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2026-04-23 City Council Agenda Packet
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.Approve April 09, 2026 City Council Meeting Minutes b.Financial Claims to April 23, 2026 c.Ordinance 2026-560 Amending the City Code d.Waiver Request for Amplified Sound. July 9th,10th,11th, 2026 at 20037 County Road 10 e.Hennepin County Youth Activity Grant - Spring 2026 f.Northwest Trails Snowmobile Club Grant Sponsorship g.Final Plat for "Brockton Lane Business Park 2nd Addition" (PID 01-119-23-14-0004 and 01- 119-23-11-0002) (City file 26-005) h.Site Plan Amendment and Variances for Landscaping at Red Barn Pet Retreat (City File 24- 007) i.Wiseman Garage CUP j.Ulfers Garage CUP k.Lindberg ADU CUP l.2025A Bond - 2025-2026 Capital Improvement Plan - Public Works Amendments m.Rush Creek Stabilization - Engineering Services Proposal n.Heritage Park Remaster - Window Trim o.Heritage Park Improvements - Pay Request 6 (Sitework) 7.Consent Agenda Items Removed for Consideration 8.Planning 9.Unfinished Business 10.New Business 11.Staff Reports 12.Council Reports 13.City Council Schedule a.2026 City Council Schedule 14.Adjournment Corcoran City Council - Regular Session Agenda April 23, 2026 7:00 PM Revised 4/23/26 *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda 1 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: April 23, 2026 Prepared By: Karen Heiden, Deputy Clerk Topic: Approve April 09, 2026 City Council Meeting Minutes Action Required: Approval Summary Approve April 09, 2026 City Council Meeting Minutes Financial/Budget N/A Recommendation Approve April 09, 2026 City Council Meeting Minutes Council Action Approve April 09, 2026 City Council Meeting Minutes Attachments 1. 2026-04-09 DRAFT Council Minutes FINAL.docx 3 City of Corcoran City Council Minutes April 09, 2026, 7pm 1 The Corcoran City Council met on April 09, 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, Finance Director Gsellmeier, City Clerk Johnson, Community Director Davis McKeown, Public Works Director Mattson, Public Safety Director Gottschalk, and City Attorney Thames. 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. 3. Agenda Approval Mayor McKee stated that Item 6i and 12a were revised. MOTION: made by Nichols, seconded by Friedrich to approve the agenda as amended. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) 4. Presentations a. City Campus Video Mayor McKee, Mayor of Corcoran gave presentation. 5. Open Forum 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. No Public Comment. 6. Consent Agenda a. City Council Meeting Minutes Approval Action – Approved March 26, 2026 City Council Minutes. b. Financial Claims Action – Approved Financial Claims for April 09, 2026. c. See My Legacy Action – pulled by Councilor Nichols. d. CenterPoint Easement – Heritage Park Action – Approved the CenterPoint utility easement on the Eastern parcel of Heritage Park. e. Police Officer Hiring Authorization Action – Approved the authorization for staff to conduct police officer hiring processes and extend up to two full-time traditional or ICPOET police officer job offers with lateral entry considerations as appropriate . f. Old Settlers, Horseshoe, & Trail Street Improvements – Approve Plans/Specs; Authorize Bids Action – Approved the plans and specifications and authorize bids for the Old Settlers, Horseshoe, and Trail Street Improvements project. g. Municipal State Aid Street Assignment Resolution Action – pulled by Councilor Friedrich. h. Public Works Facility Fund Closeout – Insulate Lean-To Structure Action- Approved the authorization of staff to direct the remaining public works facility fund balance of approximately $56,890.53 towards fully insulating the public works building lean-to structure. 4 City of Corcoran City Council Minutes April 09, 2026, 7pm 2 i. Public Works Equipment Pre-Order Action – pulled by Councilor Friedrich. j. Heritage Park Improvements – Pay Request #8 (Building) Action – Approved Pay Request #8 for the Heritage Park Improvements to Valint Construction Services in the amount of $165,995.20. k. Personnel Policy – Recruitment and Retention Policy Amendments Action – pulled by Councilor Lanterman MOTION: made by Nichols , seconded by Vehrenkamp to approve consent agenda items 6a, 6b, 6d-6f, item 6h and and 6j. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) Councilor Nichols acknowledged Katherine Drivas for the Heritage Park donation. MOTION: made by Nichols, seconded by Vehrenkamp to approve consent item 6c. Adopted Resolution 2026-29 Approving the Recoginition of the 2026 Quarter 1 Heritage Park Donations. Voting aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries 5:0) Councilor Friedrich pointed out language in Resolution 2026-28. An administrative correction will be made. MOTION: made by Friedrich, seconded by Lanterman to approve consent item 6g. Adopted Resolution 2026-28 to Approve Establishing Municipal State Aid Steets in the City of Corcoran. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) Councilor Friedrich asked for clarification on the estimate for the dump truck purchase. MOTION: made by Friedrich, seconded by Lanterman to approve consent item 6i. Approving the pre-order for a public works single-axle dump truck for an estimated net amount of $350,000. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries 5:0) Councilor Lanterman discussed consent item 6k The Recruitment and Retention Policy Amendments. MOTION: made by McKee, seconded by Nichols to approve consent item 6k The Recruitment and Retention Policy Amendments. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) 7. Planning - None 8. Unfinished Business a. Civic Campus Update and Resolution 2026-31 Authorizing Engagement of Professional Services Contract City Administrator gave presentation to Council. MOTION: made by Lanterman, seconded by Vehrenkamp to adopt Resolution 2026-31 Approving the Authorization Engagement of Professional Services Contract for Completion of Work Through the Schematic Design Phase of the Civic Campus Project. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) 9. New Business - None 5 City of Corcoran City Council Minutes April 09, 2026, 7pm 3 10. Staff Update Administrator Tobin requested that the council create a subcommittee to work with staff to advise on personnel policies. Mayor McKee and Councilmember Vehrenkamp will represent the council on the subcommittee. Administrator Tobin gave update on park project and upcoming spring and summer recreation programs. 11. Council Reports Councilor Vehrenkamp gave updates Easter egg hunt at Lions Park Hanover Fire Department pancake breakfast West Suburban pancake breakfast on Sunday, April 12th 12. City Council Schedule 13. Adjournment MOTION: made by Lanterman, seconded by Nichols to adjourn. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries 5:0) Mayor McKee adjourned the meeting at 8:25 p.m. April 09, 2026. Respectfully submitted, _____________________________________ Karen Heiden – Deputy Clerk 6 STAFF REPORT Agenda Item: 6.b Council Meeting: April 23, 2026 Prepared By: Reed Kottke, Accountant Topic: Financial Claims to April 23, 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 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. 20260423 council revised.pdf 7 Agenda Item:CLAIMS APPROVED AND PROCESSED PER POLICY Council Meeting: Financial Claims: Check Range:38979 - 39019 Check Register 55,282.84$ 55,282.84$ Financial Claims: Check Range:39020 - 39064 50,989.88$ 50,989.88$ Check Register Total Expenditures Approved 4/23/2026 6b 4/9/2026 4/16/2026 Total Expenditures Approved 8 Agenda Item:CLAIMS PENDING COUNCIL APPROVAL Council Meeting: Financial Claims: Check Range:39065 - 39069 Check Register 269,942.88$ Electronic Funds Transfer 190,334.92$ 460,277.80$ Date Amount Description 4/3/2026 30.00 APRIL COBRA ADMINISTRATION 4/6/2026 792.92 FLEXIBLE SPENDING ACCOUNT FUNDING REQUIREMENT 4/8/2026 163.65 MARCH PETROLEUM TAX RETURN 4/8/2026 2,316.75 MARCH TRANSACTION PROCESSING FEE 4/8/2026 10,807.86 APRIL PURCHASING CARD MANAGING ACCOUNT STATEMENT 4/10/2026 603.33 PP7 PROCESSING FEE 4/13/2026 500.00 MAIL METER POSTAGE 4/14/2026 209.52 PP6 & 7 HEALTH CARE SAVINGS PLAN CONTRIBUTION ADJUSTMENT 4/16/2026 126,278.66 PP8 NET PAY 4/16/2026 48,632.23 PP8 TAX WITHHOLDING 6b 4/23/2026 4/23/2026 Total Expenditures Approved Electronic Funds Transfer Vendor MEDSURETY OPTUM CLAIM MINNESOTA DEPARTMENT OF REVENUE INVOICE CLOUD US BANK ADP PAYROLL FEES POSTALIA POSTAGE ADP TAX ADP WAGE PAY MINNESOTA STATE RETIREMENT SYSTEM 9 BANK CODE: GEN CHECK DATE: 04/09/2026 INVOICE PAY DATE FROM 04/09/2026 TO 04/09/2026 04/09/2026 08:14 AM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 1495.00 0.00 495.00 FIRST NATIONAL BANK OF OMAHA322138979GEN04/09/2026 15,985.00 0.00 5,985.00 ABDO LLP538980GEN04/09/2026 136.38 0.00 36.38 AMAZON CAPITAL SERVICES227038981GEN04/09/2026 12,306.50 0.00 2,306.50 BEAUDRY OIL COMPANY62238982GEN04/09/2026 1843.41 0.00 843.41 CENTERPOINT ENERGY 115238983GEN04/09/2026 11,050.75 0.00 1,050.75 CENTERPOINT ENERGY 115238984GEN04/09/2026 7594.11 0.00 594.11 CINTAS - 4705638985GEN04/09/2026 11,440.10 0.00 1,440.10 COMCAST - 930899035302538986GEN04/09/2026 28,264.65 0.00 8,264.65 COMPUTER INTEGRATION TECH242738987GEN04/09/2026 2147.00 0.00 147.00 CULLIGAN DEPARTMENT 8509319338988GEN04/09/2026 4428.28 0.00 428.28 ECM PUBLISHERS INC201138989GEN04/09/2026 1587.65 0.00 587.65 EMPLOYEE RELATIONS, INC.214138990GEN04/09/2026 10##1,098.11 170.49 1,268.60 FACTORY MOTOR PARTS320738991GEN04/09/2026 16,983.00 0.00 6,983.00 FERGUSON WATERWORKS #2518190438992GEN04/09/2026 2237.88 0.00 237.88 GALLS, LLC22638993GEN04/09/2026 1305.10 0.00 305.10 GOPHER STATE ONE CALL225338994GEN04/09/2026 1505.00 0.00 505.00 HENNEPIN COUNTY SPECIAL ASSESSMENTS142238995GEN04/09/2026 189.71 0.00 89.71 JAN FULLERREFUNDUB38996GEN04/09/2026 16,680.00 0.00 6,680.00 KORTERRA INC327338997GEN04/09/2026 15,125.68 0.00 5,125.68 LA CROSSE MAIL & PRINT SOLUTIONS327538998GEN04/09/2026 1657.00 0.00 657.00 LAW ENFORCEMENT LABOR SERVICES INC325738999GEN04/09/2026 1463.33 0.00 463.33 LEAGUE OF MN CITIES INSUR. TRUST WC159439000GEN04/09/2026 1650.00 0.00 650.00 MARTIN-MCALLISTER53439001GEN04/09/2026 1150.00 0.00 150.00 MATTSON, KEVIN232339002GEN04/09/2026 1625.00 0.00 625.00 CITY OF MEDINA5939003GEN04/09/2026 1858.06 0.00 858.06 MIDWEST MACHINERY CO.227539004GEN04/09/2026 1305.00 0.00 305.00 NATALIE DAVIS MCKEOWN295839005GEN04/09/2026 1506.49 0.00 506.49 NORTH AMERICAN SAFETY INC320139006GEN04/09/2026 1479.93 0.00 479.93 NUSS TRUCK & EQUIPMENT175939007GEN04/09/2026 1135.51 0.00 135.51 REPUBLIC SERVICES 13839008GEN04/09/2026 1320.70 0.00 320.70 REPUBLIC SERVICES 13839009GEN04/09/2026 1776.94 0.00 776.94 REPUBLIC SERVICES 13839010GEN04/09/2026 1364.41 0.00 364.41 REPUBLIC SERVICES 13839011GEN04/09/2026 1156.55 0.00 156.55 REPUBLIC SERVICES 13839012GEN04/09/2026 11,203.15 0.00 1,203.15 REPUBLIC SERVICES13839013GEN04/09/2026 1184.52 0.00 184.52 TWIN CITY FILTER SERVICE INC327139014GEN04/09/2026 1227.46 0.00 227.46 US BANKCORP EQUIPMENT FINANCE186039015GEN04/09/2026 240.00 0.00 40.00 WESTSIDE WHOLESALE TIRE15639016GEN04/09/2026 11,062.46 0.00 1,062.46 XCEL ENERGY15839017GEN04/09/2026 12,540.06 0.00 2,540.06 XCEL ENERGY15839018GEN04/09/2026 1372.96 0.00 372.96 XCEL ENERGY15839019GEN04/09/2026 ## Denotes that check has vendor credit applied. Num Stubs: 0Num Checks: 41 Num Invoices: 63 Total Amount: 55,282.84 10 BANK CODE: GEN CHECK DATE: 04/16/2026 INVOICE PAY DATE FROM 04/16/2026 TO 04/16/2026 04/16/2026 08:26 AM User: RCKOTTKE DB: Corcoran Page: 1/2CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 137.98 0.00 37.98 AMAZON CAPITAL SERVICES227039020GEN04/16/2026 1146.00 0.00 146.00 CARLY HAVILANDREFUNDUB39021GEN04/16/2026 3369.00 0.00 369.00 CARSON, CLELLAND & SCHREDER5339022GEN04/16/2026 118.45 0.00 18.45 CENTERPOINT ENERGY 115239023GEN04/16/2026 118.45 0.00 18.45 CENTERPOINT ENERGY 115239024GEN04/16/2026 1209.62 0.00 209.62 CENTERPOINT ENERGY 115239025GEN04/16/2026 4320.16 0.00 320.16 CINTAS - 4705639026GEN04/16/2026 1538.35 0.00 538.35 COMCAST - 002320219339027GEN04/16/2026 1130.10 0.00 130.10 COMCAST 0044893299739028GEN04/16/2026 3##273.56 46.31 319.87 COMPUTER INTEGRATION TECH242739029GEN04/16/2026 1924.71 0.00 924.71 CUMMINS SALES AND SERVICE180739030GEN04/16/2026 187.23 0.00 87.23 DANIEL TWADDLEREFUNDUB39031GEN04/16/2026 169.60 0.00 69.60 DEBRA JOHNSONMISC39032GEN04/16/2026 137.19 0.00 37.19 DEBRA STOCKHILLREFUNDUB39033GEN04/16/2026 12,600.00 0.00 2,600.00 GALLAGHER BENEFIT SERVICES INC181239034GEN04/16/2026 120.00 0.00 20.00 HENNEPIN COUNTY ACCOUNTS RECEIVABLE185939035GEN04/16/2026 11,500.00 0.00 1,500.00 JOSHUA LAWSONMISC39036GEN04/16/2026 177.58 0.00 77.58 KAREN HEIDENMISC39037GEN04/16/2026 1596.54 0.00 596.54 LA CROSSE MAIL & PRINT SOLUTIONS327539038GEN04/16/2026 1206.75 0.00 206.75 LANDFORM PROFESSIONAL SERVICES21139039GEN04/16/2026 11,084.41 0.00 1,084.41 LIGHTNING PRINTING INC325139040GEN04/16/2026 119.94 0.00 19.94 M/I HOMESREFUNDUB39041GEN04/16/2026 124.76 0.00 24.76 M/I HOMESREFUNDUB39042GEN04/16/2026 2##3,513.51 386.49 3,900.00 MAGTECH AMMUNITION313539043GEN04/16/2026 1209.17 0.00 209.17 CITY OF MAPLE GROVE5839044GEN04/16/2026 175.35 0.00 75.35 CITY OF MAPLE GROVE5839045GEN04/16/2026 1104.70 0.00 104.70 MENARDS BUFFALO194439046GEN04/16/2026 5##571.86 6.39 578.25 MENARDS MAPLE GROVE16739047GEN04/16/2026 1420.00 0.00 420.00 MN BCA245739048GEN04/16/2026 118,452.09 0.00 18,452.09 MN DEPT OF LABOR & INDUSTRY168039049GEN04/16/2026 2##25.85 101.56 127.41 ODP BUSINESS SOLUTIONS, LLC13039050GEN04/16/2026 2##768.72 95.32 864.04 POLLARD WATER228139051GEN04/16/2026 11,500.00 0.00 1,500.00 MIKE PRITCHARD195139052GEN04/16/2026 24,600.00 0.00 4,600.00 SCHOOL PERCEPTIONS LLC327939053GEN04/16/2026 1120.00 0.00 120.00 ST MICHAEL SPINAL REHAB CENTER154139054GEN04/16/2026 3825.00 0.00 825.00 STANTEC CONSULTING SERVICES170839055GEN04/16/2026 9##4,240.00 259.80 4,499.80 STREICHER'S POLICE EQUIPMENT14839056GEN04/16/2026 1569.45 0.00 569.45 TIDE CLEANERS256839057GEN04/16/2026 13,891.22 0.00 3,891.22 TIMCO CONSTRUCTION INC327839058GEN04/16/2026 198.02 0.00 98.02 TOMMY NGOREFUNDUB39059GEN04/16/2026 11,393.61 0.00 1,393.61 VERIZON WIRELESS15439060GEN04/16/2026 120.99 0.00 20.99 XCEL ENERGY15839061GEN04/16/2026 1231.23 0.00 231.23 XCEL ENERGY15839062GEN04/16/2026 125.14 0.00 25.14 XCEL ENERGY15839063GEN04/16/2026 11 BANK CODE: GEN CHECK DATE: 04/16/2026 INVOICE PAY DATE FROM 04/16/2026 TO 04/16/2026 04/16/2026 08:26 AM User: RCKOTTKE DB: Corcoran Page: 2/2CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 123.59 0.00 23.59 XCEL ENERGY15839064GEN04/16/2026 ## Denotes that check has vendor credit applied. Num Stubs: 0Num Checks: 45 Num Invoices: 70 Total Amount: 50,989.88 12 BANK CODE: GEN CHECK DATE: 04/23/2026 INVOICE PAY DATE FROM 04/23/2026 TO 04/23/2026 04/16/2026 10:59 AM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 1117,045.11 0.00 117,045.11 FEHN COMPANIES186839065GEN04/23/2026 143,771.96 0.00 43,771.96 METRO WEST INSPECTION SERVICES11739066GEN04/23/2026 128,759.97 0.00 28,759.97 METROPOLITAN COUNCIL ENVIRO226739067GEN04/23/2026 139,362.40 0.00 39,362.40 METROPOLITAN COUNCIL137539068GEN04/23/2026 141,003.44 0.00 41,003.44 TENVOORDE FORD, INC256439069GEN04/23/2026 Num Stubs: 0Num Checks: 5 Num Invoices: 5 Total Amount: 269,942.88 13 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 1/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38979 38979495.00 04/09/26CORCORAN25A-2CORCORAN25A AGENT FEEFIRST NATIONAL BANK OF OMAHA03/02/26315-47000-50620 495.00 Total For Check 38979 Check 38980 389805,985.00 04/09/26522064MAR 2026 FS ACCOUNTING ESCROWS 90122FS.ABDO LLP03/31/26100-41500-50301 5,985.00 Total For Check 38980 Check 38981 3898136.38 04/09/261QMG-KFGY-VPRQMISC SUPPLIES-R BURNSAMAZON CAPITAL SERVICES04/01/26435-42100-50580 36.38 Total For Check 38981 Check 38982 3898223.07 04/09/263263855UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY03/27/26100-41900-50212 389821,776.01 04/09/263263855UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY03/27/26100-42100-50212 3898246.13 04/09/263263855UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY03/27/26100-43100-50212 38982230.65 04/09/263263855UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY03/27/26601-49400-50212 38982230.64 04/09/263263855UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY03/27/26602-49450-50212 2,306.50 Total For Check 38982 Check 38983 38983843.41 04/09/2620260401PUBLIC WORKS NATURAL GAS 9884559-7 2/27-3/30CENTERPOINT ENERGY 04/01/26100-43100-50380 843.41 Total For Check 38983 Check 38984 38984525.37 04/09/2620260401-2WTP NATURAL GAS 6403967771-7 2/27-3/30CENTERPOINT ENERGY 04/01/26601-49400-50380 38984525.38 04/09/2620260401-2WTP NATURAL GAS 6403967771-7 2/27-3/30CENTERPOINT ENERGY 04/01/26602-49450-50380 1,050.75 Total For Check 38984 Check 38985 3898521.73 04/09/264264556074BLACK MATS-CITY HALLCINTAS - 47004/01/26100-41900-50400 3898533.89 04/09/264264556133SUPPLIES-TOWELSCINTAS - 47004/01/26100-43100-50400 3898558.37 04/09/264263824601SUPPLIES-TOWELSCINTAS - 47003/25/26100-43100-50400 38985210.62 04/09/264264556197UNIFORMS-PUBLIC WORKSCINTAS - 47004/01/26100-43100-50417 38985210.62 04/09/264263824670UNIFORMS-PUBLIC WORKSCINTAS - 47003/25/26100-43100-50417 3898514.72 04/09/264264556088UNIFORMS/SUPPLIES-UTCINTAS - 47004/01/26601-49400-50417 3898514.72 04/09/264263824632UNIFORMS/SUPPLIES-UTCINTAS - 47003/25/26601-49400-50417 3898514.72 04/09/264264556088UNIFORMS/SUPPLIES-UTCINTAS - 47004/01/26602-49450-50417 3898514.72 04/09/264263824632UNIFORMS/SUPPLIES-UTCINTAS - 47003/25/26602-49450-50417 594.11 Total For Check 38985 Check 38986 38986345.00 04/09/262680223559100 CR 119/10120 & 8200 CR 116 INTERNET APR-2026COMCAST - 93089903504/01/26100-41900-50321 38986345.00 04/09/262680223559100 CR 119/10120 & 8200 CR 116 INTERNET APR-2026COMCAST - 93089903504/01/26100-42100-50321 38986295.05 04/09/262680223559100 CR 119/10120 & 8200 CR 116 INTERNET APR-2026COMCAST - 93089903504/01/26100-43100-50380 38986227.52 04/09/262680223559100 CR 119/10120 & 8200 CR 116 INTERNET APR-2026COMCAST - 93089903504/01/26601-49400-50380 38986227.53 04/09/262680223559100 CR 119/10120 & 8200 CR 116 INTERNET APR-2026COMCAST - 93089903504/01/26602-49450-50380 1,440.10 Total For Check 38986 Check 38987 389875,249.90 04/09/26512897HARDWARE-DESKTOPS & PRINT SCANNER X 5COMPUTER INTEGRATION TECH03/31/26100-41920-50210 389872,600.00 04/09/26512927APRIL 2026 RETAINERCOMPUTER INTEGRATION TECH04/01/26100-41920-50300 38987414.75 04/09/26512897HARDWARE-DESKTOPS & PRINT SCANNER X 5COMPUTER INTEGRATION TECH03/31/26100-42100-50210 8,264.65 Total For Check 38987 Check 38988 14 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 2/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38988 3898861.00 04/09/26100X08852704ACCT 100-00772483-2 EQUP RENTAL APR 2026-CITY HALLCULLIGAN DEPARTMENT 850903/31/26100-41900-50210 3898886.00 04/09/26100X08876208ACCT 100-99705485-1 EQUP RENTAL APRIL 2026CULLIGAN DEPARTMENT 850903/31/26100-42100-50210 147.00 Total For Check 38988 Check 38989 38989107.07 04/09/261091686AD 1524780 PRE PLAT OLIPA LLECM PUBLISHERS INC03/19/26100-41900-50350 38989107.07 04/09/261091687AD 1524781 PH CUP ALLAN DOMEY CECM PUBLISHERS INC03/19/26100-41900-50350 38989107.07 04/09/261091688AD 1524782 PH CUP JOHN ULFERSECM PUBLISHERS INC03/19/26100-41900-50350 38989107.07 04/09/261091689AD 1524785 PH CUP HEIDI LINDBERGECM PUBLISHERS INC03/19/26100-41900-50350 428.28 Total For Check 38989 Check 38990 38990587.65 04/09/26100810BACKGROUND CHECK SVCSEMPLOYEE RELATIONS, INC.03/31/26100-41900-50300 587.65 Total For Check 38990 Check 38991 38991442.52 04/09/261-11599151ROTOR RR & FRT X 2FACTORY MOTOR PARTS04/01/26100-43100-50220 38991185.65 04/09/26128-236110AIR FILTER, PAD KIT RR & FRT X 1FACTORY MOTOR PARTS04/01/26100-43100-50220 3899148.10 04/09/26128-235276PARTS-PWOPFACTORY MOTOR PARTS03/20/26100-43100-50220 3899176.22 04/09/26128-235279SENSOR ASM-TIRE X 2FACTORY MOTOR PARTS03/20/26100-43100-50220 38991249.42 04/09/26128-232828FUEL FILTER X 6FACTORY MOTOR PARTS02/06/26100-43100-50220 38991131.19 04/09/26128-2304542003 CHEV TRAILBLZER BATTERYFACTORY MOTOR PARTS12/31/25100-43100-50220 38991(131.19)04/09/26128-2304602003 CHEV TRAILBLZER BATTERY - CREDITFACTORY MOTOR PARTS12/31/25100-43100-50220 3899139.30 04/09/26128-230065FVP WATER PUMP X 1FACTORY MOTOR PARTS12/19/25100-43100-50220 38991(39.30)04/09/26128-230098FVP WATER PUMP X 1 - CREDITFACTORY MOTOR PARTS12/22/25100-43100-50220 3899196.20 04/09/26128-235736SENSOR ASM-TIRE X 2FACTORY MOTOR PARTS03/27/26100-43100-50220 1,098.11 Total For Check 38991 Check 38992 389926,983.00 04/09/260561286LF 3/4X1 MTR X MIP ANG COUP X 300FERGUSON