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2026-01-22 City Council Agenda Packet PUBLIC
1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Presentations 5.Open Forum - Public Comment Opportunity 6.Consent Agenda a.Approval of Minutes b.Financial Claims to January 22, 2026 c.Resolution 2026-12 Appointment of a Vacant Position For The City of Corcoran, Minnesota d.Resolution to accept grant funding for the Intensive Comprehensive Peace Officer Education & Training (ICPOET) Grant Program. e.Resolution 2026-06: Recognizing the Holiday Toy and Food Drive/Toys for Tots donations f.Resolution 2026-10: Recognizing the Corcoran Police Department Shop with a Cop Event g.See My Legacy - Quarterly Acceptance Resolution h.2026 Special Events i.Request for a Site Plan, Conditional Use Permit Amendment and Variances for drive aisle width, parking setback, and exterior storage screening and type at Phil's Quality Automotive at 7590 Commerce Street (PID 26-119-23-11-0029) (City file 25-030) j.Leland (Keefe) Minor Subdivision (City File No. 22-63) k.NE Water Supply Test Well 3 - Bid Award l.Authorize 2026 Maintenance/Material Bids m.Horseshoe Trail Watermain Extension - Pay Request 2 n.Heritage Park Improvements - Pay Request #5 (Building) 7.Planning a.Springs at Corcoran Concept Plan (City File 25-008) 8.Closed Session a.Memorandum of Agreement with Law Enforcement Labor Services (LELS) 9.Unfinished Business a.Closed Session Response 10.New Business 11.Staff Reports 12.Council Reports 13.City Council Schedule a.2026 City Council Schedule Corcoran City Council - Regular Session Agenda January 22, 2026 7:00 PM Revised 1/21/26 1 14.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. 2 STAFF REPORT Agenda Item: 6.a Council Meeting: January 22, 2026 Prepared By: Karen Heiden, Deputy Clerk Topic: Approval of Minutes Action Required: Approval Summary Approve January 08, 2026 City Council Meeting Minutes Recommendation Approve January 08, 2026 City Council Meeting Minutes Council Action Approve January 08, 2026 City Council Meeting Minutes Attachments 1. 2026-01-08 DRAFT Council Minutes.docx 3 City of Corcoran City Council Minutes January 08, 2026, 7pm 1 The Corcoran City Council met on January 08, 2026, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person. The meeting was also available to view online through electronic means using live streaming service through Granicus. Mayor McKee, Councilors Friedrich, Lanterman, Nichols, and Vehrenkamp were present. . Also present: City Administrator Tobin, Assistant City Administrator Williams, City Clerk Johnson, Planner Klingbeil, Public Works Director Mattson, Public Safety Director Gottschalk. 1. Call to Order / Roll Call Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. Council Nichols asked for a Moment of Silence. 3. Agenda Approval Mayor McKee recommended moving item 9a to be discussed in combination with item 6c. MOTION: made by Nichols, seconded by Vehrenkamp to approve the agenda as amended. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) 4. Open Forum – Public Comment Opportunity Mayor McKee invited residents to come forward to address the Council during Open Forum for any items not included on the agenda. City Administrator Tobin explained the instructions to participate in the public comment opportunity. Mayor McKee read public comment from Wendell Brainard, Lily Pond Lane, Corcoran. 6. Consent Agenda a. City Council Meeting Minutes Approval Action – Approved December 11, 2025 City Council Meeting Minutes and December 30, 2025 Special City Council Meeting Minutes. b. Financial Claims Action – Approved Financial Claims to January 08, 2026. c. 2026 Annual Appointments Action – pulled by Mayor McKee for discussion. d. Resolution 2026-05 Appointing Acting City Administrator for Calendar Year 2026 Action – Adopted Resolution 2026-05 Appointing Nalisha Williams Acting City Administrator for Calendar Year 2026. e. 2026-2028 Hennepin County Residential Waste Reduction and Recycling Grant Agreement Action – Adopted Resolution 2026-03 Approving the 2026-2028 Residential Waste Reduction and Recycling Grant Agreement with Hennepin County and direct staff to execute the agreement. f. Sponsoring Northwest Trails Association to Acquire DNR Funding Action – Informational Only. g. Northern States Power Company (dba Xcel Energy) – Electric Franchise Ordinance Action – Approved Electric Franchise Ordinance No. 558 to Northern States Power Company (dba Xcel Energy) as proposed. h. CR 116 and 79th Place Turn Lane Improvements – Pay Request 2 & Final Action – Approved Pay Reqest 2 & Final for the CR 116 and 79th Place Turn Lane Improvements to Asphalt Surface Technologies Corporation in the amount of $29,576.02. i. Water Treatment Plant – Pay Request 29 4 City of Corcoran City Council Minutes January 08, 2026, 7pm 2 Action – Approved Pay Request 29 for the Water Treatment Plant to Rice Lake Construction Group in the amount of $41,008.04. j. Heritage Park Improvements – Pay Request #4 (Building) Action – Approved Pay Request #4 for the Heritage Park Improvements to Valint Construction Services in the amount of $347,504.07. MOTION: made by Vehrenkamp, seconded by Lanterman to approve consent agenda items 6a, 6b, 6d-6j. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp (Motion carries: 5:0) MOTION: made by Friedrich, seconded by Lanterman to amend consent item 6c annual appointments to include 2026 Acting Mayor Jeremy Nichols. Voting Aye: McKee, Friedrich, Lanterman, and Vehrenkamp. Abstain: Nichols (Motion carries: 4:0:1) 7. Planning a. PUBLIC HEARING. Woodland Hills Easement Vacation (City File No. 25-042) Mayor McKee opened public hearing. No one came forward with comment. MOTION: made by Friedrich, seconded by Vehrenkamp to close public hearing for Woodland Hills Easement Vacation. Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries 5:0) MOTION: made by Lanterman, seconded by Vehrenkamp to Adopt Resolution 2026-04 Approving the easement vacation for Lot 8, Block 3 of Woodland Hills of Corcoran. Voting Aye: McKee, Friedrich, Nichols, Lanterman, and Vehrenkamp. (Motion carries: 5:0) 8. Unfinished Business 9. New Business a. Appoint Acting Mayor for 2026 – moved to consent item 6c. 10. Staff Reports City Administrator Tobin stated that new finance director will be starting on Monday, January 12th. He also mentioned an upcoming community survey being done by Community Perceptions 11. Council Reports Vehrenkamp complimented the Public Works Department and thanked them for how they handled the ice on the roads. Corcoran Clean-up Day- First Saturday in May 12. City Council Schedule a. 2026 City Council Schedule 13. Adjournment MOTION: made by Lanterman, seconded by Friedrich to adjourn. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp (Motion carries: 5:0) `Mayor McKee adjourned the meeting at 7:23 p.m. January 08, 2026 Respectfully submitted, _____________________________________ Karen Heiden – Deputy Clerk 5 STAFF REPORT Agenda Item: 6.b Council Meeting: January 22, 2026 Prepared By: Reed Kottke, Accountant Topic: Financial Claims to January 22, 2026 Action Required: Approval Summary Claims require Council review and approval, those permitted per policy have been completed, while others are pending for Council approval. Financial/Budget Claims are within budget or are identified on a case-by-case basis to confirm funding source and seek Council approval as necessary. Options Approve claims as presented or amend and approve claims. Recommendation Approve claims as presented. Council Action Consider approving claims as presented. Attachments 1. 20260122 council.pdf 6 CLAIMS APPROVED AND PROCESSED PER POLICY 109,471.16$ 109,471.16$ Check Register Total Expenditures Approved Agenda Item: 6b 1 Council Meeting: 1/22/2026 Prepared By: Reed Kottke, Accountant Check Range: 38514-38570 Financial Claims: 1/15/2026 7 CLAIMS PENDING COUNCIL APPROVAL 2,952,180.59$ 311,170.38$ 3,263,350.97$ Date Vendor Amount Description 1/2/2026 HEALTH PARTNERS 61,663.00$ JANUARY HEALTH INSURANCE PREMIUMS 1/2/2026 OPTUM CLAIM 250.00$ FLEXIBLE SPENDING ACCOUNT FUNDING REQUEST 1/5/2026 ADP PAYROLL FEES 483.25$ PP26 PROCESSING FEE 1/8/2026 ADP TAX 47,088.55$ PP1 TAX WITHHOLDING 1/8/2026 ADP WAGE PAY 124,598.62$ PP1 NET PAY 1/9/2026 INVOICE CLOUD 2,189.76$ DECEMBER TRANSACTION PROCESSING FEE 1/9/2026 US BANK 17,404.46$ JANUARY PURCHASING CARD MANAGING ACCOUNT STATEMENT 1/12/2026 MEDSURETY 30.00$ JANUARY COBRA ADMINISTRATION 1/12/2026 OPTUM CLAIM 384.56$ FLEXIBLE SPENDING ACCOUNT FUNDING REQUEST 1/12/2026 OPTUM BANK 6,538.92$ PP1 HEALTH SAVINGS ACCOUNT CONTRIBUTIONS 1/12/2026 MINNESOTA STATE RETIREMENT SYSTEM 4,071.79$ PP1 DEFERRED COMPENSATION PRE-TAX AND ROTH CONTRIBUTIONS 1/12/2026 MINNESOTA STATE RETIREMENT SYSTEM 4,783.38$ PP1 HEALTH CARE SAVINGS PLAN CONTRIBUTIONS 1/12/2026 PUBLIC EMPLOYEES RETIREMENT ASSOCIATION OF MN 36,438.86$ PP1 PENSION CONTRIBUTIONS 1/15/2026 POSTALIA POSTAGE 500.00$ MAIL METER POSTAGE 1/15/2026 THE HARTFORD 1,112.21$ JANUARY LONG TERM DISABILITY PREMIUMS 1/16/2026 ADP PAYROLL FEES 451.65$ PP1 PROCESSING FEE 1/16/2026 METLIFE 3,181.37$ JANUARY SHORT TERM DISABILITY, DENTAL, AND ANCILLARY HEALTH INSURANCE PREMIUMS Total 311,170.38$ Check Register Automatic Deduction / Electronic Funds Transfer Total Expenditures For Approval Automatic Deduction / Electronic Fund Transfer / Other Disbursement Agenda Item: 6b 2 Council Meeting: 1/22/2026 Prepared By: Reed Kottke, Accountant Check Range: 38571-38581 Financial Claims: 1/22/2026 8 BANK CODE: GEN CHECK DATE: 01/15/2026 INVOICE PAY DATE FROM 01/15/2026 TO 01/15/2026 01/15/2026 10:40 AM User: RCKOTTKE DB: Corcoran Page: 1/2CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 15,561.25 0.00 5,561.25 ABDO LLP538514GEN01/15/2026 28,722.44 0.00 8,722.44 ASCENTEK INC322038515GEN01/15/2026 21,997.30 0.00 1,997.30 BEAUDRY OIL COMPANY62238516GEN01/15/2026 1359.65 0.00 359.65 CENTERPOINT ENERGY 115238517GEN01/15/2026 12,034.32 0.00 2,034.32 CENTERPOINT ENERGY 115238518GEN01/15/2026 11,189.01 0.00 1,189.01 CENTERPOINT ENERGY 115238519GEN01/15/2026 1538.35 0.00 538.35 COMCAST - 002320219338520GEN01/15/2026 11,440.10 0.00 1,440.10 COMCAST - 930899035302538521GEN01/15/2026 1130.30 0.00 130.30 COMCAST 0044893299738522GEN01/15/2026 23,188.12 0.00 3,188.12 COMPUTER INTEGRATION TECH242738523GEN01/15/2026 11,947.00 0.00 1,947.00 CORE & MAIN LP234638524GEN01/15/2026 2313.60 0.00 313.60 CORNERSTONE FORD-CHRYSLER228538525GEN01/15/2026 14,968.50 0.00 4,968.50 CRYSTEEL TRUCK EQUIPMENT41238526GEN01/15/2026 2343.23 0.00 343.23 ECM PUBLISHERS INC201138527GEN01/15/2026 1249.04 0.00 249.04 EMPLOYEE RELATIONS, INC.214138528GEN01/15/2026 3433.82 0.00 433.82 FACTORY MOTOR PARTS320738529GEN01/15/2026 11,264.84 0.00 1,264.84 FIRST ARRIVING IO, INC311638530GEN01/15/2026 1189.00 0.00 189.00 FP MAILING SOLUTIONS163338531GEN01/15/2026 1172.80 0.00 172.80 GOPHER STATE ONE CALL225338532GEN01/15/2026 1928.11 0.00 928.11 HENNEPIN COUNTY ELECTIONS37638533GEN01/15/2026 32,092.90 0.00 2,092.90 HENNEPIN COUNTY ACCOUNTS RECEIVABLE185938534GEN01/15/2026 175.00 0.00 75.00 HENNEPIN COUNTY ACCOUNTS RECEIVABLE185938535GEN01/15/2026 1278.75 0.00 278.75 HKGI312238536GEN01/15/2026 13,449.64 0.00 3,449.64 K TECH SPECIALTY COATINGS LLC326238537GEN01/15/2026 17,840.00 0.00 7,840.00 LENNARMISC38538GEN01/15/2026 1270.00 0.00 270.00 LIGHTBULBS.COM225838539GEN01/15/2026 12,538.00 0.00 2,538.00 MADDEN, GALANTER, HANSEN LLP218938540GEN01/15/2026 119,702.00 0.00 19,702.00 CITY OF MAPLE GROVE5838541GEN01/15/2026 1224.37 0.00 224.37 MCMA318338542GEN01/15/2026 1150.00 0.00 150.00 MID-STATES ORGANIZED CRIME IC261338543GEN01/15/2026 1425.00 0.00 425.00 MINNESOTA RURAL WATER ASSOC196038544GEN01/15/2026 13,209.00 0.00 3,209.00 NORTH AMERICAN SAFETY INC320138545GEN01/15/2026 166.55 0.00 66.55 OPTUM219838546GEN01/15/2026 15,443.37 0.00 5,443.37 REPUBLIC SERVICES13838547GEN01/15/2026 1304.08 0.00 304.08 REPUBLIC SERVICES 13838548GEN01/15/2026 196.55 0.00 96.55 REPUBLIC SERVICES 13838549GEN01/15/2026 1952.75 0.00 952.75 REPUBLIC SERVICES13838550GEN01/15/2026 1348.86 0.00 348.86 REPUBLIC SERVICES13838551GEN01/15/2026 1199.97 0.00 199.97 REPUBLIC SERVICES 13838552GEN01/15/2026 1148.44 0.00 148.44 REPUBLIC SERVICES 13838553GEN01/15/2026 1825.60 0.00 825.60 SCHAEFFER MFG CO258738554GEN01/15/2026 12,394.05 0.00 2,394.05 SECURIAN LIFE INSURANCE COMPANY326338555GEN01/15/2026 23,071.50 0.00 3,071.50 SNAP-ON TOOLS293938556GEN01/15/2026 1389.65 0.00 389.65 T-MOBILE143338557GEN01/15/2026 9 BANK CODE: GEN CHECK DATE: 01/15/2026 INVOICE PAY DATE FROM 01/15/2026 TO 01/15/2026 01/15/2026 10:40 AM User: RCKOTTKE DB: Corcoran Page: 2/2CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 1390.70 0.00 390.70 T-MOBILE143338558GEN01/15/2026 12,223.36 0.00 2,223.36 TRI STATE SURPLUS CO314938559GEN01/15/2026 11,316.46 0.00 1,316.46 VERIZON WIRELESS15438560GEN01/15/2026 58,945.40 0.00 8,945.40 WRIGHT-HENNEPIN184438561GEN01/15/2026 122.85 0.00 22.85 XCEL ENERGY15838562GEN01/15/2026 11,311.68 0.00 1,311.68 XCEL ENERGY15838563GEN01/15/2026 13,079.16 0.00 3,079.16 XCEL ENERGY15838564GEN01/15/2026 1203.27 0.00 203.27 XCEL ENERGY15838565GEN01/15/2026 1345.96 0.00 345.96 XCEL ENERGY15838566GEN01/15/2026 1376.58 0.00 376.58 XCEL ENERGY15838567GEN01/15/2026 127.84 0.00 27.84 XCEL ENERGY15838568GEN01/15/2026 129.68 0.00 29.68 XCEL ENERGY15838569GEN01/15/2026 1731.41 0.00 731.41 ZIEGLER INC22338570GEN01/15/2026 Num Stubs: 0Num Checks: 57 Num Invoices: 71 Total Amount: 109,471.16 10 BANK CODE: GEN CHECK DATE: 01/22/2026 INVOICE PAY DATE FROM 01/22/2026 TO 01/22/2026 01/15/2026 10:53 AM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 82,512,487.37 0.00 2,512,487.37 FIRST NATIONAL BANK OF OMAHA322138571GEN01/22/2026 127,219.91 0.00 27,219.91 CITY OF DELANO304238572GEN01/22/2026 122,921.00 0.00 22,921.00 ELM CREEK WATERSHED MGMT COMM16338573GEN01/22/2026 124,222.56 0.00 24,222.56 CITY OF HANOVER5738574GEN01/22/2026 150,120.97 0.00 50,120.97 METRO WEST INSPECTION SERVICES11738575GEN01/22/2026 134,442.10 0.00 34,442.10 METROPOLITAN COUNCIL137538576GEN01/22/2026 124,139.79 0.00 24,139.79 MN DEPT OF LABOR & INDUSTRY168038577GEN01/22/2026 121,964.04 0.00 21,964.04 NEW LOOK CONTRACTING249438578GEN01/22/2026 1102,547.44 0.00 102,547.44 CITY OF ROGERS22938579GEN01/22/2026 159,736.28 0.00 59,736.28 VALINT CONSTRUCTION SERVICES LLC324938580GEN01/22/2026 172,379.13 0.00 72,379.13 WEST SUBURBAN FIRE DISTRICT11338581GEN01/22/2026 Num Stubs: 0Num Checks: 11 Num Invoices: 18 Total Amount: 2,952,180.59 11 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 1/8Page: 01/15/2026 03:32 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 01/15/2026 - 01/22/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38514 385145,561.25 01/15/26517352DECEMBER 2025 FS ACCOUNTING ESCROWS 90122FS.ABDO LLP12/31/25100-41500-50301 5,561.25 Total For Check 38514 Check 38515 385151,729.80 01/15/264023476AUTO SUPPLIESASCENTEK INC12/22/25100-42100-50220 385151,130.36 01/15/264021805MOTOR OILASCENTEK INC12/22/25100-43100-50212 385154,332.34 01/15/264023476AUTO SUPPLIESASCENTEK INC12/22/25100-43100-50220 38515764.97 01/15/264023476AUTO SUPPLIESASCENTEK INC12/22/25601-49400-50403 38515764.97 01/15/264023476AUTO SUPPLIESASCENTEK INC12/22/25602-49450-50403 8,722.44 Total For Check 38515 Check 38516 385165.08 01/15/263160003UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY12/31/25100-41900-50212 38516155.78 01/15/263160003UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY12/31/25100-42100-50212 385161,827.97 01/15/263160002ULS DYED KODIAK PLUS 50/50BEAUDRY OIL COMPANY12/31/25100-43100-50212 385168.47 01/15/263160003UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY12/31/25100-43100-50212 1,997.30 Total For Check 38516 Check 38517 3851717.00 01/15/2620260108CITY HALL/CITY PARK 8000014143-4 12/2-12/30/25CENTERPOINT ENERGY 01/08/26100-41900-50380 38517342.65 01/15/2620260108CITY HALL/CITY PARK 8000014143-4 12/2-12/30/25CENTERPOINT ENERGY 01/08/26100-45200-50380 359.65 Total For Check 38517 Check 38518 385182,034.32 01/15/2620260102PUBLIC WORKS NATURAL GAS 9884559-7 12/30/25-02/01/26CENTERPOINT ENERGY 01/02/26100-43100-50380 2,034.32 Total For Check 38518 Check 38519 38519594.50 01/15/2620260102-2WATER TREATMENT PLANT 6403967771-7 12/30/25-02/01/26CENTERPOINT ENERGY 01/02/26601-49400-50380 38519594.51 01/15/2620260102-2WATER TREATMENT PLANT 6403967771-7 12/30/25-02/01/26CENTERPOINT ENERGY 01/02/26602-49450-50380 1,189.01 Total For Check 38519 Check 38520 38520269.17 01/15/2620260105CITY HALL/POLICE DEPT INTERNET 01/15/26-02/14/26COMCAST - 002320201/05/26100-41900-50321 38520269.18 01/15/2620260105CITY HALL/POLICE DEPT INTERNET 01/15/26-02/14/26COMCAST - 002320201/05/26100-42100-50321 538.35 Total For Check 38520 Check 38521 38521345.00 01/15/262605310479100 CR 119/10120 & 8200 CR 116 INTERNET JAN-2026COMCAST - 93089903501/01/26100-41900-50321 38521345.00 01/15/262605310479100 CR 119/10120 & 8200 CR 116 INTERNET JAN-2026COMCAST - 93089903501/01/26100-42100-50321 38521295.05 01/15/262605310479100 CR 119/10120 & 8200 CR 116 INTERNET JAN-2026COMCAST - 93089903501/01/26100-43100-50380 38521227.52 01/15/262605310479100 CR 119/10120 & 8200 CR 116 INTERNET JAN-2026COMCAST - 93089903501/01/26601-49400-50380 38521227.53 01/15/262605310479100 CR 119/10120 & 8200 CR 116 INTERNET JAN-2026COMCAST - 93089903501/01/26602-49450-50380 1,440.10 Total For Check 38521 Check 38522 38522130.30 01/15/26202601059100 CO RD 19 PHONE SVCS 01/10/26-02/09/26COMCAST 004489301/05/26100-43100-50321 130.30 Total For Check 38522 Check 38523 385231,233.75 01/15/26507605NET BILLABLE SVCS 11/12/25-12/3/25COMPUTER INTEGRATION TECH12/22/25100-41920-50300 385231,778.12 01/15/26508036NET BILLABLE SVCS 12/3/25-12/17/25COMPUTER INTEGRATION TECH12/31/25100-41920-50300 38523176.25 01/15/26508036NET BILLABLE SVCS 12/3/25-12/17/25COMPUTER INTEGRATION TECH12/31/25601-49400-50300 3,188.12 Total For Check 38523 12 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 2/8Page: 01/15/2026 03:32 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 01/15/2026 - 01/22/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38524 385241,947.00 01/15/26Y30404320 PVC C99 DR18 PIPE 20' GSKT X 22CORE & MAIN LP12/23/25601-49400-50227 1,947.00 Total For Check 38524 Check 38525 38525188.16 01/15/2615525554PRKIT TPMS SENSOR X 3CORNERSTONE FORD-CHRYSLER11/25/25100-42100-50403 38525125.44 01/15/2615525555PRKIT TPMS SENSOR X 2CORNERSTONE FORD-CHRYSLER11/25/25100-42100-50403 313.60 Total For Check 38525 Check 38526 385264,968.50 01/15/26FP202550PARTS & SUPPLIESCRYSTEEL TRUCK EQUIPMENT12/30/25100-43125-50210 4,968.50 Total For Check 38526 Check 38527 38527217.88 01/15/261079120AD# 1509446 12/25 ORDINANCE # 2025-557ECM PUBLISHERS INC12/25/25100-41900-50350 38527125.35 01/15/261079912AD# 1509766 12/25/25-1/1/26 PH WOODLAND HILLSECM PUBLISHERS INC01/01/26100-41900-50350 343.23 Total For Check 38527 Check 38528 38528249.04 01/15/26100326BACKGROUND CHECK SVCSEMPLOYEE RELATIONS, INC.12/31/25100-41900-50300 249.04 Total For Check 38528 Check 38529 38529140.22 01/15/26128-230459PARTS & SUPPLIESFACTORY MOTOR PARTS12/31/25100-43100-50220 38529119.36 01/15/26128-230398PARTS & SUPPLIESFACTORY MOTOR PARTS12/30/25100-43100-50220 38529174.24 01/15/26128-230402PARTS & SUPPLIESFACTORY MOTOR PARTS12/30/25100-43100-50220 433.82 Total For Check 38529 Check 38530 385301,264.84 01/15/266236DASHBOARD SUBSCRIPTION 01/16/26 - 01/15/27FIRST ARRIVING IO, INC10/16/25100-41920-50308 1,264.84 Total For Check 38530 Check 38531 38531189.00 01/15/26RI106859172POSTAGE MACHINE RENTAL 11/3/25-2/2/26FP MAILING SOLUTIONS11/04/25100-41900-50413 189.00 Total For Check 38531 Check 38532 3853286.40 01/15/265120316128 BILLABLE TICKETS @ $1.35GOPHER STATE ONE CALL12/31/25601-49400-50380 3853286.40 01/15/265120316128 BILLABLE TICKETS @ $1.35GOPHER STATE ONE CALL12/31/25602-49450-50380 172.80 Total For Check 38532 Check 38533 38533928.11 01/15/2625CORSERVICE PERIOD 11/1/24-11/30/25HENNEPIN COUNTY ELECTIONS12/15/25100-41410-50210 928.11 Total For Check 38533 Check 38534 385342.50 01/15/261000259526REC0001570 DOC REVIEW DEC 2025HENNEPIN COUNTY ACCOUNTS RECEIVABLE12/31/25100-41910-50300 385341,740.84 01/15/261000259173ITC0001115-RADIO & MDC FEES DEC 2025 POLICEHENNEPIN COUNTY ACCOUNTS RECEIVABLE01/02/26100-42100-50323 38534349.56 01/15/261000259124ITC0001201 RADIO FLEET/MESB FEES DEC 2025HENNEPIN COUNTY ACCOUNTS RECEIVABLE01/02/26100-43100-50323 2,092.90 Total For Check 38534 Check 38535 3853575.00 01/15/261000259736SHF0001016 - JAIL PER DIEM DEC 2025HENNEPIN COUNTY ACCOUNTS RECEIVABLE12/31/25100-42100-50305 75.00 Total For Check 38535 Check 38536 13 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 3/8Page: 01/15/2026 03:32 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 01/15/2026 - 01/22/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38536 38536278.75 01/15/26023-058-25CITY PARK PLANNING & DESIGN DECEMBER 2025HKGI01/09/26415-45200-50300 278.75 Total For Check 38536 Check 38537 385373,449.64 01/15/26425120097BEET HEET CONCENTRATEK TECH SPECIALTY COATINGS LLC12/13/25100-43125-50210 3,449.64 Total For Check 38537 Check 38538 385382,856.00 01/15/26P22-0683WATER AND SEWER CONNECTION FEE REFUNDLENNAR01/12/26601-00000-37155 385381,256.00 01/15/26P22-0683WATER AND SEWER CONNECTION FEE REFUNDLENNAR01/12/26601-00000-37170 385382,485.00 01/15/26P22-0683WATER AND SEWER CONNECTION FEE REFUNDLENNAR01/12/26602-00000-20800 385381,243.00 01/15/26P22-0683WATER AND SEWER CONNECTION FEE REFUNDLENNAR01/12/26602-00000-37275 7,840.00 Total For Check 38538 Check 38539 38539270.00 01/15/26INV4292991FLOODLT2AS140 X 2LIGHTBULBS.COM11/17/25100-45200-50221 270.00 Total For Check 38539 Check 38540 385402,538.00 01/15/2620251231LABOR RELATIONS SERVICES 20251231MADDEN, GALANTER, HANSEN LLP01/06/26100-41600-50300 2,538.00 Total For Check 38540 Check 38541 3854117,203.00 01/15/2622605SEMI ANNUAL WATER SERVICE CONTRACT PAYMENTCITY OF MAPLE GROVE12/23/25601-00000-23201 385412,499.00 01/15/2622605SEMI ANNUAL WATER SERVICE CONTRACT PAYMENTCITY OF MAPLE GROVE12/23/25601-49400-50310 19,702.00 Total For Check 38541 Check 38542 38542224.37 01/15/26202501012026 MEMBERSHIP J TOBINMCMA01/01/26100-41320-50433 224.37 Total For Check 38542 Check 38543 38543150.00 01/15/262601156-IN2026 MEMBERSHIP FOR 11-25 FT SWORNMID-STATES ORGANIZED CRIME IC01/06/26100-42100-50433 150.00 Total For Check 38543 Check 38544 38544212.50 01/15/262026-MBRSHP2026 ASSOC MBRSHP 2/1/26-1/31/27MINNESOTA RURAL WATER ASSOC11/17/25601-49400-50433 38544212.50 01/15/262026-MBRSHP2026 ASSOC MBRSHP 2/1/26-1/31/27MINNESOTA RURAL WATER ASSOC11/17/25602-49450-50433 425.00 Total For Check 38544 Check 38545 385453,209.00 01/15/26INV105253UNIFORMSNORTH AMERICAN SAFETY INC12/30/25100-43100-50210 3,209.00 Total For Check 38545 Check 38546 3854666.55 01/15/260001852029HSA/FSA DECEMBER 2025 ACCOUNT FEEOPTUM01/09/26100-41900-50300 66.55 Total For Check 38546 Check 38547 385475,443.37 01/15/2698940642025 RECYCLING CERTIFICATIONREPUBLIC SERVICES01/12/26100-00000-22210 5,443.37 Total For Check 38547 Check 38548 38548304.08 01/15/260894-007378166REPUBLIC SVCS CITY PARK JANUARY 2026REPUBLIC SERVICES 12/31/25100-45200-50380 304.08 Total For Check 38548 14 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 4/8Page: 01/15/2026 03:32 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 01/15/2026 - 01/22/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38549 3854996.55 01/15/260894-007351934REPUBLIC SVCS WTP DECEMBER 2025REPUBLIC SERVICES 12/25/25601-49400-50380 96.55 Total For Check 38549 Check 38550 38550952.75 01/15/260894-007378292REPUBLIC SVCS-ADHOC CITY HALL DECEMBER 2025REPUBLIC SERVICES12/31/25100-43201-50300 952.75 Total For Check 38550 Check 38551 38551348.86 01/15/260894-007378292-2REPUBLIC SVCS-ADHOC CITY HALL JANUARY 2026REPUBLIC SERVICES12/31/25100-43201-50300 348.86 Total For Check 38551 Check 38552 38552199.97 01/15/260894-007378960REPUBLIC SVCS PUBLIC WORKS DECEMBER 2025REPUBLIC SERVICES 12/31/25100-43100-50380 199.97 Total For Check 38552 Check 38553 38553148.44 01/15/260894-007379846REPUBLIC SVCS WILDFLOWER PARK JANUARY 2026REPUBLIC SERVICES 12/31/25100-45200-50380 148.44 Total For Check 38553 Check 38554 38554825.60 01/15/26ABH2662-INV1SYFORCE GREEN + MOLY EP SCHAEFFER MFG CO12/18/25100-43100-50212 825.60 Total For Check 38554 Check 38555 38555186.75 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-41320-50130 38555113.50 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-41400-50130 3855515.75 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-41500-50130 3855550.91 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-41910-50130 38555682.95 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-42100-50130 38555223.80 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-42102-50130 3855583.37 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-42400-50130 38555311.63 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-43100-50130 3855524.00 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-43170-50130 3855515.77 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-45100-50130 38555552.00 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26100-45200-50130 3855566.81 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26601-49400-50130 3855566.81 01/15/260070833-JAN2026JANUARY 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY01/01/26602-49450-50130 2,394.05 Total For Check 38555 Check 38556 38556649.00 01/15/261230256504725.4 SOLUS PLUS LOY, SCANBAYSNAP-ON TOOLS12/30/25100-43100-50220 385562,422.50 01/15/2612302565048VARIOUS PARTSSNAP-ON TOOLS12/30/25100-43100-50220 3,071.50 Total For Check 38556 Check 38557 38557194.83 01/15/2620251220UTILITIES CELLULAR 203312140 11/21/25-12/20/25T-MOBILE12/21/25601-49400-50210 38557194.82 01/15/2620251220UTILITIES CELLULAR 203312140 11/21/25-12/20/25T-MOBILE12/21/25602-49450-50210 389.65 Total For Check 38557 Check 38558 38558390.70 01/15/2620251221PUBLIC WORKS CELLULAR 992365225 11/21/25-12/20/25T-MOBILE12/21/25100-43100-50321 390.70 Total For Check 38558 Check 38559 385592,223.36 01/15/2644265VARIOUS PARTSTRI STATE SURPLUS CO12/22/25100-43100-50210 15 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 5/8Page: 01/15/2026 03:32 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 01/15/2026 - 01/22/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38559 2,223.36 Total For Check 38559 Check 38560 3856038.65 01/15/266132002881PD/CH CELL PHONE SERVICE 11/27/25-12/26/25VERIZON WIRELESS12/26/25100-41320-50321 3856038.65 01/15/266132002881PD/CH CELL PHONE SERVICE 11/27/25-12/26/25VERIZON WIRELESS12/26/25100-41400-50321 38560139.01 01/15/266132002881PD/CH CELL PHONE SERVICE 11/27/25-12/26/25VERIZON WIRELESS12/26/25100-41900-50321 38560619.79 01/15/266132002881PD/CH CELL PHONE SERVICE 11/27/25-12/26/25VERIZON WIRELESS12/26/25100-42100-50321 38560480.36 01/15/266132002881PD/CH CELL PHONE SERVICE 11/27/25-12/26/25VERIZON WIRELESS12/26/25100-42100-50323 1,316.46 Total For Check 38560 Check 38561 3856124.04 01/15/2635032716622-3CK REQ ELECTRIC DEC 2025 OAKDALE DR/HEATHER LNWRIGHT-HENNEPIN01/09/26100-00000-22205 38561114.76 01/15/2635032716622-2CK REQ ELECTRIC DEC 2025 HUNTERS RIDGE/HOPE WAYWRIGHT-HENNEPIN01/09/26100-00000-22205 38561120.96 01/15/2635032716622-4CK REQ ELECTRIC DEC 2025 POPLAR/63RDWRIGHT-HENNEPIN01/09/26100-00000-22205 38561150.60 01/15/2635032661351TAVERA ELECTRIC DECEMBER 2025WRIGHT-HENNEPIN12/18/25100-00000-22205-056 385618,535.04 01/15/2635032716622ELECTRIC DECEMBER 2025WRIGHT-HENNEPIN01/09/26100-41900-50381 8,945.40 Total For Check 38561 Check 38562 3856222.85 01/15/26959298566XCEL 9820 CR 101 11/30/25-12/29/25XCEL ENERGY12/31/25601-49400-50381 22.85 Total For Check 38562 Check 38563 385631,311.68 01/15/26958040133XCEL 9100 CR 19 11/18/25-12/21/25XCEL ENERGY12/22/25100-43100-50381 1,311.68 Total For Check 38563 Check 38564 385643,079.16 01/15/26959367612XCEL WATER TREATMENT PLANT 11/30-12/29/25XCEL ENERGY12/31/25601-49400-50381 3,079.16 Total For Check 38564 Check 38565 38565203.27 01/15/26959369409XCEL OSWALD FARM 11/30/25-12/29/25XCEL ENERGY12/31/25601-49400-50381 203.27 Total For Check 38565 Check 38566 38566345.96 01/15/26955382963XCEL BELLWETHER STREET LIGHTS 11/3-12/2/25XCEL ENERGY12/03/25100-00000-22205-087 345.96 Total For Check 38566 Check 38567 38567376.58 01/15/26959638113XCEL BELLWETHER STREET LIGHTS 12/2-1/2/26XCEL ENERGY01/05/26100-00000-22205-087 376.58 Total For Check 38567 Check 38568 3856827.84 01/15/26955615148XCEL 9700 CR 119, 11/2/25-12/3/25XCEL ENERGY12/04/25100-43100-50381 27.84 Total For Check 38568 Check 38569 3856929.68 01/15/26959903295XCEL 9700 CR 119, 12/2/25-01/05/26XCEL ENERGY01/06/26100-43100-50381 29.68 Total For Check 38569 Check 38570 38570731.41 01/15/26IN002229426SO04915146 MISC PARTSZIEGLER INC12/24/25100-43100-50220 731.41 Total For Check 38570 Check 38571 16 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 6/8Page: 01/15/2026 03:32 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 01/15/2026 - 01/22/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38571 3857135,000.00 01/22/26CORCO16AJAN26CORCO16A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50600 3857170,000.00 01/22/26CORCO18AJAN26CORCO18A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50600 3857190,000.00 01/22/26CORCO20AJAN26CORCO20A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50600 38571185,000.00 01/22/26CORCO22AJAN26CORCO22A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50600 38571350.00 01/22/26CORCO16AJAN26CORCO16A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50610 385713,225.00 01/22/26CORCO18AJAN26CORCO18A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50610 385714,650.00 01/22/26CORCO20AJAN26CORCO20A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50610 3857126,968.75 01/22/26CORCO22AJAN26CORCO22A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50610 38571247.50 01/22/26CORCO16AJAN26CORCO16A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25309-47000-50620 38571180,000.00 01/22/26CORCO20BJAN26CORCO20B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25311-43100-50600 3857120,945.00 01/22/26CORCO20BJAN26CORCO20B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25311-43100-50610 38571495.00 01/22/26CORCO20BJAN26CORCO20B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25311-43100-50620 38571245,000.00 01/22/26CORCO16AJAN26CORCO16A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25312-47000-50600 385718,490.00 01/22/26CORCO16AJAN26CORCO16A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25312-47000-50610 38571247.50 01/22/26CORCO16AJAN26CORCO16A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25312-47000-50620 3857180,000.00 01/22/26CORCO18AJAN26CORCO18A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25313-47000-50600 3857112,337.50 