)25.46 26.73 27.53 28.36 29.21 30.09 30.99 Sewer Base Charge 29.56 30.45 31.36 32.30 33.27 34.27 35.30 Usage Charges Tier 1: Water usage 1,000 gallons +2.65 2.78 2.78 2.92 3.07 3.22 3.38 Sewer per 1,000 gallons 2.90 3.02 3.02 3.11 3.20 3.30 3.40 65 Appendix Appendix Table A Page 2 of 3 for Table A City of Corcoran Fees and Charges 2022 2023 2024 2025 2026 2027 2028 OTHER FEES Maple Grove Water Usage Charge per 1,000 gallons 2.25 2.36 2.48 2.60 2.73 2.87 3.02 Meter Charge (Cost Plus 10%)412.00 424.36 437.09 450.20 463.71 477.62 491.95 CONNECTION CHARGES Sewer Connection Charges Single Family Residential 1,243 1,280 1,319 1,358 1,399 1,441 1,484 Multi-Residential (7+Units)995 1,024 1,055 1,087 1,119 1,153 1,187 Non-Residential 1,243 1,280 1,319 1,358 1,399 1,441 1,484 MCES connection charge (per unit)2,485 2,485 2,485 2,485 2,485 2,485 2,485 Water Connection Charges Northeast Corcoran Single Family Residential Connection 1,256 1,294 1,333 1,373 1,414 1,456 1,500 Multi-Residential Connection 1,004 1,034 1,065 1,097 1,130 1,164 1,199 Non-Residential Connection 1,256 1,294 1,333 1,373 1,414 1,456 1,500 Maple Grove Residential Connection 2,856 2,942 Maple Grove Commercial/Other Connection 11,424 11,767 Southeast Corcoran Single Family Residential Connection 1,256 1,294 1,333 1,373 1,414 1,456 1,500 Multi- Residential Connection 1,004 1,034 1,065 1,098 1,131 1,165 1,200 Non-Residential Connection 1,256 1,294 1,333 1,373 1,414 1,456 1,500 Maple Grove Residential Connection 2,856 2,942 3,030 3,121 3,215 3,311 3,410 Maple Grove Commercial/Other Connection 11,424 11,767 12,120 12,483 12,858 13,244 13,641 66 Appendix Appendix Table A Page 3 of 3 for Table A City of Corcoran Fees and Charges 2022 2023 2024 2025 2026 2027 2028 AVAILABILITY CHARGES* Sewer availability charge per acre of land 7,405 7,526 7,752 7,985 8,224 8,471 8,725 Northeast Corcoran* Watermain & Raw Water - Trunk Line Availability Charge (TLAC) - per acre: Northeast 11,223 12,199 12,565 12,942 13,330 13,730 14,142 Treatment & Storage - Trunk Line Availability Charge (TLAC) - per acre: Northeast 18,125 24,922 25,670 26,440 27,233 28,050 28,892 Southeast Corcoran* Watermain & Raw Water - Trunk Line Availability Charge (TLAC) - per acre: Southeast 8,508 9,198 9,474 9,758 10,051 10,352 10,663 Treatment & Storage - Trunk Line Availability Charge (TLAC) - per acre: Southeast 9,092 12,434 12,807 13,191 13,587 13,995 14,414 Notes to Table A: 3. This schedule does not include all city fees for water and sewer. For purpose of financial planning, the schedule only includes fees for the most frequent and material sources of revenue to the City. 1. Fee schedule is based on Corcoran constructing its own water system to serve northeast Corcoran beginning in year 2024. Changes to northeast water connection charges are based on this assumption. 2. After year 2030, for purposes of preparing financial plans, it is assumed that rates continue to be adjusted by the same percentage changes shown in year 2024. * Prior to 5/12/2022, the City had just one TLAC charge for water trunk line availablity. Effective 5/12/2022, the City adjusted the amount charged for availability of water services to include two separate charges, as described here. In addition, effective 5/12/2022, at time of adopting a new "Treatment & Storage" charge, the City adopted adjustments to the amount charged for Watermain & Raw Water TLAC. The amounts shown for year 2022 reflect the rates as of of 5/12/2022. 67 Appendix Appendix Table B Combined Total Levy Collection Year EXISTING 2016A Bonds - Equipment EXISTING 2018A Bonds - Equipment Portion EXISTING 2020 Bonds - Equipment EXISTING 2022 Bonds - Equipment NEW 2024 Bonds - Equipment NEW 2026 Bonds - Equipment Subtotal EXISTING G.O. 2012B CIP Bonds, Refunded with 2020B EXISTING 2018A Bonds - Park Improvement s (Abatement Bonds) NEW 2023A for Street Improvement s NEW 2024B for Park Improvement s (Abatement Bonds) NEW 2026A Bonds for Municipal Building Subtotal Total Estimated Levy (with coverage) 2 2022 39,690 81,323 104,475 ---225,488 222,485 111,746 ---334,231 559,719202338,955 79,275 102,690 249,624 --470,544 224,375 109,384 ---333,759 804,303 2024 38,220 82,478 106,155 247,734 --474,587 231,410 107,021 373,590 --712,021 1,186,608202537,485 80,273 104,265 250,884 374,850 -847,756 232,985 109,909 369,128 532,770 -1,244,792 2,092,548 2026 -78,068 102,375 248,364 380,100 235,620 1,044,527 234,455 107,389 374,903 533,610 2,174,583 3,424,940 4,469,466202781,113 105,735 250,884 379,470 262,290 1,079,492 235,820 110,119 374,640 534,030 2,751,280 4,005,889 5,085,3812028103,740 252,984 378,420 265,440 1,000,584 231,830 107,441 373,853 534,030 2,751,110 3,998,264 4,998,848 2029 101,745 249,414 376,950 262,920 991,029 238,340 110,014 372,540 533,610 2,753,490 4,007,994 4,999,0232030-250,884 380,310 265,440 896,634 241,490 107,084 375,953 538,020 2,754,000 4,016,547 4,913,181 2031 -249,047 377,790 262,290 889,127 244,157 109,405 373,328 536,550 2,756,890 4,020,330 4,909,4572032--380,100 264,180 644,280 246,761 111,563 375,428 534,660 2,757,740 4,026,152 4,670,432 2033 --371,280 265,650 636,930 249,076 108,281 371,490 537,600 2,756,550 4,022,997 4,659,9272034---266,700 266,700 246,073 -338,520 534,660 2,757,570 3,876,823 4,143,5232035---262,080 262,080 247,858 -337,890 536,550 2,760,630 3,882,928 4,145,008 2036 -----254,814 -336,840 537,810 2,761,310 3,890,774 3,890,7742037-----261,366 -340,620 538,440 2,763,860 3,904,286 3,904,286 2038 -------338,520 538,440 2,763,860 3,640,820 3,640,8202039--------537,810 2,765,560 3,303,370 3,303,3702040--------536,550 2,768,790 3,305,340 3,305,3402041--------539,910 2,769,130 3,309,040 3,309,0402042--------537,180 2,770,830 3,308,010 3,308,010 2043 --------539,070 2,773,720 3,312,790 3,312,7902044--------529,620 2,773,380 3,303,000 3,303,000 2045 ---------2,774,060 2,774,060 2,774,0602046---------2,775,590 2,775,590 2,775,5902047---------2,777,800 2,777,800 2,777,800 2048 ---------2,780,520 2,780,520 2,780,5202049---------2,783,580 2,783,580 2,783,580 2050 ---------2,731,560 2,731,560 2,731,5602051------------ 2052 ------------Total 154,349 482,528 831,180 2,249,819 3,399,270 2,612,610 9,729,756 3,843,295 1,309,356 5,427,240 10,720,920 68,507,393 89,808,204 99,537,960 Notes: 2/ The 2018A Bonds includes tax abatement levy. City of Corcoran Property Tax Levy Planned for Debt Service 1/ The tax levy amounts above include the 5% over levy (for delinquent property taxes). Debt Service Levy for Equipment Debt Service Levy for Facilities, Parks, and Street Improvements (Includes Tax Abatement) 68 Appendix APPENDIX TABLE C Planned Staffing Additions and Changes YEAR DESCRIPTION FTE AMOUNT GENERAL FUND WATER FUND SEWER FUND 2024 .75 of the 2nd Police Officer Hire 0.75 $100,000 $100,000 $0 $02024IT Technician 0.83 $102,500 $89,688 $6,406 $6,4062024Program Coordinator (increase to 0.5)0.04 $1,850 $1,850 $0 $02024Seasonal PW Maintenance Worker Hours 0.25 $16,500 $16,500 $0 $02024Utilities Superintendent 0.75 $118,000 $0 $59,000 $59,0002024PW Water Treatment Operator 0.25 $28,000 $0 $14,000 $14,0002024 Total 2.87 $366,850 $208,038 $79,406 $79,4062025PT PD Records Tech 0.50 $35,000 $35,000 $0 $02025Fire Commander 1.00 $180,000 $180,000 $0 $02025Medical Responder (eqv. 0.5 FTE)0.50 $56,000 $56,000 $0 $02025Communications Assistant to FT 0.50 $64,000 $51,200 $6,400 $6,4002025Finance Division Director/Manager (enhanced role)$20,000 $16,000 $2,000 $2,0002025Accountant1.00 $115,000 $80,500 $17,250 $17,2502025Community Development Director 1.00 $165,000 $165,000 $0 $02025PW Maintenance Worker 1.00 $110,000 $99,000 $5,500 $5,5002025PT Fire Duty Crew 2.00 $225,000 $225,000 $0 $02025PW Facility Maintenance Worker 1.00 $110,000 $110,000 $0 $02025Police Officer 1.00 $127,000 $127,000 $0 $02025Police Officer (Drug Task Force)1.00 $137,000 $137,000 $0 $02025Seasonal PW Maintenance Worker Hours 0.25 $20,000 $20,000 $0 $02025PW Water Treatment Operator 0.75 $86,500 $0 $43,250 $43,2502025 Total 11.50 $1,450,500 $1,301,700 $74,400 $74,4002026PW Utility Worker 1.00 $117,000 $0 $58,500 $58,5002026CSO (eqv. 0.5 FTE)0.50 $34,000 $34,000 $0 $02026Human Resources Manager 1.00 $140,000 $140,000 $0 $02026Building Permit Tech 1.00 $110,000 $110,000 $0 $02026Water Resources Engineer 1.00 $140,000 $140,000 $0 $02026Parks and Recreation Position 1.00 $95,000 $95,000 $0 $02026 Total 5.50 $636,000 $519,000 $58,500 $58,5002027PW Maintenance Worker 1.00 $120,000 $108,000 $6,000 $6,0002027Mechanic1.00 $125,000 $125,000 $0 $02027Planner1.00 $125,000 $125,000 $0 $02027Administrative Sergeant 1.00 $140,000 $140,000 $0 $02027Police Officer 1.00 $135,000 $135,000 $0 $02027 Total 5.00 $645,000 $633,000 $6,000 $6,0002028PD Records Tech (move to FT)0.50 $55,000 $55,000 $0 $02028CSO (eqv. 0.5 FTE)0.50 $36,000 $36,000 $0 $02028 Total 1.00 $91,000 $91,000 $0 $0 Grand Total 25.87 $3,189,350 $2,752,738 $218,306 $218,306 Note: This is a listing of all identified positions and costs included in the Plan. The timing and actual positions to be added in future years will be managed within the available resources and may be different in positions, timing, and amounts as shown here. Northland Securities, Inc.150 South Fifth Street , Suite 3300Minneapolis, MN 55402 Toll Free 1-800-851-2920 Main 612-851-5900www.northlandsecurities.comMember FINRA and SIPC | Registered with SEC and MSRB Financial Management Plan Review of Draft Report September 27, 2023 Tammy Omdal Managing Director, Northland Securities Attachment Item: 10a2. Purpose of Study and Plan To provide guide for on-going financial management Source and use of funds Property tax levies and enterprise fees and charges Capital improvement plans Debt management 2 Study Approach Use of historical data and current plans Assumptions for expense and revenue Assumptions for capital improvements Impact of growth 3 Conclusions and Recommendations 4 Maintain strong fund balances Identify strategy to fund capital Plan for tax levies and utility fees Plan for financial impact of growth Consider impact of ever-changing conditions in the economy on the Plan Background - Growth Assumptions in Plan Approximately 100 acres platted per year on average (2023-2031) 336 residential equivalent units added per year on average (2023-2031)* *Includes 204 new multi-family housing units 5 CIP – Use of Funds $0 $10 $20 $30 $40 $50 $60 $70 2024 2025 2026 2027 2028 2029 2030 2031 2032Capital Improvement Project Spending Millions Facilities Street Improvements Sewer Improvements Water Improvements Equipment and Vehicles With the exception of equipment and vehicles, annual spending on capital is projected to vary from year to year 6 CIP – Source of Funds $0 $10 $20 $30 $40 $50 $60 $70 2024 2025 2026 2027 2028 2029 2030 2031 2032 Source of Funds for Capital Improvements Millions Bond proceeds Sale of assets Municipal State Aid Federal Funds Other Funds Bonding to finance capital improvements is planned along with other sources of revenue 7 Annual Debt Service by Source Funds $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 $10.0 2023 2024 2025 2026 2027 2028 Revenue for Existing/New Debt Ser vice Millions Tax levy Special assessments Utility funds Other funds About half of City debt is projected to be payable from net revenue from utility funds Other funds includes interest income, capitalized interest funds, and use of fund balance. 