WATERWORKS #251803/24/26601-49400-50227 6,983.00 Total For Check 38992 Check 38993 3899323.96 04/09/26034372747SO 31903793 PATCH HASH MARKSGALLS, LLC03/11/26100-42100-50417 38993213.92 04/09/26034399873SO 31583244 ARMORSKIN SHIRT + EMBLEMSGALLS, LLC03/13/26100-42100-50417 237.88 Total For Check 38993 Check 38994 38994152.55 04/09/266030315226 BILLABLE TICKETS @ $1.35 - MAR 2026GOPHER STATE ONE CALL03/31/26601-49400-50313 38994152.55 04/09/266030315226 BILLABLE TICKETS @ $1.35 - MAR 2026GOPHER STATE ONE CALL03/31/26602-49450-50313 305.10 Total For Check 38994 Check 38995 38995505.00 04/09/2652-2026ANNUAL ASSESSMENT SERVICE FEE 2026HENNEPIN COUNTY SPECIAL ASSESSMENTS04/03/26100-41900-50300 505.00 Total For Check 38995 Check 38996 3899689.71 04/09/2604/07/2026UB refund for account: 20010232-36553001JAN FULLER04/07/26601-00000-22200 89.71 Total For Check 38996 Check 38997 389973,340.00 04/09/2627320KOTERRA LOCATE+ & PRODUCTIVITY 03/11/26 - 03/10/27KORTERRA INC03/26/26601-49400-50313 389973,340.00 04/09/2627320KOTERRA LOCATE+ & PRODUCTIVITY 03/11/26 - 03/10/27KORTERRA INC03/26/26602-49450-50313 6,680.00 Total For Check 38997 15 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 3/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 38998 389985,125.68 04/09/2645581CITY OF CORCORAN MN SURVEY 4PGLA CROSSE MAIL & PRINT SOLUTIONS03/30/26435-41400-50300 5,125.68 Total For Check 38998 Check 38999 38999657.00 04/09/2620260401UNION DUES MARCH 2026LAW ENFORCEMENT LABOR SERVICES INC04/01/26100-00000-21707 657.00 Total For Check 38999 Check 39000 39000463.33 04/09/2610248LMC GL 489647 CENTERPOINT 11/17/25LEAGUE OF MN CITIES INSUR. TRUST WC02/16/26100-41900-50360 463.33 Total For Check 39000 Check 39001 39001650.00 04/09/2617397PS ASSESSMENT X 1MARTIN-MCALLISTER03/31/26100-42100-50300 650.00 Total For Check 39001 Check 39002 39002150.00 04/09/26202603312026 Q1 CELL PHONE REIMBURSEMENTMATTSON, KEVIN03/31/26100-43100-50321 150.00 Total For Check 39002 Check 39003 39003625.00 04/09/26000086742025 POLICE SERVICES TRIATHOLON 8/23/25CITY OF MEDINA08/26/25201-42100-50210 625.00 Total For Check 39003 Check 39004 39004858.06 04/09/2610815096PARTS - JOHN DEERE 4066R VIN X12513MIDWEST MACHINERY CO.03/27/26100-45200-50210 858.06 Total For Check 39004 Check 39005 39005305.00 04/09/2620251204APA AICP EXAM REIMBURSEMENTNATALIE DAVIS MCKEOWN12/02/25100-41910-50207 305.00 Total For Check 39005 Check 39006 39006506.49 04/09/26INV107593GLOVES + GLASSESNORTH AMERICAN SAFETY INC03/26/26100-45200-50210 506.49 Total For Check 39006 Check 39007 39007479.93 04/09/26SWO070038-1DIAGNOSE AMBIENT AIR TEMP FAULT CODE VIN X014907NUSS TRUCK & EQUIPMENT03/26/26100-43100-50220 479.93 Total For Check 39007 Check 39008 39008135.51 04/09/260894-007460605REPUBLIC SVCS (0130849) WTP MARCH 2026REPUBLIC SERVICES 03/25/26601-49400-50380 135.51 Total For Check 39008 Check 39009 39009320.70 04/09/260894-007486844REPUBLIC SVCS (3468336) CITY PARK APRIL 2026REPUBLIC SERVICES 03/31/26100-45200-50380 320.70 Total For Check 39009 Check 39010 39010776.94 04/09/260894-007486967REPUBLIC SVC (3468541) CITY HALL MAR-APR 2026REPUBLIC SERVICES 03/31/26100-41900-50380 776.94 Total For Check 39010 Check 39011 39011364.41 04/09/260894-007487624REPUBLIC SVCS (3469651) PWOP MARCH 2026REPUBLIC SERVICES 03/31/26100-43100-50380 364.41 Total For Check 39011 16 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 4/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 39012 39012156.55 04/09/260894-007488480REPUBLIC SVCS (3471220) WLDFLWR PRK APRIL 2026REPUBLIC SERVICES 03/31/26100-45200-50380 156.55 Total For Check 39012 Check 39013 390131,203.15 04/09/260894-007482570REPUBLIC SVCS (9894064) CONTRACT MAR-2026REPUBLIC SERVICES03/31/26100-43201-50300 1,203.15 Total For Check 39013 Check 39014 3901492.26 04/09/260791847-IN17.5X18.5X2 ZL PLEAT X 12TWIN CITY FILTER SERVICE INC03/25/26601-49400-50220 3901492.26 04/09/260791847-IN17.5X18.5X2 ZL PLEAT X 12TWIN CITY FILTER SERVICE INC03/25/26602-49450-50220 184.52 Total For Check 39014 Check 39015 39015227.46 04/09/265780087402026 APRIL FRONT OFFICE COPIER LEASEUS BANKCORP EQUIPMENT FINANCE04/01/26100-41900-50413 227.46 Total For Check 39015 Check 39016 3901616.00 04/09/26980768DISPOSAL 7 PASSENGER TIRESWESTSIDE WHOLESALE TIRE03/27/26100-43100-50225 3901624.00 04/09/26981120DISPOSAL 4 TIRESWESTSIDE WHOLESALE TIRE04/03/26100-43100-50225 40.00 Total For Check 39016 Check 39017 390171,062.46 04/09/26970583239XCEL 9100 CR 19 02/23/26 - 03/24/26XCEL ENERGY03/25/26100-43100-50381 1,062.46 Total For Check 39017 Check 39018 390182,540.06 04/09/26971949494XCEL WATER TREATMENT PLANT 03/03/26 - 04/01/26XCEL ENERGY04/02/26601-49400-50381 2,540.06 Total For Check 39018 Check 39019 39019372.96 04/09/26972029020XCEL BELLWETHER STREET LIGHTS 03/03/26 - 04/02/26XCEL ENERGY04/03/26100-00000-22205-087 372.96 Total For Check 39019 Check 39020 3902037.98 04/16/261N4H-XVCW-R63YWIRELESS MECHANICAL NUMBER PADAMAZON CAPITAL SERVICES04/06/26100-41500-50210 37.98 Total For Check 39020 Check 39021 39021146.00 04/16/2604/15/2026UB refund for account: 20020076-80730001CARLY HAVILAND04/15/26601-00000-22200 146.00 Total For Check 39021 Check 39022 3902290.00 04/16/269467-2CK REQ BROCKTON 20260331CARSON, CLELLAND & SCHREDER04/07/26100-00000-22205 3902290.00 04/16/269467-3CK REQ HEIDECKER 20260331CARSON, CLELLAND & SCHREDER04/07/26100-00000-22205 39022189.00 04/16/269467-4CK REQ SPRINGS 20260331CARSON, CLELLAND & SCHREDER04/07/26100-00000-22205 369.00 Total For Check 39022 Check 39023 3902318.45 04/16/2620260327TAVARA LIFT GENERATOR 113973050-1 02/04/26 - 03/02/26CENTERPOINT ENERGY 03/27/26100-00000-22205-056 18.45 Total For Check 39023 Check 39024 3902418.45 04/16/2620260402TAVARA LIFT GNRTR 113973050-1 03/02/26 - 03/31/26CENTERPOINT ENERGY 04/02/26100-00000-22205-056 18.45 Total For Check 39024 17 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 5/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 39025 3902517.00 04/16/2620260407CITY HALL/CITY PARK 8000014143-4 2/27-3/30CENTERPOINT ENERGY 04/07/26100-41900-50380 39025192.62 04/16/2620260407CITY HALL/CITY PARK 8000014143-4 2/27-3/30CENTERPOINT ENERGY 04/07/26100-45200-50380 209.62 Total For Check 39025 Check 39026 3902621.73 04/16/264265392290BLACK MATS-CITY HALLCINTAS - 47004/08/26100-41900-50400 3902658.37 04/16/264265392474SUPPLIES-TOWELSCINTAS - 47004/08/26100-43100-50400 39026210.62 04/16/264265392321UNIFORMS-PUBLIC WORKSCINTAS - 47004/08/26100-43100-50417 3902614.72 04/16/264265392413UNIFORMS/SUPPLIES-UTCINTAS - 47004/08/26601-49400-50417 3902614.72 04/16/264265392413UNIFORMS/SUPPLIES-UTCINTAS - 47004/08/26602-49450-50417 320.16 Total For Check 39026 Check 39027 39027269.17 04/16/2620260405CITY HALL/POLICE DEPT INTERNET 4/15-5/14COMCAST - 002320204/05/26100-41900-50321 39027269.18 04/16/2620260405CITY HALL/POLICE DEPT INTERNET 4/15-5/14COMCAST - 002320204/05/26100-42100-50321 538.35 Total For Check 39027 Check 39028 39028130.10 04/16/26202604059100 CO RD 19 PHONE SERVICES 4/10-5/9COMCAST 004489304/05/26100-43100-50321 130.10 Total For Check 39028 Check 39029 3902942.00 04/16/26513048NET BILLABLE SVCS 03/03/26 - 03/25/26COMPUTER INTEGRATION TECH03/31/26100-41920-50221 39029(46.31)04/16/26CM331713NET BILLABLE SVCS CREDIT 03/03/26 - 03/25/26COMPUTER INTEGRATION TECH04/10/26100-41920-50300 3902946.31 04/16/26513048NET BILLABLE SVCS 03/03/26 - 03/25/26COMPUTER INTEGRATION TECH03/31/26100-41920-50300 39029231.56 04/16/26513082NET BILLABLE SVCS 02/10/26 - 03/26/26COMPUTER INTEGRATION TECH03/31/26100-41920-50300 273.56 Total For Check 39029 Check 39030 39030924.71 04/16/26E4-260469848REF 157373 EQUIP MAINT. CITY HALLCUMMINS SALES AND SERVICE04/01/26100-41900-50400 924.71 Total For Check 39030 Check 39031 3903187.23 04/16/2604/15/2026UB refund for account: 20020125-78735001DANIEL TWADDLE04/15/26601-00000-22200 87.23 Total For Check 39031 Check 39032 3903269.60 04/16/2620260414MILEAGE REIMBURSEMENT CLERKS CONFERENCEDEBRA JOHNSON04/14/26100-41400-50331 69.60 Total For Check 39032 Check 39033 3903337.19 04/16/2604/15/2026UB refund for account: 20019572-10255001DEBRA STOCKHILL04/15/26601-00000-22200 37.19 Total For Check 39033 Check 39034 390342,600.00 04/16/26367546FYE2025 GASB 75 VALUATIONGALLAGHER BENEFIT SERVICES INC04/09/26100-41500-50300 2,600.00 Total For Check 39034 Check 39035 3903520.00 04/16/261000266217REC0001570 RECORD REVIEWHENNEPIN COUNTY ACCOUNTS RECEIVABLE04/01/26100-41910-50300 20.00 Total For Check 39035 Check 39036 390361,500.00 04/16/2620260416TAXABLE WELLNESS TRAVEL REIMBURSEMENTJOSHUA LAWSON03/26/26100-42100-50307 18 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 6/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 39036 1,500.00 Total For Check 39036 Check 39037 3903777.58 04/16/2620260407MILEAGE REIMBURSEMENT CLERKS CONFERENCEKAREN HEIDEN04/13/26100-41400-50331 77.58 Total For Check 39037 Check 39038 39038596.54 04/16/26N45581CITY OF CORCORAN MN SURVEY 4PG FINAL PAYMENTLA CROSSE MAIL & PRINT SOLUTIONS03/30/26435-41400-50300 596.54 Total For Check 39038 Check 39039 39039206.75 04/16/2637619CK REQ AMIRA PUDA 2 (CITY FILE 25-39) 20260131LANDFORM PROFESSIONAL SERVICES02/06/26100-00000-22205 206.75 Total For Check 39039 Check 39040 390401,084.41 04/16/26625800112026 Q2 NEWSLETTER POSTAGELIGHTNING PRINTING INC04/10/26100-41130-50322 1,084.41 Total For Check 39040 Check 39041 3904119.94 04/16/2604/15/2026UB refund for account: 20008009-89453000M/I HOMES04/15/26601-00000-22200 19.94 Total For Check 39041 Check 39042 3904224.76 04/16/2604/15/2026UB refund for account: 20020093-79730000M/I HOMES04/15/26601-00000-22200 24.76 Total For Check 39042 Check 39043 390433,900.00 04/16/26529705.56X45 55 FMJ M193MAGTECH AMMUNITION01/29/26100-42100-50207 39043(386.49)04/16/26EX52979EXCISE CREDIT INV 52970MAGTECH AMMUNITION02/02/26100-42100-50207 3,513.51 Total For Check 39043 Check 39044 39044209.17 04/16/262026Q1-21ST QUARTER 2026 8025 RIDGE CTCITY OF MAPLE GROVE04/08/26601-00000-20800 209.17 Total For Check 39044 Check 39045 3904575.35 04/16/262026Q1-31ST QUARTER 2026 19233 81ST PL NCITY OF MAPLE GROVE04/08/26601-00000-20800 75.35 Total For Check 39045 Check 39046 39046104.70 04/16/2647419MISC PARTS PWOPMENARDS BUFFALO03/28/26100-45200-50210 104.70 Total For Check 39046 Check 39047 3904714.35 04/16/2663500MISC PARTS FOR PDMENARDS MAPLE GROVE04/03/26100-42100-50210 39047(6.39)04/16/2663621CREDIT MISC PARTS FOR PDMENARDS MAPLE GROVE04/03/26100-42100-50210 390476.87 04/16/2663626MISC PARTS FOR PDMENARDS MAPLE GROVE04/06/26100-42100-50210 39047371.95 04/16/2663418MISC PARTS FOR UTMENARDS MAPLE GROVE04/01/26601-49400-50220 39047185.08 04/16/2663627MISC PARTS FOR UTMENARDS MAPLE GROVE04/06/26601-49400-50220 571.86 Total For Check 39047 Check 39048 39048420.00 04/16/26202604142026 SPRING BASEBALL BACKGROUND CHECK QTY 28MN BCA04/14/26100-45100-50300 420.00 Total For Check 39048 Check 39049 19 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 7/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 39049 3904919,220.93 04/16/2620260331Q1 2026 BUILDING PERMIT SURCHARGE REPORTMN DEPT OF LABOR & INDUSTRY03/31/26100-00000-20802 39049(768.84)04/16/2620260331Q1 2026 BUILDING PERMIT SURCHARGE REPORTMN DEPT OF LABOR & INDUSTRY03/31/26100-00000-32210 18,452.09 Total For Check 39049 Check 39050 39050111.79 04/16/26460728988001MISC SUPPLIES CENTRALODP BUSINESS SOLUTIONS, LLC02/25/26100-41410-50210 39050(101.56)04/16/26461542786001CREDIT MISC SUPPLIES FROM INV 460728988001ODP BUSINESS SOLUTIONS, LLC03/10/26100-41410-50210 3905015.62 04/16/26460728988001MISC SUPPLIES CENTRALODP BUSINESS SOLUTIONS, LLC02/25/26100-41900-50210 25.85 Total For Check 39050 Check 39051 39051864.04 04/16/260307935ADJ GATE VLV WRCH 6-11 X 3POLLARD WATER03/27/26601-49400-50210 39051(95.32)04/16/26CMC278319FERGUSON ENT 3326-CREDIT FROM INV 0278319POLLARD WATER02/03/25601-49400-50220 768.72 Total For Check 39051 Check 39052 390521,500.00 04/16/26202604062026 RECRUITMENT AND RETENTION REIMBURSEMENTMIKE PRITCHARD04/06/26100-42400-50307 1,500.00 Total For Check 39052 Check 39053 390532,200.00 04/16/266623COMMUNITY PERCEPTIONS SURVEYSCHOOL PERCEPTIONS LLC03/31/26435-41400-50300 390532,400.00 04/16/266669COMMUNITY PERCEPTIONS SURVEYSCHOOL PERCEPTIONS LLC04/03/26435-41400-50300 4,600.00 Total For Check 39053 Check 39054 3905460.00 04/16/2620260401DOS0 3/25/26 DOT PHYSICALST MICHAEL SPINAL REHAB CENTER04/01/26601-49400-50300 3905460.00 04/16/2620260401DOS0 3/25/26 DOT PHYSICALST MICHAEL SPINAL REHAB CENTER04/01/26602-49450-50300 120.00 Total For Check 39054 Check 39055 39055428.50 04/16/262526536-3CK REQ WCA ST THOMAS 6616 20260130STANTEC CONSULTING SERVICES02/24/26100-00000-22205 39055231.50 04/16/262526536-4CK REQ WCA ST THOMAS 6616 20260130STANTEC CONSULTING SERVICES02/24/26100-00000-22205 39055165.00 04/16/262526536-2RUSH CREEK RESERVE 6190 20260130STANTEC CONSULTING SERVICES02/24/26100-00000-22205-098 825.00 Total For Check 39055 Check 39056 3905668.97 04/16/26I1817440SO S1652965 UNIFORMS & SUPPLIESSTREICHER'S POLICE EQUIPMENT03/20/26100-42100-50207 39056(259.80)04/16/26CM305170CREDIT INV I1810651 SUPPLIESSTREICHER'S POLICE EQUIPMENT03/06/26100-42100-50207 39056113.94 04/16/26I1817443SO S1652965 UNIFORMS & SUPPLIESSTREICHER'S POLICE EQUIPMENT03/23/26100-42100-50207 3905611.99 04/16/26I1815059SO S1646663 UNIFORMS & SUPPLIESSTREICHER'S POLICE EQUIPMENT03/10/26100-42100-50417 3905633.98 04/16/26I1817224SO S1646663 UNIFORMS & SUPPLIESSTREICHER'S POLICE EQUIPMENT03/20/26100-42100-50417 3905625.00 04/16/26I1818636SO S1653023 UNIFORMS & SUPPLIESSTREICHER'S POLICE EQUIPMENT03/30/26100-42100-50417 39056394.93 04/16/26I1818951SO S1653890 UNIFORMS & SUPPLIESSTREICHER'S POLICE EQUIPMENT03/31/26100-42100-50417 390563,306.00 04/16/26I1815023SO S1644572 UNIFORMS & SUPPLIESSTREICHER'S POLICE EQUIPMENT03/10/26435-42100-50580 39056544.99 04/16/26I1817804SO 1649897 UNIFORMS & SUPPLIESSTREICHER'S POLICE EQUIPMENT03/25/26435-42100-50580 4,240.00 Total For Check 39056 Check 39057 39057569.45 04/16/2620260331DRY CLEANING SERVICS MARCH 2026TIDE CLEANERS04/01/26100-42100-50417 569.45 Total For Check 39057 Check 39058 390583,891.22 04/16/2626343-1PLEXIGLASS INSTALL IN CITY HALL LOBBYTIMCO CONSTRUCTION INC02/24/26100-41900-50401 3,891.22 Total For Check 39058 20 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 8/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 39059 3905998.02 04/16/2604/15/2026UB refund for account: 20019214-72520001TOMMY NGO04/15/26601-00000-22200 98.02 Total For Check 39059 Check 39060 3906038.65 04/16/26613954036PD/CH CELLULAR 2/27-3/26VERIZON WIRELESS03/26/26100-41320-50321 3906038.65 04/16/26613954036PD/CH CELLULAR 2/27-3/26VERIZON WIRELESS03/26/26100-41400-50321 3906038.65 04/16/26613954036PD/CH CELLULAR 2/27-3/26VERIZON WIRELESS03/26/26100-41500-50321 3906080.34 04/16/26613954036PD/CH CELLULAR 2/27-3/26VERIZON WIRELESS03/26/26100-41910-50321 39060658.44 04/16/26613954036PD/CH CELLULAR 2/27-3/26VERIZON WIRELESS03/26/26100-42100-50321 39060480.21 04/16/26613954036PD/CH CELLULAR 2/27-3/26VERIZON WIRELESS03/26/26100-42100-50323 3906020.02 04/16/26613954036PD/CH CELLULAR 2/27-3/26VERIZON WIRELESS03/26/26100-42400-50321 3906038.65 04/16/26613954036PD/CH CELLULAR 2/27-3/26VERIZON WIRELESS03/26/26100-45100-50321 1,393.61 Total For Check 39060 Check 39061 3906120.99 04/16/26972222025XCEL 9820 CR 101 3/3-4/1XCEL ENERGY04/06/26601-49400-50381 20.99 Total For Check 39061 Check 39062 39062231.23 04/16/26972348021XCEL OSWALD FARM 3/3-4/1XCEL ENERGY04/06/26601-49400-50381 231.23 Total For Check 39062 Check 39063 3906325.14 04/16/26968726596XCEL 9700 CR 119 2/4-3/8XCEL ENERGY03/11/26100-43100-50381 25.14 Total For Check 39063 Check 39064 3906423.59 04/16/26972598880XCEL 9700 CR 119 3/8-4/6XCEL ENERGY04/08/26100-43100-50381 23.59 Total For Check 39064 Check 39065 39065(6,160.27)04/23/26193807229-6CITY PARK IMPROVEMENTS PAY APP 6FEHN COMPANIES04/09/26415-00000-20610 39065123,205.38 04/23/26193807229-6CITY PARK IMPROVEMENTS PAY APP 6FEHN COMPANIES04/09/26415-45200-50530 117,045.11 Total For Check 39065 Check 39066 3906643,771.96 04/23/264985PERMITS FINALIZED MARCH 2026METRO WEST INSPECTION SERVICES03/30/26100-42400-50300 43,771.96 Total For Check 39066 Check 39067 3906728,759.97 04/23/260001204402WASTE WATER SERVICE MAY 2026METROPOLITAN COUNCIL ENVIRO04/02/26602-49450-50312 28,759.97 Total For Check 39067 Check 39068 3906839,760.00 04/23/2620260331MARCH 2026 SEWER AVAILABILITY CHARGEMETROPOLITAN COUNCIL03/31/26602-00000-20800 39068(397.60)04/23/2620260331MARCH 2026 SEWER AVAILABILITY CHARGEMETROPOLITAN COUNCIL03/31/26602-00000-36200 39,362.40 Total For Check 39068 Check 39069 39069(9,300.00)04/23/26INV268180-22026 POLICE INTERCEPTOR UTILITY AWD K8A STENVOORDE FORD, INC04/01/26100-00000-15500 3906950,303.44 04/23/26INV268180-22026 POLICE INTERCEPTOR UTILITY AWD K8A STENVOORDE FORD, INC04/01/26100-42100-50430 41,003.44 Total For Check 39069 21 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 9/9Page: 04/16/2026 03:27 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 04/09/2026 - 04/23/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number 154,349.59 Fund 100 GENERAL FUND 625.00 Fund 201 RESERVES DONATION FUND 495.00 Fund 315 2025A DEBT SERVICE 117,045.11 Fund 415 PARK CAPITAL FUND 14,209.59 Fund 435 2025A BOND EQUIPMENT 16,696.42 Fund 601 WATER 72,794.89 Fund 602 SEWER Fund Totals: 376,215.60 Total For All Funds: 22 STAFF REPORT Agenda Item: 6.c Council Meeting: April 23, 2026 Prepared By: Deb Johnson, City Clerk Topic: Ordinance 2026-560 Amending the City Code Action Required: Adoption Summary During the codification process with Municode (online codification program), it was discovered that Ttitle XII was not included in the City Code. Currently, the Code progresses numerically from Title XI, Business Regulations, to Title Xlll, Reserved, effectively omitting a properly designated Title XII. Staff has drafted an ordiance amendment that would improve organization and structure of the City Code. The proposed ordinance amendments would: Establish Title XII, Business Regulations Continued, and insert it into the Code in its proper numerical sequence. Reassign Chapter 120—Peddlers, Solicitors, Transient Merchants, and Door-to-Door Advocates— from Title XI to the newly established Title XII, Business Regulations Continued. The text and numbering of Chapter 120 will remain unchanged, and all references within the City Code will be updated to reflect its placement within Title XII. The proposed ordinance has been reviewed by the City Attorney. Recommendation Staff recommends adopting Ordinance 2026-560, which includes amendments intended to improve the organization and logical structure of the City Code. Council Action Adopt Ordinance 2026-560 Amending the City Code Attachments 1. Ordinance 2026-560 Amending the City Code.doc 23 City of Corcoran December 19, 2011 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota ORDINANCE NO. 2026-560 Motion By: Seconded By: AN ORDINANCE AMENDING THE CITY CODE OF THE CITY OF CORCORAN, MINNESOTA, BY ESTABLISHING TITLE XII – BUSINESS REGULATIONS CONTINUED AND REASSIGNING CHAPTER 120 – PEDDLERS, SOLICITORS, TRANSIENT MERCHANTS AND DOOR-TO-DOOR ADVOCATES The Corcoran City Council ordains as follows: Section 1. Purpose The purpose of this ordinance is to improve the organization and logical structure of the City Code by establishing a missing title and properly categorizing business-related regulations. Section 2. Establishment of Title XII The City Code of the City of Corcoran is hereby amended to include a previously missing title, designated as Title XII – Business Regulations Continued. Title XII shall be inserted into the Code in its proper numerical sequence. Section 2. Reassignment of Chapter 120 – Peddlers, Solicitors, Transient Merchants and Door-To-Door Advocates Chapter 120 – Peddlers, Solicitors, Transient Merchants and Door-To-Door Advocates, previously codified under Title XI, is hereby reassigned to Title XII – Business Regulations Continued. The Text and number of Chapter 120 shall remain unchanged unless otherwise amended. All references within the City Code to Chapter 120 shall be updated to reflect its placement within Title XII. Section 3. Codification The City Clerk or codifier is authorized to make necessary formatting, numbering, and Cross-reference change to enact the intent of this ordinance, including removal of Chapter 120 from Title XI and placement within Title XII. Effective Date.This Ordinance shall be in full force and effect upon its publication and passage. ADOPTED by the City Council of the City of Corcoran, Minnesota on this 23rd day of April 2026. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean 24 City of Corcoran December 19, 2011 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota ORDINANCE NO. 2026-560 _______________________________ Tom McKee, Mayor ATTEST: _______________________________________ City Seal Debra Johnson, City Clerk 25 STAFF REPORT Agenda Item: 6.d Council Meeting: April 23, 2026 Prepared By: Ryan Burns, Deputy Director of Public Safety Topic: Waiver Request for Amplified Sound. July 9th,10th,11th, 2026 at 20037 County Road 10 Action Required: Approval Summary The Stanchion Bar at 20037 County Road 10 is requesting a wavier for amplified sound for July 9th, 10th , 11th 2026. July 9th until 11 P.M, July 10th until 1 A.M., July 11th until 1 A.M.. Request is for amplified sound outdoors under a tent for a post Hamel Rodeo event. Live band will be playing. This is a public event. Applicant has permission for additional parking at neighboring St. Thomas Church lots. If approved, this event may be shut down for public safety reasons. Options Authorize waiver for amplified sound on July 9th, 10th , 11th 2026. July 9th until 11 P.M, July 10th until 1 A.M., July 11th until 1 A.M. Deny waiver for amplified sound on July 9th, 10th , 11th 2026. July 9th until 11 P.M, July 10th until 1 A.M., July 11th until 1 A.M Recommendation Authorize waiver for amplified sound on July 9th, 10th , 11th 2026. July 9th until 11 P.M, July 10th until 1 A.M., July 11th until 1 A.M. Council Action Authorize waiver for amplified sound on July 9th, 10th , 11th 2026. July 9th until 11 P.M, July 10th until 1 A.M., July 11th until 1 A.M. Attachments 1. Stanchion Event Request Rodeo 2026.pdf 26 27 28 29 30 31 32 STAFF REPORT Agenda Item: 6.e Council Meeting: April 23, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: Hennepin County Youth Activity Grant - Spring 2026 Action Required: Approval Summary Twice a year, Hennepin County offers youth activity grants for opportunities related to play areas, equipment, arts and music, lifeguard services, and swim lessons. Staff is requesting approval from the City Council to proceed with submitting an application for a new shed located within the pinwheel at Heritage Park. Currently, three sheds sit at the center of the pinwheel: one for youth baseball, one for youth soccer, and one for maintenance equipment. Staff is looking to replace the youth baseball and soccer sheds with one cohesive shed for both, with a concrete slab underneath. With this being the early stages of preparing the grant, staff is exploring shed options and have estimated the cost of the shed to be $7,500-$10,000, depending on the shed and installation. Financial/Budget The grant application allows for up to 50% with matching, which would be between $3,750-$5,000, dependent on the shed. Staff envisions the remaining cost to come from Recreation Operating Supplies budget (100-45100- 50210). Options 1. Authorize staff to prepare and submit a grant application for a new shed at Heritage Park. 2. Decline. Recommendation Authorize staff to prepare and submit a grant application for a new shed at Heritage Park. Council Action Authorize staff to prepare and submit a grant application for a new shed at Heritage Park. 33 STAFF REPORT Agenda Item: 6.f Council Meeting: April 23, 2026 Prepared By: Deb Johnson, City Clerk Topic: Northwest Trails Snowmobile Club Grant Sponsorship Action Required: Adoption Summary The Northwest Trails Development Association has asked the City of Corcoran to act as a sponsor in applying for State grant funding to help acquire, construct, and maintain its trails for the 2026-2027 season. The City will apply to the State of Minnesota, through the Department of Natural Resources, for financial and technical assistance in establishing and maintaining snowmobile trails of Northwest Hennepin County. If the assistance is granted, the City of Corcoran will enter into an agreement with Northwest Trails with Northwest Trails Association for the administration of the potential grant funds. Financial/Budget There is no financial impact to the City, and the City shall not be liable for any costs incurred by the Northwest Trails Association. Resolution 2026-33 authorizes only the distribution of state grant funds received by the City of Corcoran to the Northwest Trails Association for the purposes of acquiring, constructing, and maintaining snowmobile trails. Recommendation Consider a motion to adopt Resolution 2026-33 Sponsoring the Northwest Trails Development Association to Acquire DNR Funding for 2025-2026 Season and Approve Grant Administration Agreement. Council Action Consider a motion to adopt Resolution 2026-33 Sponsoring the Northwest Trails Development Association to Acquire DNR Funding for 2026-2027 Season and Approve Grant Administration Agreement. Attachments 1. Resolution 2026-37 Sponsoring NW Trails for DNR Funding 2026-2027.docx 2. 2026-27 NW Trails Grant Administration Agreement.pdf 34 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-37 Page 1 of 2 Motion By: Seconded By: RESOLUTION SPONSORING THE NORTHWEST TRAILS DEVELOPMENT ASSOCIATION TO ACQUIRE STATE OF MINNESOTA DNR FUNDING (2026-2027 SEASON) WHEREAS, the City of Corcoran desires to establish a public snowmobile trail in furtherance of its public recreation program; and WHEREAS, the Northwest Trails Development Association (“Northwest Trails”) has asked the City of Corcoran to act as a sponsor in applying for State grant funding to help acquire, construct, and maintain its trails; and WHEREAS, the Northwest Trails has indicated it will perform all grant obligations and acquire, construct, and maintain said trail; and WHEREAS, the State of Minnesota offers financial and technical assistance to the City for the construction of an approved trail and the trail sponsored by Corcoran would be known as the Snowmobile Trails of Northwest Hennepin County. NOW, THEREFORE, BE IT RESOLVED, THE CITY OF CORCORAN: 1. Shall apply to the State of Minnesota, through the Department of Natural Resources, for financial and technical assistance in establishing and maintaining the Snowmobile Trails of Northwest Hennepin County for a contract term effective July 1, 2026 through June 30, 2027, in accordance with the laws, rules and regulations governing said assistance. 2. If said assistance is granted, the City of Corcoran shall enter into an agreement with Northwest Trails related to the administration of potential grant funds. Such agreement shall require Northwest Trails to perform all grant obligations required by the State including, without limitation, the acquisition of the necessary interests in land and the subsequent construction and maintenance of the trail. The agreement shall be in a form deemed acceptable by City staff. Upon such acceptance, the City Council hereby authorizes the City Administrator to execute said agreement on behalf of the City. 3. Shall not be liable for any costs incurred by Northwest Trails and this Resolution 2026-33 only authorizes the provision of State grant funds which are: actually received by the City of Corcoran, specifically allocated for the purposes set forth herein, and administered in compliance with the State grant agreement and the agreement between the City and Northwest Trails. 35 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-37 Page 2 of 2 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 23rd day of April, 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 36 GRANT ADMINISTRATION AGREEMENT This Grant Administration Agreement (this “Agreement”) is hereby entered into between the City of Corcoran, a Minnesota municipal corporation, (the “City”) and the North West Trails Development Association, a Minnesota non-profit corporation, (“Grantee”). The City and Grantee are sometimes referred to herein collectively as the “parties” or each a “party”. This Agreement shall become effective upon the date of execution by the last party to execute this Agreement. RECITALS WHEREAS, the City desires to establish a public snowmobile trail in furtherance of its public recreation program and that the trail sponsored by Corcoran would be known as the Snowmobile Trails of Northwest Hennepin County (the “Trail”); and WHEREAS, the State of Minnesota, through the Department of Natural Resources (the “DNR”) offers financial and technical assistance to the City for the construction of an approved trail; WHEREAS, the Grantee has asked the City to act as a sponsor in seeking financial assistance from the State of Minnesota via the Snowmobile Grant-in-Aid Program for the contract term effective July 1, 2026 through June 30, 2027 (the “Trail Grant”) to help acquire, construct, and maintain its trails; and WHEREAS, the Grantee has agreed to perform all DNR requirements within the Trail Grant and use the grant funds as permitted to acquire, construct, and maintain said Trail; and WHEREAS, the parties wish to memorialize their respective obligations with respect to obtaining and utilizing Trail Grant funds. NOW, THEREFORE, in consideration of the mutual covenants set forth herein, the parties agree as follows: 1. The City agrees to act as a sponsor for Grantee in applying to the State of Minnesota, through the Department of Natural Resources, for a Trail Grant for the contract term effective July 1, 2026 through June 30, 2027. 2. Grantee agrees to maintain the Trail and meet all maintenance and requirements of the Trail Grant. The Trail Grant is made a part of this Agreement and attached as Exhibit A. 3. Contingent upon Grantee’s compliance with the terms of this Agreement and the Trail Grant, the City agrees to provide to Grantee any Trail Grant funds received from the State of Minnesota which may be used by Grantee for the exclusive purposes set forth in the Trail Grant. 4. Upon Grantee’s compliance set forth herein, the City of Corcoran agrees to sign off on all benchmark payments upon completion of requirements by Grantee, and as required by the Trail Grant. 37 5. Grantee agrees to indemnify, defend, and hold harmless the City from any and all liabilities, damages, claims, losses, causes of action, fees, or costs, including attorneys’ fees which arise directly or indirectly due to Grantee’s non-compliance with the terms of the Trail Grant. This obligation shall survive termination of this Agreement. 6. Grantee shall reimburse the City for any Trail Grant funds that the State of Minnesota requires the City to repay for any reason. 7. Grantee will obtain and maintain sufficient insurance as approved by the City to cover the above obligations and shall provide proof of such insurance to the City, upon request. This Agreement is entered into by: Grantee North West Trails Development Association By: _____________________________ Date: _______________ Print: ______________________ Its: _____________________________ City City of Corcoran By: _____________________________ Date: _______________ Jay Tobin Its: City Administrator 38 STAFF REPORT Agenda Item: 6.g Council Meeting: April 23, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Kendra Lindahl, City Planner, AICP Topic: Final Plat for "Brockton Lane Business Park 2nd Addition" (PID 01-119-23-14-0004 and 01-119-23- 11-0002) (City file 26-005) Action Required: Approval Summary The applicant, Brandon Champeau of Hempel Development, LLC, has submitted a request for approval of a final plat for Phase II of a two-lot industrial park on Outlots C and D of Brockton Lane Business Park. This phase includes one developable lot and two outlots. The developable lot will replace Outlot D, and the two outlots will replace Outlot C. Council Action Attachments 1. 2026-04-23 CC packet_Brockton BP 2 FP.pdf 39 Page 1 of 5 STAFF REPORT Agenda Item ___ City Council Meeting: April 23, 2026 Prepared By: Kendra Lindahl, AICP Topic: Final Plat for “Brockton Lane Business Park 2nd Addition” (PID 01-119-23-14-0004 and 01-119-23-11-0002) (City file 26-005) Action Required: Decision Review Deadline: May 3, 2026 1. Request The applicant, Brandon Champeau of Hempel Development, LLC, has submitted a request for approval of a final plat for Phase II of a two-lot industrial park on Outlots C and D of Brockton Lane Business Park. This phase includes one developable lot and two outlots. The developable lot will replace Outlot D, and the two outlots will replace Outlot C. 2. Background The City Council reviewed a PUD sketch plan on March 28, 2024 and indicated support for the project. The City completed an environmental assessment worksheet (EAW) for the project. On February 13, 2025, the City Council issued a finding of “no need” for an Environmental Impact Statement, based on the review of the EAW dated November 2024. The City approved the Preliminary Plat and Site Plan for the project on March 27, 2025. The City approved the Final Plat of Brockton Lane Business Park on May 22, 2025. Phase I included the public right-of-way, one developable lot, and four outlots. Context Zoning and Land Use The site is guided Light Industrial in the Comprehensive Plan and zoned Light Industrial (I-1). The site is located within the Metropolitan Urban Service Area (MUSA) in phase I of the sewer staging plan. The site is also subject to the Northeast District Design Guidelines. This is the only remaining parcel of industrial land in the Northeast District. Figure 1- Site Location 40 Page 2 of 5 Surrounding Properties All surrounding properties are located within the MUSA and Northeast District. The property to the north is in the City of Rogers and is a City-owned Outlot that is guided as Protected Resources. The property to the east is Lot 1 of Brockton Lane Business Park and is currently under development. The property to the south across 105th Avenue is guided and zoned Light Industrial and is Outlot A of the business park. A significant portion of this property is wetland. The property to the west is guided Mixed Use and Low Density Residential, zoned General Mixed Use and Single Family Residential 2 (RSF-2) and developed with the Stieg farm. Natural Characteristics of the Site The wetland delineation shows no wetlands on the site, however there are wetlands in the vicinity of the extensions of 107th Place and 105th Avenue which would accompany this phase. Per comments by the City Engineer, wetland impact permitting shall be completed by the applicant and any changes or impacts from the permitted shall be incorporated into the site plan. Plans shall be revised to clearly show the location of wetland buffer signage in compliance with Section 1050 of the City Code on the grading, site plan, and landscape sheets. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City Policies. The City Engineer’s comments are incorporated into this staff report and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. If it meets these standards, the City must approve the final plat. B. Consistency with Ordinance Standards The City Council previously approved a site plan for Brockton Lane Business Park, which included a 252,120 square foot building on this site and a 286,120 square foot building on the property to the east. Phase I platted the lot for the eastern building, which is under construction, four outlots and the public right-of-way. Figure 2- Northeast District Plan 41 Page 3 of 5 Parks and Trails Under the current ordinance, park dedication of land is required at 4% of the net pre- development area for Commercial and Industrial land or the market equivalent in cash. The City fee schedule was developed using average market values, resulting in a commercial/industrial park fee of $5,866.00 per net acre. The pre-development acreage for the site is approximately 15.17 acres. The park dedication fee is $88,987.22 (15.17 X $5,866 = $88,987.22). The Northeast District plan requires a sidewalk on one side and a trail on the other side of the collector street (105th Avenue) and sidewalks on both sides of the local street (107th Place). The plans show the opposite. In the approval of Phase I, staff included a condition accepting this location contingent upon Hennepin County approval of a full intersection at 107th Place. Consistent with the approval of Phase I, a condition has been included to accept the proposed locations of the sidewalks and trail. In this phase, the applicant will be extending the existing trail on the north side of 107th Place and sidewalks on the south side of 107th Place and both sides of 105th Avenue. The proposed sidewalks and trails are located on the edges of the public right-of-way of 107th Place and 105th Avenue. To allow adequate space for maintenance, the applicant shall provide additional 5.5-foot trail/sidewalk easements around the edges of the sidewalks and trails. Access/Streets No new accesses onto County Roads are proposed with this phase. This site will be accessed from the right-of-way of 105th Avenue and 107th Place dedicated in the plat of the first phase. The access to CSAH 101 at 105th Avenue is an existing full access with a northbound left turn lane and southbound left turn lane. The feasibility study conducted for this site in November of 2024 recommended a signal at the 107th Place intersection in the future to support predicted traffic volumes. While reviewing this application, City staff learned that Maple Grove is in the process of acquiring property for a roundabout at the intersection of CSAH 101 and 107th Place with possible construction in 2027. Staff from both cities met with Hennepin County to discuss the roundabout and agreed to move forward with that alternative. A concept plan for the proposed intersection has been shared with City staff and the developer/landowner and both parties are supportive of this improvement. Most of the proposed work will be within the County Road right-of- way and should have very little impact on the development parcel. However, as noted in the City Engineer’s memo, additional right-of-way easement areas will be required from the developer. Utilities The site is located within the MUSA boundary and will be served by sewer and water. The applicant will be responsible for extending utilities to serve the site in compliance with the conditions in the engineer’s memo. 42 Page 4 of 5 The Northeast water study identified a potential well location on Outlot C Brockton Lane Business Park. This site is shown as Outlot B, Brockton Lane Business Park 2nd Addition. The City is in the process of completing an analysis to ensure that the site is viable for a well. If viable, the developer shall deed the well site and access easement to the City. Per Resolution No. 2025-51, the developer shall be credited for the pre- development net acreage of the site at 2025 Hennepin County Assessment land value. If the site is not viable for a well, the developer will retain ownership of Outlot B. Parking To comply with the Northeast District’s resiliency standards, the applicant’s site plan approval noted the use of native vegetation, bioretention systems, and Electric Vehicle charging stations. The site plan approved on March 22, 2025 includes one Electric Vehicle charging station serving two parking spaces in the parking lot of the West building. The site plan shows the location of a conduit for vehicle charging, but does not show the charging station location. This location is being reviewed by the development team and submittal of a revised plan showing the final location of the charging station has been included as a condition of approval. Parking lot design is consistent with the site plan approval and shall be reviewed with the building permit for compliance with the standards for the proposed use. Landscaping Per the City Engineer’s comments, all trees must be located a minimum of 10 feet from any storm sewer, watermain, or sanitary sewer utilities. The applicant shall revise the landscape plan to show utility locations in the background to verify that no conflicts are present. Section 1060.070 Subd. 3(G.2) of the Zoning Ordinance requires the following: - One overstory tree per 1,000 square feet of gross building floor area one tree per 50 lineal ft. of site perimeter, whichever is greater. - One shrub per 300 square feet of gross building floor area one shrub per 30 lineal ft. of site perimeter, whichever is greater. - A planting screen consisting of hardy trees that will provide a minimum of 80% opacity year-round. Planting screens shall contain a mix of overstory and understory planting and a mix of deciduous and coniferous materials. The site for the proposed 252,120 square foot building must have 253 trees and 841 shrubs. The applicant meets this standard. The applicant’s site plan does not describe the type of mulch to be used in landscaped areas. The landscaping plan shall be revised to clearly show the use of wood chip mulch consistent with the requirements for the Northeast District. 