01/22/26CORCO18AJAN26CORCO18A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25313-47000-50610 38571190,000.00 01/22/26CORCORAN23AJAN26CORCORAN23A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25314-47000-50600 3857180,775.00 01/22/26CORCORAN23AJAN26CORCORAN23A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25314-47000-50610 38571247.50 01/22/26CORCORAN23AJAN26CORCORAN23A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25314-47000-50620 38571136,491.11 01/22/26CORCORAN25AJAN26CORCORAN25A INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25315-47000-50610 38571247.50 01/22/26CORCO14BJAN26CORCO14B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25601-47000-50620 38571247.50 01/22/26CORCORAN23AJAN26CORCORAN23A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25601-47000-50620 3857173,800.00 01/22/26CORCO14BJAN26CORCO14B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25601-49400-50600 38571115,000.00 01/22/26CORCO20AJAN26CORCO20A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25601-49400-50600 38571390,000.00 01/22/26CORCORAN23AJAN26CORCORAN23A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25601-49400-50600 3857112,919.01 01/22/26CORCO14BJAN26CORCO14B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25601-49400-50610 385717,150.00 01/22/26CORCO20AJAN26CORCO20A PRINCIPAL & INTERESTFIRST NATIONAL BANK OF OMAHA12/01/25601-49400-50610 38571434,975.00 01/22/26CORCORAN23AJAN26CORCORAN23A PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25601-49400-50610 38571247.50 01/22/26CORCO14BJAN26CORCO14B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25602-47000-50620 3857191,200.00 01/22/26CORCO14BJAN26CORCO14B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25602-49450-50600 3857116,231.00 01/22/26CORCO14BJAN26CORCO14B PRINCIPAL, INTEREST & AGENT FEEFIRST NATIONAL BANK OF OMAHA12/01/25602-49450-50610 2,512,487.37 Total For Check 38571 Check 38572 3857227,219.91 01/22/26202511242026 FRHT M2 TRUCK X7329 RGSTRNCITY OF DELANO11/24/25435-43100-50550 27,219.91 Total For Check 38572 Check 38573 3857322,921.00 01/22/263802026 MEMBER ASSESSMENTELM CREEK WATERSHED MGMT COMM12/24/25100-41900-50433 22,921.00 Total For Check 38573 Check 38574 3857424,222.56 01/22/262026Q1FIRE PROTECTION SERVICES 2026 Q1CITY OF HANOVER01/01/26100-42200-50300 24,222.56 Total For Check 38574 Check 38575 3857550,120.97 01/22/264879PERMITS FINALIZED DECEMBER 2025METRO WEST INSPECTION SERVICES12/29/25100-42400-50300 50,120.97 Total For Check 38575 Check 38576 3857634,790.00 01/22/2620251231DECEMBER 2025 SEWER AVAILABILITY CHARGEMETROPOLITAN COUNCIL12/31/25602-00000-20800 38576(347.90)01/22/2620251231DECEMBER 2025 SEWER AVAILABILITY CHARGEMETROPOLITAN COUNCIL12/31/25602-00000-36200 17 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 7/8Page: 01/15/2026 03:32 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 01/15/2026 - 01/22/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38576 34,442.10 Total For Check 38576 Check 38577 3857725,145.61 01/22/2620251231Q4 2025 BUILDING PERMIT SURCHARGE REPORTMN DEPT OF LABOR & INDUSTRY12/31/25100-00000-20802 38577(1,005.82)01/22/2620251231Q4 2025 BUILDING PERMIT SURCHARGE REPORTMN DEPT OF LABOR & INDUSTRY12/31/25100-00000-32210 24,139.79 Total For Check 38577 Check 38578 385788,804.79 01/22/26193807433-2HORSESHOE TRAIL WATERMAIN PAY REQUEST 2NEW LOOK CONTRACTING01/12/26100-00000-20610 3857813,159.25 01/22/26193807433-2HORSESHOE TRAIL WATERMAIN PAY REQUEST 2NEW LOOK CONTRACTING01/12/26100-00000-22205 21,964.04 Total For Check 38578 Check 38579 38579102,547.44 01/22/262026Q1FIRE PROTECTION SERVICES 2026 Q1CITY OF ROGERS01/01/26100-42200-50300 102,547.44 Total For Check 38579 Check 38580 38580(1,716.54)01/22/262520-5CORCORAN COMMUNITY PARK BUILDING PAY 5VALINT CONSTRUCTION SERVICES LLC01/06/26415-00000-20610 3858061,452.82 01/22/262520-5CORCORAN COMMUNITY PARK BUILDING PAY 5VALINT CONSTRUCTION SERVICES LLC01/06/26415-45200-50520 59,736.28 Total For Check 38580 Check 38581 3858172,379.13 01/22/26I-263FIRE PROTECTION SERVICES 2026 Q1WEST SUBURBAN FIRE DISTRICT12/22/25100-42200-50300 72,379.13 Total For Check 38581 18 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 8/8Page: 01/15/2026 03:32 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 01/15/2026 - 01/22/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number 390,125.19 Fund 100 GENERAL FUND 415,441.25 Fund 309 D/S-EQUIPMENT CERTS 201,440.00 Fund 311 2020B CAPITAL IMP REFUNDING BOND D/S 253,737.50 Fund 312 2016A DOWNTOWN IMPROVEMENT D/S 92,337.50 Fund 313 ROCKFORD SCHOOL LAND 2018A D/S 271,022.50 Fund 314 2023A DEBT SERVICE 136,491.11 Fund 315 2025A DEBT SERVICE 60,015.03 Fund 415 PARK CAPITAL FUND 27,219.91 Fund 435 2025A BOND EQUIPMENT 1,065,825.62 Fund 601 WATER 147,996.14 Fund 602 SEWER Fund Totals: 3,061,651.75 Total For All Funds: 19 STAFF REPORT Agenda Item: 6.c Council Meeting: January 22, 2026 Prepared By: Nalisha Williams, Assistant City Administrator Topic: Resolution 2026-12 Appointment of a Vacant Position For The City of Corcoran, Minnesota Action Required: Adoption Council Action Adoption of Resolution 2026-12 Appointment of a Vacant Position For The City of Corcoran, Minnesota Attachments 1. Resolution 2026-12 Appointment of a Vacant Position.pdf 20 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-12 Page 1 of 1 Motion By: Seconded By: RESOLUTION FOR THE APPOINTMENT OF A VACANT POSITION FOR THE CITY OF CORCORAN, MINNESOTA WHEREAS, the City Council has authorized the position listed in this resolution for hiring in 2026; WHERAS, the preferred candidate was identified and offered the listed position; WHEREAS, the City fosters a work environment that rewards performance and recognizes commitment to Corcoran’s mission, vision, and values in ways that better posture staff to support current needs and future growth of the City of Cocoran; and NOW, THEREFORE, the Corcoran City Council RESOLVES as follows: 1) Matt Gsellmeier is appointed as Finance Director effective January 12, 2026, at step 4 in grade 14 on the 2026 Wage Schedule. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of January 2026. ________________________________ Tom McKee – Mayor ATTEST: __________________________________________ City Seal Debra Johnson – City Clerk 21 STAFF REPORT Agenda Item: 6.d Council Meeting: January 22, 2026 Prepared By: Darren Bohlsen, Topic: Resolution to accept grant funding for the Intensive Comprehensive Peace Officer Education & Training (ICPOET) Grant Program. Action Required: Approval Summary At the council meeting on December 11, 2025, the Corcoran City Council approved the Corcoran Police Department to accept the ICPOET grant for the amount of $50,000. A signed resolution is needed to move forward with the grant process. Options 1. Motion to approve the resolution to accept the grant for $50,000 from the Minnesota Office of Justice Programs for the ICPOET Grant Program. Recommendation Approve the resolution to accept the grant for $50,000 from the Minnesota Office of Justice Programs for the ICPOET Grant Program. Council Action Accept the grant for $50,000 from the Minnesota Office of Justice Programs for the ICPOET Grant Program. Attachments 1. ICPOET Resolution.pdf 22 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-11 Motion By: Seconded By: A RESOLUTION ACCEPTING THE ICPOET GRANT AWARD WHEREAS, the MN Department of Public Safety Office of Justice Programs has awarded the City of Corcoran with $50,000 grant funding from the Intensive Comprehensive Peace Officer Education & Training (ICPOET) Grant Program, to support a Police Cadet Program for the Corcoran Police Department. WHEREAS, The City Council finds that it is appropriate to accept the grant award as offered for the benefit of the City of Corcoran, and residents; NOW THEREFORE BE IT RESOLVED, the City Council of the City of Corcoran acknowledges the generosity of the MN Department of Public Safety Office of Justice Programs, and graciously accepts the ICPOET grant. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of January 2026. ________________________________ Tom McKee – Mayor ATTEST: ___________________________________ Deb Johnson – City Clerk City Seal 23 STAFF REPORT Agenda Item: 6.e Council Meeting: January 22, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Sergeant Peter Ekenberg and Officer Danielle Hoffman Topic: Resolution 2026-06: Recognizing the Holiday Toy and Food Drive/Toys for Tots donations Action Required: Approval Summary Attached is Resolution 2026-06: Recognizing the Holiday Toy and Food Drive/Toys for Tots donations. The Holiday Toy and Food Drive took place on Tuesday, December 9, 2025 and consisted of 9 neighborhoods and a final stop at City Hall. Toys for Tots collection boxes were located throughout the City at businesses and organizations. Between the two events, an estimated 2,030 pounds of food, 1,056 pounds of toys, and $2,400 in monetary donations. Options 1. Approve Resolution 2026-06: Recognizing the Holiday Toy and Food Drive/Toys for Tots donations. 2. Decline. Recommendation Approve Resolution 2026-06: Recognizing the Holiday Toy and Food Drive/Toys for Tots donations. Council Action Approve Resolution 2026-06: Recognizing the Holiday Toy and Food Drive/Toys for Tots donations. Attachments 1. Resolution 2026-06 Recognizing the Holiday Toy and Food Drive-Toys for Tots Donations 24 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-06 Page 1 of 2 Motion By: Seconded By: A RESOLUTION RECOGNIZING THE HOLIDAY TOY AND FOOD DRIVE & TOYS FOR TOTS DONATIONS WHEREAS, the City Council of the City of Corcoran, Minnesota, does hereby find as follows: WHEREAS, the City of Corcoran supports the efforts of the 4th Annual Holiday Toy and Food Drive event on December 9, 2025; and WHEREAS, the Holiday Toy and Food Drive visited nine neighborhoods with a final stop at City Hall, to engage with residents and collect donations for Cross Services and Toys for Tots; and WHEREAS, the City of Corcoran supports the efforts of the Toys for Tots donation boxes throughout the community to collect donations for Toys for Tots; and WHEREAS, the combined events collected an estimated 2,030 pounds of food, 1,056 pounds of toys, and $2,400 in monetary donations for Cross Services and Toys for Tots; and WHEREAS, The Stanchion Bar donated pizzas, soda, and water to the City of Corcoran to be utilized in support of the Holiday Toy and Food Drive event; and WHEREAS, the success of these events is a direct result of support from the City Council, City of Corcoran staff, Hanover Fire Department, West Suburban Fire District, Rogers Fire Department, Hennepin County Sherriff’s Office, Minnesota State Troopers, Minnesota Department of Natural Resources, The Stanchion Bar, and generous community members; and NOW THEREFORE BE IT RESOLVED, the City Council of the City of Corcoran acknowledges: 1. The outstanding efforts by the Holiday Toy and Food Drive planning team, event staff, and the generosity of all participating community members. 2. Graciously acknowledges the donations listed and provided to Cross Services and Toys for Tots. 3. Graciously accepts the donation from the Stanchion Bar of pizza, soda, and water used for the Holiday Toy and Food Drive. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of January 2026. ________________________________ Tom McKee – Mayor City Seal 25 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-06 Page 2 of 2 ATTEST: ____________________________________ Deb Johnson – City Clerk 26 STAFF REPORT Agenda Item: 6.f Council Meeting: January 22, 2026 Prepared By: Dan Wilcox, Sergeant Officer Abigail Edstrom Topic: Resolution 2026-10: Recognizing the Corcoran Police Department Shop with a Cop Event Action Required: Approval Summary The City of Corcoran held the 8th annual Shop with A Cop event on Wednesday, December 10, 2025. During the event, local children are paired with a police officer for a shopping experience before gathering at the Rogers Event Center. The City of Corcoran collaborates with the cities of Medina, Rogers, and Dayton to host this event. Children participating in the event were referred to participating police departments by local schools and established community outreach programs. The cities of Rogers and Dayton also included children from their respective communities. Area businesses, families, and organizations generously donated to support the event. Donations from the Corcoran area included $1,500 from Ebert Construction, $1,500 from the Ebert Family, $2,000 from the Corcoran Lions, $1,000 from the Northwest Area Jaycees, and $500 from The Stanchion. Life Assembly Church provided Thanksgiving dinners through Maple Grove Hy-Vee, and Target contributed a 10 percent discount on purchases. The cities of Rogers and Dayton also collected donations within their communities to support the event. The funds raised also helped purchase wrapping supplies, decorations, pizza, and refreshments for the event at the Rogers Event Center. All participating cities assisted with supplying materials and setting up the event. 8 children from Corcoran attended the event and shopped at Target in Medina alongside officers from Corcoran, Medina, and Three Rivers Park. Each child was able to purchase approximately $250 to $300 worth of holiday gifts for family and friends. Following the shopping experience, the children and officers gathered at the Rogers Community Center, where, with the help of many volunteers, they wrapped gifts, enjoyed dinner, and were entertained with music and a visit from Santa. Each family was also provided with a $100 Marathon gift card and $100 Target gift card to help complete their shopping. The success of this program was made possible through the support of the Corcoran City Council, Ebert Construction, the Ebert family, the Corcoran Lions, the Northwest Area Jaycees, Life Assembly Church, Target in Medina, The Stanchion, and City of Corcoran staff. The program was coordinated in partnership with the Medina Police Department, Three Rivers Park Police, Dayton Police Department, and Rogers Police Department. Together, these agencies played an essential role in planning, supporting, and delivering a successful event. Financial/Budget Staff time was used in planning and attending the event. Options 1. Approve Resolution #2026-10: Recognizing the Corcoran Police Department Shop with a Cop Event. 2. Decline. Recommendation Approve Resolution #2026-10: Recognizing the Corcoran Police Department Shop with a Cop Event. Council Action Approve Resolution #2026-10: Recognizing the Corcoran Police Department Shop with a Cop Event. 27 Attachments 1. Resolution 2026-10 Recognizing the Shop with a Cop Event 28 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-10 Page 1 of 1 Motion By: Seconded By: A RESOLUTION RECOGNIZING THE CORCORAN POLICE DEPARTMENT SHOP WITH A COP EVENT WHEREAS, the City Council of the City of Corcoran, Minnesota, does hereby find as follows: WHEREAS, the 8th annual Shop with a Cop on Wednesday, December 10, 2025, event gave eight children an opportunity to buy gifts for themselves and their families; and WHEREAS, the 2025 event was coordinated by Officer Abigail Edstrom, with direct support from Corcoran Police Officers, Administrative staff, Rogers Police Department, Dayton Police Department, Medina Police Department, and Three Rivers Park District Department of Public Safety; and WHEREAS, the following donations were received by the City of Corcoran to be utilized in support of the Shop with a Cop event; Organization Donation Ebert Construction $1,500 Ebert Family $1,500 Corcoran Lions $2,000 Northwest Area Jaycees $1,000 Stanchion Bar $500 Life Assembly Church $525 (in-kind 4-person turkey dinner x7) Target 10% discount on purchases NOW THEREFORE BE IT RESOLVED, the City Council of the City of Corcoran acknowledges the outstanding efforts of the Corcoran Police Department, and the generosity of the donors, and graciously accepts the financial donations as listed above. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of January, 2025. ________________________________ Tom McKee – Mayor City Seal ATTEST: ____________________________________ Deb Johnson – City Clerk 29 STAFF REPORT Agenda Item: 6.g Council Meeting: January 22, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: See My Legacy - Quarterly Acceptance Resolution Action Required: Approval Summary The City of Corcoran utilizes See My Legacy, a third-party vendor to collect and administer donations for Heritage Park. During the 4th quarter of the year, one donation was received. As required by Minnesota Statutes § 465.03, any donation to the City must be formally accepted by the City Council via resolution. The following donation was received: Jeremy Nichols ($53.00) Financial/Budget The donation provides a total of $53.00 in funding support for the Heritage Park project. See My Legacy administers processing fees, resulting in a net disbursement of $50.90 to the City. These funds will be deposited into the Heritage Park project budget and used toward project costs. Options Adopt Resolution #2026-07: Recognizing the 2025 Q4 Heritage Park Donations. Provide staff with alternative direction. Decline. Recommendation Adopt Resolution #2026-07: Recognizing the 2025 Q4 Heritage Park Donations. Council Action Attachments 1. Resolution 2026-07 Recognizing 2025 Q4 Heritage Park Donations 30 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-07 Page 1 of 1 Motion By: Seconded By: A RESOLUTION RECOGNIZING THE 2025 Q4 HERITAGE PARK DONATIONS WHEREAS, the City Council of the City of Corcoran, Minnesota, does hereby find as follows: WHEREAS, THE City of Corcoran is authorized to accept donations pursuant to Minnesota Statutes § 465.03 for the benefit of its citizens; and WHEREAS, See My Legacy, a third-party vendor, has collected and administered the following donations on behalf of the City of Corcoran; and WHEREAS, the City of Corcoran graciously accepts this donation from the following individual: Jeremy Nichols - $53.00 ($50.90 received after fees) NOW THEREFORE BE IT RESOLVED, the City Council of the City of Corcoran that the above- described donations are accepted with sincere appreciations and will be used to support the Heritage Park project. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of January 2026. ________________________________ Tom McKee – Mayor City Seal ATTEST: ____________________________________ Deb Johnson – City Clerk 31 STAFF REPORT Agenda Item: 6.h Council Meeting: January 22, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: 2026 Special Events Action Required: Approval Summary Staff is seeking feedback from the City Council regarding the proposed 2026 event schedule. The events outlined below are planned to engage the community and build on the successes of prior years, with exception of a proposed new event - Trunk or Treat. Night to Unite Date: Tuesday, August 4, 2026 (nationally recognized date - cannot be changed) Time: 5:00 pm - 9:00 pm Location: City-wide party at Public Works, with additional neighborhood parties throughout the City. With many residents not having traditional "neighborhoods", the Public Works location provides that option to gather, meet their community, and those that serve them. Bark in the Park Date: Friday, September 11, 2026 Time: 3:00 pm - 6:00 pm Location: Heritage Park Trunk or Treat - NEW Date: Thursday, October 29 (No Council or Commission meeting scheduled) Time: TBD Location: Heritage Park A typical Trunk or Treat event features local organizations and businesses decorating their vehicles or tables with Halloween themes to creatively hand out candy and gain exposure within the community. The financial commitment from the City would be minimal, limited primarily to the cost of candy for the City's own trunk or table, while participating groups would provide their own decorations and treats. Staff time would also be limited, as registration and coordination could be efficiently managed through an online sign-up process. A Trunk or Treat event offers a safer, more controlled environment for families, and serves as an accessible alternative for residents in more rural areas where traditional trick-or-treating can be challenging. Additionally, as the City continues with multiple public engagement initiatives, such as Civic Campus Planning and the 2050 Comprehensive Plan, this creates a valuable opportunity for face-to-face interactions with residents in an informal, welcoming setting. Holiday Toy and Food Drive Date: Tuesday, December 8, 2026 (12/9 as inclement weather contingency) Time: Approximately 5:00 pm - 9:00 pm Location: Registered neighborhoods, with a final stop likely at Heritage Park. Financial/Budget $22,100 was included in the 2026 budget under the Community Engagement Program line (100-45100- 50213). These funds are intended to support community engagement, such as events. Options 32 1. Approve the proposed 2026 special events. 2. Provide staff with alternative direction. 3. Decline to schedule dates for the 2026 community events. Recommendation Approve the proposed 2026 special events. Council Action Approve the proposed 2026 special events. 33 STAFF REPORT Agenda Item: 6.i Council Meeting: January 22, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Kendra Lindahl, AICP & Zeke Peters, AICP Topic: Request for a Site Plan, Conditional Use Permit Amendment and Variances for drive aisle width, parking setback, and exterior storage screening and type at Phil's Quality Automotive at 7590 Commerce Street (PID 26-119-23-11-0029) (City file 25-030) Action Required: Approval Summary The applicant, Sarah Rasmussen, has submitted a request for a Site Plan amendment, Conditional Use Permit Amendment (CUP) amendment to add another dealer parking space and Variances from setback requirements and drive aisle width for paving and expanding the parking areas on the lot. Currently the business has two CUPs, one for automobile services (grandfathered in) and one for dealer services (issued in 1997). The planned improvements will bring the site into compliance with current ordinance standards and will allow this existing business to grow in Corcoran. The Planning Commission recommended approval of the request at the November 6, 2025, meeting with conditions. Following the meeting, the applicant met with staff to discuss the project and recommended conditions of approval. The applicant has submitted a request for additional variances. This staff report is the November report amended to reflect the modified request. Council Action Attachments 1. 2026-01-22 CC PACKET Phils Auto SP VAR.pdf 34 Page 1 of 16 STAFF REPORT Agenda Item ___ City Council Meeting: January 22, 2026 Prepared By: Kendra Lindahl, AICP and Zeke Peters, AICP Topic: Request for a Site Plan, Conditional Use Permit Amendment and Variances for drive aisle width, parking setback, and exterior storage screening and type at Phil’s Quality Automotive at 7590 Commerce Street (PID 26-119- 23-11-0029) (City file 25-030) Action Required: Decision Review Deadline: February 23, 2026 1. Request The applicant, Sarah Rasmussen, has submitted a request for a Site Plan amendment, Conditional Use Permit Amendment (CUP) amendment to add another dealer parking space and Variances from setback requirements and drive aisle width for paving and expanding the parking areas on the lot. Currently the business has two CUPs, one for automobile services (grandfathered in) and one for dealer services (issued in 1997). The planned improvements will bring the site into compliance with current ordinance standards and will allow this existing business to grow in Corcoran. The Planning Commission recommended approval of the request at the November 6, 2025, meeting with conditions. Following the meeting, the applicant met with staff to discuss the project and recommended conditions of approval. The applicant has submitted a request for additional variances. This staff report is the November report amended to reflect the modified request. 2. Planning Commission Review The public hearing was held during the January 6, 2026, Planning Commission meeting. Only the applicant spoke on the subject and clarified they do not do any body work so the vehicles they work on all appear operable. The Commission recommended approval of every request in the report. 3. Background Phil’s Quality Automotive has existed on this site since the late 1980s and the lot was split into three one-acre lots in 1987. The current site is an automobile service shop with a dealer license. The auto services use was permitted and did not require a CUP at the time the business was approved. As it is now a conditional use, the site is assumed to have a CUP for the use as outlined in the Zoning Ordinance. 35 Page 2 of 16 A CUP was granted in 1997 for a dealer license use that is accessory to the automobile service principal use. Part of this approval was a limit on the number of parking stalls dedicated to the dealer use on the lot and a limit on location. The stalls were required to be on the south side of the building and only five were allowed. The applicant is proposing an amendment to the CUP for the dealer license to allow six dealer stalls in on the north side of the building. As the applicant is also seeking to expand the business with the additional dealer stall and the addition of new parking areas, they are required to complete a site plan and this requires paving the parking area to bring it up to current standards. Much of the existing parking area is within the required 50-foot setback from the right-of-way (ROW) found in the current City Code, but the existing parking setback will remain as a legal, non- conforming use. Only the new parking area on the north side will require a setback variance and drive aisle width variance is required for the existing parking area because the actual dimensions are less than what was previously approved. The Planning Commission previously recommended approval for the parking lot variances, site plan and CUPs for the site at the November 5, 2025, meeting. Since that meeting the applicant has modified plans and has added new variances that include the following: - Variance from Section 1040.125 Subd. 4.E(3) to have exterior storage of automobile repairs and services where it is required to be totally enclosed in the principal structure. - Variance from Section 1040.125 Subd. 4.C(5) to have exterior storage that is not screened or fencing where it is required. The staff report has been updated and modified to include the additional variances and to remove any redundancies or non-applicable conditions and items from the previous draft resolution and report. The new information will be marked as such and the resolution has been modified to reflect these new variances. 4. Context Zoning and Land Use The 1-acre property is guided Light Industrial and zoned Light Industrial (I-1). The site is located inside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. Surrounding Properties The properties to the North, West and South are all guided Light Industrial and zoned Light Industrial (I-1). The properties to the East are guided Commercial and zoned Neighborhood Commercial (C-1). 36 Page 3 of 16 Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map and the Hennepin County Natural Resources Map does not identify any significant natural plant communities within the proposed site. 5. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. There are multiple requests as part of this application and they will be analyzed separately. A. Level of City Discretion in Decision Making The City’s discretion in approving a site plan is limited to whether or not the plan meets the standards outlined in the Zoning Ordinance. If it meets these standards, the City must approve the site plan. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. The City’s discretion in approving or denying a conditional use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit. B. Consistency with Ordinance Standards Site Plan The applicant has requested a Site Plan approval for the existing commercial/industrial property to allow for expansion of the existing sales area and expand the parking lot following the connection to public utilities and removal of the old septic and well. Figure 1 – 1997 Site Plan Figure 2 – 2025 Site Plan 37 Page 4 of 16 The historic records and plans for this site are incomplete and the site plan approval provides an opportunity to clarify the uses on site and create a record of all improvements on site. Parking The City Code requires only 13 parking stalls for this 4,434 sq. ft. existing building, but the existing site requires much more parking as evidenced by the actual site visits. The plans show 20 parking stalls and 6 dealer stalls. This meets code requirements. The City Code requires all parking and drive aisles to be paved with curb and gutter. The dealer stalls will be moved from the south side of the building to the new northern parking and would be considered parking stalls. All parking areas are required to be screened from public streets to a height of three feet. Because only the parking on the north is new, only this parking area is required to provide this screening. However, staff encourages the applicant to provide screening on the west side of the parking lot where possible. A portion of the pavement and existing curb cut on the south are within a platted drainage and utility easement that is 50-feet wide. The applicant will be required to enter into an encroachment agreement for the pavement in this area. The applicant has requested a number of variances to upgrade the existing lot. These variances are discussed later in this report. Landscaping The current landscaping shown on the site does not meet the requirements for a building of this type. City code would require 16 overstory trees and 27 understory shrubs based on the site perimeter. The five existing conifer trees in the northeast portion of the site can be used to meet this requirement. The applicant shows 9 new shrubs (dark purple lilac and snowmound spirea) to be planted along the north property line to help screen the expanded parking area. The new parking on the north is required to have shrubs to screen the headlights of vehicles. While not required for the existing parking areas, the applicant is encouraged to provide landscaping along the western curb line screen the existing parking area. • Section 1060.070 (Landscaping) applies “prior to approval of a building permit”. Because no building permit is required for this project, staff finds that Section 1060.070 based on building size does not apply and 16 overstory trees and 27 understory shrubs are not required. • However, because the parking lot is being expanded, the shrub screening requirements do apply to the for the north parking lot. Based on the shrub species selected and the industry standards for spacing, the applicant should provide 16 shrubs north of the new parking area. 38 Page 5 of 16 The City will require the applicant to enter into a Site Improvement Performance Agreement (SIPA) to document and help guide all the required improvements and changes as part of these conditions of approval. Signage There is an existing freestanding sign in the northeast corner of the site. No additional signage is proposed with this application. Any new signage is required to obtain a sign permit prior to installation. Site Plan Summary The proposed site plan will need to be revised per the conditions found for the many different applications below. This also includes giving specific setbacks for the now shown shed on site and all curbing types that match details provided. NEW- Variance for Exterior Storage with no screening The applicant has requested a variance from Section 1040.125 Subd. 4.E(3) to allow exterior storage accessory to the main use that is not screened from the public streets or surrounding properties. The plans show the new area across the entire southern portion of the site, however, Staff notes that the plans will need to be modified to ensure the required parking and drive aisles are not included in the storage area. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for – not prohibition of storage of vehicles in this area was included. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. These areas appear to have been used for storage of vehicles for a number of years based on Hennepin County aerials and the variance would formalize what has been occurring on site without restriction. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based are unique to this small commercial property. The existing drainage ditch on the west property line and large easement on the south do not allow for fencing or screening that would 39 Page 6 of 16 make a meaningful difference while also maintaining fire access. The site will continue to function as it has for more than 30 years. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The property has been storing items on the lot and the site design was limited. The variance will allow the property owner to improve the property to formalize the storage in compliance with current ordinance standards. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement and storage of items in an industrial district. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance and the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. NEW- Variance for Exterior Storage for items related to the automobile services and repair use not enclosed in principal structure The applicant has requested a variance from Section 1040.125 Subd. 4.C(5) to allow exterior storage of items accessory to the automobile services where all storage must be exposed completely in the principal structure. The current building is only large enough to contain service bays for active work on vehicles, and no additional storage for those awaiting services or parts. The applicant has applied for a CUP to have the exterior storage area and a variance to waive the screening requirements. 40 Page 7 of 16 Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. The building does not have internal space to store any vehicles awaiting service and only space for vehicles that are actively being worked on. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The property has been storing vehicles on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. It will also allow a business to continue operation. 41 Page 8 of 16 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance and the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. Variance for Drive Aisle The applicant has requested a variance from Section 1060.060 Subd. 4.C(2) to allow a drive aisle of 20.7 feet where 26 feet is required for 90-degree parking stalls. The existing plans from 1997 show a drive aisle of 24 feet, however the existing condition does not match and the business has been functioning with non-conforming parking and drive aisles for more than 30 years. This parking is an existing non-conformity and the improvements to the parking lot is permitted by Section 1030.010 of the City Code. Since the parking stalls were not striped and have been used informally, they would need to be brought into compliance with the current standards as part of the improvements. The plans do show a small shift inward of the curb from the existing gravel parking lot line, but this shift is not enough to account for the narrow drive aisle. The 57.7 distance between the drainage ditch and the building simply does not provide enough space for the standard parking stall depth of 18.5 feet, 26-foot drive aisle and the existing 6-foot sidewalk. There has never been adequate space on site to meet these requirements. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. 42 Page 9 of 16 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The property has been parking on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance and the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. 43 Page 10 of 16 Variance for parking setback on the North property line The applicant has requested a variance from Section 1060.060 Subd. 4.A(1) to allow a 27.3-foot setback where 50 feet is required for a front yard parking setback. This variance request is required to build the site as proposed. The applicant has parking within the required 50-foot setback elsewhere on site; however, those areas were identified as parking before and have been grandfathered in from previous approvals. The stalls in this area are 60-degree parking stalls. The dimension of the parking stalls and drive aisle meet the ordinance standards; however, the angle of the parking and narrowness of the drive aisle will make backing out of the stalls difficult. The nature of this parking design will function similar to a one-way drive aisle. For this reason, staff has included a condition that these seven parking stalls be signed as “employee parking only”. This area was originally the septic tank and mound prior to the site connecting to municipal services. For this reason, the application requires a variance from the setback for the stalls along the north property line that were not approved previously. Variance requests are evaluated using the standards found in Section 1070.040 Subd. 2.B: 1. There are practical difficulties in complying with the zoning ordinance. There are practical difficulties in complying with the Zoning Ordinance. The small lot is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot. The site was originally designed in 1986 and was reviewed again in 1997 when a new CUP was applied for. The area shown as new parking was once a septic mound and field and is the only area where the applicant can fit the additional parking for the proposed improvements to the site. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based is unique to this small commercial property, which has two street frontages and is constrained by regional drainage ditches on two property lines. The existing area was a septic tank and mound and is no longer needed as the site was required to hook up to municipal services. The area is needed to meet parking requirements of the existing use with today’s City Code. 44 Page 11 of 16 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The parking setback would be similar to the existing parking setbacks on site. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. This area will also be able to provide the required screening for parking areas. Landscaping must be provided to provide screening of three feet to screen headlights from the public street. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. 6. The City may impose conditions on the variance to address the impact of the variance. Staff has no additional conditions for the variance that are not mentioned in the other applications on this request including the additional variance, the CUPs and Site Plan. The approval of all items is conditional on the approval of this variance and vice versa. Conditional Use Permit Amendment The applicant has requested a CUP Amendment for the site. Section 1070.20 Subd. 6.C. provides standards for an expansion of the existing use for the dealer parking and the pavement of the parking and storage area on the lot. The current CUP for the dealer license and use accessory to the auto repair shop was approved in 1997 and restricted the CUP to five parking stalls in the rear yard. The new proposal is asking for six stalls, which would be relocated from the south side of the building to the new stalls on the north. All CUP amendments follow the same procedure as a new CUP and will need to be evaluated using the standards found in Section 1070.020 Subd. 3.G.: 45 Page 12 of 16 A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The conditional use is compliant with the Comprehensive Plan. The Light Industrial land use designation specifically allows for limited vehicle sales, and the additional spot has operated prior. Additionally, adding the new spot will require the applicant to improve their existing stalls to match standards found in the City Code today which helps the City achieve its goals to facilitate the retention and expansion of existing businesses while promoting economic stability. B. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The maintenance of this CUP for the dealer spot expansion will promote and enhance the general welfare as it will provide larger spaces and newer pavement that complies with today’s standards and helps with vehicles who are kept for longer periods of time be delineated from cars who are awaiting work. C. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The use is not injurious to the use or enjoyment of other property in the immediate vicinity as it exists today and will be expanded minorly. The existing CUP restricts the use of sales gimmicks like signs, banners, and stickers to attract attention to vehicles. D. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. There are similar vehicle repair uses in the area, and the used car dealership part of this property is accessory to that. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities and services are available, and the expansion of one spot is not expected to have any impact on them. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations and as part of the other applications attached to this request. 46 Page 13 of 16 G. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and has included conditions to ensure compliance with the performance standards. This includes reviewing compliance with the requirements of a Motor Vehicles, Boats, and Equipment Sales conditional use standards found in Section 1040.120 Subd. 4.D: 1. All sales shall occur on one lot. All sales will occur on the same lot 2. Parking areas for the outside storage and sale of vehicles, boats and trailers, shall be on impervious surface, either bituminous, concrete, or approved equivalent. The sales areas are paved and will be required to match the new paving of the rest of the parking lot area. 3. Interior concrete or asphalt curbs shall be constructed within the property to separate driving and parking areas from landscaped areas. The applicant will be paving and curbing the entire parking area as part of the site plan and will meet this standard. 4. All areas of the property not devoted to buildings or parking areas shall be landscaped in accordance with this Ordinance. The current site plan shows all areas not used for the building or parking as landscaped. 5. Off-street parking shall be provided for customers and employees in accordance with this Ordinance. Off-street parking that is separate from the six stalls is provided. 6. Parking for a motor vehicle, boat, or trailer sales shall not be less than 9 feet wide by 18.5 feet in length. The dealer stalls are currently shown as 9 feet by 22 feet. Staff finds that the standards for the CUP amendment have been met and has added any necessary conditions to the report to ensure compatibility with the past approvals and current City Code. These conditions include requiring the entire parking area on the site plan to be paved with a curb around the perimeter. The revised plans now show curbing and pavement for the entire site. 47 Page 14 of 16 The City Engineer’s review of the items will require improvements to both driveway entrances. While the driveways are noted as not up to City Standards for width, they have been functioning as their current size since 1986 and will be allowed to remain. Conditional Use Permit for Outside Storage The applicant has now requested a conditional use permit for outside storage. Staff finds no record of outside storage being approved as part of the prior approvals. However, the prior code may have permitted such storage without a conditional use permit. The current standards for Motor Vehicle, Boat or Equipment Repair in Section 1040.125, Subd. 4 (C.) requires the storage of damaged vehicles and vehicle parts and accessory equipment to be completely inside a principal or accessory building. The applicant has applied for a separate variance to address this concern as the storage will be used to store vehicles that are being repaired and worked on. Exterior storage is a conditional accessory use in the I-1 district subject to the following standards: 1. Storage area is blacktop or concrete surfaced unless specifically approved by the City Council. The entire parking lot area and proposed storage areas will be paved. 2. The storage area does not take up parking space or loading space as required to conform to the Zoning Ordinance. The dealer parking stalls have been moved to the new parking area on the north, but two of the western lots are shown in the storage area. These stalls are in excess of the number stalls required by code and may be used for storage of vehicles awaiting repair. Figure 3 - outside storage area proposed by applicant (in red) Figure 4 - outside storage area proposed by Staff (in red) 48 Page 15 of 16 3. The storage area is screened from public streets and surrounding properties. The applicant could screen a small storage area with fencing to screen the materials in this area. However, the area available for screening is minimal and may not be worth the investment in fencing. The applicant has applied for a new variance to mitigate this issues and not provide any additional screening. The storage area will need to be revised to move it out of the required drive aisle and parking on the property. Summary The application would allow parking lot expansion and improvements on the site to allow this existing business to grow in Corcoran. Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and has found the requested items are incompliance with the ordinance standards with the findings and conditions in the draft resolution: 1. Site Plan approval for the proposed site improvements. 2. NEW- Variance to allow exterior storage of automobile repairs that are not enclosed in the principal structure as required. 3. NEW- Variance for exterior storage that is not screened from public streets or surrounding properties as required. 4. Variance for a drive aisle that is 20.7 feet in width where 26 feet is required for 90-degree parking. 5. Variance for parking on the north setback is 27.3 feet away where 50 feet is required. 6. Conditional Use permit Amendment to the 1997 CUP that permitted the Motor vehicle sales accessory use to increase the allowed number of dealer stalls from five to six. 7. Conditional Use Permit for accessory exterior storage. Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and finds that the variance standards have been met and recommends approval. The Planning Commission also recommends approval of the resolution as provided. 6. Action Move to adopt Resolution 2026-08 approving the Site Plan, CUPA, two CUPs, and four Variances, as recommended by the Planning Commission. 49 Page 16 of 16 Attachments 1.Resolution 2026-08 Approving the Site Plan, CUPA, two CUPs and four Variances 2.City Engineer’s Memo dated December 22, 2025 3.Site Location Map 4.Resolution 1997-42 dated June 12, 1997 5.Applicant Narrative received August 18, 2025 and revised December 29, 2025 6.Site Plan and Survey received December 29, 2025 7. Draft Site Improvement Performance Agreement 50 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-08 Page 1 of 7 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN, CONDITIONAL USE PERMIT AMENDMENT, TWO CONDITIONAL USE PERMITS AND FOUR VARIANCES FOR THE PROPERTY LOCATED AT 7590 COMMERCE STREET (PID 26-119-23-11-0029) (CITY FILE NO. 25-030) WHEREAS, Sarah Rasmussen of Phil’s Quality Automotive (“the applicant”) requests approval of a site plan, conditional use permit amendment, two conditional use permit and four variances to allow for the expansion and improvement of their auto repair and accessory vehicle sales business on property legally described as follows: SEE ATTACHMENT A WHEREAS, the Planning Commission reviewed the applications at a duly called public hearing and recommends approval. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions; 1. A site plan, conditional use permit amendment, two conditional use permits and four variances are approved to allow for the improvement of the existing site and the increase in the number of dealer stalls from five to six as shown on application and plans received by the City on August 18, 2025 with additional information received on December 18, 2025 and December 30, 2025, except as amended by this resolution. 2. The applicant must comply with the City Engineer’s memo dated December 22, 2025. 3. A conditional use permit amendment is approved to increase the number of dealer stalls from five to six on the lot as restricted on Resolution 1997-42 subject to the finding that the applicable criteria in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. The conditional use is compliant with the Comprehensive Plan. The Light Industrial land use designation specifically allows for limited vehicle sales, and the additional spot has operated prior. Additionally, adding the new spot will require the applicant to improve their existing stalls to match standards found in the City Code today which helps the City achieve its goals to facilitate the retention and expansion of existing businesses while promoting economic stability. b. The maintenance of this CUP for the dealer spot expansion will promote and enhance the general welfare as it will provide larger spaces and newer pavement that complies with today’s standards and helps with vehicles who are kept for longer periods of time be delineated from cars who are awaiting work. c. The use is not injurious to the use or enjoyment of other property in the immediate vicinity as it exists today and will be expanded minorly. The existing 51 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-08 Page 2 of 7 CUP restricts the use of sales gimmicks like signs, banners, and stickers to attract attention to vehicles. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. There are similar vehicle repair uses in the area, and the used car dealership part of this property is accessory to that. e. Adequate public facilities and services are available, and the expansion of one spot is not expected to have any impact on them. f. Staff has proposed draft conditions to ensure compliance with the Zoning Ordinance regulations and as part of the other applications attached to this request. g. All sales occur on the same lot as the repair services. h. The sales areas are paved and will be required to match the new paving of the rest of the parking lot area. i. The applicant will be paving and curbing the entire parking area as part of the site plan and will meet this standard. j. The current site plan shows all areas not used for the building or parking as landscaped. k. Off-street parking that is separate from the six stalls is provided. l. The dealer stalls are currently shown as 9 feet by 22 feet. 4. A conditional use permit is approved to allow accessory exterior storage in this resolution subject to the findings to the applicable criteria found in Section 1040.125, Sub. 4(E) (I-1 Conditional Uses) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. Storage area is blacktop or concrete surfaced i. The storage area does not include any required drive aisles or parking. The storage shall only be permitted in the areas recommended staff in Figure 4 of the Planning Report. b. The storage area does not take up parking space or loading space as required to conform to the Zoning Ordinance. i. Only areas outside of the required parking and drive aisle areas may be used for storage. c. The storage area does not need to be screened from public streets and surrounding properties due to a variance approval as part of this resolution. 5. A variance is approved from Section 1040.125 Subd. 4.E(3) to allow exterior storage accessory to the main use that is not screened from the public streets or surrounding properties as required subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. No prohibition of storage of vehicles in this area was included. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. These areas appear to have been 52 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-08 Page 3 of 7 used for storage of vehicles for a number of years based on Hennepin County aerials and the variance would formalize what has been occurring on site without restriction. b. The conditions upon which the petition is based are unique to this small commercial property. The existing drainage ditch on the west property line and large easement on the south do not allow for fencing or screening that would make a meaningful difference while also maintaining fire access. The site will continue to function as it has for more than 30 years. c. The granting of the variation will not alter the essential character of the locality. The property has been storing items on the lot and the site design was limited. The variance will allow the property owner to improve the property to formalize the storage in compliance with current ordinance standards. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement and storage of items in an industrial district. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 6. A variance is approved from Section 1040.125 Subd. 4.C(5) to allow exterior storage of items accessory to the automobile services where all storage must be exposed completely in the principal structure where required subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. The building does not have internal space to store any vehicles awaiting service and only vehicles that are actively being worked on b. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. c. The granting of the variation will not alter the essential character of the locality. The property has been storing vehicles on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. It will also allow a business to continue operation. 53 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-08 Page 4 of 7 e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 7. A variance is approved from Section 1060.060 Subd. 4.C(2) for a drive aisle of 20.7 feet where 26 feet is required for 90-degree parking stalls subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The property was platted in 1986 and was reviewed again in 1997 when an auto sales CUP was applied for. The design at that time appears to have been allowed by City Code and no improvements were required in 1997. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot, which prohibit expansion of the parking area. b. The conditions upon which the petition is based are unique to this small commercial property. The existing approvals showed a drive lane smaller than is allowed by today’s code and the site design of the lot would not allow expansion into the required setbacks or existing drainage ditch on the west property line. The east side of the parking is abutting the existing building and cannot be expanded. The site will continue to function as it has for more than 30 years. c. The granting of the variation will not alter the essential character of the locality. The property has been parking on the lot and the site design was limited for access due to the septic tanks at the time that have since been removed. The variance will allow the property owner to improve the property to add parking in compliance with current ordinance standards. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 8. A variance is approved from Section 1060.060 Subd. 4.A(1) to 27.3 feet where 50 feet is required for a front yard parking setback subject to the finding that the applicable criteria in Section 1070.040 (Variances) of the Corcoran Zoning Ordinance have been satisfied. Specifically: a. There are practical difficulties in complying with the Zoning Ordinance. The small lot shape is constrained by the existing building, streets on two sides and regional drainage ditches on the south and west portions of the lot. The site was originally designed in 1986 and was reviewed again in 1997 when a new CUP was applied for. The area shown as new parking was once a septic mound and 54 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-08 Page 5 of 7 field and is the only area where the applicant can fit the additional parking for the proposed improvements to the site. b. The conditions upon which the petition is based is unique to this small commercial property, which has two street frontages and is constrained by regional drainage ditches on two property lines. The existing area was a septic tank and mound and is no longer needed as the site was required to hook up to municipal services. The area is needed to meet parking requirements of the existing use with today’s City Code. c. The granting of the variation will not alter the essential character of the locality. The parking setback would be similar to the existing parking setbacks on site. d. The variance will be in harmony with the general purpose and intent of the Zoning Ordinance as it will allow for improvements to the existing parking from gravel to pavement. This area will also be able to provide the required screening for parking areas. Landscaping must be provided to provide screening of three feet to screen headlights from the public street. e. The variance would allow for the use to continue that is anticipated in the Comprehensive Plan for the Light Industrial land use category and one that has existed since 1986 to improve and modernize. f. The approval of the variance is subject to the other items in this resolution and applicable conditions 9. The approval of the site plan and conditional use permits are contingent upon approval of variances needed to bring the site into compliance with the current Zoning Ordinance. If some or all of the variances are not approved, the site plan must be revised to satisfy the Ordinance as written. 10. The applicant must pave the entire parking area, including curb and gutter as required by City Code. This includes the driveways and approaches. 11. The Motor Vehicle Repair use authorized by this CUP is limited to six working repair bays or lifts. 12. All damaged vehicles and vehicle parts and accessory equipment must be stored completely inside the approved exterior storage area or inside the principal structure. 13. The eight new 60-degree parking stalls shall be signed as “Employee Parking Only”, with the understanding that up to six of the stall may also be used for dealer parking. 14. The landscape plan shall be revised to provide a minimum of 16 shrubs to screen the new parking stalls on the north to a height of 3 feet. a. The western parking area should be screened where possible. 15. The applicant must enter into an encroachment agreement with the City for the existing encroachment of the parking and paved area on the southern part of the property into the recorded 50-foot drainage and utility easement. 16. The applicant shall enter into a site improvement performance agreement and submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 55 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-08 Page 6 of 7 17. FURTHER, that the following conditions must be met prior to beginning site work: a. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. b. Record the approving resolution at Hennepin County and provide proof of recording to the City. c. The following documents must be recorded at Hennepin County and proof of recording be provided to the City: i. Site Improvement Agreement ii. Encroachment Agreement d. All financial guarantees are in place and fees are paid. 18. FURTHER, any request to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project landscape architect. A letter signed by the project landscape architect verifying plantings are correct and in compliance with the plans and specifications will suffice. 19. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of January 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson, City Clerk 56 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-08 Page 7 of 7 Attachment A The West 174.58 Feet of Lot 1, Block 3, COUNTRYSIDE PLAZA, Hennepin County, Minnesota, according to the recorded plat thereof. 57 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Project: Phils Quality Auto – Site Plan Review Date: December 22, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Certificate of Survey Design by Northwestern Surveying and Engineering, Inc Dated 12/12/25 Comments: 1. The proposed site plan includes updates to the parking lot and drive aisles north and west of the building. 2. The site plan shows 24 parking stalls along the western and northern sides of the building along with 6 dealer parking spaces to the north of the building. The standard parking stalls appear to meet City standards. 3. The applicant is proposing a 20.7 ft drive aisle which is less than the 26 ft as outlined in City Code. Given the fixed location of the existing building and the adjacent drainage ditch west of the parking lot which conveys runoff from the larger business park, the applicant appears to be maximizing the available space for parking and the drive aisle. The applicant has provided 8 parking stalls to the north of the building and 18 stalls to the west of the building. Given the two access locations which allows for through access, the narrower drive aisle appears reasonable for access. 