8 Debt Service Tax Levy $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 2023 2024 2025 2026 2027 2028 Debt Ser vice Levy Millions Tax Levy for Debt service will increase as debt is issued to finance public facilities among other improvements 9 City Tax Levy and Tax Rate -10.0% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027 2028 Annual Percent Change Property Tax Levy Annual % Change Tax Rate Annual % Change before Adjustments Tax Rate Annual % Change with Adjustments City plans to strive to maintain a relatively constant tax rate from year-to-year 10 Adjustments to Plan will be needed if the City plans to maintain constant Tax Rate 2023 2024 2025 2026 2027 2028 Property Tax Levy by Payable Year General Fund 6,354,020 7,187,648 9,336,841 9,785,756 11,328,823 11,556,293 Debt Service - Equipment 470,544 474,587 847,756 1,044,527 1,079,492 1,000,584 Debt Service - Facilities and Parks 333,759 712,021 1,244,792 3,424,940 4,005,889 3,998,264 Total Property Tax Levy before Adjustments 7,158,323 8,374,256 11,429,389 14,255,222 16,414,204 16,555,140 Adjustment needed to Plan to achieve constant rate 494,439 (1,458,012)(2,752,462)(2,126,059) Total Property Tax Levy 7,158,323 8,374,256 11,923,828 12,797,210 13,661,742 14,429,081 Less Fiscal Disparities Distribution 312,812 359,809 359,809 359,809 359,809 359,809 Net Spread Levy 6,845,511 8,014,447 11,564,019 12,437,401 13,301,933 14,069,272 Net Tax Capacity 16,251,741 19,026,881 27,453,825 29,527,298 31,579,760 33,401,480 City Tax Rate 0.42122 0.42122 0.42122 0.42122 0.42122 0.42122 Note: The Adjustments needed to Plan to achieve constant tax rate in years 2025-2028 is higher because the Plan includes increases in debt service for a new municipal facility, and park improvements, among other items. The financing of these projects will result in an increase in the City's tax rate unless the future increase in the City's Net Tax Capacity is greater than projected or other budget adjustments are made to offset the increase in the Debt Service for Facilities and Parks. Certified Projected 11 City Tax Levy 0 2 4 6 8 10 12 14 16 18 2021 2022 2023 2024 2025 2026 2027 2028 Total Annual Tax Levy as % of Total Millions Tax Levy by Purpose General Fund Tax Levy Debt Service Tax Levy Tax Levy for Debt Service is projected to increase with planned issuance of new debt for projects 12 Water and Sewer Funds Cash balance objectives projected to be met 3-months operating cash Following-year debt service payments Following year pay-go capital Reserves for future capital plans Approximate 3% average annual increase in fees and charges Assumption for growth based on approved developments 13 Cash Balance $0 $5 $10 $15 $20 $25 $30 $35 $40 2021 2022 2023 2024 2025 2026 2027 2028 Ending Cash Balance Millions Total Governmental Funds General Fund Enterprise Funds Ending Cash Balances are projected to be at levels sufficient to meet City objectives Cash balances vary due to timing of capital projects and debt service and timing of receipt of funds, including bond proceeds. 14 Summary Maintain focus on long-term financial plan Manage fund balance in compliance with the City’s fund balance policy Consider impact on bond rating of spend-down of fund balance Continue to review and update assumptions in financial plan for growth Growth impacts both future city tax levy/rate and revenue for utility funds 15 Northland Securities, Inc. 150 South Fifth Street, Suite 3300 Minneapolis, Minnesota 55402 800-851-2920 Member FINRA and SIPC Registered with SEC and MSRB www.northlandsecurities.com/public_finance Questions 16 Tammy Omdal Managing Director 612-851-4964 tomdal@northlandsecurities.com STAFF REPORT Agenda Item: 10b. Council Meeting: September 28, 2023 Prepared By: Maggie Ung Topic: Draft 2024 Enterprise Fund Budgets Action Required: Direction Summary Attached to this report are draft 2024 budgets for the Enterprise Funds: Water, Sewer, Stormwater, and Street Light. The budgets were created based upon a combination of past year’s actual numbers and upon the assumptions of the City’s Financial Management Plan. The most significant changes to the budgets for 2024 include the following: Water Fund Revenue •Water Residential: increase based on 1,268 users first half of the year and 1,552 users second half of the year – increase of $217,700 •Water Multi-Residential: anticipating St. Therese to begin usage based on 95 SAC units – increase of $13,100 •Water Commercial/Industrial: Based on current mid-year projection and 38 users –increase of $13,200 •Water Trunk Charges (TLAC): Based on 35 acres in SE Corcoran and 35 acres in NE Corcoran – increase of $709,600 Expenditure •Staff wages: job descriptions will be presented to Council for approval in future meetings – increase of $59,000 o Utility Superintendent to start 4/1/2024 o Utility Maintenance Worker to start on 10/1/2024 •Professional Services: utility rate study – increase of $25,000 •Engineering Fees: decrease in water supply – decrease of $50,000 •Water Purchased: increase in Maple Grove cost and amount of water purchased due to new development; based on past years trend – increase of $8,200 •Depreciation: overbudgeted in 2023 due to anticipating new assets to come on during the year in 2022 – decrease of $105,000 •Interfund Transfers: 2023A bond payment for Water Supply – increase of $1,702,000 Sewer Fund Revenue •Sewer Residential: increase based on 1,268 users first half of the year and 1,552 users second half of the year – increase of $148,000 • Sewer Multi-Residential: anticipating St. Therese to begin usage based on 95 SAC units – increase of $35,750 • Sewer Commercial/Industrial: Based on current mid-year projection and 38 users – increase of $14,700 • Sewer Trunk Charges (TLAC): Based on 35 acres in SE Corcoran and 35 acres in NE Corcoran – increase of $82,600 Expenditure • Staff wages: job descriptions will be presented to Council for approval in future meetings – increase of $59,000 o Utility Superintendent to start 4/1/2024 o Utility Maintenance Worker to start on 10/1/2024 • MCES Sewage Treatment: Metropolitan Council estimate for wastewater – increase of $76,000 • Depreciation: overbudgeted in 2023 due to anticipating new assets to come on during the year in 2022 – decrease of $41,000 Due to the limited experience with Stormwater and Street Light funds, it is likely that budget variances will occur. Additionally, staff is still working on policies, procedures, and fees for these funds. Staff requests the City Council provide any feedback prior to adopting the budget at the December 18, 2023 meeting. Financial/Budget Staff is anticipating a positive net impact to both the water, sewer and stormwater fund for 2024. Due to not yet adopting a fee for streetlights in development areas, street light fund is anticipated to have a negative net income. Water Fund Sewer Fund Stormwater Street Light Revenue $ 3,321,200 $ 1,648,350 $ 10,000 $ 0 Expenditures $ 3,073,012 $ 1,156,088 $ 0 $ 1,000 Net Income $ 248,188 $ 492,300 $ 10,000 $ (1,000) Options 1. Direct staff to complete the draft budgets as presented. 