43 Page 5 of 5 The applicant’s landscaping plan proposes to use six species of shrubs which are not permitted within the Northeast District. The applicant shall revise the landscape plan to replace the six non-permitted species of shrubs with those that are permitted in Northeast District Plan. Final Plat The final plat requests approval of one lot for Brockton Business Park Second Addition. The western portion of the public right-of-way dedicated in Phase I will be constructed during this phase. Outlot B and an access easement to the site shall be deeded to the City for a well site if the City determines it is a viable well site. Summary Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan, Subdivision Ordinance and Zoning Ordinance and finds that the standards for a final plat have been met. 3. Action Move to adopt Resolution 2026-32 approving the Final Plat and Development Contract. Attachments 1. Resolution 2026-32 Approving the Final Plat and Development Contract 2. Draft Development Contract 3. Site Location Map 4. City Engineer’s Memo dated April 14, 2026 5. Final Plat received on March 25, 2026 6. Approved Preliminary Plat dated February 5, 2025 7. Site Plan dated February 19, 2026 8. Lighting Plan received March 26, 2026 9. Landscape Plan received March 26, 2026 44 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-32 Page 1 of 3 Motion By: Seconded By: APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR “BROCKTON LANE BUSINESS PARK SECOND ADDITION” (PID 01-119-23-14-0004 AND 01-119-23-11-0002) (CITY FILE 26-005) WHEREAS, Hempel Development, LLC, (the “developer”) has requested approval of “Brockton Lane Business Park Second Addition” an industrial subdivision on the property legally described as follows: Outlot C and Outlot D, Brockton Lane Business Park, Hennepin County, Minnesota. FURTHER, that the development contract for said plat shall be completed by City staff and the Mayor and City Administrator be authorized to execute the development contract on behalf of the City; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for final plat, subject to the following conditions: 1. A final plat is approved to create one lot and two outlots as “Brockton Lane Business Park Second Addition,” in accordance with the plans and application received by the City on February 19, 2026 and additional information received on February 27, 2026, March 25, 2026, and March 26, 2026, except as amended by this resolution. 2. The applicant shall comply with all conditions of the preliminary plat, site plan, and Phase I final plat approvals (Resolution 2025-27, 2025-28, and 2025-51). 3. Park dedication shall be cash in lieu of land in the amount of $88,987.22 prior to the release of the final plat for recording. a. The City has established park dedication fees based on the adopted 2040 Comprehensive Plan. b. The applicant’s tenants will benefit from the public trail and access to the City park facilities, including the community park located in the Bellwether neighborhood to the south. 4. The applicant shall comply with all requirements of the City Engineer’s memo, dated April 14, 2026. 5. Plans shall be revised to show the electric vehicle charging station location required to meet the Northeast District resiliency standards. 6. The applicant shall revise the landscape plan and site plan to comply with all requirements of City Code Appendix C and Section 1060.070 of the Zoning Ordinance. a. Plans must be revised to show wood chip mulch as required by the Northeast District standards. 45 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-32 Page 2 of 3 b. Plans must be revised to replace the six species of shrubs that are not permitted in the Northeast District with compliant species of shrubs. 7. Upon a determination of site viability by the City, the developer shall dedicate land (Outlot B) to the City for municipal well purposes, per the conditions of Resolution 2025- 51. a. Prior to acceptance of the well, the City shall have the right to conduct a due diligence analysis of the site to determine viability as a well site. b. Should the City choose to require dedication of the well site, the developer shall be credited for the pre-development net acreage of the site at 2025 Hennepin County Assessment land value. c. The developer must provide an easement for an access road to the site in recordable form. d. The access easement shall be recorded at Hennepin County. 8. The association shall be responsible for maintenance of the following items and as formalized in the Covenants, Conditions and Restrictions for Brockton Lane Business Park: a. Landscaping and any irrigation in the common areas. b. Wetland and pond buffer areas. c. Private drives, sidewalks and parking areas. d. All common areas, including signage, lighting and landscaping in those areas. FURTHER, prior to release of the final plat for recording: 9. The following documents must be submitted for review and approved by the City Attorney: a. Stormwater Maintenance Agreement b. Amendment to Declaration of Covenants, Conditions, Restrictions, including wetland maintenance. c. Access easement for well site. d. Deed for well site (Outlot B). e. County Road 101 right-of-way easements. 10. The development contract must be executed by the developer and the City and must be filed with the final plat. 11. Letter of credit must be in place and fees paid. FURTHER, that the following conditions be met prior to issuance of building permits: 12. The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. 13. The following documents must be recorded at Hennepin County and proof of recording be provided to the City: a. Stormwater Maintenance Agreement 46 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-32 Page 3 of 3 b. Well Access Easement Agreement and Access Easement (should the City determine that the well site on Outlot B is viable) c. Deed for well site d. Right-of-way easements e. Amendment to Declaration of Covenants, Conditions, Restrictions, including wetland maintenance f. Development Contract. 14. Lot corner monuments shall be installed as required by the Subdivision Ordinance. A financial Guarantee shall be required to ensure installations per City requirements. FURTHER, that the following conditions must be met prior to release of remaining escrow: 15. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 16. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. 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 23rd day of April 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 47 (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) BROCKTON LANE BUSINESS PARK 2ND ADDITION This DEVELOPMENT CONTRACT (this “Contract”) dated ____________________, 2026, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and AG-HRE Brockton I Owner, L.L.C, a Delaware limited liability company (the “Developer”) 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”. This is an amendment to the master Brockton Lane Business Park Development Contract dated June 12, 2025. 1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for Brockton Lane Business Park 2nd Addition (referred to in this Contract as the "plat"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described in the attached Exhibit A (the “Subject Property”). 2. CONDITIONS OF PLAT APPROVAL. The Developer shall enter into this Contract, furnish the security required by it, and record the plat upon City approval with the County Recorder or Registrar of Titles. 3. RIGHT TO PROCEED. Unless separate written approval has been given by the City, within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the Community Development Director, 2) the necessary security has been received by the City, 3) the plat, development contract and other associated documents have been recorded with the Hennepin County Recorder's Office and proof of recording has been provided to the City, and 4) the City has authorized the Developer to proceed, in writing. However, the Developer may be allowed to begin grading the site when items 1, 2 and 4 of the previous sentence have been satisfied. 4. PHASED DEVELOPMENT. If the plat is a phase of a multi-phased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has failed to fulfill all obligations in this Contract and the failure has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges and area charges for sewer and water referred to in this Contract are not being imposed on outlots, if any, in the plat that 48 - 2 – are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. 5. PRELIMINARY PLAT STATUS. If the plat is a phase of a multi-phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless the initial phase is final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 6. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved final plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. Notwithstanding the provisions of this paragraph, in the event that changes to federal or state law prohibit or limit the City’s authority to collect the costs of off-site improvements for this project as contemplated in Section 9 herein and the parties do not mutually agree to remain bound to the terms contemplated in said Section 9, the City shall have the right to substitute off-site improvement cost collection provisions which are: 1) in compliance with applicable law; and 2) which result in reasonably comparable cost contribution from the Developer. 7. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. If the plans vary from the written terms of this Contract, the written terms herein shall control. The plans are: Exhibit A – Legal Description Plan A – Final Plat, received March 25, 2026 Plan B – Final Grading, Drainage, and Erosion Control Plan, dated February 19, 2026 Plan C – Final Sanitary Sewer, Watermain and Storm Sewer Plan, dated February 19, 2026 Plan D – Final Tree Preservation and Reforestation Plan, dated May 9, 2025 Plan E– Final Landscape Plan, received March 26, 2026 8. IMPROVEMENTS. The Developer shall install and pay for, without limitation, all of the following improvements: • Streets • Sanitary Sewer • Watermain • Surface Water Facilities (pipe, ponds, rain gardens, etc.) • Grading and Erosion Control • Sidewalks/Trails • Street Lighting • Underground Utilities • Street Signs and Traffic Control Signs • Landscaping • Tree Preservation • Monuments Required by Minnesota Statutes • Miscellaneous Facilities 49 - 3 – In addition to the above-listed improvements, Developer shall be responsible for all other costs necessary to construct the improvements pursuant to the City-approved plans. To the extent that the Plans call for work within any City public Right of Way, the City grants Developer the right to enter onto such Right of Way to perform the work required by the Plans. The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full-time field inspection personnel in order for the Developer's engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer and/or the Developer’s engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his or her engineer shall schedule a pre- construction meeting at a mutually agreeable time at City Hall with all parties concerned, including the City staff, to review the program for the construction work. 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 and Standards will be permitted unless authorized by the City Engineer or designee. 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 the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected from the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 9. OFF-SITE PUBLIC IMPROVEMENTS. The City intends to make improvements to County Road 101 at the intersection of 107th Place providing access to the site. The public improvements are more fully detailed in the Feasibility Study dated November, 2024, prepared by Stantec. The developer agrees to fund off-site improvements as noted in this Contract. a. The following improvements are required with the 2nd Addition. The City shall design, bid and manage the projects and the developer shall pay for the following improvement, which shall be paid at the time the final plat for the 2nd Addition is released for recording: • The developer shall provide a financial guarantee to the City for half of the cost of access control improvements at the intersection of County Road 101 and 107th Place. Such improvements may be a roundabout or signalization of turn lanes. o The developer cost responsibility for the roundabout access control improvements shall be for up to half of the cost of the total intersection and access improvements but shall not be more than the total initial estimated access improvement costs of $800,000. The developer shall provide an additional letter of credit in the amount of $250,000 which may be used in addition to the letter of credit and cash provided with 50 - 4 – the 1st Addition Development Contract for the total project contribution. o For signalization of turn lanes, the developer shall be responsible for half of the cost of this signal. The estimated cost for the signal control is $500,000 with the development responsible for $250,000. At the completion of all phases of the development and the associated warranty period(s), a review of the signalization warrants shall be completed and if warrants are not met, the developer shall be relieved of this responsibility. A cash escrow of $2,500 shall be established for the warrant analysis to be conducted, if determined necessary by the City. • Upon a determination of site viability by the City, the developer shall dedicate land (Outlot B) to the City for municipal well purposes, per the conditions of Resolution 2025-51 as follows: o Prior to conveyance of Outlot B, the City shall have the right to conduct a due diligence analysis of the site to determine viability as a well site. Developer hereby grants the City permission to enter upon the site to conduct all such testing and evaluation. o Should the City choose to require dedication of the well site, the developer shall be compensated for the dedication based upon the pre-development net acreage of Outlot B at 2025 Hennepin County Assessment land value (the “Well Site Compensation”). o Should the results of the well study determine that the site is feasible and the City elect to accept dedication of the site, the developer shall deed Outlot B to the City in exchange for the Well Site Compensation. The developer shall concurrently provide the City with a permanent easement in recordable form for construction, maintenance and use of an access road to this site and the parties agree that this conveyance shall be deemed funded by the Well Site Compensation. o Should the City determine Outlot B to be unsuitable for well use or otherwise determine to decline the dedication, the City shall communicate that decision to developer, in writing, and developer shall be permanently relieved of its obligation to offer dedication of Outlot B to the City and no Well Site Compensation shall be paid to developer. b. The developer agrees to pay the City the cost of these improvements as outlined above. The City will notify the developer of required reimbursement under this paragraph for design and construction of such improvements. The costs to be reimbursed include the actual cost to the City for construction of the improvements plus the allocation of the engineering, legal, administrative and other similar costs of the project based on the relative construction costs of the improvements. The developer reserves the right to be refunded for any unused portion of the estimated cost versus the actual cost of each improvement. 10. CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 51 - 5 – 11. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: • Minnesota Department of Health for Watermains • NPDES Permits • MPCA for Sanitary Sewer • DNR for Dewatering • City of Corcoran for Building Permits and Building Demolition • MCES for Sanitary Sewer Connections 12. TIME OF PERFORMANCE. The Developer shall install all required public improvements in this phase by October 31, 2027, with the exception of the final wear course of asphalt on streets. The City will not accept the extension of the public streets in the 2nd Addition until the building has received a certificate of occupancy and the streets have weathered a full winter season. Final wear course placement outside of this time frame must have the written approval of the City Engineer. 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. 13. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 14. CONSTRUCTION ACCESS. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. 15. GRADING PLAN. The plat shall be graded in accordance with the approved grading drainage and erosion control plan, Plan "B". The plan shall conform to City of Corcoran Engineering Design Standards. 16. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. The City is an MS4 City and all erosion control shall comply with 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. 17. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance for 105th Avenue and 107th Place 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 52 - 6 – 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 buildings 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 without the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 18. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and acceptance of the work by the City, the public improvements lying within public easements or right-of-way shall become City property. This provision shall not apply to private improvements (e.g. private retaining walls) which encroach upon public easement or right-of-way, and such encroachments shall be subject to any applicable and separate encroachment agreement. Prior to acceptance of the improvements by the City, the Developer must furnish the following affidavits: • Record Drawings • Certification from the Registered Land Surveyor that land corner monuments and wetland buffer signs have been installed according to the approved plans. • The warranty/performance financial guarantee as required by Section 32. 19. PARK DEDICATION. The developer shall construct the sidewalks and bituminous trails in the subdivision. No credit shall be given for sidewalk and trail construction which are all within the public right-of-way. Brockton Lane Business Park 2nd Addition will have no park land dedication and will provide cash- in-lieu of land. Prior to release of the final plat, the Developer shall satisfy the park dedication requirements for this phase by a cash contribution of $88,987.22. The charge was calculated in accordance with Section 955 of the City’s Subdivision Ordinance as follows: 15.17 pre- development acres x $5,866.00/acre = $88,987.22. 20. WATERMAIN / STORAGE TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a watermain/storage trunk line area charge (TLAC). The charge is calculated as follows: 15.17 net acres (based on pre-developable area) $11.868.84 per acre (Watermain & Raw Water TLAC) = $180,050.30, and 15.17 net acres (based on pre-developable area) x $24,478.13 per acre (Treatment & Storage TLAC) = $371,333.23. Future phases shall be cash with the final plat for each future phase subject to the then-current rates 21. WATER CONNECTION CHARGE. This plat is subject to a water connection charge calculated at a rate of $1,441.44 per SAC unit. The final fee shall be determined upon the receipt of a SAC determination provided by the Metropolitan Council. The fees shall be paid at the time of building permit. 22. SANITARY SEWER TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a sanitary sewer trunk line area charge (TLAC). The charge is based on the 2018 Utility Easement Agreement (Doc. No. A10631819 recorded at Hennepin County). The charge is calculated as follows: The charge is calculated as follows: 15.17 net acres (based on pre-developable area) x $4,827.66 per acre = $73,235.60. Future phases shall be cash with the final plat for each future phase subject to the then- current rates. 53 - 7 – The developer will also be responsible for payment of the then-current SAC fee set by the Metropolitan Council. 23. SANITARY SEWER CONNECTION CHARGE. This plat is subject to a sanitary sewer connection charge calculated at a rate of $1,425.85 per SAC unit. The final fee shall be determined upon the receipt of a SAC determination provided by the Metropolitan Council. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. 