4. The application is proposing curb and gutter and bituminous pavement along the north, west and south of the building. The pavement generally drains south and northwest of the site. Which matches the existing conditions. 5. The site plan should note if the existing culverts will remain in place or are being replaced with the proposed project. 6. The proposed improvements are below the necessary thresholds for a stormwater management plan. 7. The grading plan shows contours on a .2’ interval in the parking lot and 1’ interval outside the parking lot which. The plan should be updated to provide consistent intervals throughout and spot elevations at low points and other key drainage locations. 8. The proposed contours should be connected to the existing contours around the entirety of the lot. Currently the two gradings do not appear to be transitioned to one another. 9. The building was recently connected to City sewer and water, north of the building. 10. The runoff from the parking lot drains west into the existing ditch. A spillway, catch basin or similar measure of erosion protection should be added where low point drains into the adjacent ditch to protect against scouring. The plan currently notes riprap at the outlets. Details should be added to identify the type of riprap and limits. End of Comments 58 Hennepin County Property Map Date: 10/27/2025 Comments:PARCEL ID: 2611923110029 OWNER NAME: Kerber Family Wealth Trust PARCEL ADDRESS: 7590 Commerce St,Corcoran MN 55340 PARCEL AREA: 1 acres, 43,559 sq ft A-T-B: Abstract SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Industrial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $462,000 TAX TOTAL: $18,011.60 ASSESSED 2025, PAYABLE 2026 PROPERTY TYPE: Industrial HOMESTEAD: Non-Homestead MARKET VALUE: $462,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is not suitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2025 1:1,200 59 60 61 62 TO WHOM IT MAY CONCERN, This narrative is to describe the plan and describe why we are asking for a variance for the parking lot in both set back on the north side of the lot and the parking size and aisle width for the west side of the lot. These items were addressed in the first letter. Some changes were made at the first meeting at the city to make a few changes and here are those. The storage area of the parking lot will be the area indicated in red marking and will be used for cars that are in the middle of long term build or restoration work. We are requesting the variance for the fencing on the storage area as our lot will not allow us to do so in a manner that fits with the public safety concern. We have updated to the full lot to be tared and curbing to be put in per the updated request and have worked with changing the plans to show this as well. Respectfully, Phillip J Kerber Owner Phils Quality Automotive Inc. 63 13 . 9 22 . 0 9. 0 5.0 BOLLARDS (7) 1 . 2 6 % 2 . 7 6 % 2.24 % 2.24 % 1.8 8 % 1.08% 3 . 3 3 % 1.06% 2 . 2 8 % Z-18 CURB B4-12 CURB LOW POINT 27 . 3 20 . 1 5. 0 9. 0 4.0 18.0 18.5 9. 0 18.5 9. 0 20.7 22 . 0 50 . 0 10.0 10 . 0 Drainage Easement 10.4 RIP-RAP 2 . 5 6 % 2. 8 7 % 2. 7 7 % 2.93% 1. 7 6 % 1.91% 4 . 3 1 % 2.24 % 972.033 LOW POINT RIP-RAP B4-12 CURB Z-18 CURB Z-18 CURB P P P PWWWW W 64 X X X P W 0. 8 0. 3 0.5 1.0 1.5 0. 5 65 (reserved for recording information) SITE IMPROVEMENT PERFORMANCE AGREEMENT PHIL’S QUALITY AUTOMOTIVE (FILE NO. 25-030) This SITE IMPROVEMENT PERFORMANCE AGREEMENT (this “Agreement”) dated _________________, 2026, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and SARAH RASMUSSEN, PHIL’S QUALITY AUTOMOTIVE INCORPORATED (the “Developer”), for Phil’s Auto 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: 7590 Commerce Street, 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 2026-08 dated January 22, 2026 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. 66 Plan A: Site Plan received December 29, 2025 4. IMPROVEMENTS. The Developer shall install and fully pay for the following required site improvements: • Restoration of sewer and associated disturbance of public streets • Restoration of watermains and hydrants and disturbance of associated public streets • Surface water facilities and any associated public street restoration • Grading and Erosion Control • Landscaping Required by Section 1060 of the Zoning Ordinance 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 $_xxxx_ (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 67 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, 2026. 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. 68 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 69 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: Sarah Rasmussen 7590 Commerce Street 70 Corcoran, MN 55340 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 71 15. ESTIMATED COSTS ITEM Total Sanitary Sewer System $0 Watermain System $0 Stormwater System $0 Street Construction $85,135.00 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 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): $__xxx______ 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: 72 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. 73 CITY OF CORCORAN: BY: Tom McKee, Mayor (SEAL) AND Jay Tobin, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of___________________, 2026, by Tom McKee and Jay Tobin, 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 74 DEVELOPER: By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF _______________ ) The foregoing instrument was acknowledged before me this ________ day of _________________, 2026, by __________________ the _________________ of _______________________, on behalf of the ______________________. NOTARY PUBLIC 75 EXHIBIT A (the “Subject Property”) The West 174.58 Feet of Lot 1, Block 3 Countryside Plaza, according to the recorded plats thereof, Hennepin County, Minnesota. Abstract Property 76 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. 77 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 78 STAFF REPORT Agenda Item: 6.j Council Meeting: January 22, 2026 Prepared By: Natalie Davis, Community Development Director Topic: Leland (Keefe) Minor Subdivision (City File No. 22- 63) Action Required: Approval Summary Brian and Lisa Leland request the City to approve an assignment of the Site Improvement Performance Agreement (SIPA) originally executed by Mike & Emily Keefe and Debbie & Douglas Hunz for the Keefe Minor Subdivision at 6801 Willow Drive to create two lots. Recommendation Move to adopt Resolution 2026-09 approving the assignment of the SIPA for the Keefe Minor Subdivision (now known as Leland Minor Subdivision) to Brian and Lisa Leland. Council Action Attachments 1. 2026-01-22 Leland Keefe Minor Subdivision.pdf 79 Page 1 of 2 STAFF REPORT City Council Meeting: January 22, 2026 Prepared By: Natalie Davis McKeown Topic: Leland (Keefe) Minor Subdivision (PID 33-119-23-12-0007) (City File No. 22-063) Action Required: Approval 1. Application Request Brian and Lisa Leland request the City to approve an assignment of the Site Improvement Performance Agreement (SIPA) originally executed by Mike & Emily Keefe and Debbie & Douglas Hunz for the Keefe Minor Subdivision at 6801 Willow Drive to create two lots. 2. Summary In April 2023, the City approved the Keefe Minor Subdivision including a SIPA for improvements required to complete the subdivision. Mike & Emily Keefe and Debbie & Douglas Hunz were the property owners and developers at that time. However, they since sold all their interest in the property to Brian and Lisa Leland. At the time of the sale, the minor subdivision was partially recorded with Hennepin County including the SIPA. The Lelands were given the opportunity to resolve the partial recording by moving forward with the subdivision (the alternative been a resolution from the City to “undo” the partial recording). The Lelands decided to move forward with the subdivision. As such, the City Council is asked to approve the request to formally assign the SIPA to Brian and Lisa Leland. This will resolve all remaining interests that the Keefes and Hunzes have related to the property and subdivision, and the Lelands will take over all responsibilities remaining with the development. The Lelands will put up a new letter of credit, and they have already taken over funding the escrow account with the City for the project. Figure 1 Property Location: 6801 Willow Drive 80 Page 2 of 2 3. Recommendation Move to adopt Resolution 2026-09 approving the assignment of the SIPA for the Keefe Minor Subdivision (now known as Leland Minor Subdivision) to Brian and Lisa Leland. Attachments 1. Resolution 2026-09 Approving Assignment of SIPA for Leland (Keefe) Minor Subdivision 2. Recorded Site Improvement Performance Agreement 3. Leland Assignment of SIPA Agreement 81 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-09 Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING ASSIGNMENT OF THE SITE IMPROVEMENT PERFORMANCE AGREEMENT FOR “KEEFE MINOR SUBDIVISION” ON THE PROPERTY LOCATED AT 6801 WILLOW DRIVE TO BRIAN AND LISA LELAND (PID 33-119-23-12- 0007) (CITY FILE NO. 22-063) WHEREAS, Mike and Emily Keefe and Debbie and Douglas Hunz (“the applicants”) requested a minor subdivision to create a two-lot subdivision on the property described as follows: See Attachment A. WHEREAS, the City of Corcoran approved in Resolution 2023-38 the Keefe Minor Subdivision which included a requirement for the applicants to enter into a Site Improvement Performance Agreement with the City of Corcoran. WHEREAS, the applicants fully executed and recorded the Site Improvement Performance Agreement in 2025. WHEREAS, the Site Improvement Performance Agreement requires written approval from the City Council to assign the agreement to another entity. WHEREAS, the applicant requests approval to assign the Site Improvement Performance Agreement to the current property owners, Brian and Lisa Leland. WHEREAS, Brian and Lisa Land agree to all the responsibilities and requirements of the original Site Improvement Performance Agreement. NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request to assign the Site Improvement Performance Agreement for “Keefe Minor Subdivision,” now known as “Leland Minor Subdivision” to Brian and Lisa Leland, subject to the following conditions: 1. The assignment and assumption of the Site Improvement Performance Agreement must be executed by the applicants, current property owners, and the City. 2. Brian and Lisa Leland have posted funds with the City in an escrow account for the project, and the balance of escrow funds posted by the prior owner have been returned. 3. Brian and Lisa Leland are responsible for compliance with the project approvals as outlined in Resolution 2023-38. FURTHER, prior to commencing site work, Brian and Lisa Leland must complete the following: 1. Provide the City with the required Letter of Credit to secure the Site Improvement Performance Agreement. 82 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-09 Page 2 of 3 2. Must record the following documents with Hennepin County and provide proof of recording to the City: a. Assignment and Assumption of Development Contract Agreement b. All outstanding items to be recorded to finalize the Minor Subdivision as outlined in Resolution 2023-38. c. This approving Resolution 2026-09. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of January 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 83 City of Corcoran January 22, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-09 Page 3 of 3 ATTACHMENT A That part of the West Half of the Northeast Quarter of Section 33, Township 119 North, Range 23 West of the 5th Principal Meridian, Hennepin County, Minnesota, described as follows: Beginning at a point on the East line of said West Half distant 1655.00 feet North, as measured along said East line from the Southeast corner of said West Half; thence West at right angles to said East line, a distance of 300.00 feet; thence South at right angles, a distances of 145.20 feet; thence West lines of said West Half of the Northeast Quarter; thence North along said West line to the North line of said West Half of the Northeast Quarter; thence East along said North line to the East line of said West Half of the Northeast Quarter; thence South along said East line to the point of beginning. 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 100 10 1 10 2 10 3 10 4 10 5 10 6 STAFF REPORT Agenda Item: 6.k Council Meeting: January 22, 2026 Prepared By: Kevin Mattson, Public Works Director, Topic: NE Water Supply Test Well 3 - Bid Award Action Required: Approval Summary Council should review and consider the attached engineering memorandum. Staff is requesting bid award authorization for the NE Water Supply Test Well 3 to Traut Companies in the amount of $100,710.00. Additionally, staff recommends the City Council award the proposed engineering services to Stantec in the amount of $14,300.00. Financial/Budget The Water Fund has sufficient balance to fund the NE Water Supply Test Well 3 project. Options Approve the bid for NE Water Supply Test Well 3 to Traut Companies in the amount of $100,710.00 and associated engineering services to Stantec in the amount of $14,300. Decline. Recommendation Staff recommends approving the bid for NE Water Supply Test Well 3 to Traut Companies in the amount of $100,710.00 and associated engineering services to Stantec in the amount of $14,300. Council Action Consider a motion to approve the bid for NE Water Supply Test Well 3 to Traut Companies in the amount of $100,710.00 and associated engineering services to Stantec in the amount of $14,300. Attachments 1. Engineering Memo for Test Well #3- Bid Award Recommendation.pdf 107 Memo To: Kevin Mattson, PW Director/City Engineer From: Steve Hegland, PE Project/File: 173411173 Date: January 13, 2026 Subject: Present Bid Results – Test Well 3. Council Action Requested We are requesting that the City Council review the quote results and award the construction of Test Well 3 to Traut Companies. Project Description As part of the Brockton Business Park development, the city identified the need for a City lot for a future municipal well. In order to verify if the geological conditions of the site are appropriate for a municipal well, staff obtained quotes to install a test well on the site to verify its adequacy before obtaining the lot. Quote Results Quotations were opened for the Project stated above on January 13, 2026. Copied is a copy of the Quote Tabulation. Four firms were invited to submit Quotations. The following summarizes the results of the Quotes: Contractor Total Base Quotation Additional Items Low Traut Companies $93,210.00 $7,500.00 #2 E. H. Renner & Sons, Inc. $129,940.00 $15,000.00 #3 Bergerson-Caswell, Inc. $131,136.00 $13,271.00 #4 Keys Well Drilling Did Not Quote Did Not Quote The low Quoter on the Project was Traut Companies with a Total Base Quotation Amount of $93,210.00. These Quotes have been reviewed and found to be in order. The low Quotation compares favorably against the Engineer’s Estimate of $119,200.00. The quote include an alternate for an additional item to include the abandonment of the well if necessary. If the well is viable, it is typically recommended to keep in place as it will be utilized as a monitoring well for the constructed municipal well. If for some reason during drilling, the well is determined to not be necessary, staff would recommend warding the alternate item so the well can be abandoned. The total amount for the installation of the test well including the additional item is $100,710.00. 108 January 2026 Page 2 of 2 Reference: Quote Results – Test Well 3 Funding Funding for the test well is expected to come from the Water Fund. Construction Administration To assist with the Construction Administration of Test Well #3, Stantec estimates the cost of this work to be $14,300. This would include work coordinating with the drilling company throughout the installation of the well and reviewing the geological and water quality testing data obtained through the process. Engineer’s Recommendation We recommend awarding the base quote plus alternate quote to Traut Companies in the amount of $100,710.00 plus awarding construction administration services to Stantec in the amount of $14,300. Stantec Consulting Services Inc. Steven Hegland, PE Project Engineer Attachments: Bid Tabulation 109 Project Name: City Project No.: Quotation Opening:Owner: License No. 45625 QUOTE TABULATION Item Num Item Units Qty Unit Price Total Unit Price Total Unit Price Total BASE QUOTATION: 1 MOBILIZATION LS 1 $15,000.00 $15,000.00 $25,000.00 $25,000.00 $16,500.00 $16,500.00 2 FURNISH, INSTALL, REMOVE SILT FENCE, HEAVY DUTY LF 100 $20.00 $2,000.00 $10.00 $1,000.00 $45.00 $4,500.00 3 DRILL OPEN HOLE FOR 6" CASING LF 250 $80.00 $20,000.00 $120.00 $30,000.00 $173.00 $43,250.00 4 PLACE 6" CASING (INCLUDING 3' STICKUP) LF 253 $50.00 $12,650.00 $80.00 $20,240.00 $57.00 $14,421.00 5 GROUT ANNULAR SPACES CY 8 $895.00 $7,160.00 $900.00 $7,200.00 $975.00 $7,800.00 6 DRILL 6" OPEN HOLE LF 190 $50.00 $9,500.00 $80.00 $15,200.00 $110.00 $20,900.00 7 AIR DEVELOPMENT HR 16 $500.00 $8,000.00 $500.00 $8,000.00 $400.00 $6,400.00 8 FURNISH, INSTALL, REMOVE TEST PUMP AND DISCHARGE PIPING LS 1 $4,500.00 $4,500.00 $3,000.00 $3,000.00 $4,225.00 $4,225.00 9 TEST PUMPING HR 24 $225.00 $5,400.00 $500.00 $12,000.00 $310.00 $7,440.00 10 WATER QUALITY SAMPLING EA 1 $5,250.00 $5,250.00 $4,000.00 $4,000.00 $1,700.00 $1,700.00 11 GAMMA LOG LOG EA 1 $2,500.00 $2,500.00 $4,000.00 $4,000.00 $3,500.00 $3,500.00 12 FINISH WELLHEAD, FURNISH AND INSTALL LOCKING CAP EA 1 $1,250.00 $1,250.00 $300.00 $300.00 $500.00 $500.00 TOTAL BASE QUOTATION $93,210.00 $129,940.00 $131,136.00 ADDITIONAL ITEMS 13 SEAL TEST WELL ACCORDING TO WELL CODE. CUT OFF CASING BELOW GRADE AND REMOVE CUT SECTION. LS 1 $7,500.00 $7,500.00 $15,000.00 $15,000.00 $13,271.00 $13,271.00 TOTAL ALTERNATE $7,500.00 $15,000.00 $13,271.00 BASE QUOTATION SUMMARY: TOTAL BASE QUOTATION $93,210.00 $129,940.00 $131,136.00 ADDITIONAL ITEMS $7,500.00 $15,000.00 $13,271.00 Phone: Email:jaket@trautcompanies.com edtrenner@ehrenner.com info@bergersoncaswell.com Signed By:Jamie Holstrom Edwin T. Renner Stacey Henrich Title:Vice President Vice President Vice President Yes Yes Yes NONE NONE NONE I hereby certify that this is an exact reproduction of bids received. Quoter No. 2 Bergerson-Caswell, Inc CORCORAN TEST WELL 3 PROJECT City of Corcoran, MNTUESDAY, JANUARY 13, 2026 AT 12:00 PM 173411173 Quoter No. 3Quoter No. 1 Traut Companies E. H. Renner & Sons, Inc. Mark Janovec, Pg Addenda Acknowledged: Traut Companies 32640 County Road 133 St. Joseph, MN 56374 (320) 251-5090 E.H. Renner & Sons, Inc. 15688 Jarvis St. NW Elk River, MN 55330 Bergerson-Caswell, Inc. 5115 Industrial St. Maple Plain, MN 55359 (763) 427-6100 Stantec Project No.: (763) 479-3121 Responsible Contractor Certification: Contractor Name and Address: 173411173-QuoteTab.xlsm BT-1 11 0 STAFF REPORT Agenda Item: 6.l Council Meeting: January 22, 2026 Prepared By: , Topic: Authorize 2026 Maintenance/Material Bids Action Required: Approval Summary Annually, the City contracts for various road maintenance materials. Staff requests authorization to obtain quotes and bids for asphalt maintenance, maltene based restorative seal, gravel hauling services, and pavement striping as necessary. Financial/Budget Costs to purchase the above services are included in the 2026 General Levy budget. Staff will adjust the final project scopes depending on the cost of the quotes and bids received. Options Authorize staff to obtain quotes and bids for asphalt maintenance, maltene based restorative seal, gravel hauling services, and pavement striping as necessary. Decline. Recommendation Authorize staff to obtain quotes and bids for asphalt maintenance, maltene based restorative seal, gravel hauling services, and pavement striping as necessary. Council Action Authorize staff to obtain quotes and bids for asphalt maintenance, maltene based restorative seal, gravel hauling services, and pavement striping as necessary. 111 STAFF REPORT Agenda Item: 6.m Council Meeting: January 22, 2026 Prepared By: Kevin Mattson, Public Works Director, Topic: Horseshoe Trail Watermain Extension - Pay Request 2 Action Required: Approval Summary Council should review and consider the attached engineering memorandum. Staff recommends approval of Pay Request 2 for the Horseshoe Trail Watermain Extension Project to New Look Contracting, Inc. in the amount of $21,964.04. Financial/Budget The Horseshoe Trail Watermain Extension project is funded through the Tavera development escrow. Options Approve Pay Request 2 for the Horseshoe Trail Watermain Extension Project to New Look Contracting, Inc. in the amount of $21,964.04. Decline. Recommendation Approve Pay Request 2 for the Horseshoe Trail Watermain Extension Project to New Look Contracting, Inc. in the amount of $21,964.04. Council Action Consider a motion to approve Pay Request 2 for the Horseshoe Trail Watermain Extension Project to New Look Contracting, Inc. in the amount of $21,964.04. Attachments 1. Horseshoe Trail Watermain Ext.- Pay Request 2.pdf 112 Memo To: Kevin Mattson, PE, PW Director From: Steve Hegland, PE Nick Wyers, PE Project/File: 193807433 Date: January 7, 2026 Subject: Pay Request #2 to New Look Contracting, Inc. – Horseshoe Trail Watermain Extension Project Council Action Requested Staff recommends that City Council approve pay application #2 for the Horseshoe Trail Watermain Extension project to New Look Contracting, Inc. in the amount of $21,964.04. Summary Pay request #2 includes pipe for watermain installation and removal quantities that were finalized. Project work is complete including punch list items, and retainage has been reduced to 2%. Vegetation establishment will be monitored throughout spring 2026. Below is a summary of the work completed to date: Total Contract Value to Date $338,799.00 Work Completed to Date $315,425.00 2% Retainage $6,308.50 Amount Paid to Date $287,152.46 Total Pay App #2 $21,964.04 Engineer’s Recommendation We recommend approving Pay Request #2 to New Look Contracting, Inc. in the amount of $21,964.04. 113 11 4 11 5 LINE NO. ITEM UNIT QUANTITY UNIT PRICE TOTAL PRICE QUANTITY COST QUANTITY COST QUANTITY COST 1 MOBILIZATION & DEMOBILIZATION LS 1 $16,000.00 $16,000.00 1 16,000.00$ 1 16,000.00$ 0 -$ 2 TRAFFIC CONTROL LS 1 $1,250.00 $1,250.00 1 1,250.00$ 1 1,250.00$ 0 -$ 3 CLEAR AND GRUB TREE EA 4 $3,845.00 $15,380.00 4 15,380.00$ 2 7,690.00$ 2 7,690.00$ 4 SALVAGE & REINSTALL SIGN EA 1 $900.00 $900.00 1 900.00$ 1 900.00$ 0 -$ 5 SALVAGE HYDRANT, VALVE, & REDUCER EA 1 $1,940.00 $1,940.00 1 1,940.00$ 1 1,940.00$ 0 -$ 6 SAWCUT BITUMINOUS PAVEMENT (FULL DEPTH)LF 300 $4.75 $1,425.00 300 1,425.00$ 25 118.75$ 275 1,306.25$ 7 REMOVE STORM PIPE LF 60 $28.00 $1,680.00 68 1,904.00$ 68 1,904.00$ 0 -$ 8 REMOVE STORM STRUCTURE EA 2 $540.00 $1,080.00 2 1,080.00$ 2 1,080.00$ 0 -$ 9 REMOVE FLARED END EA 1 $425.00 $425.00 1 425.00$ 1 425.00$ 0 -$ 10 REMOVE BITUMINOUS DRIVEWAY SY 135 $6.50 $877.50 135 877.50$ 135 877.50$ 0 -$ 11 TOPSOIL BORROW (LV)CY 100 $1.00 $100.00 178 178.00$ 178 178.00$ 0 -$ 12 SEED TURFGRASS LB 45 $13.50 $607.50 25 337.50$ 25 337.50$ 0 -$ 13 INLET PROTECTION EA 4 $150.00 $600.00 2 300.00$ 2 300.00$ 0 -$ 14 SEDIMENT CONTROL LOG TYPE STRAW - MAINTAINED LF 140 $6.00 $840.00 140 840.00$ 140 840.00$ 0 -$ 15 HYDRAULIC STABILIZED FIBER MATRIX LB 500 $4.00 $2,000.00 500 2,000.00$ 500 2,000.00$ 0 -$ 16 18" RCP STORM SEWER, CLASS III LF 60 $100.00 $6,000.00 62 6,200.00$ 62 6,200.00$ 0 -$ 17 RIP RAP CLASS 3 CY 6.40 $185.00 $1,184.00 10 1,850.00$ 10 1,850.00$ 0 -$ 18 DRAINAGE STRUCTURE DESIGN SPECIAL 2X3 & CASTING EA 2 $4,325.00 $8,650.00 2 8,650.00$ 2 8,650.00$ 0 -$ 19 18" RC FES EA 1 $3,000.00 $3,000.00 1 3,000.00$ 1 3,000.00$ 0 -$ 20 CLASS 5 AGGREGATE BASE TON 95 $28.00 $2,660.00 95 2,660.00$ 95 2,660.00$ 0 -$ 21 TYPE SP 12.5 NON-WEARING COURSE MIXTURE (3,B)TON 23 $343.00 $7,889.00 0 -$ 0 -$ 0 -$ 22 TYPE SP 9.5 WEARING COURSE MIXTURE (3,B)TON 17 $383.00 $6,511.00 16 6,128.00$ 16 6,128.00$ 0 -$ 23 CONNECT TO EXISTING WATER MAIN EA 2 $1,250.00 $2,500.00 2 2,500.00$ 2 2,500.00$ 0 -$ 24 12" BUTTERFLY VALVE AND BOX EACH 1 $7,500.00 $7,500.00 1 7,500.00$ 1 7,500.00$ 0 -$ 25 8" GATE VALVE AND BOX EACH 1 $4,485.00 $4,485.00 1 4,485.00$ 1 4,485.00$ 0 -$ 26 HYDRANT WITH 6" GV EACH 3 $12,500.00 $37,500.00 2 25,000.00$ 2 25,000.00$ 0 -$ 27 6" DIP CL52 WATERMAIN LF 80 $100.00 $8,000.00 48 4,800.00$ 48 4,800.00$ 0 -$ 28 8" PVC C900 WATERMAIN - OPEN CUT LF 331 $73.00 $24,163.00 331 24,163.00$ 290 21,170.00$ 41 2,993.00$ 29 8" PVC C900 WATERMAIN - HDD LF 1576 $93.00 $146,568.00 1576 146,568.00$ 1,576 146,568.00$ 0 -$ 30 12" PVC C900 WATERMAIN - OPEN CUT LF 82 $117.00 $9,594.00 82 9,594.00$ 72 8,424.00$ 10 1,170.00$ 31 DUCTILE IRON FITTINGS LB 1060 $16.50 $17,490.00 1060 17,490.00$ 1,060 17,490.00$ 0 -$ TOTAL BASE BID: 338,799.00$ 315,425.00$ 302,265.75$ 13,159.25$ TOTAL ORIGINAL CONTRACT: 338,799.00$ 315,425.00$ 302,265.75$ 13,159.25$ ORIGINAL CONTRACT AWARD AMOUNT 338,799.00$ TOTAL CHANGE ORDER -$ TOTAL REVISED CONTRACT 338,799.00$ BASE BID: Less Previous Payments LESS PREVIOUS PAYMENTS CONTRACT SUMMARY PAY REQUEST #2 January 2026 PAY REQUEST #2 SUBTOTAL CURRENT RETAINAGE (2%) TOTAL CURRENT PAY REQUEST COMPLETED TO DATE COMPLETE TO DATE 315,425.00$ 6,308.50$ 309,116.50$ 302,265.75$ 15,113.29$ 287,152.46$ 13,159.25$ (8,804.79)$ 21,964.04$ Pay Request #2 Horseshoe Trail Watermain Extension Project 193807433 1/7/2026 City of Corcoran 116 STAFF REPORT Agenda Item: 6.n Council Meeting: January 22, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: Heritage Park Improvements - Pay Request #5 (Building) Action Required: Approval Summary Council should review and consider the attached architect memorandum. Staff recommends approval of Pay Request #5 to Valint Construction Services in the amount of $59,736.28. Financial/Budget Heritage Park Improvements is funded by the Park Dedication Fund. Options 1. Approve Pay Request #5 for the Heritage Park Improvements to Valint Construction Services in amount of $59,736.28. 2. Decline. Recommendation Approve Pay Request #5 for the Heritage Park Improvements to Valint Construction Services in amount of $59,736.28. Council Action Consider a motion to approve Pay Request #5 for the Heritage Park Improvements to Valint Construction Services. in the amount of $59,736.28. Attachments 1. 