2. Direct staff to make changes to the 2024 draft budgets. Recommendation Direct staff to complete the 2024 draft budgets as presented. Council Action Consider a motion to direct staff to complete the 2024 draft budgets as presented. Attachments 1. Water Fund – 2024 Draft Budget 2. Sewer Fund – 2024 Draft Budget 3. Stormwater Fund – 2024 Draft Budget 4. Street Light Fund – 2024 Draft Budget Rev. 1 - Draft 9/28/2023 REVENUE GL Account Description 2020 Actual 2021 Actual 2022 Actual 2023 Budget 2024 Budget 2023/2024 $$ Difference 2023/2024 % Change Comment 601-00000-36100 Special Assessments 7,362 17,468 22,236 - - - - 601-00000-36210 Interest Earnings 26,990 2,014 27,970 15,000 15,000 - - 601-00000-36400 Refunds/Reimbursements 8,589 74,675 1,160 - - - - 601-00000-37101 Water Meters 85,290 102,956 62,658 93,750 85,500 (8,250) -19.1%New water meters 601-00000-37102 Bulk Water Sales - - 16,878 500 500 - - 601-00000-37110 Water Residential 183,880 350,827 357,126 545,600 763,300 217,700 52.7% 2024 based on estimated 1,268 units first half of year and 1,552 units second half of year 601-00000-37120 Water Multi-Residential - - - - 13,100 13,100 -St. Therese anticipated in 2024 (95 SAC Units) 601-00000-37130 Water Commercial/Industrial 10,133 17,088 13,341 17,400 30,600 13,200 78.6%2024 Budget based on 38 users 601-00000-37150 Water Reconnect/Disconnect Fee - - 100 - - - 0.0%Water Hookup 601-00000-37155 Maple Grove Connection 637,259 853,539 595,483 - - - 0.0% *No longer active - Book towards DTOG liability acct - pass- through fee 601-00000-37160 Water Penalty - - - 100 100 - - 601-00000-37170 Water Connection Charge 273,655 337,895 82,968 314,000 295,000 (19,000) -Corcoran Connection Fee 601-00000-37180 Water Trunk Charges (Tlac)303,582 356,158 926,679 1,408,500 2,118,100 709,600 57.8%35 acres in SE Corcoran, 35 acres in NE Corcoran 601-00000-39201 Transfer From General Fund - - (72,002) - - - - Total Revenue 1,536,740 2,112,621 2,034,597 2,394,850 3,321,200 926,350 53.0% EXPENDITURE GL Account Description 2020 Actual 2021 Actual 2022 Actual 2023 Budget 2024 Budget 2023/2024 $$ Difference 2023/2024 % Change Comment 601-49400-50101 Full-Time Employees - Regular - - - 47,900 91,400 43,500 - Utility Superintendent estimated start 1/1/23 pushed to 4/1/2024, Utility Maintenance Worker to start 10/1/2024 601-49400-50121 Pera - - - 3,600 6,900 3,300 - 601-49400-50122 Fica - - - 3,000 5,700 2,700 - 601-49400-50126 Medicare - - - 700 1,400 700 - 601-49400-50130 Employer Paid Insurance - - - 10,700 19,500 8,800 - 601-49400-50200 Office Supplies - - 135 100 600 500 175.7% 601-49400-50207 Training And Instructional Supplies 625 1,750 2,494 1,500 3,000 1,500 190.4%PW Technical Training 601-49400-50210 Operating Supplies 3,500 4,493 3,709 6,700 6,700 - 0.0%$5,000 towards storz retrofit plan 601-49400-50220 Repair And Maintenance Supplies - - - 25,000 25,000 - - 601-49400-50227 Utility System Maintenance Supplies 102,788 103,365 90,032 100,000 100,000 - 0.0%New Water Meters 601-49400-50300 Professional Services 5,785 35,887 476,923 20,000 45,000 25,000 22.9%Coliform Test, Water Testing Fee, Utility Rate Study ($25k) 601-49400-50303 Engineering Fees 128,749 67,079 60,072 125,000 75,000 (50,000) -233.9%Water supply planning 601-49400-50304 Legal Fees 570 - 78 3,000 5,000 2,000 9.4%Legal fees of purchases and agreements and bonding 601-49400-50306 Inspections 5,634 9,923 4,021 10,000 10,000 - 0.0%Utility service connection and field inspections 601-49400-50307 Personnel Administration - - - - 1,800 1,800 -Recruitment and Retention 601-49400-50310 Other Professional Services 1,192,154 833,181 51,183 52,000 52,000 - 0.0% $39,403 Water service contract; $11,779 payment for DT MG agreement ; Maple Grove connection fee was coded here in year prior - now coding in Due to Other Gov't account in Balance sheet CITY OF CORCORAN 2024 PRELIMINARY BUDGET - WATER FUND Attachment Item: 10b1. CITY OF CORCORAN 2024 PRELIMINARY BUDGET - WATER FUND 601-49400-50311 Water Purchased 84,625 148,585 194,109 231,800 240,000 8,200 6.9% Water purchased from Maple Grove (includes 15% unbilled/unmetered at $2.36/thousand gallons) 601-49400-50322 Postage - - 1,448 2,000 2,500 500 1018.1%UPS - water sample testing; Postage for utility bills 601-49400-50350 General Notices And Pub Info - - 495 100 500 400 303.9% 601-49400-50360 Insurance - 523 631 700 700 - - 601-49400-50365 Worker'S Compensation Insurance - - 442 500 2,500 2,000 219.8%Utility Maintenance Worker to start 3/1/2024 601-49400-50380 Utility Services 2,136 2,215 3,726 2,500 1,500 (1,000) -62.6%Utility locates - Gopher State One 601-49400-50381 Electric Utilities - - 639 - 500 500 328.8% 601-49400-50400 Repair And Maintenance - Contract - - - 1,500 1,500 - - 601-49400-50413 Office Equipment Rental - - 426 500 500 - 0.0%Folder inserter machine - 1/3 of cost 601-49400-50420 Depreciation 106,461 142,927 142,927 250,000 145,000 (105,000) - Anticipating big increase in 2025 from water tower and treatment plant 601-49400-50430 Miscellaneous Expense - - - - - - 0.0% 2023 had prior year revenue refund - Storage Watermain refund, Bellwether 1st TLAC refund, Rush Creek Reserve refund 601-49400-50432 Credit Card Fees - 2,381 4,661 7,000 7,000 - 0.0%Based on Invoice Cloud cost analysis 601-49400-50433 Dues And Memberships 343 518 776 1,000 1,500 500 50.3% 601-49400-50530 Improvements Other Than Bldgs 71,823 - - - - - - No longer using this account for CIP purchases 601-49400-50600 Debt Service Prinicpal - - 189,700 169,700 181,600 11,900 7.0%Per 2014B and 2020A payment schedules 601-49400-50610 Debt Service Interest 38,450 61,093 59,670 50,800 44,512 (6,288) -17.6%Per 2014B and 2020A payment schedules 601-49400-50611 Bond Issuance Costs 27,305 - 248 - - - - 601-49400-50720 Interfund Transfers 135,076 134,582 224,546 292,200 1,994,200 1,702,000 - Payment to general fund for staff time; Transfer in 10% of selected PW