24. CREDIT FOR INFRASTRUCTURE. The Developer is eligible for credit for oversizing of watermain and sanitary sewer where directed by the City. Eligible oversizing credits for onsite improvements will be determined by comparing the City Engineer’s estimated costs for required infrastructure against standard construction project costs developed by the City Engineer for the minimum required line size and depth constructed in similar conditions. Watermain & Raw Water TLAC Credits due = $15,524.13. Credits shall be applied as follows: $180,050.30 -$15,524.13 = $164,526.17. Sanitary Sewer TLAC Credits due = $38,159.94. Credits shall be applied as follows: $73,235.60 - $38,159.94 = $35,075.66. 25. BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. A. Prior to issuance of certificate of occupancy; utilities, curbing and one lift of bituminous shall be installed on public streets. Additionally, Buckthorn and other noxious weeds must be removed throughout the site. B. Utilities shall be installed and reasonable access to the lot from a public street shall be provided prior to issuance of a building permit. C. No sewer and water connection permits may be issued until the utilities are tested and approved by the City Engineer. D. The Developer shall comply with the City of Corcoran Engineering Design Standards. E. Prior to issuance of building permits, wetland buffer monuments shall be placed in accordance with the City’s zoning ordinance. Monument signs shall be purchased from the City. The land surveyor must certify that the wetland buffer signs have been installed in accordance with the approved plans. F. Failure to fulfill any of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties, the halting of all work in the plat, and/or the denial of certificates of occupancy. G. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, their contractors, 54 - 8 – subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. H. Topsoil, ground cover, and front yard trees must be installed for individual lots prior to issuance of a Certificate of Occupancy unless an alternative timeline is approved and documented by the City. 26. STREET REGULATORY SIGNS/TRAFFIC CONTROL SIGNS. Street name signs shall be installed by the Developer in accordance with the City of Corcoran Engineering Design Standards. The Developer shall install traffic control signs in accordance with the plan approved by the City Engineer and Minnesota Manual on Uniform Traffic Control Devices. All signs must be installed prior to final building inspection approval or earlier if necessary as determined by the City Engineer. 27. STREET LIGHT INSTALLATION AND OPERATION COSTS. The developer shall pay for and install all street lights. The street light shall be of a design approved by the City. The developer shall be responsible for street light operation and maintenance costs until such time as the City accepts the public street where the streetlights are located. After the acceptance the City shall be responsible for all costs, subject to the street lighting policy. The costs of operation are dependent upon the operation costs for Xcel Electric under contract franchise with the City of Corcoran. 28. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to legal (including, without limitation, attorneys’ fees), planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. The City may require Developer to post funds in an escrow account, at its discretion. In the event the cash escrow amount is insufficient, Developer shall post additional escrow funds as determined by the City Planner within ten (10) days of written demand. Failure to make payment of the additional escrow amount shall permit the City to supplement those amounts from any other sureties posted by Developer. 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 plat approval and development. 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 Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. 55 - 9 – E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (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. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 29. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Compliance with the conditions of the original approvals, including the Preliminary Plat (Resolution 2025-27), Site Plan (Resolution 2025-28), Brockton Lane Business Park Final Plat approval (Resolution 2025-51) and Brockton Lane Business Park Second Addition Final Plat approval (Resolution 2026-32) is required. B. If the City finds that the well site on Outlot B is viable and elects to purchase Outlot B, the Developer shall provide an access easement to the site in a location mutually agreed upon by the parties, in recordable form, and convey the well site to the City by warranty deed, free and clear of any and all encumbrances per the conditions in Resolution No. 2025-51. In exchange for these conveyances, the City will compensate developer via payment of the Well Site Compensation defined supra. C. The developer shall provide to the City recordable form roadway and utility easements for all contemplated access control improvements on the Subject Property at the intersection of County Road 101 and 107th place. D. The Developer shall post a $100.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 1 lot at $100.00 per lot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. E. The Developer must obtain a sign permit from the City Building Official prior to installation of any subdivision identification signs. F. The Developer shall include the “City of Corcoran’s Standard Detail” (all applicable sections) in the contract documents of their improvement project. 30. MISCELLANEOUS. A. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the 56 - 10 – Developer sells one or more lots, the entire plat, or any part of it. 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. B. 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 or by special conditions referred to in this Contract shall be apply for and be issued a building permit before any other building permit is issued for a lot on which a retaining wall is required to be built. C. Appropriate legal documents including, but not limited to, those regarding Homeowner Association documents, conservation easements, covenants and restrictions, as approved by the City Attorney, shall be filed with the Final Plat. D. Third parties shall have no recourse against the City under this Contract. E. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. G. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being final platted and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for failure to fulfill any of the foregoing covenants. H. 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 City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. I. The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, 57 - 11 – zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. J. The Contract may be executed in any number of counterparts, each of which shall be deemed to be an original. K. The laws of the State of Minnesota shall govern all issues relating to this Contract and any action brought to enforce rights or obligations herein shall be brought in Hennepin County, Minnesota. L. All exhibits, plan documents, City approval documents, and City planning or engineering memos referenced herein are hereby incorporated into and shall become a part of this Contract as if attached hereto. M. Upon completion of construction, the Developer shall provide the City with as-built records of all soil corrections and utility infrastructure installations made by the Developer on the Subject Property or within any affected public right-of-way. N. Upon completion of installation of the same (as applicable), any sanitary sewer installed on the Subject Property shall be televised at the Developer’s expense and the Developer shall submit a recording of the same to the City for the City’s records. O. The Developer shall install railings adjacent to slopes on the Subject Property in compliance with the building, as determined by the Building Official. 31. 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 Contract 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. 32. WARRANTY/PERFORMANCE GUARANTEE. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship for the periods set forth below. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit for twenty-five percent (25%) of the amount of the original cost of the improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to one (1) year from the date of final written acceptance, unless the wear course is placed during the same construction season as the bituminous base course. In those instances, the Developer shall guarantee all work, including street construction, concrete curb and gutter, sidewalks and trails, 58 - 12 – material and equipment for a period of two (2) years from the date of final written City acceptance of the work. C. The required warranty period for sod, trees, and landscaping is one full growing season following installation. Following construction, a certification signed by the design landscape architect shall be filed with the City evidencing that the sod, trees, and landscaping was installed in accordance with the approved plans and specifications. D. The required warranty period for wetland buffer planting establishment is three (3) full growing seasons following installation. Following installation, a certification signed by the design landscape architect shall be filed with the City evidencing that wetland buffer vegetation establishment was installed in accordance with the approved plans and specifications. 33. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in a form acceptable to the City, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for $4,520,570.56, which represents 100 percent of the estimated cost of the Improvements. The letter of credit shall include an automatic renewal clause. The letter of credit shall guarantee to the City the construction and satisfactory completion of all items to be completed by the developer; that the letter of credit shall be reduced from time to time as work is performed and accepted in a satisfactory manner; that the City Engineer may reduce the letter of credit to the amount reasonably estimated by the City Engineer to be necessary to cover the remaining construction obligations; however, the letter of credit shall not be reduced below the amount estimated by the City to cover all obligations of development including payment of costs and expenses incurred by the City for legal, engineering, planning and any other costs until a maintenance bond for period of one year, satisfactory to the City Attorney and the City Engineer has been provided by the Developer or its subcontractor. 59 - 13 – The amount of the security was calculated as follows: ESTIMATED COSTS ITEM City Project (1) Developer Installed (2) Total Sanitary Sewer System $165,000.00 $165,000.00 Watermain System $250,000.00 $250,000.00 Stormwater System $150,000.00 $150,000.00 Street Construction $1,500,500.00 $1,500,500.00 Street Lighting $60,000.00 $60,000.00 Traffic Signalization $250,00.00 Grading/Erosion Control $1,566,132.00 $1,566,132.00 Landscaping/Tree Preservation $198,000.00 $198,000.00 Wetland Buffer Establishment $57,500.00 $57,500.00 Installing Wetland Buffer Monuments* $7,000.00 $7,000.00 Setting Iron Monuments $100.00 $100.00 SUB-TOTAL: $3,954,232.00 $3,954,232.00 City Design, Inspection and Administration (8%) $316,338.56 $316,338.56 Total: $250,000.00 $4,540,570.56 $4,520,570.56 Total Project Cost $4,520,570.56 (1) Public Improvement/City Project. City to own and maintain after development complete. (2) Developer Installed Improvements. City to own and maintain public infrastructure after development complete and warranty released. Other private improvements shall be maintained by the property owner and/or property owner’s association after development is complete and warranty is released. This breakdown is for historical reference; it is not a restriction on the use of the security. If a letter of credit is used to post any portion of the security, the bank 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 Contract 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 public 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 have been installed; (3) all financial obligations to the City, both actual and anticipated, have been satisfied; (4) the required "record" plans have been received by the City; (5) a warranty security is provided; and (6) the public improvements are accepted by the City. 60 - 14 – 34. INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until six months after the City’s acceptance of the public improvements: 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. 61 - 15 – 35. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final plat approval: Water Supply Trunk line area charge – M&R (TLAC)* $ 164,526.17 Water Supply Trunk line area charge – T&S (TLAC) 371,333.23 Sanitary Sewer Trunk line area charge (TLAC)* 35,075.66 Park Dedication 88,987.22 Engineering Escrow 75,000.00 Warrant Analysis Escrow 2,500.00 TOTAL CASH REQUIREMENTS LEVIED: $ 737,422.29 *oversizing credit applied per Section 24 of this Document 36. 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: AG-HRE Brockton I Attn: Brandon Champeau 800 LaSalle Avenue, Suite 1250 Minneapolis, MN 55402 Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. The Developer shall notify the City within five (5) days of change of address. [Signatures on pages to follow] 62 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 ________________, 20____, by Tom McKee and by 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 63 DEVELOPER: AG-HRE BROCKTON I OWNER, L.L.C., a Delaware limited liability company By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ________ day of ________________, 20____, by __________________________________ the ____________________________________ of ______________________________________ on its behalf. ______________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 64 EXHIBIT A (the “Subject Property”) Outlot C and Outlot D, Brockton Lane Business Park, Hennepin County, Minnesota. 65 FEE OWNER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of _____________, 2____, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 66 MORTGAGEE CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 67 CONTRACT PURCHASER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the subject property, the development of which is governed by the foregoing Development Contract, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 68 Hennepin County Property Map Date: 4/14/2026 Comments:No results 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 2026 1:9,600 69 Memo To: Kevin Mattson, City Engineer/Public Works Director From: Steve Hegland, PE HAI Dan Boyum, PE Project: Final Plat Civil Review Memo - Brockton Lane Business Park 2nd Addition Date: April 14, 2026 Exhibits: This Memorandum is based on a review of the following documents: 1. Permit Plans for Brockton Business Park Phase Two By Measure dated 2/19/26 2. Stormwater Compliance Memo by Measure dated 2/19/26 3. Plat of Brockton Lane Business Park 2nd Addition by EFN Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. All City of Corcoran Standard details shall be updated to the 2026 revision. o Include plates STR-1D,5,15,16,19, SAN-6,8, STO 1,2,11,12, 24, WAT-5,6. Plat: 1. The plat shall show 10’ drainage and utility easements around the entirety of the lot. 2. Easements should be provided over the private watermain loop through the western parking lot in case access is needed. 3. Roadway easements shall be provided at the northwest and southwest corners of County Road 101 and 107th Place. The easements shall be a triangle measured 60-ft along both County Road 101 and 107th Place. Transportation 1. Details for pedestrian landings shall be added indicating the design elevations and slopes of all landings to ensure they are ADA compliant. 2. Identify pavement striping on 105th Ave and 107th Place. Roadway striping to be epoxy. Pavement marking arrows on crosswalks on public streets shall be ground in thermoplastic. 3. Show 2 delineators at the temporary endpoint of sidewalks and trail adjacent to public streets. 4. Provide street centerline profiles including tie in elevations. 5. Double silt fence required on edge of wetland south of 105th Ave. 6. Show street light locations on plans. The street lights for 1st addition should be installed as well to ensure uniform lighting systems for these roadways. 70 April 2026 Brockton Lane Business Park 2nd Kevin Mattson, City Engineer/Public Works Director Page 2 of 3 Grading & Stormwater 1. Show wetland and buffer clearly on grading and site plan sheets. 2. Grades on the southwest end of the site are steeper than 4:1. Revise grading accordingly. (west of parking lot hydrant) 3. Grading tie in on the Northeast corner of the project does not tie in well. Revise grading to match in better. Grades are 2:1 in this area. Revise to be no greater than 4:1 in maintained areas and 3:1 in unmaintained areas. 4. Update rational calculations to match any updates in the stormwater system. 5. Stub 106 on phase 2 plans coincides with stub 107 on phase 1 plans. Stub elevation is 923.10’ @1.00% according to phase 1 plans. Verify design elevation of 922.57 for this connection and impacts upstream. Please be consistent with numbering from phase 1 to phase 2. 6. Show drain tile cleanout locations on storm sheets. Cleanouts required at high points and on runs longer than 250’ between structures. 7. Cleanouts required at the end of 105th. Locate cleanouts just past end of curb. 8. Update draintile arrows to ensure arrow matches flow direction. 9. Stub drain tile west out of CB’s on 107th for future connection. Stub just past end of curb and cap and mark the ends. 10. Storm line from STMH-410 to STMH-409 looks to be too close to building. Shift line and structure away from building to ensure 1:1 from building edge. 11. Verify storm tie in on south side of 105th. Phase 1 plans call out a temp nyloplast structure 212 at the location of CBMH-210A on phase 2 plans. Phase 2 plans call for a core drill connection. Verify whether or not there is a precast structure here. Pipe size needs to be 18” RCP, not 15” RCP. If no structure, match existing grade of 0.50%. Watermain/Sanitary Sewer 1. The City is performing test well drilling in the spring of 2026 to verify the adequacy of the test well site. 2. Show water valves on building services. 3. Confirm with building inspector if post indictor valve required on fire suppression connection. 4. Valve in the middle of the west parking lot may be omitted. 5. On sheet C6.1 profile view calls for 12” BV and bend. Revise to 8” and GV. 6. A valve will be needed at the water connection to 105th Ave to allow for the watermain to be installed without stopping water service to Lot 1. 7. Sheet C5.1 refers to the watermain as 12”. Revise to show as 8”. 8. Sheet C5.2 calls for a 12” gate valve. 12” are to be butterfly valves. 9. Sheet C5.2 calls for a 12x6 tee for hydrant at the west end of 107th. Needs to be 12x6 reducer. 10. Temp hydrant needed at the west end of 105th Ave WM. 11. Provide note for marking the stub end of sanitary on west end of 107th. 12. Verify and clarify sanitary pipe size between SS 108 and tie in on 107th. Phase 1 had 16” C-900. Plan show 15” PVC or 18” FRP on various sheets. (See Sheet C5.2). Pipe should be 16” C-900 due to the depth. 13. Verify with fire safety if fire coverage for hydrants is adequate for buildings. 71 April 2026 Brockton Lane Business Park 2nd Kevin Mattson, City Engineer/Public Works Director Page 3 of 3 Landscaping 1. All trees should be located a minimum of 10’ from any storm sewer, watermain, or sanitary sewer utilities. Utilities shall be shown in the background of the landscaping plan so conflicts can be identified. 2. Identify material to be used in bottom of stormwater basin along west of property. End of Comments 72 Egan, Field & Nowak, Inc. l a n d s u r v e y o r s s i n c e 1 8 7 2 SHEET 1 OF 2 SHEETS BROCKTON LANE BUSINESS PARK 2ND ADDITIONC.R. DOC. NO. 73 LOT 1BLOCK 1 OUTLOTB OUTLOT A Egan, Field & Nowak, Inc. l a n d s u r v e y o r s s i n c e 1 8 7 2 SHEET 2 OF 2 SHEETS BROCKTON LANE BUSINESS PARK 2ND ADDITIONC.R. DOC. NO. VICINITY MAP PL A T SECTION 01, T 119 N, R 23 W N N 74 PID: 0111923410002 NCI PROPS OF N W METROLLC 10409 CO RD NO 101, CORCORAN, MN 55374 PID: 3612023440002 U S HOME CORPORATION 92 ADDRESS UNASSIGNED, ROGERS, MN 00000 PID: 0611922220001 DOAA M MOUSSA & A M MOUSSA 76 ADDRESS UNASSIGNED, MAPLE GROVE, MN 00000 PID: 0611922230001 THERESA PRESCOTT 10660 BROCKTON LA N, MAPLE GROVE, MN 55311 PID: 0611922230004 SOURCE LAND CAPITAL LLC 10650 BROCKTON LA N, MAPLE GROVE, MN 55311 PID: 0611922230005 SOURCE LAND CAPITAL LLC 76 ADDRESS UNASSIGNED, MAPLE GROVE, MN 00000 PID: 0611922320001 SUNSHINE CAMPGROUND INC 10410 BROCKTON LA N, MAPLE GROVE, MN 55311 CO CO COCOCO COCOCO D D D D D D D D OUTLOT C DRAINAGE & UTILITY EASEMENT 24.92 AC OUTLOT A DRAINAGE & UTILITY EASEMENT 8.19 AC OUTLOT B DRAINAGE & UTILITY EASEMENT 4.75 AC LOT 1 19.33 AC LOT 2 15.21 AC 50' WETLAND BUFFER AVG. PROPOSED 66' RIGHT-OF-WAY 100' BUILDING SETBACK 50' BUILDING SETBACK PROPOSED 65' RIGHT-OF-WAY EXTENSION 60' UTILITY EASEMENT PROPOSED 80' RIGHT-OF-WAY FLOOD ELEVATION: 912.9 660' EAGLE'S NEST SETBACK HALF-SECTION LINE 37' WETLAND BUFFER AVG. 50' BUILDING SETBACK 50' WETLAND BUFFER AVG. 107' UTILITY EASEMENT 30' UTILITY EASEMENT FOUND EAGLE'S NEST 50' BUILDING SETBACK APPROXIMATE LOCATION OF FUTURE CITY WELL (±1.0 AC) TREE DISTURBANCE TREE DISTURBANCE 20' PUBLIC WATER EASEMENT 19 ' 19 ' 42' 9' 19' 9' 9' 9' 9' 9' 58.9' 66' 30 ' 35 ' 65 ' 9' 15' 36' 10 7 ' 30 ' 10' 22' 99.9' TO ROW 21 8 . 