2026_01_06_Corcoran_Pay App #5 Memo 117 1 1795 ST. CLAIR AVENUE, ST. PAUL, MN 55105 p: (651) 696-5186 www.oertelarchitects.com Architect’s Memo Project: City of Corcoran Community Park Building 20200 County Road 50 Corcoran, MN 55340 From Architect: Oertel Architects, Ltd. 1795 St. Clair Avenue St. Paul, MN 55105 Contractor: Valint Construction Services, LLC 3550 38th Avenue S., Suite C Fargo, ND 58104 Subject Pay Application #5 Date: January 6, 2026 Architect’s Project Number: 24-26 Council Action Requested: Staff recommends the City Council approve Pay Application #5 for the Corcoran Community Park Building project to Valint Construction Services in the amount of $59,736.28. Summary: Pay request #5 includes project work completed by Valint Construction Services and their subcontractors throughout the month of December. Valint completed all of the c.m.u. walls above grade. Valint also started work on the fluid-applied air & vapor barrier membrane. General Conditions for the entire project were also billed for ongoing submittals, shop drawings, project management, and job supervision. Below is a summary of work completed to date: Total Contract Value to Date: $ 2,242,696.42 Work Completed to Date: $ 698,665.95 5% Retainage: $ 28,282.41 Amount Paid to Date: $ 610,647.26 Total Pay Application #2: $ 59,736.28 118 2 1795 ST. CLAIR AVENUE, ST. PAUL, MN 55105 p: (651) 696-5186 www.oertelarchitects.com Attachments: • Pay Application #5 Issued by: Eric Werner – Oertel Architects, Ltd. 119 $ 59,736.28 January 6, 2026 12 0 CONTINUATION SHEET AIA G703 Format Page 2 of 4 Application No: 5 Valint Construction Services, LLC Application Date: 1/5/2026 3550 38th Avenue S, Suite C Period from: 12/01/25 Fargo, ND 58104 Period to: 12/31/25 APPLICATION FOR PAYMENT Project No: #2520 Div. No.Description of Work Scheduled Value (total pulls to Application) From Previous Application Change Orders Previous Periods Current Month Approved Change Orders Revised Contract Price This Period Total Completed & Stored to Date (E+F+G) (total pulls to application) Percentage of Completion (I/D) Balance to Finish Retainage (5% of Completed to Date) Div. 03 0000 03 0013 Concrete (General)- - - - - 03 3000 Cast in Place Concrete (ES Concrete)81,815.02 78,465.02 (350.00) 81,465.02 78,465.02 96%3,000.00 3,923.25 03 3543 Polished Concrete Finish (Sterling Stone & Tile)13,726.25 13,726.25 - 0%13,726.25 - Div. 04 0000 04 0013 Masonry (General)- - - - - 04 2000 Unit Masonry (CMU) (Brother Built Masonry)109,150.89 86,762.44 (557.56) 108,593.33 21,830.89 108,593.33 100%- 5,429.67 04 2219 Insulated Concrete Unit Masonry (Brother Built Masonry)Incl. 04 2000 - - - - Div. 05 0000 05 0013 Metals (General)- - - - - 05 1200 Structural Steel - Materials (Mid America Steel)20,077.13 20,077.13 20,077.13 20,077.13 100%- 1,003.86 05 1200 Structural Steel - Labor (Allowance)3,880.00 3,880.00 - 0%3,880.00 - 05 5000 Miscellaneous Metals (Mid America Steel)Incl. 05 1200 - - - - Div. 06 0000 06 0013 Wood, Plastics, and Composites (General)- - - - - 06 1000 Carpentry - Material (Casselton Lumber)65,000.00 49,587.49 2,576.31 67,576.31 49,587.49 73%17,988.82 2,479.37 06 1100 Carpentry - Labor (All Pro Framing)39,230.00 39,230.00 - 0%39,230.00 - 06 1753 Metal-Plate-Connected Wood Trusses (Fargo Truss)17,434.54 17,997.13 562.59 17,997.13 17,997.13 100%- 899.86 06 2000 Carpentry Installation (O'Malley Finish Carpentry)20,571.00 (1,200.00) 19,371.00 - 0%19,371.00 - 06 2000-2 Carpentry - Siding (Tacheny Exteriors)Incl. 07 4113 - - - - Div. 07 0000 07 0013 Thermal and Moisture Protection (General)- - - - - 07 0543 Thermal Clips - Installation (All Pro Framing)Incl. 06 2000 - - - - 07 0543 Thermal Clips - Material Incl. 06 2000 - - - - 07 2100 Thermal Insulation & Waterproofing (Northland Companies)54,881.00 54,881.00 - 0%54,881.00 - 07 2726 Fluid-Applied Air & Vapor Barrier Membrane (C&S Management)20,500.00 20,500.00 6,500.00 6,500.00 32%14,000.00 325.00 07 4113 Standing Seam Metal Roofing (Tacheny Exteriors)244,994.85 81,681.22 (1,927.12) 243,067.73 81,681.22 34%161,386.51 4,084.06 07 5323 EPDM Roofing (Tacheny Exteriors)Incl. 07 4113 - - - - 07 6200 Sheet Metal Flashings and Trim (Tacheny Exteriors)Incl. 07 4113 - - - - 07 9200 Joint Sealants - - - - - Div. 08 0000 08 0013 Openings (General)- - - - - 08 1113 Hollow Metal Doors and Frames (Twin City Hardware)38,513.35 900.00 39,413.35 - 0%39,413.35 - 08 3313 Overhead Coiling Counter Doors (Metro Garage Door)7,650.00 7,650.00 - 0%7,650.00 - 08 4113 Aluminum Framed Entrances and Storefronts (Brin Glass)159,470.00 4,470.00 159,470.00 4,470.00 3%155,000.00 223.50 08 5623 Awning Pass Windows (Brin Glass)Incl. 08 4113 - - - - 08 7100 Door Hardware (Twin City Hardware)Incl. 08 1113 - - - - 08 8000 Glass & Glazing (Brin Glass)Incl. 08 4113 - - - - Div. 09 0000 09 0013 Finishes (General)- - - - - 09 2116 Gypsum Board Assemblies (Perfect Wall)34,607.86 34,607.86 - 0%34,607.86 - 09 3000 Tiling (Superset Tile)31,000.00 13,272.79 31,000.00 13,272.79 43%17,727.21 663.64 09 5426 Linear Wood Ceilings (Twin City Acoustics)198,300.00 198,300.00 - 0%198,300.00 - 09 6513 Resilient Base and Accessories (Superset Tile)995.00 995.00 - 0%995.00 - 09 7720 Decorative FRP - Material (Allowance)5,865.00 5,865.00 - 0%5,865.00 - 09 7720 Decorative FRP - Install (O'Malley Finish Carpentry)Incl. 06 2023 - - - - 09 9100 Painting (Reinhardt & Sons)19,880.00 19,880.00 - 0%19,880.00 - Work Completed M/Users/Art/ART-AIA Billing/#2520 - Corcoran Community Park Bldg - Pay Application #5 (CW).xlsx/Data Sheet 121 CONTINUATION SHEET AIA G703 Format Page 3 of 4 Application No: 5 Valint Construction Services, LLC Application Date: 1/5/2026 3550 38th Avenue S, Suite C Period from: 12/01/25 Fargo, ND 58104 Period to: 12/31/25 APPLICATION FOR PAYMENT Project No: #2520 Div. No.Description of Work Scheduled Value (total pulls to Application) From Previous Application Change Orders Previous Periods Current Month Approved Change Orders Revised Contract Price This Period Total Completed & Stored to Date (E+F+G) (total pulls to application) Percentage of Completion (I/D) Balance to Finish Retainage (5% of Completed to Date) Work Completed Div. 10 0000 10 0013 Specialties (General)- - - - - 10 1416 Plaque (Construction Supply)2,595.92 2,595.92 - 0%2,595.92 - 10 1419 Dimensional Letter & Custom Signage (Construction Supply)3,655.12 833.00 4,488.12 - 0%4,488.12 - 10 1423 Panel Signage (Tri-State Specialties)862.77 862.77 - 0%862.77 - 10 2800 Toilet Accessories (Tri-State Specialties)18,994.05 18,994.05 18,994.05 18,994.05 100%- 949.70 10 2814 Adult Changing Stations (Tri-State Specialties)Incl. 10 2800 - - - - 10 4400 Fire Extinguishers & Cabinets (Construction Supply)594.72 594.72 - 0%594.72 - 10 6500 Operable Partition (Acoustic Associates)21,893.00 21,893.00 - 0%21,893.00 - Div. 12 0000 12 0013 Furnishings (General)- - - - - 12 3535 Solid Polymer Fabrications (Granite-Tops)6,870.00 6,870.00 - 0%6,870.00 - 12 3616 Metal Countertops (LSV Metals)6,320.00 6,320.00 - 0%6,320.00 - Div. 22 0000 22 0013 Plumbing (General)- - - - - 22 0500 Common Results for Plumbing (Finken Plumbing)108,454.00 23,920.00 14,370.00 122,824.00 23,920.00 19%98,904.00 1,196.00 22 0519 Underground Rough-In Incl. 22 0500 - - - - 22 0523 Above Ground Rough-In Incl. 22 0500 - - - - 22 0700 Plumbing Insulation Incl. 22 0500 - - - - 22 4000 Plumbing Fixtures Incl. 22 0500 - - - - Div. 23 0000 23 0013 Heating, Ventilating, and Air Conditioning (General)- - - - - 23 0500 Common Work Results For HVAC (Falcon Mechanical)180,000.00 80,000.00 2,380.00 182,380.00 80,000.00 44%102,380.00 4,000.00 23 0593 Testing, Adjusting, and Balancing for HVAC Incl. 23 0500 - - - - 23 0700 HVAC Insulation Incl. 23 0500 - - - - 23 1123 Natural-Gas Piping Incl. 23 0500 - - - - 23 2300 Refrigerant Piping Incl. 23 0500 - - - - 23 3113 Ductwork Incl. 23 0500 - - - - 23 3713 Diffusers, Registers, and Grilles Incl. 23 0500 - - - - 23 5400 Furnaces Incl. 23 0500 - - - - 23 6200 Packaged Compressor and Condenser Units Incl. 23 0500 - - - - 23 7200 Air-to-Air Energy Recovery Equipment Incl. 23 0500 - - - - 23 8233 Heating Terminal Units Incl. 23 0500 - - - - Div. 26 0000 26 0013 Electrical (General)- - - - - 26 0500 Common Work Results for Electrical (Honda Electric)148,600.00 6,711.00 2,725.93 151,325.93 6,711.00 4%144,614.93 335.55 26 0519 Electrical Power Conductors and Cables Incl. 26 0500 - - - - 26 0526 Grounding and Bonding for Electrical Systems Incl. 26 0500 - - - - 26 0529 Hangers and Supports for Electrical Systems Incl. 26 0500 - - - - 26 0533 Raceway and Boxes for Electrical Systems Incl. 26 0500 - - - - 26 0553 Identification for Electrical Systems Incl. 26 0500 - - - - 26 0923 Lighting Control Devices Incl. 26 0500 - - - - 26 2416 Panelboards Incl. 26 0500 - - - - 26 2726 Wiring Devices Incl. 26 0500 - - - - 26 2816 Enclosed Switches and Circuit Breakers Incl. 26 0500 - - - - 26 2913 Enclosed Controllers Incl. 26 0500 - - - - 26 5119 Interior Lighting Incl. 26 0500 - - - - 26 5619 Exterior Lighting Incl. 26 0500 - - - - M/Users/Art/ART-AIA Billing/#2520 - Corcoran Community Park Bldg - Pay Application #5 (CW).xlsx/Data Sheet 122 CONTINUATION SHEET AIA G703 Format Page 4 of 4 Application No: 5 Valint Construction Services, LLC Application Date: 1/5/2026 3550 38th Avenue S, Suite C Period from: 12/01/25 Fargo, ND 58104 Period to: 12/31/25 APPLICATION FOR PAYMENT Project No: #2520 Div. No.Description of Work Scheduled Value (total pulls to Application) From Previous Application Change Orders Previous Periods Current Month Approved Change Orders Revised Contract Price This Period Total Completed & Stored to Date (E+F+G) (total pulls to application) Percentage of Completion (I/D) Balance to Finish Retainage (5% of Completed to Date) Work Completed Div. 31 0000 31 0013 Earthwork (General)- - - - - 31 1000 Earthwork & Clearing (Fehn Companies)32,879.00 32,879.00 32,879.00 32,879.00 100%- 1,643.95 31 2200 Grading Incl. 31 1000 - - - - 31 2316 Excavation Incl. 31 1000 - - - - 31 2323 Fill Incl. 31 1000 - - - - Div. 32 0000 32 0013 Exterior Improvements (General)- - - - - 32 3500 Site Screening Devices - Material (CityScapes)34,342.74 3,991.55 38,334.29 - 0%38,334.29 - 32 3500 Site Screening Devices - Install (O'Malley Finish Carpentry)Incl. 06 2023 - - - - 100 Hard Construction Costs 1,753,603.21 1,777,907.91 543,148.16 31%1,234,759.75 27,157.41 102 General Conditions 367,259.41 105,895.85 811.53 368,070.94 27,121.94 133,017.79 36%235,053.15 - 103 Contingency (Allowance)20,000.00 20,000.00 - 0%20,000.00 - 104 Construction Management, Overhead & Profit 74,262.38 16,500.00 2,455.19 76,717.57 6,000.00 22,500.00 29%54,217.57 1,125.00 150 Contract Totals 2,215,125.00 637,213.12 27,571.42 - 2,242,696.42 61,452.83 698,665.95 31%1,544,030.47 28,282.41 M/Users/Art/ART-AIA Billing/#2520 - Corcoran Community Park Bldg - Pay Application #5 (CW).xlsx/Data Sheet 123 STAFF REPORT Agenda Item: 7.a Council Meeting: January 22, 2026 Prepared By: Natalie Davis, Community Development Director Topic: Springs at Corcoran Concept Plan (City File 25-008) Action Required: Discussion Summary The applicant, Continental 928 Fund LLC, requests an opportunity to continue a discussion with the City Council for informal comments on a concept plan for a proposed Planned Unit Development (PUD) at 19330 County Road 30. The proposal includes a 294-unit market-rate apartment complex and the remaining 34.5 acres will be reserved for future commercial development by others. Recommendation Staff recommend the City Council review and discuss the concept 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. Council Action Attachments 1. 2026-01-22 Springs at Corcoran Continental City Council Report.pdf 124 Page 1 of 31 STAFF REPORT City Council Meeting: January 22, 2026 Prepared By: Natalie Davis McKeown Topic: “Springs at Corcoran” Concept Plan (PID 12-119-23-13-0007) (City File No. 25-008) Action Required: Discussion Review Deadline: February 24, 2026 1. Request The applicant, Continental 928 Fund LLC, requests an opportunity to continue a discussion with the City Council for informal comments on a concept plan for a proposed subdivision at 19330 County Road 30. The proposal includes a 294-unit market-rate apartment complex and the remaining 34.5 acres will be reserved for future commercial development by others. 2. Context The site is a 67.21-acre parcel and is currently being used for agriculture. The entire site is located within the 2040 MUSA (Metropolitan Urban Service Area) and the Northeast District. Previous Review A similar concept plan was reviewed in 2022 by the City Council. However, the previous concept plan showed the apartment complex on the east side of the site and proposed developing the remainder of the site for single-family homes with just 1.8-acres set aside for a commercial use. A nearly identical concept plan was reviewed by the City Council on April 24, 2025. There was some hesitation on the concept plan with the unknowns surrounding the commercial area on the site, and a desire was stated for the residential to have a more east-west alignment to abut Bellwether while allowing some commercial frontage along County Road 30. Additionally, it was not reviewed as a Planned Unit Development (PUD) plan, and the application is now anticipated to move forward as a PUD. Staff and the applicant determined another discussion would be beneficial to review the proposed PUD flexibilities and public benefits. Figure 1 Site Location Map 125 Page 2 of 31 Also, since April, the applicant evaluated an east-west alignment of the residential community but determined it would result in a disjointed development and would like to proceed with the north-south alignment as proposed in the concept plan in April. Further, the applicant worked with Maxfield Research to provide a basic evaluation of current economic conditions for Corcoran to inform what the City could anticipate for the timing of the commercial area of the development. A feasibility study for the development is currently underway based on this most recent concept plan data. The study is anticipated to be completed at the end of January. Zoning and Land Use The subject property is guided Mixed Use and Commercial in the Comprehensive Plan and is zoned GMU (General Mixed Use) and C-2 (Community Commercial). Surrounding Properties The existing land use, guiding, and zoning of the surrounding properties are provided in the table below: Direction Existing Land Use Guided Land Use in 2040 Comp Plan Zoning District North - Single-family residential (Bellwether) - Vacant - Low Density Residential - Commercial - Planned Unit Development (PUD) - Neighborhood Commercial (C-1) East - Adjacent Corcoran properties - Vacant (Kwik Trip proposed) - Mama G’s Commercial Community Commercial (C-2) East - Across CR 101 Townhomes Maple Grove Maple Grove Figure 2 Zoning Map 126 Page 3 of 31 South Agriculture and residential Mixed Use Urban Reserve West Agriculture and residential - Business Park - Mixed Use - Business Park - GMU Natural Characteristics of The Site There are a number of natural resources on the site that would be defined as part of the survey and platting process, including the exact locations of floodplain areas. A wetland delineation was approved in November 2022 which confirmed 6 wetlands on the site. The City’s Natural Resource Inventory Areas map reflects wet prairie wetlands throughout the site and a disturbed woodland in the northwest corner. A high-quality maple/basswood community just touches the northwest boundary of the site. There is also floodplain on the west half of the parcel. 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, other City Code requirements, and City policies. A review of the plans was coordinated with the City’s Engineer and Public Safety team, Figure 3 Approved Wetland Delineation Figure 4 Natural Resource Inventory Areas Map 127 Page 4 of 31 and their comments are incorporated into this staff report. Detailed comments are attached in the City’s Engineer’s Memo and Public Safety Memo. The City Council should provide detailed feedback to help the applicant decide how to proceed. Overview of Proposal Continental proposes a new rental housing product within Corcoran to serve a range of households. The concept plan includes 294 market-rate units within an apartment complex made up of 14 residential buildings. Each building is 2-stories tall, and units are served either by a private or semi-private entrance. While this is a style of multifamily housing, the product is meant to feel more like a townhome. A mix of unit types are provided including studio, one-bedroom, two-bedroom, and three-bedroom apartments. The community will also include a clubhouse, a resort-style pool and deck, and a mix of garage and surface parking. The concept plan also includes 5 commercial lots wrapping around Mama G’s on the east side of the property. Figure 5 Concept Plan Streets and Access The concept plan shows an extension of Elm Lane in Bellwether down to County Road 30. Roughly halfway through the site, an additional east-west local road is provided to establish an internal road network to the Business Park district to the west as well as provide a north-south connection to 102nd Place to Bellwether in the northwest corner of the site. The concept plan also shows a potential road network for future commercial users to the east. The Engineering Memo provides an initial transportation analysis for this site, and a feasibility study is currently underway to evaluate the necessary improvements to support the proposed development. The development will be required 128 Page 5 of 31 to comply with the NE District street standards which require a 60’ right-of-way (ROW) with sidewalks and planting strips on both sides for local streets. Figure 6 Northeast District Local Street Standard However, the required ROW will be evaluated further by Engineering as the Engineering Design Standards require more ROW for commercial local streets than what is required in the Northeast District Plan. The increased ROW may make sense to apply to portions of this development considering its context and anticipated connections to the Business Park to the west and future commercial uses to the east. The Engineering Memo includes a note that a ghost plat with the preliminary plat is needed for the area adjacent to buildings #6 and #10 to show how the existing residential lot (not included in this project) could be served by a local road in the future. Figure 7 Existing Residential Lot 129 Page 6 of 31 Wetlands The concept plan indicates some wetland impacts are anticipated to accommodate the proposed community. Within the residential portion of the project, it is expected that at least 5 acres of wetland will be preserved. The portions of wetlands that will remain are subject to the Wetland Overlay District (Section 1050.010). This includes wetland buffers, wetland buffer monument signs, and an additional 15’ structure setback from the edge of the buffer. The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resources Community Quality Ranking map is based on the City’s quality assessment of known wetlands within the City. Wetlands not shown on this map are assumed to be of medium quality. Most of the delineated wetlands on the overall property are shown on the City’s map as low quality; all wetlands on the portion proposed to contain the Springs at Corcoran are shown as low quality on the map. The following buffer requirements will be applied: Requirement Low Quality Wetland Buffer Average Width 15 feet* Wetland Buffer Width (Min.) 10 feet Wetland Buffer Width (Max.) 20 feet Structure Setback from Buffer 15 feet Total Buffer and Structure Setback (Average) 30 feet * The Elm Creek Watershed requires a 25’ minimum average width for all wetlands regardless of quality. The application will be expected to comply with both the City and Watershed standards. Figure 8 Natural Resources Community Quality Ranking Map 130 Page 7 of 31 Should the project move forward, wetland buffer widths and dimensions will be required for review to confirm compliance with this standard. Wetland buffer areas are deducted from density calculations. In addition to buffer widths, a permanent wetland buffer monument is required at each lot line that crosses a wetland buffer and where needed to indicate the contour of the buffer. The maximum spacing between signs is 200 feet of wetland edge. A wetland buffer establishment plan that meets the City’s Wetland Buffer Plan Policy is required with the final plat and is subject to approval by the City’s Wetland Consultant. Floodplain The site has floodplain over the wetland complex in the northwest portion of the site. The applicant will need to comply with the requirements in Section 1050.030 of the Zoning Ordinance regulating floodplain. Stormwater Three stormwater detention ponds are shown to serve the residential community, although at least one of the ponds may also serve the commercial area. The commercial area reflects one dedicated detention pond. Pond designs would need to be completed as submittals move forward. The City Engineer provides initial feedback in the Engineering Memo for the applicant to consider as they formalize a stormwater management plan. Additionally, the Northeast District Plan requires a chloride management plan for multifamily and commercial uses. Utilities The property is not currently serviced by sewer or water. The development would connect to the existing sanitary sewer from the Bellwether subdivision to the north. The City’s water system is now online, so it will not be necessary to obtain approval from the City of Maple Grove for this project to move forward. The Engineering Memo provides preliminary feedback on the information provided with the concept plan. The feasibility study will further determine the extent of looping necessary for adequate water service. Easements The Engineering Memo describes most of the required easements that must be shown on the preliminary plat submittal. Standard perimeter drainage and utility (D&U) easements must be shown. Easements are required over all infrastructure used for maintenance, conveyance, and treatment of stormwater including drainage swales. D&Us are also required over all wetlands, wetland buffers, and areas within the 100- year floodplain. Easements must also be provided over all public infrastructure. Any existing easements should be provided to the City for review. Vacation of existing easements in favor of the City requires a vacation application with the City. Environmental Review 131 Page 8 of 31 The residential component of this site does not trigger a mandatory EAW by itself, but the City has discretion if an EAW is desired. It was determined at the April concept plan review, that there was not a desire to move forward with an EAW at this time for the 294 housing units. If the commercial area is at least 60,000 square feet, then technically an EAW for the overall site could be triggered as a connected action. The applicant and property owner are comfortable moving forward without an EAW at this time as they believe the commercial area is likely not to occur within the look-back period for a connected action (three years). If the commercial area moves forward within three years, an EAW will be required at that time for the entire site, including the residential portion even if already constructed. Also worth noting is that the City Council contemplated a larger AUAR for the County Road 30 corridor at the April 2025 meeting, and this site could be included as a part of that process if an AUAR moves forward. If that were to occur, a separate EAW would not be needed if commercial development were to move in sooner than expected. Parks and Trails The 2040 Comprehensive Plan shows a proposed off-road trail on the western portion of this parcel that will provide connections to the neighborhood park and open space park at Bellwether. A trail is not shown in the concept plan. It may make more sense for the off-road trail to be realigned to Mulberry Lane further west considering the anticipated connection of the Three Rivers Park District Diamond Lake Regional Trail from Hope Community through Bellwether. How an off-road trail fits within this site would be explored further as the application proceeds. The City Council should provide any feedback they have on the trail location. Under the current ordinance, park dedication of land is required at 30% of the net pre- development area for Mixed Use land or a market equivalent in cash. Park dedication would be established for each final phase of the project with the commercial area timeline undefined at this time. Net acreage of the Springs at Corcoran is estimated by the applicant at 25.40 acres. A total of 7.62 acres would be required based on this estimate. It is unclear if floodplain was included in the applicant’s estimate which is also deducted from the gross acreage, so it is possible the area calculations could be reduced as the estimate is confirmed. The park dedication may be a combination of land for an off-road trail and cash to satisfy the park dedication requirements. While not a city-owned trail, the City is also aware of an existing snowmobile trail used and maintained by the Northwest Trails Association that runs through this property. This is discuss further in the PUD Public Benefits section of this report. Figure 9 Parks and Trails Map 132 Page 9 of 31 Public Safety The Public Safety team reviewed the concept plan in April and provided the attached memo regarding fire code issues. Changes within the current submittal had no impact on the Public Safety analysis. Refuse Section 1060.020 regulations storage of garbage and trash. No exterior storage of trash or garbage is permissible except in an accessory building enclosed by walls and a roof or in closed containers within a totally screened area. The concept plan indicates a trash enclosed centrally located within the proposed southern lot of the residential community. The applicant’s narrative explains that their communities handle trash collection through a valet service which allows residents to place waste outside their unit on designated days. Collected trash is then transported to a centrally located, fully enclosed compactor. Overall, this should be able to comply with the Zoning Ordinance as it is written with the caveat that the trash enclosures shall be constructed of the same materials and colors as the principal building to comply with the underlying district standards. Screening Multifamily buildings are subject to the screening requirements for all rooftop and ground mounted mechanical equipment as outlined in Section 1060.030 of the Zoning Ordinance. This information was not provided with the concept plan for initial feedback. Additionally, the project must also comply with the additional screening standards in the GMU and the Northeast District Plan and Design Guidelines unless specific flexibility is requested. No flexibilities from the screening requirement were identified as a part of the concept plan application. Lighting Lighting must comply with the lighting requirements of Section 1060.040 of the Zoning Ordinance. Street lighting locations are reviewed and determined at the time of final plat. Depending on the electrical company boundaries, Wright Hennepin or Excel will provide the street lighting for this development. Figure 10 Trash Enclosure 133 Page 10 of 31 Landscaping A landscape plan will be required for the apartment complex as the plans progress. Landscaping standards are provided in Section 1060.070 of the City Code. Residential uses must provide one overstory tree per dwelling unit. This means a minimum of 294 overstory trees will be required throughout the residential portion of the development. Additionally, non-residential uses must provide the following: 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. This non-residential formula would be applied to the commercial area as well a the clubhouse of the residential area (as was done for Woodland Hills). For the clubhouse, it seems fair for the formula to be based on the gross building floor area since the perimeter of the site would include 10 residential buildings. No more than 1/3 of the required trees may be of one species. Underground irrigation shall also be required. Further, all plantings must meet the City’s minimum plant size requirements at the time of planting as outlined in Section 1060.070, Subd 2(D). In addition to the underlying tree requirement, the City has a buffer yard ordinance that applies between zoning districts with different development intensities. The buffer yard area requires additional native plantings (including prairie grass as ground cover) and will be held in a conservation easement in perpetuity. A buffer yard class B is required around the northern perimeter of the site since the GMU is treated as a commercial district and the Bellwether PUD is treated as an RSF-3 zoning district. The table below provides the options to satisfy the buffer yard class B requirement. Buffer Yard Class Width Overstory Plantings1 Understory Plantings1 Shrubs1,2 Structures3 B 10’ 1 4 6 Minimum 4-foot fence 20’ 3 6 9 None 20’ 1 2 3 Minimum 4-foot fence 30’ 2 4 12 None 30’ 1 2 4 Minimum 4’ berm 1 Per 100 feet of distance 2Requirement must be met by shrubs, tall native prairie plantings, or a combination deemed acceptable by the City 3Fences are subject to requirements in Section 1060.080 134 Page 11 of 31 It appears the northern portion of the site that will contain residential buildings will be able to accommodate any of the potential buffer yard widths. However, most of the northern boundary consists of a wetland and stormwater ponding. The City Council should discuss whether the wetland qualifies as an acceptable natural buffer. Stormwater ponding is allowed to encroach up to 10’ into required buffer yards. The GMU requires screening from adjoining residential uses. Specifically, where a GMU District abuts, or is across the street from a Residential District, there must be a berm, fence, or screening consisting of compact evergreen trees or hedges or a combination thereof, not less than 80% opaque at time of installation, nor less than 6’ in height, except adjacent to a street where it shall be not less than 3’ no more than 4’ in height. The buffer yard should incorporate these requirements as well in order to comply with both standards. The GMU requires that plant materials shall be used to create a unified and attractive mixed-use environment. Plant materials must be arranged to provide focal points on the site and concentrated to signify key site locations such as the primary building entrance, site entrance, around signage, along pedestrian walkways, and along the perimeter of the building. The application should consider these requirements while preparing the preliminary landscaping plan. The reduced parking and building setback along County Road 30 will require enhanced landscaping in addition to the underlying and buffer yard requirements in compliance with Section 1060.070, Subd. 2(K) and (J). In exchange for the reduced setbacks, 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. A portion of the high-quality maple-basswood forest community is shown on the Natural Resources Map in the northwest corner of the parcel. It is unclear what exactly is located on the property at this time. The City does not have a tree preservation ordinance, but the City encourages preservation of this wooded area. A tree survey is required with a preliminary plat/PUD application, which will help to better identify any existing natural resources in this area. Additionally, the development will be required to comply with the landscaping, screening, and landscaping island requirements in the Northeast District Plan and Design Guidelines, including compliance with the NE District’s Preferred Trees List. Walls A retaining wall is shown on the concept plan behind buildings #11 and #12. Retaining walls are subject to performance standards in Section 1060.080. Details on the retaining wall were not provided for initial feedback. Northeast District Resiliency Strategies 135 Page 12 of 31 The application narrative indicates two resiliency strategies: EV charging stations and native plantings. A third resiliency strategy from the Northeast District Plan must be provided should the application move forward. Land Use and Density Most of the property is guided Mixed Use with the eastern portion closest to Mama G’s guided for Commercial. The Comprehensive Plan explains the intent of the Mixed Use designation is as follows: The intent of the Mixed Use district is to allow for developments that combine residential and commercial uses into a coordinated, planned development project. Typically, mixed use developments will include townhomes, low- and high-rise apartments, retail buildings, and offices. Development may be stacked, with office or housing units located above main floor retail space. Residential density is planned at 8-30 units per acre. Not all mixed-use developments will be required to incorporate residential units. Mixed use developments will be oriented around pedestrians rather than automobiles. By providing walkable mixed-use areas, stress on the transportation system is reduced and a “sense of place” is created. […] The area located between the intersections of County Road 116 and County Road 30 on the west and County Road 30 and County Road 101 on the east is also guided Mixed Use. Future connection improvements to County Road 30 will enhance its role as a major east-west corridor to Highway 610 in Maple Grove. This General Mixed Use District will likely include a mix of uses, including commercial and retail services and offices. […] The City expects approximately ½ of these areas to develop with residential uses at a variety of densities but the City will plan for 8-30 units per acre on average. The concept plan proposes a 294-unit market-rate multifamily rental community on the western 32.59 acres (approximately) of the overall site. Low-rise apartments are an anticipated use in the Comprehensive Plan for mixed-use areas. The eastern 34.54 acres will be retained by the existing property owner for future commercial development. Per the applicant’s narrative, the Springs at Corcoran concept plan supports the 2040 Comprehensive Plan with the following: o Introducing a new housing type to serve a range of households; o Aligning with the Future Land Use Plan’s mixed-use and commercial designations; o Extending public utilities and roads consistent with planned infrastructure; o Minimizing environmental impacts and preserving wetlands. 