expenditures, transfer to 2016A Debt Service Fund; 2024 Add in 2023A Bond for Water Supply Total Expenditure 1,906,024 1,548,502 1,513,090 1,419,500 3,073,012 1,653,512 167.2% - - Revenue less Expense (369,284) 564,119 521,507 975,350 248,188 (727,162) -95.7% Rev. 1 - Draft 9/28/2023 REVENUE G/L Account Description 2020 Actual 2021 Actual 2022 Actual 2023 Budget 2024 Budget 2023/2024 $$ Difference 2023/2024 % Change Comment 602-00000-36100 Special Assessments 1,841 4,368 - - - - - 602-00000-36200 Miscellaneous Revenues - 6,262 7,262 3,000 10,000 7,000 45.8% SAC discount for early submittal 602-00000-36210 Interest Earnings 7,493 723 18,273 7,000 15,000 8,000 - 602-00000-36400 Refunds/Reimbursements 24,608 50,898 - - - - - 602-00000-37210 Sewer Residential 193,573 331,053 424,795 592,400 740,400 148,000 39.8% 2024 based on estimated 1,268 units first half of year and 1,552 units second half of year 602-00000-37220 Sewer Multi-Residential - - - - 35,750 35,750 - St. Therese anticipated in 2024 (95 SAC Units) 602-00000-37230 Sewer Commercial/Industrial 12,464 15,897 24,756 13,500 28,200 14,700 91.3% 2024 Budget based on 28 users 602-00000-37250 Sewer Reconnect/Disconnect Fee - - 100 - - - 0.0% 602-00000-37260 Sewer Penalty - - - 100 100 - - Sewer Hookup 602-00000-37270 Sewer Access Charges-Met Coun.- 752,955 - - - - - Inactive - SAC - 2022 and forward booked liability account - pass through as Due to Other Government 602-00000-37275 Sewer Access Charges-City 3,198 3,198 363,001 310,750 292,000 (18,750) -8.7% Estimated connection to the City 602-00000-37280 Sewer Trunk Charges 331,078 870,073 250,218 444,300 526,900 82,600 18.9% 35 acres SE + 35 acres NE @ $7,526.31 per acre 602-00000-39201 Transfer From General Fund - - (48,438) - - - - Inactive Account Total Revenue 574,255 2,035,427 1,039,966 1,371,050 1,648,350 277,300 26.2% EXPENDITURE G/L Account Description 2020 Actual 2021 Actual 2022 Actual 2023 Budget 2024 Budget 2023/2024 $$ Difference 2023/2024 % Change Comment 602-49450-50101 Full-Time Employees - Regular - - - 47,900 91,400 43,500 - Utility Superintendent estimated start 1/1/23 pushed to 4/1/2024, Utility Maintenance Worker to start 10/1/2024 602-49450-50121 Pera - - - 3,600 6,900 3,300 - 602-49450-50122 Fica - - - 3,000 5,700 2,700 - 602-49450-50126 Medicare - - - 700 1,400 700 - 602-49450-50130 Employer Paid Insurance - - - 10,700 19,500 8,800 - 602-49450-50200 Office Supplies - - 150 200 250 50 40.6% 602-49450-50207 Training And Instructional Supplies 625 - - 1,100 1,500 400 41.4% 602-49450-50210 Operating Supplies 1,613 5,406 932 3,000 3,000 - 0.0% 602-49450-50220 Repair And Maintenance Supplies - 325 430 20,000 20,000 - 0.0% 602-49450-50300 Professional Services 2,033 1,342 1,505 12,000 37,000 25,000 1162.5% Sewer cleaning ($12k) and Utility Rate Study ($25k) 602-49450-50303 Engineering Fees 8,972 4,617 4,498 15,000 10,000 (5,000) -574.8% 602-49450-50304 Legal Fees - - - 1,000 2,500 1,500 - 602-49450-50306 Inspections 5,634 9,923 3,703 5,000 10,000 5,000 96.6% 602-49450-50307 Personnel Administration - - - - 1,800 1,800 - Recruitment and Retention 602-49450-50310 Other Professional Services - 797,439 - - - - - Inactive - SAC - 2022 and forward booked liability account - pass through as Due to Other Government 602-49450-50312 Mces Sewage Treatment 48,924 68,343 139,713 205,000 281,000 76,000 44.5% Per Met Council 602-49450-50322 Postage - - 1,426 2,500 2,500 - - Postage 602-49450-50350 General Notices And Pub Info - - 38 100 500 400 - 602-49450-50360 Insurance - 523 479 500 500 - - 602-49450-50365 Worker's Compensation Insurance - - (287) 500 2,000 1,500 197.1% Utility Maintenance Worker to start 3/1/2024 602-49450-50380 Utility Services 5,692 6,740 2,095 6,000 1,500 (4,500) -516.0% Utility Locates - Gopher State One CITY OF CORCORAN 2024 PRELIMINARY BUDGET - SEWER FUND Attachment Item: 10b2. CITY OF CORCORAN 2024 PRELIMINARY BUDGET - SEWER FUND 602-49450-50381 Electric Utilities - - 3,036 - 4,500 Lift Station Electricity 602-49450-50400 Repair And Maintenance - Contract 1,957 3,183 2,474 3,000 3,000 - 0.0% 602-49450-50413 Office Equipment Rental - - 426 500 500 - 0.0% 602-49450-50420 Depreciation 208,951 208,951 208,951 250,000 209,000 (41,000) - 602-49450-50430 Miscellaneous Expense - - - - - - 0.0% 2023 - Rush Creek Reserve TLAC Overpayment Refund 602-49450-50432 Credit Card Fees - 2,381 4,661 7,000 7,000 - 0.0% Based on Invoice Cloud cost analysis 602-49450-50433 Dues And Memberships 69 - - 1,000 1,500 500 - 602-49450-50530 Improvements Other Than Bldgs - - 26,190 - - - - No longer using this account for CIP purchases 602-49450-50600 Debt Service Prinicpal - - 110,300 115,300 85,600 (29,700) -37.0% Per 2014B bond payment schedule 602-49450-50610 Debt Service Interest 44,373 42,113 49,536 46,500 36,398 (10,102) -50.4% Per 2014B bond payment schedule 602-49450-50611 Bond Issuance Costs - - 248 - - - - 602-49450-50720 Interfund Transfers 148,876 134,582 224,546 310,400 309,640 (760) - Payment to general fund for staff time; Transfer in 10% of selected PW expenditures, transfer to 2016A Debt Service Fund 602-49450-50810 Refunds & Reimbursement - 14 - - - - - Inactive Total Expenditure 477,719 1,285,882 785,047 1,071,500 1,156,088 84,588 20.4% Revenue less Expense 96,537 749,545 254,918 299,550 492,300 192,750 30.1% Rev. 1 - Draft 9/28/2023 REVENUE G/L Account Description 2020 Actual 2021 Actual 2022 Actual 2023 Budget 2024 Budget 2023/2024 $$ Difference 2023/2024 % Change Comment 603-00000-36210 Interest Earnings - - 280 - - - - 603-00000-39201 Transfer From General Fund - - 65,000 - 10,000 10,000 - Total Revenue - - 65,280 - 10,000 10,000 - EXPENDITURE G/L Account Description 2020 Actual 2021 Actual 2022 Actual 2023 Budget 2024 Budget 2023/2024 $$ Difference 2023/2024 % Change Comment Total Expenditure - - - - - - - Revenue less Expense - - 65,280 - 10,000 10,000 - CITY OF CORCORAN 2024 PRELIMINARY BUDGET - STORMWATER FUND Attachment Item: 10b3. Rev. 1 - Draft 9/28/2023 REVENUE G/L Account Description 2020 Actual 2021 Actual 2022 Actual 2023 Budget 2024 Budget 2023/2024 $$ Difference 2023/2024 % Change Comment Total Revenue - - - - - - - EXPENDITURE G/L Account Description 2020 Actual 2021 Actual 2022 Actual 2023 Budget 2024 Budget 2023/2024 $$ Difference 2023/2024 % Change Comment 604-43160-50381 Electric Utilities - - - - 1,000 1,000 200.2% Bass Lake Crossing South (approximately 45 units) Total Expenditure - - - - 1,000 1,000 200.2% Revenue less Expense - - - - (1,000) (1,000) 200.2% CITY OF CORCORAN 2024 PRELIMINARY BUDGET - STREET LIGHT FUND Attachment Item: 10b4. Page 1 of 2 8200 County Road 116 Corcoran, MN 55340 763-420-2288 www.corcoranmn.gov MEMO Meeting Date: September 28, 2023 To: Planning Commission From: Dwight Klingbeil, Planning Technician Re: Active Corcoran Planning Applications Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1.