5 ' T O R O W 69.1' 26 0 ' 1100' 28 0 ' 900' 69.2' TO ROW 18 0 ' 18 0 ' 33'33' 20 . 0 ' N8 9 ° 0 3 ' 2 9 " W 5 4 3 . 7 6 S00°56'31"W 1574.14 S00°56'31"W 2635.90 S00°56'31"W 868.94 S00°56'31"W 2635.90 S00°56'31"W 1574.14 N00°56'31"E 576.00 S8 9 ° 0 3 ' 2 9 " E 1 2 6 6 . 5 0 S8 9 ° 0 3 ' 2 9 " E 1 2 6 6 . 5 0 S8 9 ° 0 3 ' 2 9 " E 1 2 6 6 . 5 0 N01°04'08"E 2638.57 S 5 5 ° 2 1 ' 4 0 " W 1 1 2 . 9 0 N34°3 8 ' 2 0 " W 4 6 6 . 7 9 L=329.47 R=340.00 Δ=55°31'15" S34°3 8 ' 2 0 " E 4 6 6 . 7 9 L =246.37 R=260.00 Δ=54°17'31" N8 9 ° 4 9 ' 0 3 " E 2 5 8 . 0 1 S8 8 ° 5 5 ' 5 2 " E 2 4 5 . 2 7 10 0 ' 50 ' 14 8 . 2 ' T O PR O P . L I N E 66.2' TO ROW 15 0 . 2 ' T O P R O P . LI N E 60 ' 648.8' TO CLOSEST SINGLE FAMILY HOUSE 19 ' 19 ' 5 0 ' 8 0 ' 80' 22.0' 36' 109. 6 ' T O R O W 4 0 ' 4 0 ' 16' L=322.18R=340.00 Δ=54°17'31" L = 251.95 R=260.00 Δ=55°31'15" D D 21 8 . 5 ' TO R O W 6' 2 0 7 . 6 ' T O R O W 5' D&U PROP. EASEMENT5' D&U PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 5' D&U PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 5' D&U PROP. EASEMENT 5' D&U PROP. EASEMENT 5' D&U PROP. EASEMENT 5' D&U PROP. EASEMENT LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN PROPOSED ASPHALT TRAIL SEE DETAILS FOR SECTION PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS EXISTING SANITARY SEWER EXISTING OVERHEAD POWER LINE EXISTING STORM SEWER PROPOSED STORM SEWER PROPOSED WATERMAIN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 4/ 8 / 2 0 2 5 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 8 6 7 0 0 3 4/ 1 5 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 2 4 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ H E M P E L \ C o r c o r a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 1 - P R E L I M I N A R Y P L A T . d w g A p r i l 1 5 , 2 0 2 5 - 1 : 5 3 p m © BY RE V I S I O N S No . DA T E PRE L I M I N A R Y 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B Know what'sbelow. before you dig.Call R PR E P A R E D F O R PR E L I M I N A R Y PL A T C102 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN BUILDING DATA TOTAL BUILDING AREA (EAST)±286,120 SF TOTAL BUILDING AREA (WEST)±252,120 SF PERCENT OF TOTAL PROPERTY AREA 16% MAXIMUM BUILDING HEIGHT 45 FT MAXIMUM IMPERVIOUS COVERAGE 70% PARKING SUMMARY REQUIRED PARKING 334 SPACES @ 1/1,500 SF PROPOSED PARKING (PASSENGER)400 SPACES PROPOSED PARKING (TRAILER)138 SPACES PROPERTY SUMMARY TOTAL PROPERTY AREA 78.85 AC RIGHT-OF-WAY DEDICATION 6.36 AC PROPOSED LOT 1 AREA 19.33 AC PROPOSED LOT 2 AREA 15.21 AC CONSERVATION EASEMENT AREA 33.20 AC POND OUTLOT AREA 3.07 AC PROPOSED IMPERVIOUS AREA 28.07 AC (36%) PROPOSED PERVIOUS AREA 52.51 AC (67%) WETLAND AREA 20.67 AC WETLAND IMPACT IN R.O.W.0.39 AC FLOOD HAZARD AREA 19.76 AC TREE DISTURBANCE AREA 5.49 AC SITE DATA EXISTING ZONING I-1 LIGHT INDUSTRIAL PROPOSED ZONING I-1 LIGHT INDUSTRIAL PROPOSED LAND USE INDUSTRIAL BUILDING SETBACKS RIGHT OF WAY (MAJOR) = 100' RIGHT OF WAY (MINOR) = 50' PARKING SETBACKS FRONT: SEE BUILDING SETBACKS SIDE/REAR = 10' WETLAND SETBACKS 37' - 50' NO R T H 75 UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE EXISTING BUILDING (BY OTHERS) ±286,120 SF FFE: 938.00 COCO 10 5 T H A V E N U E 10 7 T H P L A C E D D OFFICE WAREHOUSE 252,120 GFA 280'x900' FFE=938.00 DOCK PVMT.=934.00 R4.5'R4.5'R4.5' R4.5'R4.5'R4.5' 19.0' 30.0' 19.0' 6.7' 14.4' 19.0' 30.0' 19.0' 6.7' 14.4'8.0' 30.0' 36.0' 6.0' 5.0' 80.0' R45.0' R35.0' R5.0' R318.0' R282.0' 5.0' 5.0' R4.5' R4.5'R4.5' R4.5'30.0' 18.0'18.0' 36.0' 66.0' 5.0' R5.0' R30.0' 15.0' 15.0' 9.0' 9.0' 50' B U I L D I N G S E T B A C K 50 ' B U I L D I N G S E T B A C K 8.0' 66.3' 65.6' 180.0' 180.0' 1 8 . 0 ' 1 8 . 0 ' 60.5' 10 ' D R A I N A G E & U T I L I T Y E A S E M E N T 10 ' D R A I N A G E & U T I L I T Y E A S E M E N T 10' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 7.0' 7 2 2 13 13 H F F F G D D D D D D D 16 2 2 11 1 1 1 1 1 9 9 9 12 12 14 11 10 17 3 3 4 8 8 2 8 8 2 3 3 18 18 18 18 18 18 4 I 7 7 13 2 2 12 12 14 I E D 11 10DDD DD 8 8 8 2 2 2 18 17 18 18 18 18 18 1 1 1 1 D D D 16 8 GHFFF G G 16 HD D 10 11 13 I 9 9 15 14 14 14 14 14 14 12 14 14 14 14 5 4 6 1 8B B DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\C3.0 SITE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: Sheet: 02.19.26NOT F O R C O N S T R U C T I O N I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the State of Minnesota. 53735 Peter S Moreau, PE HE M P E L CO M P A N I E S C3.0 OVERALL SITE PLAN LEGEND DEVELOPMENT SUMMARY ZONING INFORMATION CURRENT SITE ZONING: PROPOSED SITE ZONING: SITE DATA TOTAL SITE AREA: BUILDING SETBACKS MINOR COLLECTOR: SIDE: PARKING SETBACKS FRONT: SIDE/REAR: PARKING STALLS PARKING DIMENSIONS STALL DIMENSIONS DRIVE AISLE WIDTH IMPERVIOUS SURFACE REQUIRED PROPOSED I1 - LIGHT INDUSTRIAL I1 - LIGHT INDUSTRIAL 15.17 ACRES 70% MAX 9'x19' 30' 50' 20' PROPOSED PROPERTY BOUNDARY SETBACK LINE RIGHT OF WAY LINE EASEMENT STANDARD CURB AND GUTTER HEAVY DUTY BITUMINOUS PAVEMENT LIGHT DUTY BITUMINOUS PAVEMENT BITUMINOUS STREET - PUBLIC CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT FENCE RETAINING WALL (BY OTHERS) TRAFFIC SIGN LIGHT POLE SCALE IN FEET 0 12060 70% SH E E T C 3 . 1 SH E E T C 3 . 2 SH E E T C 3 . 1 SH E E T C 3 . 2 176 9'x18.5' 24' 65.6' 179.9' MATCH BLDG. 10' 52.9' 60.5' 169 SITE PLAN NOTES 1. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 2. REFER TO BOUNDARY SURVEY FOR LOT BEARINGS, DIMENSIONS, AND AREAS. 3. REFER TO ARCHITECTURAL, STRUCTURAL, AND MEP PLANS FOR EXACT LOCATIONS OF AND DIMENSIONS OF BUILDINGS, VESTIBULES, STOOPS, OVERHANGS, COLUMNS, TRASH ENCLOSURES, TRAFFIC GATES, MONUMENT SIGNS, SITE LIGHTING, EXTERIOR ELECTRICAL AND BUILDING UTILITY ENTRANCES. 4. CONTRACTOR SHALL PAINT ANY/ALL DIRECTIONAL TRAFFIC ARROWS, CROSSWALKS, AND PAVEMENT MARKINGS IN WHITE PAINT UNLESS OTHERWISE NOTED. 5. CONTRACTOR SHALL PAUNG ALL ACCESSIBLE STALLS AND ADA MARKINGS AS SHOWN ON DETAILS IN WHITE PAINT. 6. FIBERBOARD SHALL BE PLACED AT FULL DEPTH OF CONCRETE ADJACENT TO EXISTING STRUCTURES AND BEHIND CURB ADJACENT TO DRIVEWAYS AND SIDEWALKS. 7. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, AND ANY OTHER REQUIRED TRAFFIC CONTROL MEASURES WHERE REQUIRED BY THE CITY. 8. SITE LIGHTING PLAN IS FOR REFERENCE ONLY. REFER TO LIGHTING PLAN PREPARED BY MEP CONSULTANT FOR SITE LIGHTING DETAILS AND PHOTOMETRICS. 9. ALL CONSTRUCTION AND POST-CONSTRUCTION PARKING AND STORAGE OF EQUIPMENT AND MATERIALS MUST BE ON-SITE. USE OF PUBLIC STREETS FOR PRIVATE CONSTRUCTION PARKING LOADING/UNLOADING, AND STORAGE WILL NOT BE ALLOWED. 10. LOCATIONS AND ELEVATIONS OF EXISTING TOPOGRAPHY AND UTILITIES AS SHOWN ON THISPLAN ARE APPROXIMATE. CONTRACTOR SHALL FIELD VERIFY SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO EXCAVATION/CONSTRUCTION. IF ANY DISCREPANCIES ARE FOUND, THE ENGINEER SHOULD BE NOTIFIED IMMEDIATELY 76 COCO 10 7 T H P L A C E OFFICE WAREHOUSE 252,120 GFA 280'x900' FFE=938.00 DOCK PVMT.=934.00 R4.5' R4.5' 19.0' 30.0' 19.0' 6.7' 14.4' R4.5' R4.5'R4.5' R4.5'30.0' 18.0'18.0' 36.0' 66.0' 5.0' R5.0' R30.0' 15.0' 9.0' 50 ' B U I L D I N G S E T B A C K 8.0' 65.6' 180.0' 10 ' D R A I N A G E & U T I L I T Y E A S E M E N T 10' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 7.0' 7 2 2 13 F D 8 7 7 13 2 2 12 12 14 I E D 11 10DDD DD 8 8 8 2 2 2 18 17 18 18 18 18 18 1 1 1 1 D D D 16 8 GHFFF G G 16 HD D 10 11 13 I 9 9 14 14 14 12 14 14 14 14 5 4 6 1 8B B DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\C3.0 SITE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: Sheet: 02.19.26NOT F O R C O N S T R U C T I O N I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the State of Minnesota. 53735 Peter S Moreau, PE HE M P E L CO M P A N I E S C3.2 SITE PLAN NORTH LEGEND SCALE IN FEET 0 6030 SH E E T C 3 . 1 SH E E T C 3 . 1 SH E E T C 3 . 1 SH E E T C 3 . 1 KEYNOTES B6-12 CURB & GUTTER - SEE DETAIL ON SHEET C9.0 1 ADA SIGNAGE & BOLLARDS - SEE DETAIL ON SHEET C9.0 2 ADA PARKING STRIPING - SEE DETAIL ON SHEET C9.0 3 4 FLUSH CURB - SEE DETAIL ON SHEET C9.05 CONCRETE SIDEWALK - PRIVATE -SEE DETAIL ON SHEET C9.0 LIGHT POLE WITH FOUNDATION - SEE ELECTRICAL PLANS 7 2" ELECTRICAL CONDUIT - SEE ELECTRICAL PLANS 8 CURB TRANSITION- SEE GRADING PLAN 9 10 STOP SIGN - SEE DETAIL ON SHEET C9.0 MATCH EXISTING ARCHITECTURAL STOOP - COORDINATE WITH STRUCTURAL DESIGN/ SELECTION BY OTHERS A B C 11 PEDESTRIAN RAMP - SEE DETAIL ON SHEET C9.3 MONUMENT SIGNAGE - SEE ARCH. D 12 13 14 6 E METAL STEPS AND RAILING - SEE ARCH.F TRASH ENCLOSURE - SEE ARCH. BITUMINOUS TRAIL - PUBLIC -SEE DETAIL ON SHEET C9.2 DESIGNATED SNOW STORAGE AREA B6-18 CURB & GUTTER- PUBLIC - SEE DETAIL ON SHEET C9.1 G BIKE RACK DECORATIVE FENCE - AMERISTAR MONTAGE PLUS - COLOR: BLACK CONCRETE SIDEWALK - PUBLIC- SEE DETAIL ON SHEET C9.0 15 2' WIDE CONCRETE SPILLWAY 4" ELECTRICAL CONDUIT - SEE ELECTRICAL PLANS H I METAL GUARDRAIL - SEE ARCH. 16 VEHICULAR RAMP 17 "FUTURE STREET EXTENSION" SIGNAGE SEE DETAIL ON SHEET C9.2 18 "NO PARKING" SIGNAGE SEE DETAIL ON SHEET C9.2 PROPOSED PROPERTY BOUNDARY SETBACK LINE RIGHT OF WAY LINE EASEMENT STANDARD CURB AND GUTTER HEAVY DUTY BITUMINOUS PAVEMENT LIGHT DUTY BITUMINOUS PAVEMENT BITUMINOUS STREET - PUBLIC CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT FENCE RETAINING WALL (BY OTHERS) TRAFFIC SIGN LIGHT POLE 77 UEUE UE UE UE UE UE UE UE UE UE UE UE UE 10 5 T H A V E N U E D D OFFICE WAREHOUSE 252,120 GFA 280'x900' FFE=938.00 DOCK PVMT.=934.00 R4.5'R4.5'R4.5' R4.5'R4.5'R4.5' 19.0' 30.0' 19.0' 6.7' 14.4'8.0' 30.0' 36.0' 6.0' 5.0' 80.0' R45.0' R35.0' R5.0' R318.0' R282.0' 5.0' 5.0' 15.0' 9.0' 50' B U I L D I N G S E T B A C K 66.3' 180.0' 1 8 . 0 ' 1 8 . 0 ' 60.5' 10 ' D R A I N A G E & U T I L I T Y E A S E M E N T 10' DRAINAGE & UTILITY EASEMENT 10' DRAINAGE & UTILITY EASEMENT 7 2 2 13 13 H F F F G D D D D D D D 16 2 2 11 1 1 1 1 1 9 9 9 12 12 14 11 10 17 3 3 4 8 8 2 8 8 2 3 3 18 18 18 18 18 18 4 I 15 14 14 14 14 14 B DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\C3.0 SITE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: Sheet: 02.19.26NOT F O R C O N S T R U C T I O N I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Engineer under the laws of the State of Minnesota. 53735 Peter S Moreau, PE HE M P E L CO M P A N I E S LEGEND KEYNOTES SCALE IN FEET 0 6030 SH E E T C 3 . 1 SH E E T C 3 . 1 SH E E T C 3 . 1 SH E E T C 3 . 1 B6-12 CURB & GUTTER - SEE DETAIL ON SHEET C9.0 1 ADA SIGNAGE & BOLLARDS - SEE DETAIL ON SHEET C9.0 2 ADA PARKING STRIPING - SEE DETAIL ON SHEET C9.0 3 4 FLUSH CURB - SEE DETAIL ON SHEET C9.05 CONCRETE SIDEWALK - PRIVATE -SEE DETAIL ON SHEET C9.0 LIGHT POLE WITH FOUNDATION - SEE ELECTRICAL PLANS 7 2" ELECTRICAL CONDUIT - SEE ELECTRICAL PLANS 8 CURB TRANSITION- SEE GRADING PLAN 9 10 STOP SIGN - SEE DETAIL ON SHEET C9.0 MATCH EXISTING ARCHITECTURAL STOOP - COORDINATE WITH STRUCTURAL DESIGN/ SELECTION BY OTHERS A B C 11 PEDESTRIAN RAMP - SEE DETAIL ON SHEET C9.3 MONUMENT SIGNAGE - SEE ARCH. D 12 13 14 6 E METAL STEPS AND RAILING - SEE ARCH.F TRASH ENCLOSURE - SEE ARCH. BITUMINOUS TRAIL - PUBLIC -SEE DETAIL ON SHEET C9.2 DESIGNATED SNOW STORAGE AREA B6-18 CURB & GUTTER- PUBLIC - SEE DETAIL ON SHEET C9.1 G BIKE RACK DECORATIVE FENCE - AMERISTAR MONTAGE PLUS - COLOR: BLACK CONCRETE SIDEWALK - PUBLIC- SEE DETAIL ON SHEET C9.0 15 2' WIDE CONCRETE SPILLWAY 4" ELECTRICAL CONDUIT - SEE ELECTRICAL PLANS H I METAL GUARDRAIL - SEE ARCH. 16 VEHICULAR RAMP 17 "FUTURE STREET EXTENSION" SIGNAGE SEE DETAIL ON SHEET C9.2 18 "NO PARKING" SIGNAGE SEE DETAIL ON SHEET C9.2 C3.1 SITE PLAN SOUTH PROPOSED PROPERTY BOUNDARY SETBACK LINE RIGHT OF WAY LINE EASEMENT STANDARD CURB AND GUTTER HEAVY DUTY BITUMINOUS PAVEMENT LIGHT DUTY BITUMINOUS PAVEMENT BITUMINOUS STREET - PUBLIC CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT FENCE RETAINING WALL (BY OTHERS) TRAFFIC SIGN LIGHT POLE 78 Page 1 of 1 Da t e : 4 / 2 4 / 2 0 2 5 DISCLAIMER: Based on the information provided, all dimensions and luminaire locations shown represent recommended positions. Actual performance of any manufacturer's luminaires may vary due to changes in electrical voltage, tolerance in LEDs and other variable field conditions. Calculations do not include obstructions such as buildings, curbs, landscaping or any other architectural elements unless noted. Fixture nomenclature to be finalized by engineer and/or architect. This drawings is for photometric evaluation purposes only and should not be used as a construction document or as a final document for ordering product. De s i g n e d B y : K . T o m c z a k Sc a l e : 1 " = 1 0 0 ' Co r c o r a n I n d u s t r i a l Ch e c k e d B y : R o b C h a s s é Luminaire Schedule Symbol Calculation Summary Project: Calculations Label Units Avg Qty Type Mounting Height Lum. Watts Luminaire Lumens LLF Description [MANUFAC] Max Min Avg/Min 22 B1 27 Max/Min Parking Lot #1 210.34 36307 0.900 OPF-L-A17-750-T4W-WAL WALL MOUNT SIGNIFY CANADA LTD Fc 1.83 5.8 0.8 2.29 16 B2 27 201.8 33452 7.25 0.900 OPF-M-A15-750-T3M-WAL WALL MOUNT SIGNIFY CANADA LTD Parking Lot #2 Fc 1.65 4.8 0.5 3.30 9.60 Parking Lot #3 Fc 3.40 6.9 1.8 1.89 3.83 Trailer Parking Fc 2.56 7.8 0.9 2.84 8.67 6 P1-4 33 201.8 29791 0.900 OPF-M-A15-840-T5W 30' POLE ON 3' BASE SIGNIFY CANADA LTD 18 P2 33 136.2 21181 0.900 OPF-S-A07-750-T2M 30' POLE ON 3' BASE SIGNIFY CANADA LTD N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N NN NN N NNN N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N NN N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N NN NN NN N N N NN N N N NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN NN N NN N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N NN N N N N N N NN N N N N DYH S S S S S S S 32.2' 3 2 . 3 ' 15" 2 4 " 15" 15" 15" 15" 2 4 " 42" 1 5" 15" 15" CORCORAN, MN 55374 10409 CO RD NO 101, NCI PROPS OF N W METR OLLC PID: 0111923410002 MAPLE GROVE, MN 55311 10660 BROCKTO N LA N, TH ERESA PRESCOTT PID: 0611922230001 MAPLE GROVE, MN 55311 10650 BROCKTO N LA N, SOURCE LAND CAPITA L LLC PID: 0611922230004 MAPLE GROVE, MN 00000 76 ADDRESS UNASSIGNED, SOURCE LAND CAPITA L LLC PID: 0611922230005 MAPLE GROVE, MN 55311 10410 BROCKTO N LA N, SUNSHINE CAMPGROUND INC PID: 0611922320001 FFE: 938.00 PROPO SED ±252,120 SF BUILDING FFE: 938.00 PROPO SED ±286,120 SF BUILDING BOT: 912.00 NWL: 923.00 100 YR HWL: 930.18 SOUTH WE T POND BROCKTON LANE P R O P O S E D 1 0 5 T H A V E N U E BROCKTON LANE BROCKTON LANE BROCKTON LANE PROPOSED 107TH PLACE FFE: 938.00 PROPOSED ±286,120 SF BUILDING BOT: 912.00 NWL: 923.00 100 YR HWL: 930.18 SOUTH WET POND FFE: 938.00 PROPOSED ±286,120 SF BUILDING FFE: 938.00 PROPOSED ±286,120 SF BUILDING FFE: 938.00 PROPOSED ±252,120 SF BUILDING FFE: 938.00 PROPOSED ±252,120 SF BUILDING BROCKTON LANE BROCKTON LANE BROCKTON LANE P R O P O S E D 1 0 5 T H A V E N U E BROCKTON LANE BROCKTON LANE BROCKTON LANE BROCKTON LANE BROCKTON LANE BROCKTON LANE PROPOSED 107TH PLACE GNO PARKI N NVA GNO PARKI N GNO PARKI N GNO PARKI N GNO PARKI N NVA GNO PARKI N GNO PARKI N GNO PARKIN OU T L O T A OU T L O T B LO T 1 LO T 2 B1 MH: 27 B1 MH: 27 B1 MH: 27 MH: 27 B1 B1 MH: 27 B1 MH: 27 B1 MH: 27 B1 MH: 27 P1-4 MH: 33 P1-4 MH: 33 P1-4 MH: 33 MH: 33 P1-4 B2 MH: 27 B2 MH: 27 MH: 27 B2 B2 MH: 27 B2 MH: 27 B2 MH: 27 MH: 27 B2 P2 MH: 33 B1 MH: 27 B1 MH: 27 B1 MH: 27 B1 MH: 27 B1 MH: 27 B1 MH: 27 B1 MH: 27 B1 MH: 27 B1 MH: 27 MH: 27 B1 B1 MH: 27 MH: 27 B1 MH: 27 B2 B1 MH: 27 MH: 27 B1 P2 MH: 33 P2 MH: 33 MH: 27 B2 MH: 27 B2 B2 MH: 27 MH: 27 B2 B2 MH: 27 B2 MH: 27 MH: 27 B2 B2 MH: 27 P1-4 MH: 33 MH: 33 P1-4 P2 MH: 33 P2 MH: 33 P2 MH: 33 P2 MH: 33 P2 MH: 33 MH: 33 P2 P2 MH: 33 P2 MH: 33 P2 MH: 33 P2 MH: 33 P2 MH: 33 P2 MH: 33 P2 MH: 33 P2 MH: 33 P2 MH: 33 0.6 0.5 2.42.82.31.61.00.60.40.30.20.2 1.10.4 0.81.01.52.22.82.01.61.10.70.50.30.2 3.50.3 2.9 1.0 3.22.41.51.00.80.60.60.60.70.91.8 2.0 0.9 3.63.62.92.11.41.00.80.80.80.80.70.7 1.4 0.6 0.1 2.02.62.62.81.91.51.10.80.70.6 0.90.6 0.60.91.31.92.52.93.01.71.21.00.80.8 1.3 0.6 0.7 1.42.22.82.92.31.50.90.60.40.40.41.4 0.5 2.8 1.01.52.12.82.51.91.40.90.70.50.50.5 0.4 2.23.2 0.70.60.60.60.60.91.31.92.73.5 1.43.2 2.11.41.00.80.70.70.70.70.80.91.42.1 3.6 3.7 0.9 0.50.40.40.50.50.71.01.42.02.62.51.0 1.32.9 0.70.60.50.50.60.91.21.72.33.03.32.9 1.9 3.3 3.0 1.61.00.70.50.40.40.50.60.81.1 3.12.8 3.13.32.51.61.10.70.60.50.50.60.91.42.0 1.8 3.4 1.91.20.80.50.40.40.40.40.60.91.4 2.5 3.2 0.9 3.02.01.30.80.50.40.20.2 0.60.91.52.4 2.3 1.24.3 1.11.01.11.21.21.31.62.13.03.6 1.21.7 1.41.00.90.90.80.80.91.01.01.32.02.9 1.1 2.8 0.2 0.9 0.60.40.20.10.1 0.10.20.20.30.61.1 0.43.1 0.20.20.20.20.20.30.50.70.91.11.31.5 0.7 0.2 4.22.01.81.41.00.70.40.20.10.1 0.0 0.6 0.1 0.1 0.30.30.20.10.10.10.10.20.30.40.71.0 0.1 0.2 1.91.31.11.01.01.41.91.91.71.00.11.6 0.1 1.4 0.20.20.10.10.00.00.00.00.00.00.00.0 0.1 0.20.7 0.1 0.30.50.71.01.51.61.00.70.5 0.2 0.3 0.4 0.20.30.40.50.70.81.01.61.41.00.90.9 0.4 0.1 0.80.60.60.50.71.01.60.90.60.50.30.1 0.1 0.6 0.10.10.20.20.40.71.31.71.31.10.90.6 0.2 0.1 0.81.21.41.21.10.70.20.20.20.40.6 0.80.2 0.90.10.10.10.00.00.00.10.10.10.61.21.5 0.4 0.7 0.60.60.71.01.52.32.92.41.71.20.90.9 0.7 1.2 0.70.70.80.81.01.52.23.13.42.41.41.1 0.8 0.6 0.40.5 0.60.70.91.21.51.41.10.90.70.6 0.40.4 0.40.60.71.01.21.51.82.01.81.41.00.8 0.5 0.2 0.50.70.91.21.61.71.41.00.80.60.4 0.5 0.2 0.5 0.40.50.60.91.11.10.90.70.60.50.40.4 0.3 0.7 0.60.40.40.50.60.91.32.02.73.02.4 0.51.1 0.70.50.40.30.2 0.50.81.11.62.02.01.6 1.6 0.6 0.50.60.81.11.41.92.32.62.11.61.10.4 0.7 0.4 0.50.50.60.70.81.11.62.12.42.01.41.0 0.9 0.30.4 0.30.40.40.40.40.30.30.30.30.30.30.30.3 0.2 0.9 0.50.5 1.01.11.41.41.20.90.70.60.50.50.5 0.40.5 0.50.60.70.91.21.31.10.80.70.50.40.4 0.5 0.80.4 0.60.70.70.60.50.40.40.40.40.40.50.8 0.70.6 0.91.01.00.90.70.60.50.50.40.40.4 0.40.6 0.0 0.00.00.00.00.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.00.00.0 0.0 0.0 2.2 0.00.00.00.00.00.00.00.00.10.1 0.0 1.1 0.0 2.82.41.60.90.40.20.10.1 0.00.0 0.4 0.0 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.1 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.1 0.00.00.00.00.00.00.00.00.00.0 0.0 0.00.1 0.20.51.01.61.71.41.00.50.2 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 0.1 0.20.61.72.62.92.21.20.80.50.3 0.0 0.1 0.0 0.00.00.00.00.00.00.00.00.00.0 0.1 0.0 0.0 0.00.00.00.00.00.00.00.00.0 0.00.0 0.00.00.00.00.00.00.00.00.00.0 0.0 0.0 1.1 0.0 0.00.00.10.10.10.20.71.93.2 0.0 2.0 0.00.60.30.10.10.1 0.00.00.00.00.0 3.1 0.0 0.20.10.10.0 0.00.00.00.00.00.0 0.0 0.5 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.4 0.00.5 0.00.00.00.00.00.10.20.30.4 0.0 0.0 0.0 0.30.20.10.10.0 0.00.00.00.0 0.0 0.0 0.4 0.00.00.00.00.00.00.00.00.0 1.6 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.4 0.00.4 0.00.00.00.00.00.10.10.20.3 0.0 0.0 0.0 0.10.0 0.00.00.00.00.00.00.0 0.0 0.0 0.5 0.