136 Page 13 of 31 The concept plan proposes to develop roughly half the site as residential while reserving the other half of the site for commercial development in the future. The largest wetland on the overall site is located on the eastern portion of the site. When comparing the estimated net acres of the site, the western portion is roughly 25.40 acres while the eastern mixed-use portion is closer to 12 net acres (with addition acreage already guided for solely commercial uses). Based on the updated concept plan which shows the rough boundaries of the Mixed Use and Commercial designations, there will roughly be ten usable acres within the Mixed Use area remaining for commercial uses, which includes the area required for the shown detention pond. The applicant is working with the landowner, Moore Engineering, and Maxfield Research to provide conceptual uses and conceptual plans for the commercial lots as the application moves forward to guide future commercial development on the site. Under the assumption that roughly half of the site would be developed as residential at a density range of 8 – 30 units per acre, a range of 150 to 561 units were expected on this site. The proposed 294 units fall within the range of what was expected. The City Council should discuss whether the current proposal satisfies the intent of the Mixed Use designation as described in the Comprehensive Plan and the City’s overall commercial development goals. Planned Unit Development (PUD) District The applicant intends to move forward with a PUD application for this site to address the areas where flexibility from the underlying zoning ordinance is requested. The underlying zoning district to review the PUD against is the GMU district. Additionally, PUDs on land guided as mixed use are expected to include a combination of residential and commercial uses per Section 1040.140, Subd. 4(C). General Mixed Use (GMU) District Section 1040.135 of the Zoning Ordinance provides the district standards for the General Mixed Use corridor along County Road 30. There are several, and some will be discussed in detail in later sections of this report. The Zoning Ordinances provides further guidance on the intent of the GMU district by stating the following: The purpose of the General Mixed Use District (GMU) is to provide an area for compact, inter-connected, walkable, mixed-use development along key community corridors and to support high quality development and site flexibility due to the unique site conditions in these areas. The mixture of land uses within the district is essential to establishing the level of vitality and intensity needed to support retail and service uses. A combination of retail, office, service, and residential uses are encouraged although not required. Buildings may also be entirely one use. The placement of the building and the relationship of the building, parking, landscaping, and pedestrian spaces is essential to creating the pedestrian-friendly environment envisioned for the GMU District. The standards 137 Page 14 of 31 in this Section are reinforced within the Design Guidelines contained in Appendix [C]. […] The character of the General Mixed Use District shall reflect high quality design due to the high visibility of these areas at the gateway to the City at County 30. Although development in this mixed-use district will be more auto-oriented in design than the Downtown Mixed Use District, pedestrian connections and amenities will still be required to provide connections to existing and future planned areas, sidewalks, and trails, and to provide for safe pedestrian circulation within the site. Landscaping and architectural details shall be used to unify sites within the General Mixed Use District.” The concept plan sets aside roughly 12 net acres of the GMU district for future commercial development for a total of five commercial lots within the GMU and C-2 districts. The western portion of the site contains 14 multifamily residential buildings. There are sidewalks shown on the public streets surrounding the residential neighborhood, and these would need to be continued to the east when that portion of the site develops. Internal sidewalks and trails throughout the residential area are also indicated on the concept plan. Multifamily housing is a permitted use in the GMU district but must meet a minimum density of 10 units per net acre. The applicant’s narrative states the net developable acreage for their portion of the site is 25.40 acres, resulting in an estimated net density of 11.57 units per acre. If the project were to proceed, the exact calculations of the areas netted out from the gross acres of the site must be provided to confirm the minimum density requirement is met. The concept plan includes a number of garages to provide parking options to residents. Structured parking is a permitted accessory use in the GMU district. The proposed clubhouse, grounds building, and community pool are also considered permitted accessory uses incidental and customary to the residential neighborhood. The GMU district also requires the following applicable site design requirements: A. Structures shall be oriented and consolidated to complement existing, adjacent development to create a coordinated and visually attractive mixed- use setting throughout the district. B. Site planning shall respect the relationship of the site to the existing and proposed buildings and streets and major roadways. 138 Page 15 of 31 The only adjacent development at this time is Bellwether to the north. The concept plan includes new public streets that will extend existing public streets and provide new connections. The final street layout will be determined in collaboration with the City Engineer and Hennepin County. Lot Standards The lot standards for the GMU district are provided below: Standard GMU Minimum Lot Area 25,000 sq. ft. Minimum Lot Width 150’ Minimum Principal Structure Setbacks: - Front (Major Roadway) 100’ - Front (Other Streets) 25’ - Side None - Rear None - Adjacent to Residential 35’ Maximum Principal Building Height 35’ at the minimum setback but may be increased up to a maximum of 50 feet with increased setbacks at a rate of 1 foot additional height for every 5 feet in additional setback. Figure 11 Northeast District Plan Street Layout 139 Page 16 of 31 Maximum Impervious Surface Coverage 80% a. Springs at Corcoran On the residential portion of the site, the concept plan shows 14 buildings constructed within three lots and one outlot for stormwater ponding to serve the development. The northwest most lot is proposed to contain 2 apartment buildings (AKA principal buildings) and one detached garage structure. The northeast lot proposes two apartment buildings, a focal area including a double-sided monument sign, a synthetic turf pet playground, stormwater ponding, and the northern wetland with another focal area shown on the far northeast corner of the parcel. The southern lot contains 10 apartment buildings, one club house, a pool, three detached garages, a grounds building, and a 2nd synthetic turn ground pet playground for the community. The applicant’s narrative explains there will also be outdoor grilling areas, landscaped courtyards between buildings, open green spaces throughout the neighborhood, and a network of pedestrian pathways to connect all residences to community amenities while fostering walkability and neighborhood interaction. Figure 12 Springs at Corcoran Concept 140 Page 17 of 31 All lots for the residential area more than comply with the minimum dimensional requirements. The proposed building locations comply with the required front setbacks and exceed the 35’ setback from residential zoning districts along the northern project boundary. The concept plan indicates a 60’ setback is applied along the southern boundary of the site along the frontage for County Road 30. This is allowed with enhanced landscaping per Section 1060.070, Subd. 2(K). The proposed buildings showcase a gable roof. The building height with this type of roof is measured to the mean height of the highest gable. The project narrative states the highest point of the buildings is roughly 31’2” with a height of 28’ as measured at the midpoint of the roof. This complies with the GMU standards. The narrative indicates the impervious surface coverage is 45% and 55%. Since there are three lots, it is unclear how this was calculated. However, it appears it would be possible for the lots in the concept plan to comply with the 80% impervious surface coverage. The exact calculations for each lot needs to be provided with the preliminary plat/PUD application. b. Commercial Area Additionally, the concept plan reflects 5 commercial lots on the eastern portion of the site with an additional outlot for stormwater ponding and an existing wetland. Some of these lots either completely or partially fall within the GMU. These lots comply with the GMU standards, but setbacks, impervious surface, and building height cannot be evaluated at this time. The C-2 standards for the lots that completely or partially fall within this district would be reviewed against the following standards: Standard C-2 Minimum Lot Area 1 acre Minimum Lot Width 100’ Minimum Lot Depth 200’ Minimum Principal Structure Setbacks: - Front (Major Roadway) 100’ - Front (Other Streets) 25’ - Side 20’ - Rear 20’ - Adjacent to Residential 50’ Maximum Principal Building Height 35’ Maximum Impervious Surface Coverage 80% 141 Page 18 of 31 It appears all lots should be able to comply. As part of the PUD application, staff recommends establishing one set of commercial lot standards to apply to the entire commercial area to clarify which standards prevail, particularly for the lots that would technically fall within two different zoning districts. It would be helpful for Council to discuss whether a 35’ setback from residential should apply to the commercial lots as allowed in the GMU or whether a 50’ setback should be applied from Bellwether as required in the C-2. This primarily would only affect the northern commercial lot immediately abutting the residential units at Bellwether. The downside of the increased setback of 50’ is that it is already a narrow lot with frontage on three sides, so the increased setback could make the buildability of the lot for a viable commercial site challenging. It is difficult to tell at this point since no building pads or parking areas are shown on the concept plan. Building Standards A number of building standards apply to this site. In addition to the underlying building standards in Section in 1060.050, the GMU district and Northeast District Plan include additional building standards that apply. Figure 13 Front Elevation GMU Building Standards Per the GMU. All new building fronts shall include at least 4 elements from the following provided list: 1. Architectural detailing, such as cornice, awning, parapet, or columns. a. Awnings appear to be provided above doors and porches. This would need to be confirmed with the site plan application. 2. A visually pleasing primary front entrance that, in addition to doors, shall be accented a minimum of one hundred fifty sq. ft. around the door entrance for single occupancy buildings and a minimum of three hundred sq. ft. for the front of multi-tenant buildings (this are shall be counted as one element). Entrances shall be clearly articulated and obvious from the street. a. Does not appear to be possible with the proposed housing product. 3. A minimum of thirty percent window coverage on each front that faces a street. a. Unclear if this would be achievable. 4. Contrasting, yet complimentary material colors. 142 Page 19 of 31 a. The proposed colors provide contrast (light and dark) and are complimentary. 5. A combination of horizontal and vertical design features. a. The proposed materials provide vertical and horizontal design features. 6. Irregular building shapes. a. The building shapes are arguably irregular. 7. Other architectural features in the overall architectural concept. It appears possible the applicant will be able to incorporate at least 4 elements from the list. The preliminary submittal must confirm how each of the 4 required elements are incorporated into their overall design. Multi-story buildings must also distinguish ground floors from upper floors by having an awning, trellis, arcade, window lintels, intermediate cornice line, or brick detailing such as quoins or corbels. Awnings are provided over the doors on the ground level, but they are intermittent. The City Council should discuss whether the ground floor is distinguished with the current design, or if a more continuous awning should be provided. Residential uses on the first floor require the first-floor elevation to be raised above the sidewalk elevations immediately adjacent to the front of the residential unit to ensure the residential unit is separated from the public space. Additionally, each first-floor unit must have an individual private entrance at the street level with a private courtyard enclosure. The first-floor elevation does not appear to be raised with the example elevation provided. The project narrative says “select” first floor units will have a courtyard and all first-floor units will have a private entrance. The applicant clarified in an email that no first-floor units will have a private courtyard enclosure, but some units will have direct access to the shared courtyards created by the orientation of some buildings on the site. These requirements were ultimately waived as part of the PUD for Hope Community, and the applicant would like to request flexibility from this requirement as well. The GMU also requires façade articulation every 40’ for any exterior building wall adjacent to or visible from a public street. The articulation can be accomplished with one or more of the following: 1. The façade shall be divided architecturally by means of significantly different materials or textures, or 2. Horizontal offsets of at least four feet in depth, or 3. Vertical offsets in the roofline of at least four feet, 4. Fenestration at the first-floor level which is recessed horizontally at least 1’ into the façade. 143 Page 20 of 31 It appears that this standard can be accomplished with the use of variation in the material, textures, and fenestrations at the first-floor level. Accent materials must be wrapped around walls. Such materials may include glass, prefinished decorative metal, and fiber cement trim within soffit and fascia areas. There appears to be accent materials incorporated into the elevations. This will be confirmed further should the project move forward. Major exterior materials of all walls must cover at least 60% of the exterior. The proposed buildings include fiber cement vertical panel siding which is acceptable as a major exterior material. On the other hand, no more than 25% of any exterior wall on a building shall be fiber cement siding, wood, or metal accent material. The exact building materials and percentages would be confirmed with the PUD plan and building permit application. Finally, mansard style roofs are not permitted except for mansard style cornices. Acceptable roof design includes pitched roofs as proposed. However, the roof styling must incorporate one of the following: 1. Parapets or cornices 2. Varying building height and variety of roof lines Northeast District Plan and Design Guidelines The Northeast District Plan provides a list of Class I, Class II, and Class III materials. Mixed-use buildings must be comprised of at least 60% of Class I materials on each building face visible from off the site. Additionally, no more than 10% of each building face visible from off site may be of Class III materials. Buildings must be interrupted at least every 80’, but in this case the GMU district standard of every 40’ should prevail. The buildings are primarily made up of fiber cement siding which can be a Class I material for residential use with a reinforced thickness of ¼ inch. More information on the exact material specifications and percentages of facades will be required should the application move forward. Figure 14 Left Elevation 144 Page 21 of 31 Multiple Multifamily Buildings on One Lot The underlying building standards in Section 1060.050 will be satisfied if the GMU and Northeast District standards are satisfied. However, Section 1060.050, Subd. 3 requires that there be no more than one multifamily building per lot except as approved by a Conditional Use Permit (CUP). Since the concept plan includes 14 buildings between 3 lots, there will be multiple buildings located on a single lot. Staff recommends addressing the multiple principal buildings on a single lot through the PUD approvals rather than requiring a separate CUP. Accessory Structures Additionally, accessory structures in urban residential districts are limited to 1,000 sq. ft. The current proposal includes a number of accessory buildings including the clubhouse (if considered an accessory use as it is under the GMU), grounds building ,and several accessory detached garages that will exceed the 1,000 sq. ft. limit. Further, accessory buildings are not allowed in front yard areas in the City’s urban residential districts, which creates a complication with the proposed locations of the clubhouse and detached garages throughout the site. Additionally, there appears to be a conflict between the accessory structure section of City Code and the GMU. The accessory structure section does not specifically contemplate accessory structures in mixed use areas or for high-density areas. At the same time, the allowed accessory uses in the GMU include structured parking. In fact, the GMU requires 50% of residential parking be housed in structured parking. The PUD can be used to clarify the requirements for accessory structures for this project. Parking With 294 units, the required number of off-street stalls is 647. The concept plan shows 594 stalls on site through a combination of attached garages to serve some units within each building, detached garages, and surface stalls. The previous concept review in April had noted that spaces in front of attached garages were a part of the parking mix; it is unclear if that is still the case. The Zoning Ordinance does not allow street parking to be used to count towards the minimum required parking for the site. One of the reasons for this is that overnight street parking is prohibited in the winter per Chapter 71.01 of the City Code. The applicant believes the proposed parking arrangement is sufficient based on their data from other MN communities. Staff wants to note that there are limited public transportation options within Corcoran at this time, so vehicles are the primary method of transportation for residents, and there does not appear to be room for future parking lot expansions should there later be a need for the additional 53 stalls anticipated in the Zoning Ordinance. If reduced on-site parking is allowed as part of the PUD, the City should require the applicant to work through a plan of how to manage parking for the site should demand exceed available stalls. Section 1060.060, Subd. 5 confirms driveways providing access to garages may qualify as required off-street parking if all of the following conditions are met: 145 Page 22 of 31 A. The driveway shall serve a dwelling unit that has use of a two-stall garage. B. The driveway shall be under the direct control of the dwelling unit served by the garage. C. The driveway shall measure at least 22 feet in length between the front of the garage and the street, roadway, or sidewalk. D. The driveway must be located outside of any drainage and utility easement, unless approved by the City Engineer. E. Parking on the driveway shall not impede pedestrian or traffic circulation or access to any other dwelling unit, nor shall it adversely affect the ability to provide public utilities or public safety. Assuming stalls in front of the garages are part of the 594 proposed stalls, these standards would apply. Most of the attached garages are only 1-car garages. The City Council should discuss whether this makes sense to handle as a PUD flexibility. It is also unclear if the driveway length in front of the attached garage is at least 22’, but it appears there is space to accommodate this requirement. The GMU district requires at least 50% of the required parking stalls be provided within a structure. The applicant requests PUD flexibility to reduce this to 17.3% of the required parking stalls (112 stalls). They provide their experience from other communities that suggests there is not demand for structured parking at 50% of the required stalls. The application narrative also states the wetlands and required public ROW constrain the site to the point where it prevents the site from accommodating the proposed product type and additional covered parking options. T The concept plan shows 90-degree parking stalls that comply with the following dimensions: Stall Width Parallel to Aisle 9’ Stall Length of Line 18’6” Stall Depth 18’6” Aisle Width 26’ Parking lots and drive aisles must meet the same front setback as required for the principal structure within the zoning district. The GMU has a 100’ setback from property lines along county roads which can be reduced to 25’ with enhanced landscaping per Section 1060.070, Subd. 2(J) (formula provided on page 11 of this report). All other front property lines have a 25’ setback. Parking lots and drive aisles have a 10’ side and rear setback. The concept plan appears to comply with these standards. Bicycle racks and landscaping islands are required for multifamily buildings as part of the Northeast District Plan and Design Guidelines. Parking bays shall have landscape islands at each end of the parking bay, and bays in excess of 15 spaces in length shall be divided by intermediate islands. Trees shall be located in the islands to shade the parking lot to reduce the heat island effect. These end islands shall provide at least 360 146 Page 23 of 31 sq. ft. of area for planting trees, shrubs, and/or groundcover. Rock mulch cannot be used in these islands. Intermediate islands must have at least 180 sq. ft. of area for plantings. It appears these islands are shown on the concept plan. The Northeast District Plan requires a landscape buffer between all parking areas and the public sidewalk. The buffer shall consist of shade trees, low shrubs or perennial flowers and a decorative fence or masonry wall. Plantings and parking lot screen walls or fences shall be no less than three feet and no more than four feet in height to allow views into and out of parking areas. However, the GMU district also requires screening of surface parking areas that face a street frontage with a decorative wall, railing, hedge, or a combination of these elements to a minimum height of 2 ½ feet and a maximum height of 3 ½ feet above the level of the parking lot at the building to line. With the Hope Community application, it was determined that this clause in the GMU seemed to create a conflict with the Northeast District Plan, and it was decided to let the standards in the Northeast District Plan prevail. However, Hope Community was a PUD. Staff recommends this same clarification be handled as a part of this PUD application. Signage Two, double-sided freestanding signs are noted on the concept plan. However, the sign ordinance provides that only non-residential uses are allowed a single freestanding sign as well as a wall sign in the GMU. The PUD could allow freestanding signs for residential uses within the GMU. Hope Community was granted sign flexibility as part of their PUD, so that the residential components were allowed a freestanding sign. PUD Design Standards A. Appropriate Integration PUDs must appropriately integrate into existing and future development. This can be accomplished through the use of similar lot sizes, density, setbacks, and design as well as the continuation of existing land uses, providing architectural transitions, landscape buffering, or other means. The plan seems to be able to comply with the City’s landscape buffer requirement on the north property line, but nothing is proposed in excess of the minimum requirement to serve as a transition to the Bellwether community. Some plantings and internal trails are shown on the west boundary of the site where the GMU district will lead into the Business Park district. Council should discuss what degree of plantings should be present on the west side of the property to provide an appropriate integration between this residential neighborhood and the future Business Park district. In the commercial area, the commercial properties abut the Mama G’s properties to the east and all of these properties are of a similar size. B. Variety and Enhanced Design 147 Page 24 of 31 For PUDs where a wide variety of styles of homes does not make sense, the PUD is expected to include enhanced building design that exceeds the underlying standards. This proposal is not only subject to the GMU underlying standards, but the Northeast District standards as well. More information is needed to confirm compliance with the GMU standards where flexibility was not requested, but it appears possible those requirements can be incorporated. The design arguably exceeds the minimum standards for the Northeast District with the use of a Class I material (Hardie fiber cement board) for the entirety of each structure. C. Open Space The open space requirement for PUDs is not applicable to areas guided as mixed use. D. Perimeter Buffer PUDs must provide a landscaping buffer to screen homes from arterial and major collector roads. County Road 30 is a minor arterial known as “A Minor Connector.” Along County Road 30, landscaping for a reduced setback is proposed along the residential side as outlined on page 11 of this report. The narrative also calls out additional buffering measures in this area. A large wetland will serve as a buffer on the commercial side to the east. Council should discuss whether additional landscaping is necessary to satisfy this requirement. E. Public Accessibility. There are no natural features such as creeks, streams, ponds, and lakes within the site area, so this standard is not applicable. F. Discretionary Standards. The City Council has the authority to impose other standards for the proposed PUD as are reasonable and necessary to protect and promote the general health, safety, and welfare of the community and surrounding areas. If additional standards are desired, it would be helpful for members of the Council to provide this feedback to the applicant as part of the concept plan discussion. G. Prohibited Features and Modifications There are three prohibited features in PUDs: 1. A side setback that results in a separation of less than 15 feet between two detached dwellings. 2. Detached homes along interior perimeter roads that are parallel to arterial roadways. 3. Flexibility from minimum screening an/or buffering standards without a site constrain, proposed alternative to meet the intent of the requirement, and/or proposed relocating screening to a more beneficial location. None of these features are found within the concept plan. 148 Page 25 of 31 PUD Benefits PUDs should seek to satisfy several of the identified public benefits in Corcoran’s PUD Public Benefit Policy which is enclosed to this report for reference. The size and constraints of the site and flexibility requested will be considered to determine whether an appropriate amount of public benefits is proposed to justify granting the PUD. The City identified 27 public benefits within the policy, but potential public benefits not captured by the policy can be discussed as part of the concept plan. An initial analysis of each identified public benefit is provided below and a summary in a chart form is provided as an attachment to this report: 1. Placement of uses so as to integrate with adjacent uses. The concept plan reflects efforts to integrate the site with Mama G’s to the east and Bellwether to the north. The proposed commercial area on the eastern side of the parcel allows for the site to integrate with the existing Mama G’s properties. The residential portion of the site will connect into Bellwether along Elm Lane and 102nd Place. The northwestern boundary is anticipated to abut a business park in the future. There is a residential property along the southwest portion of the site that is guided for mixed use with integration unclear at this time. 2. Collaboration with adjoining landowner(s). The project narrative explains there is an intent to collaborate closely with adjoining landowners. They commit to providing their contact information to community members for questions and concerns as the application moves forward. Further, they commit to considering and addressing as many community concerns as possible within their plans. The applicant will be required to host a neighborhood meeting. All landowners within 350’ of the property will be notified of the neighborhood meeting. This meeting is currently scheduled Thursday, February 5, 2026, at City Hall from 5:30PM – 6:30PM. The applicant must provide a meeting summary detailing the discussion with the neighborhood, including any compromises reached. This document will help to inform whether this category is satisfied as the preliminary plat moves forward. 3. Appropriately located neighborhood scale commercial/office uses. The concept plan reflects a commercial area that wraps around the existing Mama G’s properties. The location of commercial areas to the east was done as a direct response to City feedback provided to date. The proposed commercial uses appear to be of a smaller scale with the commercial lots ranging from 1.65 to 5.19 acres. Maxfield Research is expected to provide insight on the types of uses this area can support to further evaluate whether the scale of uses projected are appropriate for the surrounding neighborhoods. 4. Percentage of units within ¼ mile of an identifiable neighborhood focal point. 149 Page 26 of 31 The project narrative explains an intent to create key nodes and areas of interest within the residential portion of the development to be enhanced with entry monumentation, gazebos, art, landscaping, and other features to establish a strong sense of place. Potential areas for focal points are labeled on the concept plan. For this PUD public benefit, examples of neighborhood focal points called out in the City’s policy include: parks, greens, squares, monuments, historic structures, picnic shelters, and community gardens. Additionally, at least 20% of the units within the development must be within ¼ mile of these focal points. It appears this can be satisfied on the residential side of the site. However, a radius exhibit (showing the units that fall within a ¼ mile of each focal point) and more detailed plans on the individual focal points will need to be provided with the preliminary and final PUD plans. The Council may also want to discuss whether there should also be focal points with the commercial side in order to satisfy this requirement within a mixed use development. 