“Kwik Trip CUP, Lot Line Adjustment, and Site Plan” (PID 12-119-23-14- 0006; 12- 119-23-14-0004) (City File No. 23-006). Kwik Trip Inc. submitted a Site Plan, Lot Line Adjustment and CUP application for the two parcels north of Mama G’s. The application was determined to be incomplete for City review and is not currently scheduled for review by the City Council. A feasibility study was required to evaluate the infrastructure needs of the project. The infrastructure feasibility study has been distributed to the applicant. This item is not currently scheduled for any upcoming meetings. 2.“Red Barn Pet Retreat” (PID 01-119-23-44-0045) (City File No. 23-008) Daniel Benjamin submitted an application for the expansion of his business, “Red Barn Pet Retreat” to a site on the Northwest corner of Stieg Road and County Road 101. This application includes a Comprehensive Plan Amendment, Rezoning, Preliminary Plat, Conditional Use Permit, Variance, and a Site Plan. The Public Hearing for this item was held during the September 7, 2023, Planning Commission Meeting. After some discussion, the Planning Commission recommended approval of this item with the additional requirement that the applicant transition to municipal water and sewer once available. This item is scheduled for the September 28, 2023, Regular Meeting. 3.Bennett Garage CUP (PID 05-119-23-34-0019) (City File No. 23-014) Lee Bennett submitted a Conditional Use Permit application for a detached garage with sidewalls exceeding 10 feet in height in the front yard of 10208 Hage Drive. After the Planning Commission’s recommendation for approval at the August 3, 2023 meeting, the Council approved the CUP at the August 24, 2023, regular meeting. 4.Sunram IUP (PID 26-119-23-21-0006) (City File No. 23-015) Ryan Sunram Agenda Item: 11a. Page 2 of 2 applied for an Interim Use Permit to allow staging and stockpiling soil for construction projects at 20305 County Road 50. The Public Hearing for this item was held during the September 7, 2023, Planning Commission Meeting. After some discussion the Planning Commission voted to recommend approval of the IUP request with the addition of a 35-foot maximum stockpile height. This item is scheduled for the September 28, 2023, Regular Meeting. 5. Corcoran Storage II (PID 31-119-23-33-0001) (City File No. 23-016) Scherber and Associates, LLC. applied for a Site Plan, Conditional Use Permit, Variance, and a Rezoning to allow a 6-building storage facility at 23730 Highway 55. The applicant requested the Council to table this item at the August 24, 2023, regular meeting, and return at the September 28, 2023, Council Meeting. 6. Kariniemi/Jensen Concept Plan (PID 11-119-23-21-0002) (City File No. 23-018) Nate Kariniemi submitted a concept plan for a proposed Open Space and Preservation plat subdivision at 20400 County Road 30. The concept consists of 16 single-family lots ranging from 1-2.2 acres and a 52.4-acre outlot. The applicant received Council feedback at the July 27. Since the July 27, 2023, regular meeting, the applicant has submitted more material for review. This item is scheduled to return to the City Council at the September 28, 2023, regular meeting. 7. South Fork Village Concept Plan (PID 01-119-23-44-0046) (City File No. 23-020) Fenway Land Company submitted a concept plan for an apartment complex on the Martin property, located on the southwest corner of Stieg Road and County Road 101. The concept includes a 100-unit market rate apartment, and an outlot that would allow the development of 1-2 retail/commercial spaces along Stieg Road. This item is still being reviewed for completeness but is expected to be reviewed by the City Council at the September 28, 2023, regular meeting. 8. Accessory Structure Zoning Ordinance Amendment (Citywide) (City File 23- 021) After some discussion at the August 24th Regular Meeting, Council directed staff to bring forward an amendment to Section 1030.020 of the Zoning Ordinance to allow flexibility from the eave and overhang requirements on new accessory buildings to match legal nonconforming structures on the property. This item is scheduled for the October 5, 2023, Planning Commission meeting. 9. Ordinance Cleanup (Citywide) (City File 23-022) At the request of staff, Council authorized Staff make minor edits to Title IX & X of the City Code. The edits address minor typographical errors, formatting errors, and other inconsistencies. The update will also include an expansion to the public hearing notice radius from 350 feet to 500 feet. This item is scheduled for the October 5, 2023, Planning Commission meeting. Page 1 of 4 2023 City of Corcoran Core Strategies, Short-Term Goals, and Measurables Core Strategy Enhancing Corcoran’s sense of place and identity. Strategic Objectives 1.Engage residents through proactive outreach and communication. 2.Provide and/or support high quality community events for community gathering. 3.Identify and develop a place where people identify with Corcoran. Short-Term Goals 1.Identify/Plan City trail corridors, including off- road trail plan, more input/direction from Parks and Trails & Planning Commission. Measurables 1.Create a map of existing trails that can be utilized for reviewing future trails by 4th quarter. Status Update – September 22 1.Map creation has begun in coordination with the trail maintenance program. Core Strategy Provide diverse community amenities and recreational opportunities. Strategic Objectives 1.Plan for and provide multi-seasonal and multi-use trail and park systems. 