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.1 0.00.2 0.00.00.10.20.50.81.01.00.8 0.0 0.0 0.0 0.00.10.10.0 0.00.00.00.00.00.0 0.4 0.0 0.6 0.00.00.00.00.00.00.00.00.0 0.1 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.2 0.0 0.00.00.00.00.00.10.10.30.40.60.7 0.0 0.0 0.20.10.10.0 0.00.00.00.00.00.1 0.0 0.7 0.00.00.00.10.10.10.10.10.1 0.1 0.0 0.2 0.20.20.20.20.20.20.20.20.20.20.4 0.30.6 0.20.20.20.30.50.60.80.90.8 0.1 0.2 0.1 0.20.30.50.70.80.70.60.50.3 0.10.1 0.2 0.00.00.00.00.00.00.00.00.00.0 0.2 0.1 0.10.10.10.10.10.10.10.10.10.10.2 0.10.2 0.10.10.10.10.10.10.20.20.2 0.2 0.1 0.3 0.20.20.30.30.30.30.30.30.3 0.2 0.3 0.10.30.30.30.30.30.30.30.30.30.3 0.4 0.0 1.00.80.80.70.50.30.10.10.1 0.2 0.00.1 0.00.00.00.00.00.00.00.10.10.4 0.0 0.1 0.3 0.00.00.00.00.00.10.10.10.1 0.00.1 0.00.20.20.20.20.20.20.20.20.2 0.0 0.1 0.9 0.2 0.40.50.40.30.30.40.60.81.0 0.0 1.0 0.30.80.60.50.30.20.10.10.0 0.00.0 1.1 0.0 0.00.00.00.00.00.00.00.00.0 0.2 0.0 0.00.00.00.10.10.10.10.10.20.40.8 0.0 0.0 0.0 0.1 0.00.00.00.00.00.00.00.00.0 0.00.0 0.00.00.00.00.00.00.00.00.01.6 0.0 0.0 1.1 0.00.00.00.00.00.00.00.00.0 0.00.0 0.00.00.00.00.00.00.00.00.00.1 0.0 0.0 0.0 0.4 1.20.80.60.40.30.10.1 0.00.00.0 0.0 1.8 0.00.00.00.00.00.00.00.00.00.0 0.0 0.8 0.10.10.10.10.20.20.20.20.2 0.1 0.7 0.10.80.70.60.40.30.20.10.0 0.00.0 0.4 0.1 0.1 0.10.10.10.10.10.10.10.10.10.1 0.10.1 0.10.10.10.10.10.10.10.10.1 0.0 0.1 0.1 0.00.10.10.10.10.10.10.10.10.1 0.10.1 0.10.20.30.30.40.91.11.00.80.70.5 0.1 0.0 0.0 0.00.00.00.00.00.00.00.00.00.1 0.0 0.00.00.00.00.00.00.00.10.10.10.1 0.0 1.8 0.0 0.00.00.10.10.10.20.30.40.6 1.1 0.2 2.83.12.92.11.30.80.50.40.3 0.5 0.7 2.2 0.80.50.30.20.20.20.30.51.01.60.0 2.60.1 1.50.90.60.50.40.40.40.40.3 0.9 2.7 0.5 0.71.11.72.53.02.71.91.30.8 0.4 0.5 0.20.50.70.91.42.02.42.31.61.1 0.0 0.6 0.3 1.62.53.23.22.41.50.90.60.50.4 0.5 0.3 0.3 0.20.10.10.0 0.00.00.10.10.1 2.2 0.4 0.7 0.50.40.30.30.30.20.20.30.4 1.2 0.7 0.10.60.40.20.10.0 0.00.00.00.00.0 0.6 0.3 0.00.00.00.00.00.00.00.00.10.10.4 0.20.2 0.30.20.10.10.10.00.00.00.1 0.1 0.1 0.0 0.00.40.50.50.50.40.20.10.00.0 0.4 0.0 0.5 0.00.10.10.20.30.40.71.11.4 0.4 0.0 0.1 1.6 0.20.20.30.50.90.60.30.30.20.4 0.1 0.10.10.10.20.30.71.51.11.10.90.7 0.1 0.7 0.6 0.60.50.50.50.60.81.01.11.30.9 1.20.40.30.20.20.20.20.10.10.10.0 1.3 0.1 0.30.30.30.20.10.10.00.0 0.00.00.7 0.10.9 0.20.30.40.60.81.11.51.81.6 0.1 0.1 0.00.30.20.10.10.10.10.10.10.0 0.5 0.6 0.2 0.0 0.7 0.10.10.20.20.30.40.50.60.80.4 0.8 0.00.50.50.40.40.40.40.50.60.60.6 0.9 0.0 0.1 0.00.00.00.00.00.00.00.00.0 0.0 0.3 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.1 0.00.00.00.00.00.00.00.00.00.00.1 0.10.2 0.10.20.30.40.80.90.70.60.4 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.1 0.00.00.00.00.00.00.00.00.00.0 0.0 0.5 0.00.00.00.00.00.00.00.00.00.1 0.0 0.20.0 0.71.21.71.30.90.60.40.30.1 0.0 0.1 0.0 0.30.20.10.10.0 0.00.00.00.0 0.0 0.0 0.4 0.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.4 0.00.4 0.00.00.10.10.10.10.10.30.4 0.0 0.0 0.0 0.00.20.10.0 0.00.00.00.00.00.0 0.3 0.0 0.4 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.3 0.0 0.00.10.10.10.10.10.20.40.50.50.5 0.0 0.1 0.10.10.00.00.00.00.00.00.0 0.1 0.1 0.00.10.10.10.00.00.00.10.10.30.7 0.0 0.0 0.0 0.51.52.62.92.31.40.70.30.1 0.1 0.0 0.1 0.00.00.00.00.00.00.00.00.01.8 0.0 0.1 1.3 0.00.00.00.10.10.20.20.20.1 0.00.1 0.00.10.20.40.71.01.11.00.80.4 1.8 0.1 0.0 0.0 1.40.90.40.10.10.0 0.00.00.00.0 0.0 1.8 0.00.00.00.00.10.10.20.10.10.1 0.0 0.0 0.00.00.00.00.00.00.00.00.0 0.2 0.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 2.5 0.1 0.00.00.00.00.00.00.10.10.3 0.0 2.0 0.0 2.61.71.00.60.30.20.10.0 0.00.0 0.8 0.0 0.0 0.00.00.00.10.00.00.00.00.0 0.00.0 0.00.00.00.00.10.10.10.00.00.00.0 0.0 0.9 0.0 0.00.00.00.10.10.31.02.53.2 0.0 1.6 0.00.40.20.10.0 0.00.00.00.00.00.0 2.8 2.3 1.92.42.94.05.77.27.47.15.60.9 2.9 2.51.61.10.80.60.50.40.30.30.4 1.8 3.9 0.5 0.00.00.00.00.00.00.00.10.10.11.6 0.21.9 0.91.21.83.35.46.23.44.13.40.8 0.2 1.2 0.00.00.00.00.10.10.10.20.3 0.7 0.8 0.01.72.63.84.01.92.52.42.21.7 0.1 0.5 2.9 0.90.80.60.50.40.40.30.40.50.7 0.0 1.9 0.0 3.33.22.41.51.00.60.40.30.2 0.4 1.1 0.1 0.30.20.1 0.00.00.00.00.00.00.2 0.1 1.0 0.10.20.20.50.91.21.83.35.56.2 0.0 0.1 0.50.30.10.20.20.10.10.10.10.10.5 0.10.7 0.10.20.20.30.50.91.51.31.1 4.4 0.1 0.5 5.00.30.30.30.30.30.30.20.20.2 0.20.3 0.30.81.31.82.72.21.81.30.90.6 2.3 0.3 4.70.3 2.82.01.72.02.42.93.64.86.20.3 6.1 6.53.62.82.31.81.31.00.90.70.50.4 6.6 1.7 0.10.10.30.50.81.21.61.91.95.4 1.2 0.01.82.01.71.51.51.72.33.04.0 1.5 1.6 0.5 0.40.40.50.60.81.01.31.71.51.1 0.1 0.7 0.0 0.40.30.2 0.00.00.00.00.00.04.8 0.9 0.2 0.40.40.50.70.80.70.60.50.4 5.10.3 0.30.2 0.00.00.00.00.00.00.00.0 1.3 0.3 1.7 3.52.62.01.51.10.80.50.40.30.40.3 1.00.3 2.53.02.71.81.10.70.50.40.3 0.6 0.6 2.6 0.60.50.40.40.40.50.71.11.6 0.4 2.9 1.91.91.30.90.60.40.30.2 0.00.00.0 2.3 0.7 2.94.15.87.17.27.05.73.92.82.10.9 0.91.3 0.50.30.30.30.30.61.22.32.2 0.0 1.5 0.3 0.06.76.34.83.32.41.81.30.80.6 5.10.3 3.50.40.71.32.33.13.22.41.40.9 1.2 0.4 2.40.5 0.00.00.10.10.20.30.50.81.26.5 2.1 0.02.11.31.81.92.01.71.51.72.02.5 1.6 0.9 0.00.00.00.00.00.04.84.83.1 0.1 1.2 0.00.40.20.1 0.00.00.00.00.00.0 0.7 1.8 6.3 6.46.76.04.63.42.72.31.81.42.10.0 5.40.0 0.00.00.00.00.00.00.00.00.0 0.1 3.4 0.1 3.32.72.31.91.52.02.83.23.5 0.00.1 5.60.10.00.00.00.00.00.00.00.00.0 1.7 2.1 0.10.20.30.50.81.31.61.91.91.54.0 2.05.0 2.11.91.92.12.53.03.54.45.3 3.0 1.5 1.7 0.10.10.20.30.50.91.31.72.5 5.2 3.0 0.02.12.32.11.71.52.02.53.14.35.9 3.4 1.2 2.62.01.51.32.33.75.46.04.84.9 0.1 1.9 0.0 0.90.50.30.1 0.00.00.00.00.06.7 3.2 2.2 7.3 0.00.10.10.10.20.30.50.91.3 0.02.0 0.01.71.41.92.12.11.91.82.12.5 0.0 1.7 6.5 3.9 5.23.62.72.21.61.32.23.96.4 0.0 6.8 7.33.72.01.20.90.50.20.1 0.00.00.0 7.7 0.0 1.61.41.10.70.30.10.10.10.1 1.20.0 1.90.00.00.00.00.10.10.10.10.30.7 0.1 3.2 0.0 2.12.42.13.64.33.52.62.01.91.6 2.71.7 3.43.84.54.84.43.73.43.12.51.2 2.1 5.1 1.2 5.16.84.52.82.01.82.12.52.9 3.94.2 2.65.55.04.13.42.92.41.91.51.3 0.1 3.4 0.0 0.81.00.80.50.30.20.1 0.00.00.04.1 0.0 1.3 0.00.10.10.10.20.30.50.91.21.7 0.0 1.9 0.50.81.21.61.91.91.52.12.7 1.6 2.3 0.11.92.12.73.23.43.94.64.94.43.7 2.6 0.1 1.0 0.00.11.02.52.92.21.51.10.8 0.3 0.2 0.2 0.00.00.00.00.00.00.00.10.12.4 0.4 0.0 3.31.41.71.51.20.90.60.40.20.1 0.1 0.0 0.1 0.00.00.00.00.10.10.10.20.30.5 0.0 0.0 0.0 1.91.61.82.12.01.91.10.10.10.7 0.1 3.00.00.00.00.00.00.00.00.00.00.0 0.1 4.6 2.12.63.64.84.23.12.42.22.32.1 3.6 3.34.84.23.93.94.03.42.82.32.2 2.1 2.7 0.2 0.0 0.00.00.00.00.00.00.00.00.12.1 0.12.3 0.40.71.11.72.33.34.65.24.61.4 0.1 2.1 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0.12.5 1.41.20.90.50.30.2 0.00.00.00.00.0 3.6 1.9 1.0 0.30.51.01.32.13.96.46.73.51.2 2.91.3 1.21.11.21.21.21.31.41.51.5 0.1 3.4 5.3 0.01.11.11.11.11.01.11.62.22.3 1.15.9 1.13.31.81.20.90.50.30.2 0.00.0 0.1 2.3 2.0 0.1 0.10.10.20.30.51.01.31.93.11.1 4.2 0.02.32.41.91.31.11.11.11.11.11.1 4.7 0.2 1.61.41.11.51.91.91.61.20.8 0.2 0.3 1.1 0.00.00.00.00.00.00.00.10.10.1 0.5 1.9 0.0 2.63.52.97.36.74.02.10.91.01.4 1.61.2 2.02.32.72.72.32.01.91.61.3 0.6 1.2 0.5 0.21.31.41.61.41.11.92.32.11.6 1.30.8 1.50.30.2 0.00.00.00.00.00.00.00.1 1.2 1.1 1.3 1.01.32.03.45.35.16.35.63.61.2 1.1 0.31.21.51.51.61.82.02.01.81.61.5 2.0 1.9 2.72.31.91.71.71.81.61.32.2 0.0 2.6 4.61.41.00.60.30.20.1 0.00.00.0 0.0 3.2 2.2 0.10.20.30.71.11.63.05.36.51.53.2 2.33.8 1.81.62.02.42.93.34.04.85.2 0.0 2.0 4.1 4.13.53.23.02.52.01.71.82.0 0.01.7 3.65.33.62.21.41.10.60.30.20.1 1.8 1.9 1.3 0.00.10.10.10.20.40.81.11.62.84.5 5.84.2 1.92.12.21.91.82.02.63.13.2 0.0 4.5 0.2 1.81.61.31.31.81.91.71.41.0 0.1 0.3 1.70.1 0.00.00.00.00.00.00.00.10.1 0.6 2.9 1.31.82.42.54.24.63.82.41.51.21.7 2.31.5 4.05.87.37.36.95.33.62.72.2 0.3 1.7 0.6 0.11.61.61.71.41.11.42.02.11.8 2.21.0 2.60.30.20.1 0.00.00.00.00.00.0 0.0 1.4 1.4 0.1 0.71.11.52.43.95.02.22.82.71.8 1.7 0.21.92.32.83.64.76.06.35.74.33.3 2.2 1.8 2.32.73.44.45.76.35.84.53.41.0 2.3 1.61.31.93.35.77.52.23.22.61.9 0.0 2.7 0.4 0.1 0.00.00.00.00.00.00.00.10.11.8 0.21.3 0.71.11.51.81.91.65.04.22.60.6 0.1 2.8 1.21.62.22.83.75.46.87.16.9 1.4 3.8 5.12.21.61.21.83.25.36.91.41.9 0.1 5.4 0.1 0.30.20.1 0.00.00.00.00.00.00.01.5 0.12.9 0.20.40.71.11.51.81.91.67.6 0.6 0.1 2.4 3.64.24.54.23.53.23.02.51.9 0.2 1.8 2.52.72.76.76.74.42.41.41.10.60.3 1.6 2.2 0.00.00.00.00.10.10.10.20.40.73.2 1.53.0 3.13.31.52.12.32.31.91.72.0 0.0 1.2 1.9 0.2 3.23.94.75.14.73.93.22.82.3 2.31.4 1.92.94.24.94.15.33.62.21.41.1 0.3 1.9 0.70.3 0.00.00.00.00.00.00.10.10.12.8 0.4 0.1 1.11.51.92.21.93.02.92.41.81.5 0.2 0.5 1.01.83.25.26.05.45.63.62.0 0.1 0.9 1.90.20.10.1 0.00.00.00.10.10.1 0.9 1.2 1.1 2.52.63.03.52.41.01.51.61.61.51.1 0.91.4 1.41.82.02.73.74.74.73.22.2 0.1 1.2 3.2 0.82.12.42.31.81.20.91.21.5 0.12.4 2.54.25.04.73.42.41.91.41.10.91.9 1.9 2.6 0.10.20.20.40.71.11.62.23.24.31.8 3.62.4 2.12.12.22.94.25.34.23.12.5 2.6 4.9 1.0 1.41.72.43.54.84.83.52.21.6 2.6 1.1 1.01.62.63.03.31.60.10.10.10.10.1 1.3 2.6 1.71.81.81.71.61.61.61.61.71.71.3 2.01.1 3.43.83.11.91.31.21.21.21.00.0 1.8 1.7 0.1 0.10.10.10.10.10.10.20.30.6 0.11.3 0.12.22.52.72.42.12.02.02.02.2 7.4 1.0 3.7 2.9 0.00.00.00.00.00.00.00.00.0 0.1 3.0 0.12.61.71.20.80.50.20.10.1 0.00.0 0.1 0.0 2.31.81.31.00.60.30.20.1 0.0 6.0 0.0 3.2 0.00.00.00.10.10.10.20.30.50.9 0.0 6.7 3.6 4.52.51.21.01.41.92.63.75.42.6 7.12.0 5.03.32.41.81.31.11.72.63.0 1.5 6.9 0.0 1.21.41.81.91.71.40.90.60.30.2 2.0 0.0 2.1 0.00.00.00.00.00.10.10.10.2 1.4 0.1 6.1 3.1 1.36.17.14.72.61.31.11.62.21.8 4.3 1.37.37.37.05.53.82.72.01.51.31.7 2.9 3.2 1.21.72.44.26.06.74.92.71.8 6.8 1.9 0.35.77.05.73.32.11.91.61.10.63.9 1.7 0.0 0.6 6.46.24.02.21.31.00.50.30.2 0.8 0.00.5 0.00.00.10.10.10.10.10.10.22.2 0.1 0.1 4.21.00.50.30.20.1 0.00.00.00.0 1.9 0.0 3.0 0.10.10.10.20.30.50.81.31.72.2 0.0 2.8 6.3 1.20.91.31.72.13.04.15.66.11.3 4.0 3.42.01.61.21.01.93.35.15.93.64.5 5.5 0.2 0.1 0.00.00.00.00.00.00.00.11.6 0.1 0.7 0.40.71.11.52.54.15.73.43.1 2.1 0.1 2.9 1.21.31.31.41.41.31.21.21.21.10.2 1.40.4 5.17.55.21.21.71.91.81.51.1 1.1 1.0 0.1 0.70.40.20.1 0.00.00.00.00.0 2.5 0.0 1.9 0.10.10.20.30.71.21.52.74.8 2.0 0.0 1.2 1.11.31.41.41.51.71.91.81.71.51.1 1.41.5 1.01.52.53.94.73.71.32.12.3 1.1 1.4 1.9 0.00.00.00.10.10.10.20.40.7 1.2 1.5 0.02.12.07.85.63.11.50.91.01.11.1 1.1 2.2 1.01.01.01.11.00.91.42.33.54.0 0.0 1.4 0.0 2.21.91.41.10.70.40.20.1 0.01.0 3.2 1.1 1.0 0.00.00.00.00.00.10.10.10.2 0.00.7 0.1 1.52.12.93.55.74.72.91.61.0 2.3 0.4 6.8 1.2 1.11.01.01.01.01.11.00.91.4 0.0 4.8 1.05.01.21.71.91.81.51.10.70.40.2 2.7 0.1 1.31.05.36.34.82.81.61.20.7 0.2 0.2 1.3 0.00.00.00.00.00.00.00.10.1 6.6 0.4 3.3 2.02.62.81.82.02.21.71.21.21.51.5 2.41.6 4.55.25.03.92.92.11.71.31.2 0.4 1.8 0.7 1.31.51.51.30.92.74.73.62.3 0.11.1 1.90.40.20.1 0.00.00.00.00.00.00.0 1.5 1.6 0.71.11.51.82.01.82.42.52.41.71.2 1.21.5 2.12.94.35.96.56.55.23.62.5 0.7 1.1 0.0 2.21.51.10.70.40.20.1 0.00.0 1.4 0.0 2.1 0.00.00.10.10.10.20.40.71.11.5 0.0 1.8 2.21.61.11.11.31.71.81.92.22.53.2 2.13.9 1.81.51.21.01.52.12.62.72.0 5.1 2.4 0.0 2.36.04.42.71.51.20.70.40.20.1 1.3 0.0 1.7 0.00.00.00.00.10.10.10.20.4 1.0 0.0 3.6 1.1 1.72.02.11.71.21.11.31.72.14.5 3.1 3.73.42.82.31.91.51.21.11.41.81.8 2.5 4.6 6.32.42.52.21.61.11.31.62.01.7 3.4 1.65.14.73.52.72.01.61.31.21.5 1.0 2.6 0.0 2.01.81.41.00.60.40.20.1 0.00.04.8 0.02.8 0.00.00.10.10.10.20.40.81.21.5 0.0 2.2 2.84.76.31.92.12.11.71.21.2 1.8 1.8 0.82.63.13.53.12.62.21.91.51.21.2 1.5 0.0 1.72.62.41.91.41.10.70.40.20.1 1.6 0.01.2 0.00.00.00.00.10.10.10.20.4 2.3 0.0 5.6 2.71.51.11.52.12.83.85.56.7 1.8 6.8 2.33.92.82.11.51.11.72.73.64.11.3 6.9 0.1 1.00.60.30.20.1 0.00.00.00.00.04.8 0.06.6 0.10.10.20.40.71.11.52.02.41.8 0.0 6.2 1.7 3.52.41.51.11.41.92.43.34.8 4.36.5 3.54.93.42.41.91.41.21.62.12.3 1.5 6.2 0.01.3 1.41.00.60.40.20.1 0.00.00.04.0 0.0 1.9 0.00.10.10.10.20.40.71.21.52.3 0.0 2.5 0.10.20.40.71.11.51.81.91.7 1.2 3.2 0.01.61.01.11.21.21.21.31.31.31.3 3.5 0.7 1.4 1.41.71.71.61.14.95.94.22.4 0.1 1.1 0.1 0.30.20.1 0.00.00.00.00.00.01.2 1.5 5.9 1.3 0.10.10.10.20.40.71.11.51.8 0.01.7 0.04.82.91.60.91.01.11.01.01.0 1.6 1.9 2.1 1.3 1.21.11.01.42.02.32.31.72.4 0.0 3.1 1.21.41.10.70.40.20.1 0.00.00.00.0 3.9 1.4 1.11.52.33.54.31.82.12.21.7 1.2 1.2 0.21.71.81.92.32.52.32.01.81.71.4 1.3 0.0 1.0 1.23.04.73.42.21.41.10.70.4 0.7 0.1 0.4 0.00.00.00.00.00.00.10.10.11.3 0.2 1.2 1.2 0.71.11.52.02.42.32.32.42.2 0.21.2 0.11.31.41.41.61.71.81.81.61.41.4 1.7 0.2 1.6 1.61.51.35.96.34.62.61.51.1 0.4 0.3 1.20.1 0.00.00.00.00.00.00.00.10.1 0.7 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.50.50.50.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.250.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.25 0.250.25 0.25 0.25 0.25 0.25 0.250.25 Parking Lot #1 Illuminance (Fc) Average = 1.83 Maximum = 5.8 Minimum = 0.8 Avg/Min Ratio = 2.29 Max/Min Ratio = 7.25 Maximum = 6.9 Minimum = 1.8 Illuminance (Fc) Average = 3.40 Avg/Min Ratio = 1.89 Max/Min Ratio = 3.83 Parking Lot #3 Illuminance (Fc) Average = 2.56 Maximum = 7.8 Minimum = 0.9 Avg/Min Ratio = 2.84 Trailer Parking Max/Min Ratio = 8.67 Parking Lot #2 Illuminance (Fc) Average = 1.65 Maximum = 4.8 Minimum = 0.5 Avg/Min Ratio = 3.30 Max/Min Ratio = 9.60 79 UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE EXISTING BUILDING (BY OTHERS) ±286,120 SF FFE: 938.00 COCO 10 5 T H A V E N U E | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | || | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |||||||||||||||||||||||||||||||||||||||||||||||||| 10 7 T H P L A C E D D OFFICE WAREHOUSE 252,120 GFA 280'x900' FFE=938.00 DOCK PVMT.=934.00 303 SF 303 SF 303 SF 303 SF 303 SF303 SF 303 SF 303 SF 303 SF 303 SF 303 SF 303 SF 303 SF LOD LOD LO D LO D LO D LO D LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LO D LO D LO D LO D LO D LO D DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\L1.0 LANDSCAPE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Landscape Architect under the laws of the State of Minnesota. Sheet: 02.19.26 53234 Joshua J McKinney, PLANOT F O R C O N S T R U C T I O N HE M P E L CO M P A N I E S L1.0 OVERALL LANDSCAPE PLAN LEGEND PROPOSED PROPERTY BOUNDARY SETBACK LINE RIGHT OF WAY LINE EASEMENT STANDARD CURB AND GUTTER HEAVY DUTY BITUMINOUS PAVEMENT LIGHT DUTY BITUMINOUS PAVEMENT CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT FENCE RETAINING WALL (BY OTHERS) TRAFFIC SIGN LIGHT POLE SCALE IN FEET 0 6030 SH E E T L 2 . 0 SH E E T L 2 . 1 LANDSCAPE REQUIREMENTS REQUIRED 253 841 1 OVERSTORY TREE PER 1,000 S.F OF BUILDING AREA: 1 SHRUB PER 300 S.F. OF BUILDING AREA: LANDSCAPE ISLANDS 360 S.F PER END ISLAND 180 S.F PER INTERMEDIATE ISLAND PROPOSED 274 TREES (74.5% NATIVE) 843 SHRUBS (62.2% NATIVE) ALL DISTURBED AREAS NOT SHOWN WITH GROUNDCOVER HATCH TO BE FINISHED WITH SOD SH E E T L 2 . 0 SH E E T L 2 . 1 SYMBOL CODE COMMON / BOTANICAL NAME SIZE TYPE QTY NORTH SOUTH TREES PE AMERICAN ELM / ULMUS AMERICANA `PRINCETON`2.5" CAL. B&B 20 10 10 BO BURR OAK / QUERCUS MACROCARPA 2.5" CAL. B&B 13 7 6 HB COMMON HACKBERRY / CELTIS OCCIDENTALIS 2.5" CAL. B&B 13 8 5 RB HERITAGE BIRCH / BETULA NIGRA `CULLY` TM 2.5" CAL. B&B 10 1 9 QE NORTHERN PIN OAK / QUERCUS ELLIPSOIDALIS 2.5" CAL. B&B 19 6 13 QA QUAKING ASPEN / POPULUS TREMULOIDES 2.5" CAL. B&B 10 10 TR REDMOND AMERICAN LINDEN / TILIA AMERICANA 'REDMOND'2.5" CAL. B&B 23 6 17 SG SIENNA GLEN MAPLE / ACER FREEMANII `SIENNA GLEN`2.5" CAL. B&B 14 9 5 SO SWAMP WHITE OAK / QUERCUS BICOLOR 2.5" CAL. B&B 24 11 13 CONIFERS BF BALSAM FIR / ABIES BALSAMEA 6` HT. B&B 24 5 19 BS BLACK HILLS SPRUCE / PICEA GLAUCA DENSATA 6` HT. B&B 24 14 10 JE EASTERN REDCEDAR / JUNIPERUS VIRGINIANA 6` HT.B&B 28 14 14 NS NORWAY SPRUCE / PICEA ABIES 6` HT. B&B 17 9 8 PP PONDEROSA PINE / PINUS PONDEROSA 6` HT. B&B 16 8 8 PS WHITE PINE / PINUS STROBUS 6` HT. B&B 19 7 12 ORN. TREES PF PRAIRIFIRE CRAB APPLE / MALUS X `PRAIRIFIRE`2" CAL. B&B 13 6 7 TT TECHNY ARBORVITAE / THUJA OCCIDENTALIS `TECHNY`6` HT. B&B 23 10 13 SHRUBS BC AUTUMN MAGIC BLACK CHOKEBERRY / ARONIA MELANOCARPA `AUTUMN MAGIC`5 GAL 108 44 64 RD BAILEY`S RED-TWIG DOGWOOD / CORNUS BAILEYI 5 GAL 89 48 41 BW BOG WILLOW / SALIX PEDICELLARIS 5 GAL 77 60 17 COR CORALBERRY / SYMPHORICARPOS ORBICULATUS 5 GAL 13 13 BH DWARF BUSH HONEYSUCKLE / DIERVILLA LONICERA 5 GAL 18 18 PT FARGO POTENTILLA / POTENTILLA FRUTICOSA `FARGO` TM 5 GAL 86 73 13 CG GRAY DOGWOOD / CORNUS RACEMOSA 5 GAL 69 38 31 GL GRO-LOW FRAGRANT SUMAC / RHUS AROMATICA `GRO-LOW`5 GAL 46 31 15 MJ MINT JULEP JUNIPER / JUNIPERUS CHINENSIS `MINT JULEP`5 GAL 67 30 37 VA NORTHERN BURGUNDY ARROWWOOD VIBURNUM / VIBURNUM DENTATUM `MORTON` TM 5 GAL 85 47 38 RS SASKATOON SERVICEBERRY / AMELANCHIER ALNIFOLIA `REGENT`5 GAL 97 60 37 TN TINY WINE NINEBARK / PHYSOCARPUS OPULIFOLIUS `SMPOTW`5 GAL 88 55 33 GRASSES AB BISON BIG BLUESTEM / ANDROPOGON GERARDII 'BISON'2 GAL.12 7 5 LBS BLUE HEAVEN LITTLE BLUESTEM / SCHIZACHYRIUM SCOPARIUM `BLUE HEAVEN`1 GAL 64 31 33 SWG BURGUNDY SWITCH GRASS / PANICUM VIRGATUM `SHENENDOAH`1 GAL 60 39 21 KFG FEATHER REED GRASS / CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`1 GAL 51 32 19 PERENNIALS WLC WALKERS LOW CATMINT / NEPETA X FAASSENII `WALKERS LOW`1 GAL 16 16 SYMBOL CODE COMMON / BOTANICAL NAME GROUND COVERS RT FORMERLY MNDOT SEED MIX 25-151 / MNDOT SEED MIX RESIDENTIAL TURFGRASS SSR FORMERLY MNDOT SEED MIX 35-221/36-211 / MNDOT SEED MIX SOUTHERN SHORTGRASS ROADSIDE TUR HIG SOD / TURF SOD HIGHLAND SOD PLANT SCHEDULE 80 UEUE UE UE UE UE UE UE UE UE UE UE UE UE 10 5 T H A V E N U E | | | | | | | | | | | | | | | || | | | | | | | | | | | | | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||| D D OFFICE WAREHOUSE 252,120 GFA 280'x900' FFE=938.00 DOCK PVMT.=934.00 4 SO 3 QE 6 BS 2 TR 5 TR 1 HB 4 HB 5 PE 5 PE 1 TR 1 TR 2 PS 4 TR 4 BF 1 PS 1 TR 4 BS 1 SG 3 JE 1 QE 1 QE 3 PF 2 JE 2 QE 6 PS 1 TR 5 BF 1 QE 1 QE 3 PS 3 PP 4 JE 1 TR 3 PP 1 BO 5 BF 1 TR 1 SG 1 QE 3 NS 2 PF 2 PF 5 JE 5 SO 1 BO 5 BF 3 QE 5 NS 3 SO 2 PP 1 BO 1 SG 1 BO1 BO 1 SO 1 BO 3 TT 9 RB 1 SG 5 TT 5 TT 3 PP 1 BO 1 RB1 SG EDGING TYP. EDGING TYP. EDGING TYP. EDGING TYP. LOD LOD LOD LOD LOD LO D LO D LO D LO D LO D LO D LO D LO D LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\L1.0 LANDSCAPE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Landscape Architect under the laws of the State of Minnesota. Sheet: 02.19.26 53234 Joshua J McKinney, PLANOT F O R C O N S T R U C T I O N HE M P E L CO M P A N I E S L2.0 TREE PLAN SOUTH LEGEND PROPOSED PROPERTY BOUNDARY SETBACK LINE RIGHT OF WAY LINE EASEMENT STANDARD CURB AND GUTTER HEAVY DUTY BITUMINOUS PAVEMENT LIGHT DUTY BITUMINOUS PAVEMENT CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT FENCE RETAINING WALL (BY OTHERS) TRAFFIC SIGN LIGHT POLE SCALE IN FEET 0 6030 SH E E T L 2 . 1 SH E E T L 2 . 1 SYMBOL CODE COMMON / BOTANICAL NAME SIZE TYPE QTY TREES PE AMERICAN ELM / ULMUS AMERICANA `PRINCETON`2.5" CAL. B&B 10 BO BURR OAK / QUERCUS MACROCARPA 2.5" CAL.B&B 6 HB COMMON HACKBERRY / CELTIS OCCIDENTALIS 2.5" CAL. B&B 5 RB HERITAGE BIRCH / BETULA NIGRA `CULLY` TM 2.5" CAL. B&B 9 QE NORTHERN PIN OAK / QUERCUS ELLIPSOIDALIS 2.5" CAL. B&B 13 TR REDMOND AMERICAN LINDEN / TILIA AMERICANA 'REDMOND'2.5" CAL. B&B 17 SG SIENNA GLEN MAPLE / ACER FREEMANII `SIENNA GLEN`2.5" CAL. B&B 5 SO SWAMP WHITE OAK / QUERCUS BICOLOR 2.5" CAL.B&B 13 CONIFERS BF BALSAM FIR / ABIES BALSAMEA 6` HT. B&B 19 BS BLACK HILLS SPRUCE / PICEA GLAUCA DENSATA 6` HT. B&B 10 JE EASTERN REDCEDAR / JUNIPERUS VIRGINIANA 6` HT. B&B 14 NS NORWAY SPRUCE / PICEA ABIES 6` HT. B&B 8 PP PONDEROSA PINE / PINUS PONDEROSA 6` HT. B&B 8 PS WHITE PINE / PINUS STROBUS 6` HT. B&B 12 ORN. TREES PF PRAIRIFIRE CRAB APPLE / MALUS X `PRAIRIFIRE`2" CAL. B&B 7 TT TECHNY ARBORVITAE / THUJA OCCIDENTALIS `TECHNY`6` HT. B&B 13 SYMBOL CODE COMMON / BOTANICAL NAME GROUND COVERS RT FORMERLY MNDOT SEED MIX 25-151 / MNDOT SEED MIX RESIDENTIAL TURFGRASS SSR FORMERLY MNDOT SEED MIX 35-221/36-211 / MNDOT SEED MIX SOUTHERN SHORTGRASS ROADSIDE TUR HIG SOD / TURF SOD HIGHLAND SOD PLANT SCHEDULE SOUTH 81 COCO | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |||||||||||||||||||||||||||||||||||||||||||||||||||||||| 10 7 T H P L A C E OFFICE WAREHOUSE 252,120 GFA 280'x900' FFE=938.00 DOCK PVMT.=934.00 SO 2 PP 1 BO 1 SG 5 TT 3 PP 3 QE 5 PP 3 SO 5 NS 3 QE 5 BF 5 SO 1 BO 1 SG 1 BO 1 SG 1 RB 1 BO 1 SG 1 BO 1 BO 1 BO 1 BO 1 SG 1 SG 1 QA 3 QA1 SG 1 SG 3 QA 1 QA 5 TT 5 TT 1 QA 1 QA 3 BS 5 HB 1 HB 1 HB 5 PE 3 JE 4 PS 1 PE 1 PE 5 JE 3 PE 1 HB 2 PF 1 TR 5 BS 4 NS 6 JE 3 SO 4 TR 1 SG 1 SG 3 BS 3 BS 1 TR 2 PF 2 PF 3 PS EDGING TYP.EDGING TYP. EDGING TYP. EDGING TYP. EDGING TYP. LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD L O D LO D LO D LO D LO D LO D LO D LO D LO D LO D LO D DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\L1.0 LANDSCAPE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Landscape Architect under the laws of the State of Minnesota. Sheet: 02.19.26 53234 Joshua J McKinney, PLANOT F O R C O N S T R U C T I O N HE M P E L CO M P A N I E S L2.1 TREE PLAN NORTH LEGEND PROPOSED PROPERTY BOUNDARY SETBACK LINE RIGHT OF WAY LINE EASEMENT STANDARD CURB AND GUTTER HEAVY DUTY BITUMINOUS PAVEMENT LIGHT DUTY BITUMINOUS PAVEMENT CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT FENCE RETAINING WALL (BY OTHERS) TRAFFIC SIGN LIGHT POLE SCALE IN FEET 0 6030 SH E E T L 2 . 0 SH E E T L 2 . 0 SYMBOL CODE COMMON / BOTANICAL NAME SIZE TYPE QTY TREES PE AMERICAN ELM / ULMUS AMERICANA `PRINCETON`2.5" CAL. B&B 10 BO BURR OAK / QUERCUS MACROCARPA 2.5" CAL. B&B 7 HB COMMON HACKBERRY / CELTIS OCCIDENTALIS 2.5" CAL. B&B 8 RB HERITAGE BIRCH / BETULA NIGRA `CULLY` TM 2.5" CAL. B&B 1 QE NORTHERN PIN OAK / QUERCUS ELLIPSOIDALIS 2.5" CAL. B&B 6 QA QUAKING ASPEN / POPULUS TREMULOIDES 2.5" CAL. B&B 10 TR REDMOND AMERICAN LINDEN / TILIA AMERICANA 'REDMOND'2.5" CAL. B&B 6 SG SIENNA GLEN MAPLE / ACER FREEMANII `SIENNA GLEN`2.5" CAL. B&B 9 SO SWAMP WHITE OAK / QUERCUS BICOLOR 2.5" CAL. B&B 11 CONIFERS BF BALSAM FIR / ABIES BALSAMEA 6` HT. B&B 5 BS BLACK HILLS SPRUCE / PICEA GLAUCA DENSATA 6` HT.B&B 14 JE EASTERN REDCEDAR / JUNIPERUS VIRGINIANA 6` HT. B&B 14 NS NORWAY SPRUCE / PICEA ABIES 6` HT. B&B 9 PP PONDEROSA PINE / PINUS PONDEROSA 6` HT. B&B 8 PS WHITE PINE / PINUS STROBUS 6` HT. B&B 7 ORN. TREES PF PRAIRIFIRE CRAB APPLE / MALUS X `PRAIRIFIRE`2" CAL. B&B 6 TT TECHNY ARBORVITAE / THUJA OCCIDENTALIS `TECHNY`6` HT. B&B 10 SYMBOL CODE COMMON / BOTANICAL NAME GROUND COVERS RT FORMERLY MNDOT SEED MIX 25-151 / MNDOT SEED MIX RESIDENTIAL TURFGRASS SSR FORMERLY MNDOT SEED MIX 35-221/36-211 / MNDOT SEED MIX SOUTHERN SHORTGRASS ROADSIDE TUR HIG SOD / TURF SOD HIGHLAND SOD PLANT SCHEDULE NORTH 82 UEUE UE UE UE UE UE UE UE UE UE UE UE UE 10 5 T H A V E N U E | | | | | | | | | | | | | | | || | | | | | | | | | | | | | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||| D D OFFICE WAREHOUSE 252,120 GFA 280'x900' FFE=938.00 DOCK PVMT.