5. Distribution of attached units. Since the proposal only includes attached residential units, and this area is guided for density of 8 – 30 units per acre, this public benefit does not appear to apply to the proposal. 6. Creation of open space using multi-story buildings. The concept plan and project narrative reflect that the residential community will feature open space courtyards. Buildings facing each other will contain landscaped sidewalks and benches, creating inviting spaces that encourage interaction and movement throughout the community. Figure 15 Courtyard framed by multi-story buildings 7. Visual termini. The purpose of this PUD public benefit is to encourage the placement of monuments, statutes, gazebos, or other landmarks at the end of streets. At least two of the proposed 150 Page 27 of 31 focal areas (which the narrative noted may contain a monument sign, gazebo, art, and/or additional landscaping) are called out on the concept plan are located at the end of a street/intersection. Additional plans and details for such focal points will need to be provided in order for a final decision to be made whether they qualify as a visual termini. This can be done with the preliminary plat and PUD submittal. 8. Attached units are embedded. The criteria for this benefit explain that areas guided as mixed use are not expected to satisfy this public benefit. 9. Exceptional landscaping to buffer homes from major roads. Trees are reflected in the setback area along County Road 30 for the concept plan. A certain amount of trees and shrubs will already be required in this area because of the setback reduction requested. The applicants narrative provides a commitment to provide exceptional landscaping in this area to buffer the homes from County Road 30. This is expected to include landscaping berms, privacy fencing, evergreens, canopy, and understory trees. In order to satisfy the PUD public benefit, the landscaping for reduced setback flexibility as well as a buffer yard class “B” must be provided in this area as outlined on page 10 of this report. This will need to be shown on the preliminary plat/PUD plan submittal. 10. Percentage of units within 1,000 feet walk from a park. There are no public parks within a 1,000 feet walk from the proposed homes on the site. There is not a true proposed private park. However, there are two synthetic turf pet playgrounds as well as a proposed club house with a pool. If Council believes that one or both of these features satisfies the intent of a private park, then a radius exhibit could be submitted to confirm at least 20% of the homes will be located within 1,000 feet of these features. If Council does not agree with the role of these features being similar to that of a private park, then it does not appear there is a way for the proposed development to satisfy this PUD public benefit. 11. Internal Trail Connections The concept plan and narrative confirm private sidewalks and trails internal to the site proposed throughout the development for pedestrian movement. No sidewalks are shown within the commercial area, but sidewalks would be required along the public streets. There does not appear to be a compelling reason to include private off-road trails within the commercial area. 12. Cul-de-sacs are open ended. The only cul-de-sac proposed in the concept plan is located within the commercial area. The purpose of an open-ended cul-de-sac is to allow for connections to trail systems. However, the cul-de-sac would provide no such connection even if it was open-ended. This standard does not appear to be applicable. 151 Page 28 of 31 13. Open space is consolidated and usable. It appears the following three guidelines for this public benefit are met with the proposal for the residential side of the site: - Buildings are organized around the open space - Open space is accessible to the local population within the neighborhood - Open space is designed in such a way that it doesn’t appear as thought it is someone’s backyard. There are a total of 6 guiding principles, but it is not expected to achieve all the guidelines within a single development proposal. An effort to incorporate as many of the guidelines as possible is expected. 14. Open space is connected with green natural corridors The concept plan shows that the open space areas are almost completely connected through green corridors with sidewalks/off-road trails. 15. Viable open space master plan is created It appears that this could be very easily satisfied by the applicant with the proposed open space areas and connections. A master plan would need to be included with the preliminary submittal that highlights the open space areas, corridors and connections, as well as identifying long-term maintenance practices and responsibilities. 16. Natural resources and features are retained The City’s Natural Resource Inventory Areas map reflects wet prairie wetlands throughout the site and a disturbed woodland in the northwest corner. A high-quality maple/basswood community appears to just touch the northwest boundary of the site. It is unclear with the current submittal whether there is a portion of the maple/basswood community that actually exists within the project boundaries, and whether the trees would be removed or protected. 17. Extensive internal landscaping The concept plan does not provide a quantification of the number of trees to determine if at least 120% of the minimum landscaping units are provided. It seems possible that they could meet this public benefit as they work through their preliminary submittal. 18. Use of native plants in landscaping The applicant’s narrative states all landscaping will incorporate native species, naturalized species, and other selections as identified from the City’s preferred plant list to support local ecology and sustainability. 19. Use of preferred trees in landscaping 152 Page 29 of 31 Since this site is located within the Northeast District, they will be required to follow the preferred trees list within the Northeast District plan. Therefore, this public benefit is not applicable to this application. 20. Existing rural structures are retained and/or reused There are no existing structures on the site. This is not applicable to the proposal. 21. Higher architectural standards As discussed previously, the proposed residential buildings should be able to meet the GMU standards where flexibility was not specifically requested. Additionally, the concept plan shows that a Class 1 material will be used for the entirety of each residential building where 60% is required for each visible façade. Architectural standards for the commercial area are not provided at this time. Council should discuss if anything further is desired for the architecture of the residential buildings to satisfy this public benefit. Without knowing the specifics on the commercial buildings, the Council should also discuss whether this benefit can be satisfied with just the architecture of the residential portions of the site. 22. Lot size variety This PUD public benefit is not applicable since there are no single-family detached homes proposed. 23. Larger Tree Size The narrative for the project does not indicate an intent to plant trees larger than the City’s minimum size requirements. 24. Natural restoration work The narrative does not indicate restoration of wooded areas, prairies, wetlands, or soils. 25. Extraordinary environmental protection There does not appear to be any extraordinary environmental protection measures discussed as a part of this project. 26. Areas of parkland, woodland, or other open space (above minimum) There is no minimum open space requirement applicable to this development other than setbacks and impervious surface limits. While the residential area is well below the impervious surface limit for the GMU, open space areas must be 50 feet or larger in the smallest dimension to fall under this PUD public benefit. The only open space areas where there are dimensions on all sides of at least 50’ are within the 60’ setback along County Road 30, which is required open space. Areas with wetlands and steep slopes would not count. Technically, the City’s policy requires the open space be located in an outlot or under a conservation easement, and the open space proposed is all included 153 Page 30 of 31 as part of the lot. Staff does not believe the intent of this PUD public benefit is satisfied with the current proposal, but Council should discuss whether they disagree. 27. Innovation and utilization of new technologies and materials The proposal does not seem to include new technologies and/or materials. While wetland impacts are anticipated, the proposed concept plan for the residential and commercial were created with the intent of minimizing impacts to the existing wetland to the extent possible. 28. Public benefits not captured by policy While this is not included in the current proposal, staff wants to call out the potential for Continental to work with the Northwest Trails Association in an effort to find and preserve a corridor for a snowmobile trail since the current trail will be disrupted by the proposed development. Council should weigh in on whether they would like to see that as a public benefit as a part of this proposal. The Council is also invited to address any other public benefits they believe could be incorporated that are not discussed in this staff report or the project narrative. Development Contract Finally, staff wants to start the discussion on how to handle the development contract for this project since Continental’s scope in this project is specific to the residential portion of the site, and the property owner will be retaining the commercial area. The City has allowed a multiparty development contract in the past, but the logistics of this did not go well for the involved entities or the City. Since then, the City’s policy and practice has been to only have one entity responsible for the development contract. This was how the master development contract for the mixed-use project at Hope Community Development was handled. The primary property owner was ultimately the entity to the master development contract since the builder involved for the first phase was not going to be responsible for infrastructure improvements required in later phases. It is anticipated this same model will be required for this project as well since the master development contract will outline required infrastructure improvements and triggers for the commercial area as well as the residential area. Summary of Discussion Points for Council - Proposed PUD flexibilities and public benefits as summarized in the chart attached to this report. - Initial feedback on trail alignment on this site as compared to the 2040 Comprehensive Plan while considering the current alignment of the Diamond Lake Regional Trail through Bellwether. - Confirm the current proposal satisfies the intent of the Mixed Use designation as described in the Comprehensive Plan and the City’s overall commercial development goals. 154 Page 31 of 31 - Whether the ground floor is distingued with the current design to meet the GMU standards, or if a more continuous awning or an additional strategy should be provided. - Fiber cement board can be considered class I material with Council approval in the Northeast District plan with a reinforced thickness of ¼ inch. Will the Council be open to approving the application as proposed? - If discretionary standards to promote general health, safety, and welfare of the community are desired, it would be helpful for members of the Council to provide this feedback to the applicant as part of the concept plan discussion. Next Steps The concept plan process provides an opportunity for the applicant to get information from the City that can be incorporated into a formal development application. If Council supports the concept, the next steps would be as follows: 1. Finalization of the feasibility study. 2. Neighborhood meeting. 3. Application for preliminary plat, preliminary PUD plan, and rezoning. 4. Application for a final plat and final PUD plan. 5. Recommendation Staff recommend the City Council review and discuss the concept 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. Applicant’s Narrative 2. Ebert’s Commercial Narrative 3. Engineering Memo 4. Public Safety Memo 5. PUD Flexibilities and Public Benefits Summary 6. Concept Plans and Elevations 155 1 Springs at Corcoran Concept / Sketch Plan Application To: City of Corcoran, Land Use and Development Department From: Continental 928 Fund LLC, Continental Properties Company, Inc. Date: January 13th, 2025 Re: Springs at Corcoran, Concept/Sketch Plan 156 2 Table of Contents Introduction ......................................................................................................................................................................... 3 Master Plan Vision ............................................................................................................................................................. 3 Concept Plan Submittal Goals ........................................................................................................................................ 3 Continental Properties Introduction ............................................................................................................................. 4 Project Introduction and Background .......................................................................................................................... 4 Comprehensive Plan Alignment .................................................................................................................................... 5 Project Proposal ................................................................................................................................................................. 6 Next Steps – PUD Submittal ............................................................................................................................................ 9 PUD Benefits ..................................................................................................................................................................... 10 Conclusion ......................................................................................................................................................................... 11 157 3 Introduction Continental 928 Fund, LLC (“Continental”) is pleased to submit a Concept/Sketch Plan (“Concept Plan”) application for Springs at Corcoran, a proposed 294-unit market-rate multi-family housing community located near the northwest corner of 97th Ave N (CR 30) and Brockton Lane N (CR 101) in Corcoran, MN. Master Plan Vision Ebert Companies, in partnership with Continental, is advancing a comprehensive master plan, Exhibit H – Commercial Master Plan Vision Board (“Master Plan”), for the Ebert-owned acreage at the northwest corner of County Road 30 and County Road 101, excluding the Mama G’s parcel. The vision divides the site: Continental Properties will develop the land west of the proposed Elm Lane extension, while Ebert Companies will focus on the eastern portion. Moore Engineering leads civil and site layout design, and Maxfield Research is providing market analysis to guide land use, commercial and residential density, and development timing within the GMU-zoned area. The initial commercial draft concept, Master Plan, outlines land uses and zoning for five distinct parcels, ranging from 1.65 to 5.19 acres. It incorporates conceptual parking requirements, utility infrastructure, preliminary stormwater management, and traffic modeling to ensure the site’s long-term viability and adaptability. Key features include: • A main east-west roadway connecting Elm Lane to County Road 101, with additional connections to Cedar Avenue and internal streets for optimal access. • Stormwater detention ponds are preliminarily sized to meet environmental and regulatory needs • General land area details and zoning districts are included in a data section of the plan This evolving plan will be updated and integrated into the Maxfield Research report, ensuring alignment with market demand and city objectives as this development moves forward. Concept Plan Submittal Goals This submittal is intended to obtain feedback from City staff and the City Council on: 1. The Master Plan, land use, infrastructure, access, site layout, and architecture which incorporates feedback based on the City’s recent market study completed by Maxfield Research & Consulting. Planned Unit Development (“PUD”) 2. Concept Plan – Density & unit mix, parking, and anticipated code variances outlined herein 3. Identified comprehensive plan and PUD benefits outlined herein The project team is seeking direction to proceed with a PUD for the Continental Concept Plan as the next step in advancing the overall master plan. 158 4 Continental Properties Introduction Continental Properties Company, Inc. is a national developer, owner, and operator of Class A, market-rate, rental housing communities. With over 78 communities across 19 states – including 9 in Minnesota – Continental has delivered more than 31,000 homes and manages each community in-house to ensure high-quality operations and resident experience. Continental focuses on developing modern, suburban-multifamily communities in high-quality locations, with strong market fundamentals. This strategic approach is reflected across its growing national portfolio. Project Introduction and Background Continental has an agreement in place with Gregory R. Ebert and Debra A. McCormick (“Seller”) to purchase ~32.59 acres of a ~67.13-acre parcel (PID #12-119-23-130-007) at the northwest quadrant of 97th Ave (CR 30) and Brockton Lane (CR 101), with intent to build a 294-unit market-rate apartment community known as the Springs at Corcoran. See ‘Exhibit A – Location Map’ for the project site’s location within the City of Corcoran. The subject site is zoned General Mixed Use (“GMU”), which permits multifamily housing. Continental will be seeking to subdivide the property for its proposed use, with the Seller retaining land east of Continental’s community for future commercial development, see ‘Exhibit B – Acreage Exhibit’ and ‘Exhibit C – Concept Plan’ for the proposed multifamily use and Seller-retained commercial land. The Seller-retained commercial land layout provided is concept in form, showing viable commercial lots, potential public rights-of-way, and space for future stormwater infrastructure. 159 5 Background At the April 24, 2025 City Council Meeting, Continental shared a concept plan for the 294-unit apartment community. General feedback received from City staff and City Council was positive, but greater detail on the state of the local real estate market was desired to help determine the implementation strategy of the Master Plan and Corcoran community as a whole. Throughout the summer and fall of 2025, a market study was prepared by Maxfield Research & Consulting to highlight the state of the market and strategies moving forward as shown below in the key takeaways related to this proposal: • New construction starts for commercial & residential development are down due to elevated construction & financing costs. • Demand for additional housing remains high. • Understand the demand for commercial activity that can be expected. This proposal sets the framework for future development of the eastern portion of the Master Plan. With the input received from the market study and continued desire to advance the Master Plan, Continental is seeking support to continue advancing the Concept Plan to a PUD submittal and implementation. With positive feedback and direction received from City staff & City Council, Continental will be pursuing the Site Plan and Platting entitlement processes with the City of Corcoran. Comprehensive Plan Alignment The Springs at Corcoran supports the City’s 2040 Comprehensive Plan and Northeast District Plan by: • Introducing a new housing type to serve a range of households; • Aligning with the Future Land Use Plan’s mixed-use and commercial designations; • Extending public utilities and roads consistent with planned infrastructure; • Minimizing environmental impacts and preserving wetlands; • Integrating sustainable and resilient design elements, including EV charging and native landscaping. Existing Conditions Existing Land Use: Agricultural Surrounding Land Uses: The existing 67.13 acre property is bounded by 97th Ave N (CR 30) to the south, commercial lots (Mama G’s) and Brockton Lane N (CR 101) to the east, an age-restricted community (Bellwether by Dell Web) to the north and existing agricultural land identified for a future business park to the west. Access: The site is not currently serviced by any driveways or connections to surrounding roadways. Cedar Avenue, Elm Lane, and 102nd Place in the existing Bellwether subdivision to the north truncate at the northern edge of the subject property. Natural Resources: Kjolhaug Environmental Services investigated the subject property on September 14, 2022 for the presence and extent of wetlands. Six (6) wetlands are delineated within the site boundaries. The delineated wetland boundaries are shown within ‘Exhibit D – Existing Conditions & Wetland Map’. Existing Wet Utilities: The subject property is currently not serviced by sanitary sewer or water; however there is a sanitary sewer manhole and water located in Elm Lane that is anticipated to service the property. 160 6 Project Proposal Executive Summary The total site area is approximately 67.13 acres, with Continental proposing to acquire and develop 32.59 acres. The remaining 34.54 acres will be retained by the Seller for future commercial use. Of Continental’s portion, 7.19 acres are designated as undisturbed wetlands, resulting in a net developable area of 25.40 acres. 3.64 acres will be dedicated to the City for public right-of-way. The proposed development - Springs at Corcoran - includes 294 market-rate apartment homes, ranging from studios to three-bedroom units, across (14) two-story residential buildings. The community will feature a clubhouse with a resort-style pool and deck, a mix of garage and surface parking, pet-friendly amenities, and a variety of shared open spaces including courtyards and walking paths with connections to existing sidewalks. Additional features include ornamental and buffer landscaping, stormwater detention ponds, and the dedication and construction of significant public right-of-way improvements - all as detailed in the accompanying plans and narrative. GMU Zoning District Proposed by the Springs at Corcoran Density 10 du/ac minimum 11.57 du/ac, based on net developable acreage of 25.40 acres Number of Units 254 units minimum 294 units Building Height 35’-0”, with opportunity to increase building height by 1’-0” for every 5’-0” of setback increase ~31’-2” to highest point, ~28’-0” to the midpoint between the roof ridge and roof eave. Open Space 80% impervious maximum Approximately 45% impervious and 55% pervious Parking Stalls 2 stalls per unit, plus 1 additional stall for every 5 units 2.02 stalls per unit on-site & 2.29 stalls per unit including off-site parallel stalls Covered Parking 50% of required parking 26.4% of total parking Setbacks Front: 25’ 2-Story* Front CR 30: 60’ 2-Story* Rear: 0’ 2-Story Side: 0’ 2-Story *The proposal is taking advantage of the allowance to reduce this base setback from 100’-0” to 60’-0” Front: 25’ 2-Story * Front CR 30: 60’ 2-Story Rear: 0’ 2-Story Side: 0’ 2-Story *The proposal is taking advantage of the allowance to reduce this base setback from 100’-0” to 60’-0” Density and Unit Mix The Concept Plan includes (14) 2-story multi-family buildings containing 21 units each, for a total of 294 multi- family dwelling units (homes). The table below identifies the unit breakdown per building and within the community. 161 7 Per 2-Story Building (14 buildings) Springs at Corcoran Total Unit Type Unit Quantity Total Quantity Studio 3 42 1-bedroom 8 112 2-bedroom 8 112 3-bedroom 2 28 21 homes 294 homes At 25.40 acres (excluding undisturbed wetlands), the proposed density is 11.57 dwelling units per acre (“du/ac”). Building Architecture The Springs at Corcoran introduces a new housing option to the City, offering two-story multifamily buildings designed to complement surrounding development and comply with the GMU Building Design Requirements (Section 1040.135 Subd. 9) and the Northeast District Plan's Design Principles. All buildings follow a four-sided architectural approach, with uniform treatment on all elevations—eliminating any “front” or “back” appearance. All homes feature private entries and select first-floor homes will also include private, enclosed yards. Building heights are approximately 31’-2” for two-story buildings (28’-0” to midpoint of gable), which is under the 35’-0” requirement. Ancillary structures are limited to one story. The architectural design incorporates high-quality, durable materials—including predominantly Class I materials—as required by code. All buildings will feature fiber cement board siding (in lap and board-and-batten applications), varied color palettes, trim accents, and a high level of glazing to add depth and interest. Detailed elevations, floor plans, and material selections are included in ‘Exhibit G: S20-8 (Two-Story) Elevations and Exhibit G: Clubhouse.’ Building Interiors The proposed floor plans offer an open-living concept with interiors that include white or dark wood cabinetry, stainless steel appliances, granite countertops, luxury wood grain flooring, large kitchen islands, and ample storage in all homes. Washers and dryers are also included in each home. Site and Resident Amenities Springs at Corcoran is designed with ample open space to promote both active and passive recreation. Key amenities include a resort-style pool and deck with outdoor grilling areas, landscaped courtyards between buildings, and open green spaces throughout. A network of pedestrian pathways connects all residences to community amenities, fostering walkability and neighbor interaction. Pet-friendly features include a pet wash station, enclosed yards for select first-floor homes, and two fenced pet playgrounds accessible to all residents. Trash collection is handled through a valet service, allowing residents to place waste outside their units on designated days. Collected trash is transported to a centrally located, fully enclosed compactor. 162 8 Parking The Springs at Corcoran proposes diverse parking options. This includes a mix of attached covered garages, detached covered garages, apron stalls (parking spaces in front of attached garages), surface stalls, and some EV charging surface stalls. Appropriate ADA-accessible stalls and loading zones are also provided. Each two-story multi-family building includes seven attached garages. One of the eight attached garages is a tandem garage, fitting 2 cars, resulting in enough space for 8 garage spaces within each building. Access Primary access to the community will be provided via an extension of Elm Lane and a new curb cut on CR 30. Additional public right-of-way connections are proposed to support site circulation and connectivity with another connection to the west tying into to the Bellwether Subdivision as well as future connections to the future commercial. Continental has received initial feedback from Hennepin County regarding the CR 30 curb cut and will continue to evaluate and coordinate any necessary modifications as the project advances. Expansion of Public Infrastructure Continental will dedicate and construct approximately 3.64 acres of public right -of-way, including roughly 2,945 linear feet of new roadway consistent with the City’s 2040 Comprehensive Plan and Northeast District Plan. ROW Area Proposed ROW Width Approximate Public Roadway Length Proposed Roadway Section N/S Elm Lane Extension from Elm Lane to CR 30 60’-0” +/- 1,350 LF One NB lane, one SB lane, one parallel parking lane, sidewalk on the west side Vehicle Parking Required Quantity Vehicle Parking Provided Quantity 2 stalls per unit, plus 1 additional stall for every 5 units 647 stalls Attached Covered Garage spaces (includes Tandem) 112 Detached Covered Garage spaces 45 Surface (includes 90 degree, ADA, and EV charging, and apron) spaces 437 Public Right-of-Way spaces (parallel stalls within the proposed public right-of-way) 98 647 stalls (2.20 stalls per unit) 594 stalls on site (2.1 stalls per unit) 675 stalls on and off-site (2.29 stalls per unit) 163 9 E/W Roadway from Elm Lane Extension to Western Property Line 50’-0” +/- 965 LF One EB lane, one WB lane, one parallel parking lane, sidewalk on the south side N/S Roadway from E/W Roadway to 102nd Place (Northern Property Line) 50’-0” +/- 630 LF One NB lane, one SB lane, one parallel parking lane, sidewalk on the east side In addition to roadways, Continental will extend public utilities, including sanitary sewer and water trunk lines, and construct stormwater ponds to serve both the proposed development and public infrastructure. Wetland Impacts The project is designed to minimize wetland impacts while aligning with the City’s long-range plans. Wetland impacts are limited to areas identified as W3 and W5 in ‘Exhibit C – Concept Plan’, with a total disturbance estimated at approximately 0.9 acres. Some impacts to W5 are attributable to the public right-of-way alignment. Continental will seek a jurisdictional determination from the U.S. Army Corps of Engineers and obtain all required local, state, and federal permits. Next Steps – PUD Submittal The project team anticipates a Planned Unit Development (“PUD”) submittal to follow this Concept Plan. Design elements associated with the national Springs portfolio can create deviations from municipal codes and in this case the GMU zoning district. The Concept Plan works within the GMU to the greatest extent possible, but some code variances are anticipated to create the desired, cohesive housing community. The table below highlights the areas in which code variances are anticipated and the design strategies, comprehensive plan alignments, and PUD benefits utilized to balance these variances. Springs at Corcoran – Community Design Specifics Anticipated Code Variance Design Strategy Parking (Covered Parking & Stall Count) Utilize multiple parking strategies (attached & detached garages and uncovered stalls) to find various parking solutions that work for each resident. Architecture (First Floor Units) Design attractive entries that connect to the overall community pathways and amenities. Primary & Accessory Structures The Springs at Corcoran community integrates multiple residential buildings, amenity facilities and garages into a cohesive campus. Signage Design attractive signage that compliments the architecture and blends with the landscape. 