2.Provide high quality parks that are unique, innovative, and accessible. Short-Term Goals 1.Develop a new approach for creating park standards, design and more rapidly construct dedicated parks. 2.Develop a trail maintenance plan. Measurables 1.Hire an engineering consultant to assist in outlining processes for park creation and construction which can be utilized to develop City Park and dedicated parks. Status Update – September 22 1.RFQ for Park Design Services is out and interviews are anticipated on October 10th 2.Need to schedule a Work Session when the Agenda Item: 11b. Page 2 of 4 2. Meet with the Parks and Trails Commission in a work session to outline a park standards document. 3. Create a plan for trail maintenance to bring forward to the Parks and Trails Commission by the end of the 2nd quarter. 4. Bring the trail maintenance plan forward to the Council for review by the end of the 3rd quarter. Park Consultant is brought on board. 3. Staff has met to outline a draft and the trail maintenance policy was brought to Parks and Trails Commission in July and staff was provided feedback to incorporate in the final draft. 4. A final draft of the trail maintenance policy will be brought to the Council in October. Core Strategy Maintain excellence in safety and security for our community. Strategic Objectives 1. Promote public safety engagement with the community. 2. Maintain position as one of the safest cities in Minnesota. Short-Term Goals 1. Evaluate road designations and pedestrian crossings/crosswalk standards to ensure pedestrian safety. 2. Deploy automatic license plate readers for use by Police/Public Safety. 3. Accelerate planning and action for fire, rescue, and first responder services. Measurables 1. Host a work session to understand desires for pedestrian crossing/crosswalk standards by the end of 2nd Quarter. 2. Create a financial and deployment plan for automatic license plate readers. 3. Complete two action steps within phase one of the Fire Service Action Plan. Status Update – September 22 1. Held a work session on March 9 and are reviewing a draft policy on June 8. 2. Staff has begun work on the financial and deployment plan. A work session will be scheduled in the 4th Quarter. 3. Staff will be working on the action steps. Page 3 of 4 Core Strategy Ensure high quality, market driven growth. Strategic Objectives 1. Be innovative in molding market forces and organic growth into the community. 2. Protect natural character, environmental features, and agricultural roots. 3. Preserve our distinguishing features through market driven development. 4. Be responsive to the needs of businesses, both current and prospective. Short-Term Goals 1. Review zoning around commercial and industrial, consider types of land uses, buffers, impacts. 2. Finish the PUD project, end cookie-cutter developments. Measurables 1. Approve an ordinance update work plan related to underlying zoning for commercial and industrial land uses by end of 3rd Quarter. 2. Incorporate feedback from the Joint Work Session; bring back a draft for review by the end of 2nd Quarter. Status Update – September 22 1. Staff met with Council on September 14th to being to develop a workplan. 2. Adopted the PUD Ordinance Amendment at the May 25 meeting. Core Strategy Provide high quality, innovative municipal services. Strategic Objectives 1. Maintain fiscal stability and affordability. 2. Perform exceptionally within the structure of limited government services. 3. Excel at managing change. Short-Term Goals 1. Align budget process with population growth + inflation Measurables 1. Draft the 2024 budget to meet the goal of equaling growth and inflation. Status Update – September 22 1. Staff drafted the 2024 preliminary budget with this philosophy in mind The General Fund Budget increased by 10.7% lower than the 7.4% population increase and inflation 6% (as of 2/2023 from Bureau of Labor Statistics) The total levy with debt service in Page 4 of 4 increase was 17.1% STAFF REPORT Agenda Item: 11c. Council Meeting: September 28, 2023 Prepared By: Kevin Mattson Topic: Stieg Road – Burial Marker Update Action Required: Informational Summary As part of the Amberly/Bellwether development agreement, street improvements to Stieg Road were planned from the CR 116 intersection to the existing paved section to the east constructed as part of the original Bellwether development. Earlier this summer a burial headstone was discovered along the road corridor which has caused construction delays. The project is now anticipated for construction in Spring 2024. Engineering has been coordinating with their cultural resources team and representatives from state agencies. The attached proposal outlines the recommended next steps in the process to relocate the burial. Financial/Budget The additional scope is considered a project cost related to the Stieg Road Improvements. Options NA Recommendation NA Council Action: NA Attachments: 1 – Engineering Proposal Stantec Consulting Services Inc. 2080 Wooddale Dr, Suite 100 Woodbury MN 55125-2920 September 11, 2023 Project/File: 227704864 Kevin Mattson City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Dear Mr. Mattson, Reference: Stieg Road – Roeder Burial Marker Stantec Consulting Services Inc. (Stantec) is pleased to provide the City of Corcoran the following quote and scope of work for coordination and consultation with the Office of the State Archaeologist (OSA), and identification of living descendants for the proposed relocation of the Roeder Children Burial. A separate scope of work will be prepared for the relocation of the burials following agreement upon the proper approach for relocation between the OSA, City of Corcoran, and Roeder family descendants. Project Background A burial marker for two children was identified during the design phase of improvements to Stieg Road. In