164 10 PUD Benefits With constructive feedback from City staff and City Council, Continental will prepare a PUD submittal that will thoughtfully incorporate feedback from both the Concept Plan and Neighborhood meetings. Our goal is to deliver a high-quality community that harmonizes the preservation of natural features with the City’s economic growth objectives, providing the residential density and infrastructure necessary to catalyze future commercial development. The following section highlights these advantages and details the key areas in which The Springs at Corcoran aligns with the PUD Public Benefits Policy: Community Collaboration & Engagement - Active Partnership with Neighbors by collaborating closely with adjoining landowners, including hosting a neighborhood meeting and sharing contact information to ensure all adjacent community members can easily reach out with questions or concerns. All feedback will be carefully evaluated, and we are committed to addressing as many community concerns as possible. - Integrate with adjacent uses by collaborating with Ebert Companies on the overall master plan development to set the framework to advance commercial activity. Beyond the limits of the Springs at Corcoran site, the Concept Plan completes the Medina Lake Drive and Elm Lane connections, integrating into the City’s broader circulation network and supporting future commercial activity. - Pedestrian-Friendly Courtyards: The community will feature open space courtyards designed for both beauty and walkability. Buildings facing each other will contain landscaped sidewalks and benches, creating inviting spaces that encourage interaction and movement throughout the community - Distinctive Community Focal Points: Key nodes and areas of interest will be enhanced with entry monumentation, gazebos, art, landscaping, and other features, establishing a strong sense of place. Conceptual areas of interest identified on the site plan will be further refined during the preliminary PUD phase Exceptional Landscaping & Environmental Stewardship - Landscaping Excellence: Exceptional landscaping will buffer homes from County Road 30, that may include but not limited to landscape berms, privacy fencing, evergreens, canopy and understory trees, and areas of seasonal interest to create a visually appealing and private environment. - Native and Preferred Plantings: All landscaping will incorporate native species, naturalized species, and selections from the City of Corcoran’s preferred plant list, supporting local ecology and sustainability - Wetland Preservation: The design prioritizes the retention of natural resources, preserving over 5.6 acres of wetland and minimizing impacts across the site. 165 11 Amenities & Connectivity • Clubhouse and Pet Playground Access: At least 20% of homes will be located within convenient reach of the private clubhouse, gym, and pet playground, with direct sidewalk access for all residents. • Internal Trail Network: A comprehensive network of internal trails will connect courtyards, open spaces, and amenities, making it easy and enjoyable for residents to walk throughout the community. Conclusion The Springs at Corcoran creates a well-planned, environmentally sensitive, and economically viable residential development that aligns with the City’s long-term vision for development and growth. Thank you for considering this submittal and please let our team know if there are any questions on the items enclosed. We look forward to working with the City of Corcoran on this opportunity! Sincerely, Stephen Dorn, Development Director Continental 928 Fund LLC Continental Properties Company, Inc. Enclosures: A: Location Map, B: Acreage Exhibit, C: Concept Plan, D: Existing Conditions and Wetlands Map, E: National Flood Hazard Map, F: S21-8 (Two-Story) Elevations, G: Clubhouse Elevations, H: Commercial Master Plan Vision Board 166 Corcoran Commercial Mixed Use NW Corner area Co 30 & Co 101 Ebert Companies in conjunction with Continental Properties is working to develop an overall master plan for all of the acres owned by “Ebert ” generally described at the NW corner of Co 30 & Co 101, exclusive of the Mama G’s owned property. Land lying west of the north south oriented proposed Elm Ln will be developed by Continental Properties. Land lying east of Elm Lane intended to be developed by Ebert. Moore Engineering is the civil & site layout firm for this project. Maxfield Research has been retained for a market demand, land use and development timing for commercial (office/retail) and residential density in the GMU zoned land. Moore Engineering has prepared the enclosed initial draft concept “The Plan” for all the Ebert owned land guided GMU zoning and C2 Commercial lying east of the proposed Elm Lane. The Plan will help evaluate potential traffic & trip generation models for roadway & RW needs. The Plan is also intended to help design & account for utility infrastructure, storm water management and possible infiltration areas. The designs & layout will be based on proposed grading so that The Plan can truly evolve and be constructed at some point in the future. The Plan is made up of 5 lot ’s ranging in size from 1.65 acres to 5.19 acres. Conceptual uses and parking requirements have been developed and incorporated onto each lot. Roadways include a main east west connection from Elm Lane to Co Rd 101, with a connection point to the existing Cedar Ave and a short north/south street for lot ’s 4 & 5 access. Storm water detention ponding has also been proofed up to confirm sizing & needs. General land area details and zoning districts are included in a data section of The Plan. This plan uses is intended to be updated and incorporate the Maxfield Research report. 167 Memo To: Kevin Mattson, PE, Public Works Director From: Steve Hegland, PE Project: Springs at Corcoran Concept Plan Review Date: January 13, 2026 Exhibits: This Memorandum is based on a review of the Springs at Corcoran concept plan from Continental Properties with the following documents. a. Site Plan – Springs at Corcoran – dated November 13, 2025 b. Public Utility Concept Layout – Spring at Corcoran – dated April 2, 2025 c. Master Plan Sketch Brockton Lane Commercial – dated December 22, 2025 Comments: General: 1. Comments provided are preliminary 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 comments, the proposed plans are subject to review for compliance with planning, zoning, and land-use requirements, and shall meet other applicable codes of the City of Corcoran, NPDES, ECWMC, Hennepin County, etc. 3. A feasibility study will be conducted on the development with the preliminary plat approval to review the development’s impacts on transportation, stormwater, and public utility systems. 4. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. o Watershed process will first involve receiving City authorization to submit to ECWMC. Plat: 5. The applicant shall show all drainage and utility easements on future submittals, and all platting requirements shall be met per the City Code. 6. Easements should be provided over all infrastructure used for the maintenance, conveyance and treatment of stormwater. 7. Easements should be provided over any/all public infrastructure as applicable. 8. Any existing easements should be provided to the City for review. 9. A ghost plat should be provided for the area adjacent to buildings #6 and #10 to show how residential lot could be serviced if served by local road in future. Transportation 10. The necessary roadway improvements to support the development will be reviewed with the feasibility study. This may include improvements to County Road 30 and or turn lane improvements into the site. 168 January 2026 Springs at Corcoran Concept Kevin Mattson Page 2 of 3 11. Appropriate ROW for County Road 30 will be dedicated with this project and shall be approved by Hennepin County. 12. Development access to County Road 30 will need to be approved by Hennepin County. Reference Hennepin County comments for feedback on initial proposed access location. 13. The internal roadway connection to the “Future Business Park” is shown further south than what was shown on the previously submitted Oswald concept. This access location would require modifications to that layout. 14. The Master Plan Sketch for the commercial lots shows the southern cul-de-sac west of the commercial lots. The lots to the east have preliminary plat approval for an access road and cul-de-sac along the shared lot line. The cul-de-sac should be flipped to match the currently approved access road. 15. The roadway connection to Brockton Lane is shown on the shared lot line with the adjacent parcels which matches their preliminary plat approval. If the easements and ROW are not finalized with the adjacent development, obtaining easements may be necessary or the roadway may need to be shifted. 16. A temporary turn cul-de-sac/turn around may be required at the connection to the Future Business Park. 17. Commercial footprints, parking lots and access locations are assumed to be conceptual and no comments are provided. At the time that users are identified, the individual site plans shall be reviewed to confirm compliance with City standards. Stormwater 18. A stormwater management plan will be required for this development in accordance with City of Corcoran and Elm Creek Watershed Management Commission Standards. 19. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 20. Wetland delineations for this site have been completed and any impacts will follow WCA protocols. 21. 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. 22. Site plans shall identify stormwater access routes to the ponds and all features of the stormwater management system. 23. 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. 24. 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. 25. Due to the rural nature of Corcoran conveyance systems, offsite receiving waters will be evaluated to understand any impacts from additional drainage. 26. Stormwater detention ponds are shown on the concept plan. Pond designs would need to be completed as submittals move forward. 27. The adjacent Bellwether development will be formalizing the floodplain elevation of the shared northern floodplain with the closeout of the development. The elevation was identified to be 933.4 which should be considered with the development stormwater management plan. 169 January 2026 Springs at Corcoran Concept Kevin Mattson Page 3 of 3 28. The northern wetland is a landlocked basin with a piped downstream outlet. The development stormwater management plan shall take into account the adjacent stormwater system and ensure that there are not impacts within the adjacent development or downstream due to the rate or volume of runoff from the development. Sanitary Sewer & Watermain 29. Utility plans were not provided for the commercial parcels but will be reviewed with the preliminary plat of the development. 30. Looped watermain connections shall be provided at both tie-ins to the adjacent Bellwether development. 31. The watermain shall be connected to the watermain stub in Bellwether 8th addition. This would include stubbing the watermain north up the public street between buildings 12 and 13. 32. The water system shall be reviewed at the time of the feasibility study to determine if additional looping is necessary for adequate water service. 33. The trunk watermain at the Bellwether development shall be stubbed South through the development and to the western boundary. During the feasibility study, the sizing and routing shall be reviewed. 34. Sanitary sewer should be provided from the Bellwether stub to the east to serve the commercial and adjacent commercial lots. 35. A watermain stub shall be provided at the tie-in to future development to the west. 36. Preliminary utility routing should be shown over the future commercial development area. 37. The internal sanitary sewer and watermain networks will be reviewed by the City determine if the networks shall be private, or if additional sanitary sewer and watermain shall be publicly owned infrastructure. 170 Page 1 of 1 MEMO Date: To: From: Re: April 2, 2025 Planning (Community Development Director Davis McKeown and Planner Klingbeil) Lieutenant Burns City File 25-008 Continental "Springs at Corcoran" Concept Plan A Public Safety plan review meeting was held on April 2, 2025, to review the submitted preliminary plat and site plan for Kwik Trip. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Leuer, Fire Chief Malewicki, Fire Chief Fehrens, Building Official Rosenau, Construction Services Supervisor Prichard, Planner Klingbeil, and Community Development Director Davis McKeown. The comments below are based on the materials submitted on March 24, 2025. 1.Fire sprinklers will be required for buildings, but detached garages do not have sprinkler requirements. 2.The site must meet a 300’ hose pull around the buildings. 3.Strong preference for drive aisles to be at least 30’. a. If drive aisles will be less than 30’, then one side of the aisle should be signed for “no parking” or “fire lane”. 4.FDC and hydrant locations are subject to final approval by Fire Chief Fehrens (Rogers, MN) and will be reviewed with the building permit. 5.A turning radius exhibit must be provided with the preliminary plat. 6.Any dead end over 300’ will require a turnaround with sprinklers. 7.Please indicate whether there will be basements or storm shelters to serve the development with the preliminary plat/site plan application. 8.Please indicate locations of the sprinkler dog houses for each building with the preliminary plat/site plan application. 171 From:Matt Gottschalk To:Seth Gellman; Natalie Davis; Dwight Klingbeil; Kendra Lindahl Forwarding; Hegland, Steven; Torve, Kent; Anthony.Kaster@stantec.com; Kevin Mattson; Lauren Letsche; Ryan Burns; Transportation.Plats Subject:Re: 25-008 Revised Continental Concept Plan Date:Friday, April 4, 2025 8:38:49 AM Attachments:image001.png Outlook-xicsi4xj.png Outlook-ofrkbxjx.png Outlook-Logo__Desc.png Public Safety comments from the 4/2/25 Public Safety Plan Review still stand. On street parking to meet their parking requirements doesn't work. We prohibit overnight on- street parking during the winter. 71.01: RESTRICTED PARKING. A. No person shall park a motor vehicle on any public street within the city between the months of November 1 and April 1, between the hours of 1:00 AM to 7:00 AM. Penalty, see ' 10.99 B. No parking on any city street shall be allowed at any times if snowfall is 2” or greater. This will be in effect until such roads are plowed and snow has been removed from such roads. C. No vehicle of 10,000 gross weight or greater shall park on any city street unless authorized by the Police Chief or Public Works Director. Thanks. Matt Matthew R. Gottschalk | Director of Public SafetyCity of Corcoran | 8200 County Road 116 | Corcoran, MN 55340 Phone: (763) 420-8966 | mgottschalk@corcoranmn.gov | | From: Seth Gellman <SGellman@corcoranmn.gov> Sent: Thursday, April 3, 2025 4:30 PM To: Natalie Davis <ndavis@corcoranmn.gov>; Dwight Klingbeil <DKlingbeil@corcoranmn.gov>; Kendra Lindahl Forwarding <klindahl@landform.net>; Hegland, Steven <steven.hegland@stantec.com>; Torve, Kent <kent.torve@stantec.com>; Anthony.Kaster@stantec.com <Anthony.Kaster@stantec.com>; Kevin Mattson 172 <kmattson@corcoranmn.gov>; Lauren Letsche <LLetsche@corcoranmn.gov>; Matt Gottschalk <mgottschalk@corcoranmn.gov>; Ryan Burns <rburns@corcoranmn.gov>; Transportation.Plats <transportation.plats@hennepin.us> Subject: 25-008 Revised Continental Concept Plan Good afternoon all, Please see attached for 25-008 Continental Concept Revised Plan. Please submit all comments by 04/14/2025 as this will be going to Council on April 24th. Thank you! 173 PUD Flexibilities Reqested/Identified Additional Notes Consolidate GMU/C-2 for a single set of commercial standards Should a 35' setback from residential be applied (GMU) or 50' be applied (C-2)? Waive requirement for first-floor units to have raised entrance Waived with Hope Waive requirement for first-floor units to have private courtyards Waived with Hope Handle CUP for multiple multi-family buildings on a single lot through the PUD Allow accessory structures in excess of a 1,000 square foot footprint each lot Otherwise, the detached garages, clubhouse, grounds building will not be allowed Allow accessory structres in the front yard Otherwise, the detached garages and clubhouse will not be allowed in their current locations, alternative locations unclear Reduced on-site parking from 647 stalls to 594 stalls Staff recommends a plan to manage parking demand in excess of 594 stalls be provided Counting parking stalls towards on-site requirement when located in front of 1-car garages Reduce the requirement for 50% of required parking stalls to be in a structure down to 17.3% (112 stalls) Other continental communities are not seeing this type of demand for covered parking stalls Clarify that the Northeast District plan prevails where it conflicts with the GMU standards Handled this way for Hope Allow two freestanding signs for a residential use within the GMU Hope also received PUD flexibilites to allow residential monument signs 174 City Policy PUD Public Benefit Inclusion in Proposed PUD Notes Placement of uses so as to integrate with adjacent uses Possible Efforts to connect to Mama G's and Bellwether. Collaboration with adjoining landowners Possible Commitment made, will depend on how neighborhood feedback is incorporated Appropriately located neighborhoo scale commercial/office uses Possible Unclear what commercial uses will be included, size of lots ranges from 1.65 - 5.19 acres. Percentage of units within 1/4 mile of an identificable neighborhood focal point Possible This could be accomplished if Council agrees proposed focal points meet intent of the benefit. The Council may also want to discuss whether focal points should be included with the commercial side to satisfy this requirement within a mixed-use development. Distribution of attached units N/A Creation of open space using multi-story buildings Yes Cleary shown in concept plan. Visual Termini Possible This could be accomplished if Council agrees proposed focal areas at intersections meet intent of the benefit. Attached units are embedded N/A Exceptional landscaping to buffer homes from major roads Possible A buffer yard class "B" must be provided along CR 30. Percentage of units within 1,000 feet walk from a park Possible If clubhouse, pool, and pet playgrounds are considered a private park by Council. Internal Trail Connections Yes Clearly shown in concept plan. Cul-de-sacs are open-ended.N/A Open space is consolidated and usable.Possible Meets 3 of the 6 guidelines to satisfy this standard. Is that sufficient? Open space is connected with green natural corridors Yes Clearly shown in concept plan. Viable open space master plan is created Possible - not proposed A master plan could be submitted with preliminary plat that highlights the open space areas, uses, corridors, as well as identifying long-term maintenance practices and responsibilities. 175 Natural resources and features are retained Unlikely Unclear if there is a high-quality natural community within the boundaries of the site and whether the site design will allow for preservation of this community. Extensive internal landscaping Possible - not proposed Not clearly proposed, but it is possible the final landscaping count could come back as 120% above underlying requirements Use of native plants in landscaping Yes Commitment in narrative to use native or naturalized species in landscaping Use of preferred trees in landscaping N/A Existing rural structures are retained and/or reused N/A Higher architectural standards Possible Based on elevations, it appears the elevations will be able to meet the minimum standards of the GMU, and incorporates a Class I material from the Northeast District plan for 100% of each building where only 60% is required. This assumes approval of the fiber cement board by Council. Further, Council should discuss whether we need some committments made for the commercial area as a part of the PUD to satisfy this requirement. Lot size variety N/A Larger Tree Size Possible - not proposed Using larger than minimum required plantings is not proposed. Natural restoration work Unlikely Not included in proposal. Extraordinary enviornmental protection Unlikely Not included in proposal. Areas of parkland, woodland, or other open space (above minimum)Unlikely Only open space areas that are at least 50' for all dimensions are within the CR 30 setback which is technically required open space. Further, open space is not in outlots or a conservation easement as called out by the criteria for this PUD public benefit. Council should discuss whether they believe the intent of this benefit is satisfied by the proposal. Innovation and utilization of new technologies and materials Unlikely Not included in proposal. 176 Public benefits not captured by policy Possible - not proposed Work with Northwest Trails Association to identify and preserve a snowmobile corridor to replace existing trail. Council should discuss whether this is desired. 177 INTERSTATE 94 97TH AVE N 101ST AVE 10 5 T H A V E 100TH AVE S T I E G R D TR O Y L N LA W N D A L E L N FL E T C H E R L N MYSTIQUE DR 610 30 BR O C K T O N L N SUBJECT PROPERTY CITY OF MAPLE GROVE CITY OF CORCORAN CITY OF RODGERS CITY OF DAYTON Mo n d a y , M a r c h 2 4 , 2 0 2 5 1 0 : 5 8 : 0 2 A M C: \ U s e r s \ j g u s e \ C o n t i n e n t a l P r o p e r t i e s \ C A D - D o c u m e n t s \ M i n n e s o t a \ C o r c o r a n \ 9 7 t h A v e _ B r o c k t o n L n _ N W C \ d w g \ C P _ d r a w \ 0 4 _ D 1 \ 9 7 t h A v e _ B r o c k t o n L n _ N W C _ D 1 - 1 . 0 . d w g CONTINENTAL FUND928 LLC W134 N8675 EXECUTIVE PARKWAY MENOMONEE FALLS, WI 53051 262.502.5500 * FAX 262.502.5522 ON BEHALF OF PROJECT INFORMATION SHEET NUMBER SP R I N G S A T C O R C O R A N N 9 7 T H A V E - N B R O C K T O N L N - N W C | CO R C O R A N , M N CO N T I N E N T A L 9 2 8 F U N D L L C SHEET INFORMATION DRAWN DATE: DRAWN BY: LOCATION MAP 03/24/2025 JWG EX-1.0 178 CONTINENTAL PROPERTY ±32.59 AC. (INCLUDES FUTURE PUBLIC R.O.W. DEDICATION) E&M PROPERTY ±34.54 AC. (INCLUDES FUTURE PUBLIC R.O.W. DEDICATION) FUTURE PUBLIC R.O.W. DEDICATION ±3.12 AC. FUTURE PUBLIC R.O.W. DEDICATION ±3.64 AC. ACREAGE EXHIBIT CORCORAN - MINNESOTA 1/12/2026 0 100 200 400 SCALE 1" = 200'NORTH 179 3 4 5 6 8 9 2 1 7 BLDG #8 BLDG #9 BLDG #7 BLDG #10 BLDG #6 BLDG #5 BLDG #4 BLDG #3 BLDG #2 BLDG #1 BLDG #12 BLDG #13 BLDG #11BLDG #14 12G 12G 8G 12GS CE D A R A V E BR O C K T O N L A N E N E L M L N 99TH PLACE 97TH AVE N DETENTION SELLER RETAINED COMMERCIAL FUTURE PUBLIC ROADS BY CONTINENTAL FUTURE PUBLIC ROADS BY CONTINENTAL 25' LOCAL ROAD FRONT BUILDING & PARKING SETBACK 25' LOCAL ROAD FRONT BUILDING & PARKING SETBACK 60' CTY RD 30 (97TH AVE N) FRONT BUILDING SETBACK 25' CTY RD 30 (97TH AVE N) PARKING SETBACK EXISTING WETLAND FOCAL AREA FOCAL AREAFOCAL AREA MAMA G'S COMMERCIAL ±5.19 AC. EXISTING WETLAND COMMERCIAL ±2.12 AC. COMMERCIAL ±2.42 AC. COMMERCIAL ±2.23 AC. FUTURE BUSINESS PARK COMMERCIAL ±1.98 AC. BELLWETHER SUBDIVISION DETENTION DETENTION DETENTION EXISTING WETLAND EXISTING WETLAND EXISTING WETLAND 97TH AVE N 101ST AVE 105 T H A V E 100TH AVE S T I E G R D TR O Y L N LA W N D A L E L N FL E T C H E R L N MYSTIQUE DR 610 30 BR O C K T O N L N SUBJECT PROPERTY CITY OF MAPLE GROVE CITY OF CORCORAN CITY OF RODGERS CITY OF DAYTON 1 7 8 9 3 2 4 5 6 LEGEND DOUBLE SIDED MONUMENT SIGN DOUBLE SIDED MONUMENT SIGN RETAINING WALL SYNTHETIC TURF PET PLAYGROUND EV CHARGING CLUBHOUSE MAIL KIOSK GROUNDS BUILDING TRASH ENCLOSURE SYNTHETIC TURF PET PLAYGROUND Tu e s d a y , J a n u a r y 1 3 , 2 0 2 6 9 : 2 5 : 2 2 A M C: \ U s e r s \ j g u s e \ C o n t i n e n t a l P r o p e r t i e s \ C A D - D o c u m e n t s \ M i n n e s o t a \ C o r c o r a n \ 9 7 t h A v e _ B r o c k t o n L n _ N W C \ d w g \ C P _ d r a w \ _ C o l o r e d S i t e P l a n s \ 9 7 t h A v e _ B r o c k t o n L n _ N W C _ D 1 - 2 . 1 _ C S P . d w g CONTINENTAL FUND928 LLC W134 N8675 EXECUTIVE PARKWAY MENOMONEE FALLS, WI 53051 262.502.5500 * FAX 262.502.5522 ON BEHALF OF PROJECT INFORMATION SHEET NUMBER SP R I N G S A T C O R C O R A N N 9 7 T H A V E - N B R O C K T O N L N - N W C | CO R C O R A N , M N CO N T I N E N T A L 9 2 8 F U N D L L C SHEET INFORMATION DRAWN DATE: DRAWN BY: SITE PLAN 11/13/2025 JWG D1-2.0 VICINITY MAP SCALE: NTS 0 125 250 500 SCALE 1" = 250'NORTH 180 18 1 National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250 Feet Ü SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOD HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V, A99 With BFE or DepthZone AE, AO, AH, VE, AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X Future Conditions 1% Annual Chance Flood HazardZone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to LeveeZone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood HazardZone D Channel, Culvert, or Storm Sewer Levee, Dike, or Floodwall Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation Coastal Transect Coastal Transect Baseline Profile Baseline Hydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of Study Jurisdiction Boundary Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 10/19/2022 at 10:15 AM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes. Legend OTHER AREAS OF FLOOD HAZARD OTHER AREAS GENERAL STRUCTURES OTHER FEATURES MAP PANELS 8 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. 1:6,000 93°32'4"W 45°8'15"N 93°31'27"W 45°7'50"N Basemap: USGS National Map: Orthoimagery: Data refreshed October, 2020 182 Mo n d a y , M a r c h 2 4 , 2 0 2 5 9 : 4 2 : 0 6 A M Dr a w i n g 2 . d w g CONTINENTAL FUND928 LLC W134 N8675 EXECUTIVE PARKWAY MENOMONEE FALLS, WI 53051 262.502.5500 * FAX 262.502.5522 ON BEHALF OF PROJECT INFORMATION SHEET NUMBER SP R I N G S A T C O R C O R A N N 9 7 T H A V E - N B R O C K T O N L N - N W C | CO R C O R A N , M N CO N T I N E N T A L 9 2 8 F U N D L L C SHEET INFORMATION S20-8 EXHIBIT EX-1.1 SCALE:1/8" = 1'-0"A200 FRONT ELEVATION1 SCALE:1/8" = 1'-0"A201 RIGHT ELEVATION2 SCALE:1/8" = 1'-0"A201 LEFT ELEVATION1 SCALE:1/8" = 1'-0"A202 REAR ELEVATION1 EXHIBIT G 183 Mo n d a y , M a r c h 2 4 , 2 0 2 5 9 : 4 4 : 0 3 A M Dr a w i n g 2 . d w g CONTINENTAL FUND928 LLC W134 N8675 EXECUTIVE PARKWAY MENOMONEE FALLS, WI 53051 262.502.5500 * FAX 262.502.5522 ON BEHALF OF PROJECT INFORMATION SHEET NUMBER SP R I N G S A T C O R C O R A N N 9 7 T H A V E - N B R O C K T O N L N - N W C | CO R C O R A N , M N CO N T I N E N T A L 9 2 8 F U N D L L C SHEET INFORMATION SCH-B EXHIBIT EX-1.3 SCALE:1/8" = 1'-0"A200 FRONT ELEVATION1 SCALE:1/8" = 1'-0"A202 REAR ELEVATION1 GAS METER L PLUMBING DR WITH ELEVAT SCALE:1/8" = 1'-0"A201 RIGHT ELEVATION2 SCALE:1/8" = 1'-0"A201 LEFT ELEVATION1 184 BR O C K T O N L A N E N CE D A R A V E 99TH PLACE E L M L N 97TH AVE N MASTER PLAN CORCORAN - MINNESOTA 1/12/2026 0 150 300 600 SCALE 1" = 300'NORTH engineering, inc.moore a Vistal company C-2 COMMUNITY COMMERCIAL GMU GENERAL MIXED USE TRAILS WALKABILITY CONNECTIVITY ROUNDABOUT MEADOWBROOK WILLOWBROOKE AERIAL POOL LAKEVILLE CIRCULATION DOG PARK WILLOWBROOKE AMENITIES COMMUNITY SPACE 1 2 3 4 5 4 5 4 2 1 3 1 2 3 5 185 STAFF REPORT Agenda Item: 8.a Council Meeting: January 22, 2026 Prepared By: Deb Johnson, City Clerk Topic: Memorandum of Agreement with Law Enforcement Labor Services (LELS) Action Required: Authorization Summary Recommendation Staff recommend Council approve the MOA and authorize the City Administrator to sign it on behalf of the City. Council Action 186 STAFF REPORT Agenda Item: 9.a Council Meeting: January 22, 2026 Prepared By: Deb Johnson, City Clerk Topic: Closed Session Response Action Required: Discussion Council Action 187 STAFF REPORT Agenda Item: 13.a Council Meeting: January 22, 2026 Prepared By: Deb Johnson, City Clerk Topic: 2026 City Council Schedule Action Required: Information Only Council Action Information Only Attachments 1. 2026 City Council Meeting Calendar as of 01-20-26.pdf 188 189 City of Corcoran 2026 City Council Schedule (as of January 20, 2026) Below is a tentative schedule for City Council meetings and events - subject to change. January 8, 2026 • Annual Appointments • Public Hearing – Woodland Hills Easement Vacation January 22, 2026 Work Session – Goals & Measurables January 22, 2026 • Phils Auto • Continental PUD Concept • 2026 Road Materials Bids January 27, 2026 6-7:30pm - Civic Campus Public Engagement/Open House (Council Chambers) February 12, 2026 10:30am – noon - Civic Campus Public Engagement/Open House @ Bellweather (Prairie Club clubhouse) February 12, 2026 Work Session – Economic Development – Mary Bujold, Maxfield Research February 12, 2026 • CJN e-Briefing • Fee Schedule Update • Public Works Job Description Update/Hiring Process • Hennepin County Cropland – Grant Amendment • SE Corcoran Water Supply Planning February 26, 2026 • Quarterly Financial Report • Wright-Hennepin Easement – Heritage Park • Utility Billing – SAC Update • M&J Creekside Variance • St. Therese Phase 2 Site Plan • Street Maintenance Bid Awards • CSAH 101 & 107th Turn Lane Improvments March 3, 2026 6-7:30pm - Civic Campus Public Engagement/Open House @ Church of St. Thomas Apostle March 12, 2026 Work Session March 12, 2026 • Old Settlers/Horseshoe Trail Street Improvements March 26, 2026 • Kariniemi Orchards Preliminary Plat April 9, 2026 Work Session April 9, 2026 190 April 23, 2026 April 28, 2026 6-7:30pm - Civic Campus Public Engagement/Open House @ Corcoran Public Works May 5, 2026 TBD - Civic Campus Public Engagement/Open House May 14, 2026 Work Session May 14, 2026 May 28, 2026 June 2, 2026 6-7:30pm – Civic Campus Public Engagement/Open House @ Hope Community Church (+Livestream) June 11, 2026 Work Session June 11, 2026 June 25, 2026 July 9, 2026 Work Session July 9, 2026 July 23, 2026 August 4, 2026* (NOTE: Tuesday) NIGHT TO UNITE August 4, 2026 6-7:30pm – Civic Campus Public Engagement/Open House @ Night to Unite (Public Works) August 13, 2026 Work Session August 13, 2026 August 27, 2026 September 10, 2026 Work Session September 10, 2026 September 24, 2026 October 8, 2026 Work Session October 8, 2026 October 22, 2026 November 12, 2025 Work Session November 12, 2026 November 23, 2026* NOTE: (Monday) 191 December 10, 2026 192