response, the City of Corcoran contracted Stantec to conduct documentary research into the nature of the burial marker and additional burial markers in the nearby St John’s Lutheran Cemetery for the same two children prior to consultation with OSA. The documentary research was unable to find definitive evidence regarding the burial location of the two children. Following a review of the report, OSA concluded that the burial marker along Steig Road is the more likely burial location of the two children and recommended the project avoid the burials. Following this recommendation, Stantec met with OSA to discuss the recommendation and next steps for respectful mitigation efforts (relocation) since safety constraints will prevent proper avoidance of the burials. Remote sensing methods were discussed as a potential next step to further investigate the location, however, remote sensing methods are unlikely to be helpful due to a nearby tree and metal fence that would interfere with the results. OSA detailed that relocation of the burial will require evidence that the burials are unavoidable, consultation with interested descendants, OSA, and the City of Corcoran to develop a strategy for relocating the burials, and working with OSA on the burial relocation. Next Steps •Stantec cultural staff will attempt to identify descendants of the Roeder family through genealogical research and collect available contact information, •City of Corcoran and Stantec will send descendant information and evidence that the burials are not avoidable to OSA, Attachment Item: 11c1. September 11, 2023 Kevin Mattson Page 2 of 4 Reference: Stieg Road – Roeder Burial Marker • OSA will contact descendants and coordinate a consultation meeting between interested descendants, the City of Corcoran, OSA, and Stantec to discuss the situation and strategies to respectfully relocate the burials, • Stantec cultural staff will consult with OSA to develop methods for the mitigation plan following agreement on approach for relocation between interested descendants, the City of Corcoran, and OSA. Scope of Services Stantec will conduct a search of census and birth records to identify descendants of the Roeder family that may have interest in participating in the burial relocation process. If descendants are able to be identified, Stantec will attempt to collect contact information for these individuals. Information regarding descendants of the Roeder family and their contact information will be shared with OSA, who will in turn contact identified descendants regarding the status of the Roeder Children Burial. OSA will arrange a meeting between interested descendants, OSA, the City of Corcoran, and Stantec. Stantec will participate in meetings with OSA, the City of Corcoran, and interested descendants to demonstrate the inability to safely avoiding the burial and propose options to respectfully relocate burials located at the burial marker. Cost The estimates below will be billed on a time and materials basis. Effort will not exceed the proposed cost below without advance approval from the City. Cost of Consulting Services Task Cost (including expenses) Identifying Descendants $3,200 Consultation and Meetings $5,500 Total for consultation services $8,700 Assumptions The above proposed schedule and quote is based on the following assumptions: • The City of Corcoran will provide documentation that the burial is unavoidable, September 11, 2023 Kevin Mattson Page 3 of 4 Reference: Stieg Road – Roeder Burial Marker • OSA will contact living descendants to coordinate a meeting, • The relocation of the burial will be quoted in a separate scope of work after consultation between the City of Corcoran, OSA, and descendants of the Roeder family, • 1 onsite meeting with OSA, the City of Corcoran, and interested descendants, • 2 meetings with OSA Stantec is grateful for the opportunity to provide the City of Corcoran with the above quote and scope of work for consulting and planning services for the proposed relocation of the Roeder Children Burial. If you have any questions or need additional information regarding our proposal, please contact us at the email provided below. Respectfully, STANTEC CONSULTING SERVICES INC. Ryan J. Peterson Senior Principal, Business Center Practice Leader Ryan.Peterson@stantec.com Joshua Jensen Archaeologist Joshua.Jensen@Stantec.com September 11, 2023 Kevin Mattson Page 4 of 4 Reference: Stieg Road – Roeder Burial Marker By signing this proposal, authorizes Stantec to proceed with the services herein described and the Client acknowledges that it has read and agrees to be bound by the attached Professional Services Terms and Conditions. This proposal is accepted and agreed on the of , . Per: Client Company Name Print Name & Title Signature Client Company Name Day Month Year City of Corcoran 2023 City Council Schedule Agenda Item: 14. Below is a tentative schedule for City Council meetings. The items and schedule are subject to change. October 12, 2023 Work Session •City Administrator Finalists October 12, 2023 •Follow Up – Met Council - Density •Trail Maintenance Discussion •Public Hearing Notice for the Charter Commission •Bechtold Farms – Amendment October 26, 2023 Work Session •City Logo October 26, 2023 •Planning Project Update •Robbie Kottke - Years of Service Recognition (5 Years) •Ordinance Amendment – Accessory Structures •Ordinance Amendments – Code Clean Up November 6, 2023 – Special Meeting •City Administrator Interviews November 9, 2023 •Discuss the Assessor Contract – Need to Give Notice of Renewal by March 1, 2024 – If RFP Start in December •Public Hearing - Charter Amendment •Charter Amendment Adoption •Draft 2024 Fee Schedule November 20, 2023 (Monday Meeting Due to Holiday) •Park Signs Discussion •Planning Project Update December 18, 2023 (Monday Meeting - Only Meeting in December ) •Truth and Taxation Hearing •Final 2024 Budget and Levy •2024 Wage Schedule •2024 Enterprise Fund Budget •2024 Fee Schedule Adoption •Planning Project Update •2022 Audit Presentation & Annual Financial Report Additional Future Meetings