=934.00 5 TN 10 BC 5 CG 5 MJ 5 MJ 5 MJ 5 MJ 5 CG 5 TN 10 BC 8 PT 8 WLC 8 WLC 7 RS 6 SWG 5 RD 7 RD 5 VA 8 LBS 5 CG 7 RS 7 BW 5 RS 3 RD 3 BW 5 VA 7 LBS 7 RD 3 VA 4 CG 7 RD3 VA 5 VA 7 AB 3 CG7 RS 3 CG5 SWG 5 RD 7 BW 5 VA7 RD5 RS3 CG5 LBS 3 GL 5 VA 3 CG 4 GL 9 KFG 5 SWG 4 GL 8 LBS 5 KFG 5 SWG 5 KFG 5 LBS 3 VA 5 RD 5 BW 21 PT11 MJ 3 RS 5 BW 4 GL 3 TN 303 SF 303 SF 303 SF 303 SF 7 VA LOD LOD LOD LOD LOD LO D LO D LO D LO D LO D LO D LO D LO D LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD 3 TN 3 TN 7 TN 7 TN 6 RS 14 MJ 11 BC 11 BC 11 BC 11 BC DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\L1.0 LANDSCAPE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Landscape Architect under the laws of the State of Minnesota. Sheet: 02.19.26 53234 Joshua J McKinney, PLANOT F O R C O N S T R U C T I O N HE M P E L CO M P A N I E S L3.0 SHRUB PLAN SOUTH LEGEND PROPOSED PROPERTY BOUNDARY SETBACK LINE RIGHT OF WAY LINE EASEMENT STANDARD CURB AND GUTTER HEAVY DUTY BITUMINOUS PAVEMENT LIGHT DUTY BITUMINOUS PAVEMENT CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT FENCE RETAINING WALL (BY OTHERS) TRAFFIC SIGN LIGHT POLE SCALE IN FEET 0 6030 SH E E T L 3 . 1 SH E E T L 3 . 1 SYMBOL CODE COMMON / BOTANICAL NAME SIZE QTY SHRUBS BC AUTUMN MAGIC BLACK CHOKEBERRY / ARONIA MELANOCARPA `AUTUMN MAGIC` 5 GAL 64 RD BAILEY`S RED-TWIG DOGWOOD / CORNUS BAILEYI 5 GAL 41 BW BOG WILLOW / SALIX PEDICELLARIS 5 GAL 17 PT FARGO POTENTILLA / POTENTILLA FRUTICOSA `FARGO` TM 5 GAL 13 CG GRAY DOGWOOD / CORNUS RACEMOSA 5 GAL 31 GL GRO-LOW FRAGRANT SUMAC / RHUS AROMATICA `GRO-LOW`5 GAL 15 MJ MINT JULEP JUNIPER / JUNIPERUS CHINENSIS `MINT JULEP`5 GAL 37 VA NORTHERN BURGUNDY ARROWWOOD VIBURNUM / VIBURNUM DENTATUM `MORTON` TM 5 GAL 38 RS SASKATOON SERVICEBERRY / AMELANCHIER ALNIFOLIA `REGENT`5 GAL 37 TN TINY WINE NINEBARK / PHYSOCARPUS OPULIFOLIUS `SMPOTW`5 GAL 33 GRASSES AB BISON BIG BLUESTEM / ANDROPOGON GERARDII 'BISON'2 GAL.5 LBS BLUE HEAVEN LITTLE BLUESTEM / SCHIZACHYRIUM SCOPARIUM `BLUE HEAVEN`1 GAL 33 SWG BURGUNDY SWITCH GRASS / PANICUM VIRGATUM `SHENENDOAH`1 GAL 21 KFG FEATHER REED GRASS / CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`1 GAL 19 PERENNIALS WLC WALKERS LOW CATMINT / NEPETA X FAASSENII `WALKERS LOW`1 GAL 16 PLANT SCHEDULE SOUTH 83 COCO | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | ||||||||||||||||||||||||||||||||||||||||||||||||||||||||| 10 7 T H P L A C E OFFICE WAREHOUSE 252,120 GFA 280'x900' FFE=938.00 DOCK PVMT.=934.00 4 CG 7 RD 5 VA 7 AB 3 CG7 RS 3 CG 5 KFG 5 LBS 3 VA 5 RD 5 BW 3 RS 3 CG 7 RD 5 CG 5 VA 3 CG 7 BW 4 GL 3 VA 6 BW 7 SWG 7 RD 3 VA 3 GL 4 CG 7 RS 7 RD 5 VA 3 CG 5 RD 3 CG 4 GL 5 BW 4 LBS 7 VA 4 GL 21 PT11 MJ 5 SWG 4 GL 3 TN 5 LBS 25 PT 11 MJ 4 GL 3 TN 5 KFG 5 SWG 5 KFG 4 GL 3 TN 5 SWG 5 KFG 4 GL 5 LBS 3 RS 5 BW 5 VA 3 CG 3 SWG 3 CG 3 BW 5 RS 3 CG 5 VA 9 LBS 7 BW 3 VA 3 CG 5 BW 8 RS 5 AB 5 RD 5 VA 8 SWG 5 CG 7 RS 7 BW 3 VA 5 RS 3 RD 7 BH 5 TN 13 COR 3 RD 5 BW 5 PT 14 KFG 3 RD 7 TN 11 BH 6 SWG 27 PT 5 BW 3 LBS 3 KFG 5 LBS 3 RD 4 GL 3 TN 303 SF 303 SF 303 SF 303 SF 303 SF303 SF 303 SF 303 SF 303 SF 303 SF LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LOD LO D 11 BC 11 BC 11 BC 11 BC 11 BC 11 BC 11 MJ 22 RS 34 TN DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\L1.0 LANDSCAPE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Landscape Architect under the laws of the State of Minnesota. Sheet: 02.19.26 53234 Joshua J McKinney, PLANOT F O R C O N S T R U C T I O N HE M P E L CO M P A N I E S L3.1 SHRUB PLAN NORTH LEGEND PROPOSED PROPERTY BOUNDARY SETBACK LINE RIGHT OF WAY LINE EASEMENT STANDARD CURB AND GUTTER HEAVY DUTY BITUMINOUS PAVEMENT LIGHT DUTY BITUMINOUS PAVEMENT CONCRETE SIDEWALK HEAVY DUTY CONCRETE PAVEMENT FENCE RETAINING WALL (BY OTHERS) TRAFFIC SIGN LIGHT POLE SCALE IN FEET 0 6030 SH E E T L 3 . 0 SH E E T L 3 . 0 SYMBOL CODE COMMON / BOTANICAL NAME SIZE QTY SHRUBS BC AUTUMN MAGIC BLACK CHOKEBERRY / ARONIA MELANOCARPA `AUTUMN MAGIC` 5 GAL 44 RD BAILEY`S RED-TWIG DOGWOOD / CORNUS BAILEYI 5 GAL 48 BW BOG WILLOW / SALIX PEDICELLARIS 5 GAL 60 COR CORALBERRY / SYMPHORICARPOS ORBICULATUS 5 GAL 13 BH DWARF BUSH HONEYSUCKLE / DIERVILLA LONICERA 5 GAL 18 PT FARGO POTENTILLA / POTENTILLA FRUTICOSA `FARGO` TM 5 GAL 73 CG GRAY DOGWOOD / CORNUS RACEMOSA 5 GAL 38 GL GRO-LOW FRAGRANT SUMAC / RHUS AROMATICA `GRO-LOW`5 GAL 31 MJ MINT JULEP JUNIPER / JUNIPERUS CHINENSIS `MINT JULEP`5 GAL 30 VA NORTHERN BURGUNDY ARROWWOOD VIBURNUM / VIBURNUM DENTATUM `MORTON` TM 5 GAL 47 RS SASKATOON SERVICEBERRY / AMELANCHIER ALNIFOLIA `REGENT`5 GAL 60 TN TINY WINE NINEBARK / PHYSOCARPUS OPULIFOLIUS `SMPOTW`5 GAL 55 GRASSES AB BISON BIG BLUESTEM / ANDROPOGON GERARDII 'BISON'2 GAL. 7 LBS BLUE HEAVEN LITTLE BLUESTEM / SCHIZACHYRIUM SCOPARIUM `BLUE HEAVEN`1 GAL 31 SWG BURGUNDY SWITCH GRASS / PANICUM VIRGATUM `SHENENDOAH`1 GAL 39 KFG FEATHER REED GRASS / CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER`1 GAL 32 PLANT SCHEDULE NORTH 84 DescriptionRev. Date BR O C K T O N BU S I N E S S P A R K PH A S E T W O CO R C O R A N , M I N N E S O T A Sheet Title: Project #: Drawn By: Checked By: Issue Date: 26-100 IF JM/PM 02/19/2026 G:\Shared Drives\Active Projects\Corcoran\Brockton Business Park - Phase 2\CAD\Sheets\L1.0 LANDSCAPE PLAN.dwg Pr o j e c t T i t l e : 80 0 L A S A L L E A V E N U E , S U I T E 1 2 5 0 MI N N E A P O L I S , M N Cl i e n t : Date: Lic. No.: I hereby certify that this plan, specifications or report was prepared by me or under my direct supervision and that I am a duly licensed Professional Landscape Architect under the laws of the State of Minnesota. Sheet: 02.19.26 53234 Joshua J McKinney, PLANOT F O R C O N S T R U C T I O N HE M P E L CO M P A N I E S L4.0 LANDSCAPE DETAILS 85 STAFF REPORT Agenda Item: 6.h Council Meeting: April 23, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Kendra Lindahl, City Planner, AICP; Zeke Peters, AICP Topic: Site Plan Amendment and Variances for Landscaping at Red Barn Pet Retreat (City File 24- 007) Action Required: Approval Summary The applicant, Daniel Benjamin, has submitted a request for a Site Plan amendment and two Variances related to landscaping standards for rock mulch and the use of nonnative species in the Northeast District for his business, the Red Barn Pet Retreat. Council Action Attachments 1. 2026-04-23_CC_PACKET_Red_Barn_VAR.pdf 86 Page 1 of 9 STAFF REPORT Agenda Item ___ City Council Meeting: April 23, 2026 Prepared By: Kendra Lindahl, AICP and Zeke Peters, AICP Topic: Site Plan Amendment and Variances for Landscaping at Red Barn Pet Retreat (City File 24-007) Action Required: Decision Review Deadline: N/A (Incomplete as of April 7, 2026) 1. Request The applicant, Daniel Benjamin, has submitted a request for a Site Plan amendment and two Variances related to landscaping standards for rock mulch and the use of non- native species in the Northeast District for his business, the Red Barn Pet Retreat. 2. Planning Commission Review The Planning Commission reviewed this item at their April 3, 2026 meeting. The applicant was not present at this meeting. One member of the public spoke seeking clarification. The Commission voted 4-0 to recommend denial of both variance requests. 3. Background Mr. Benjamin owns and operates the Red Barn Pet Retreat on this property. The project was intended to expand his pet daycare and boarding business that operates out of his home west of this parcel (19520 Stieg Road) by adding this as a second location. A sketch plan for this proposal was reviewed by the Council on December 22, 2022, and feedback was provided to the applicant as they considered their options to move forward with a formal application. The City Council approved a request for a comprehensive plan amendment (CPA), rezoning, preliminary plat, conditional use permit (CUP) and site plan on this site on September 28, 2023. This approval carried many conditions that were to be addressed, including revisions to the landscape plan. The applicant also sought a variance to build the facility in the Municipal Urban Service Area (MUSA) in advance of municipal water being available to serve the property and a Final Plat. These items were approved on April 25, 2024, with the Development Contract. As part of these approvals, the applicant was required to submit an updated landscaping plan that showed compliance with the City Code, namely the standards found in the Northeast District. Resolution 2023-85, Condition 12.L states that the 87 Page 2 of 9 landscape plan was in need of many revisions that included updated number of plantings, species proposed, and the lack of details and irrigation for the plan. No plans had been received from the City when a landscape inspection notice letter was sent to the applicant on May 8, 2025. This is standard City practice to inform developers that they entered into a Development Contract (or Site Improvement Performance Agreement) which requires a financial guarantee and warranty period for landscaping improvements and that the City will be conducting landscape inspections (normally May-October). If the developer has installed the landscaping, they are reminded to provide a signed letter from a registered landscape architect stating that they reviewed the plantings and certify that they match the approved plan. The contractor responded requesting more information about how to get an inspection. In an email dated June 9, 2025 to the contactor, staff notified them that no approved plan had been submitted. Staff continued to work with the applicant and their contractor until June 30, 2025, when the applicant submitted a landscape plan that met the standards of the City Code and conditions of approval. Staff approved that plan and sent the stamped approved plan to the applicant and their contractor on June 30, 2025. The City conducted an inspection on the site on August 29, 2025, and found that the installed landscaping did not match the approved landscape plan. Staff notified the applicant of the issue in a letter dated September 12, 2025. The applicant met with the City Administrator in the fall of 2025 to discuss options to address the issues and has now applied for this site plan amendment and variances to request that the existing landscaping be allowed to remain rather than correct the plantings to be consistent with approved plan and comply with ordinance standards. Context Zoning and Land Use The property is guided Commercial in the 2040 Comprehensive Plan and zoned Community Commercial (C-2). The subject property was platted as Lot 1, Block 1, Red Barn Pet Retreat Addition and is the first phase of commercial development on what was Outlot A of the Bellwether 2nd Addition. Surrounding Properties The property to the north is guided and zoned Light Industrial and is currently the North Central International trucking facility. To the south, the property is guided and zoned Commercial and is currently vacant. Maple Grove is to the east and the properties to the west are guided Low Density Residential and zoned Planned Unit Development (PUD) as part of the Bellwether development. 88 Page 3 of 9 Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map reflects savanna/pasture upland on the site. This plant community is not considered a high- quality natural community. The wetland delineation completed in 2018 for Bellwether included this property. There is a small portion of a DNR protected wetland located in the northwest corner of the property and a larger DNR protected wetland located within the mid-east portion of the parcel (as indicated in purple in the image to the right). There is a small, low-quality wetland located along the north property line and a larger high-quality wetland located along the west property boundary. 4. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. A. Level of City Discretion in Decision Making 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 must find all six standards for practical difficulties are met in order to approve a variance. If one or more is not found, the City must deny the variance request. “Practical difficulties” is a legal standard that cities must apply when considering applications for variances. It is a three-factor test and applies to all requests for variances. To constitute practical difficulties, all three factors of the test must be satisfied. Reasonableness The first factor is that the property owner proposes to use the property in a reasonable manner. This factor means that the landowner would like to use the property in a particular reasonable way but cannot do so under the rules of the ordinance. Uniqueness The second factor is that the landowner’s problem is due to circumstances unique to the property not caused by the landowner. The uniqueness generally relates to the physical characteristics of the particular piece of property, that is, to the land and not personal characteristics or preferences of the landowner. When considering the variance for a building to encroach or intrude into a setback, the focus of this factor is whether there is anything physically unique about the particular piece of property, such as sloping topography or other natural features like wetlands or trees. 89 Page 4 of 9 Essential character The third factor is that the variance, if granted, will not alter the essential character of the locality. Under this factor, consider whether the resulting structure will be out of scale, out of place, or otherwise inconsistent with the surrounding area. These standards are described by the six criteria in Section 1070.040 of the Zoning Ordinance upon which all variances must be evaluated. B. Consistency with Ordinance Standards The applicant has submitted two variance requests, which should be reviewed independently. The City should review each and treat them as separate actions as they are not dependent on one another. The applicant provided high level details on each of the requests but did not follow up with detailed narratives or provide an updated plan for review as requested by Staff. One of the Northeast District goals is to encourage the use of sustainable, environmentally-friendly building and site development techniques. One of the ways the City accomplishes that is through landscaping. The district guidelines state: “Sustainability, in terms of the landscape, is the ability of plant species to maintain healthy growth with minimal human assistance. Selecting plants suited for a specific condition is key to their sustainability over time. Benefits of utilizing sustainable plant species include less time spent towards maintenance, less maintenance costs, and positive contributions to the larger environment and its ability to perpetuate itself.” In order to accomplish that, the City requires landscape plantings to be selected from a list of preferred trees and shrubs. Variance #1 - Rock Mulch The applicant has requested a variance from the requirements in: • Appendix C of the Zoning Ordinance, the Northeast District Plan and Design Guidelines Landscape Standard that requires mulch and • City of Corcoran Standard Detail Plate LAN-2, LAN-3, and LAN-4, which require shredded hardwood mulch to be used in all developments. The applicant installed rock mulch rather than the approved wood mulch along the building and parking lot. Figure 1 - Site Photo from Inspection on August 29, 2025 90 Page 5 of 9 The burden of proof is on the applicant to show that all of the following criteria have been met: A. There are practical difficulties in complying with the zoning ordinance. The applicant has stated that the use of rock mulch is more manageable for the type of business conducted, with pets and urine. They also have stated it is easier to maintain and keep clean due to the heavy traffic on site and nearby with both Stieg Road and Country Road 101. Other users in the Northeast District, including the Brockton Lane Business Park with more than 500,000 sq. ft. of industrial space, have been required to comply with these standards and use hardwood mulch. The applicant states that it “would cost thousands of dollars” to replace the existing rock; however, the approved plans did show hardwood mulch as required by the ordinance and the applicant and/or their contractor installed an unapproved material that was not on the approved plan. The applicant has not provided any information to support a finding of a practical difficulty in complying with the plan. Economic considerations alone do not justify a variance. Requiring the applicant to replace the rock mulch with the hardwood mulch as shown on the approved landscape and required by the City Council would be an inconvenience but not a practical difficulty. Alternatively, the City Council could find requiring the use of hardwood mulch does constitute a practical difficulty for this type of business. B. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based are not unique to this property. All other developments in the Northeast District are required to use hardwood mulch rather than rock mulch. The applicant states that having to replace the rock mulch with approved hardwood mulch would be a financial hardship with no functional benefit. However, hardwood mulch helps the City meet sustainability goals in the Northeast District because, according to the University of Minnesota Extension, it: • Retains moisture: helps soil hold water, reducing the need to water— especially helpful during dry Minnesota summers. • Suppresses weeds: blocks sunlight, making it harder for weeds to sprout. • Improves soil: organic mulch breaks down over time, adding nutrients. • Regulates temperature: insulates roots from extreme heat and cold. • Prevents erosion: reduces soil runoff during heavy rains. 91 Page 6 of 9 Alternatively, the City Council could find that applicant’s business is unique and the practical difficulties were not created by the landowner. If the Council finds this to be true, they must provide findings to support this conclusion. C. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will alter the essential character of the locality. Other businesses, including Brockton Lane Business Park to the north of the site, have been required to use hardwood mulch. Alternatively, the City Council could find that the variation will not alter the essential character of the locality as previous developments were allowed to use rock mulch prior to adoption of the current standards. D. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will not be in harmony with the general purpose and intent of the Northeast District, which is to encourage the use of sustainable, environmentally- friendly building and site development techniques. Use of rock mulch instead of hardwood mulch is inconsistent with this goal. Alternatively, the City Council could find that the use of the rocks instead of mulch would be in harmony with providing high-quality land covers that are durable and maintainable for commercial use. E. The variance is consistent with the Comprehensive Plan. The use is consistent with the Comprehensive Plan and it does not mention anything regarding this specific request. F. The City may impose conditions on the variance to address the impact of the variance. If the City Council chooses to approve this variance, Staff recommends adding a condition that restricts the use of rock mulch to areas immediately adjacent to the parking lot only while requiring the applicant to use hardwood mulch under all other trees and plantings elsewhere on the lot. 92 Page 7 of 9 Variance #2 - Non-Native Plants in the Northeast District The applicant has requested a variance from the landscape standards in Appendix C of the Zoning Ordinance (Northeast District Plan and Design Guidelines), which list approved tree and shrub species. The applicant is using hydrangeas which are non- native and for this reason were not included in the Northeast District approved plantings. The applicant is also using hydrangeas as screening for headlights for the parking lot along Stieg Road, and these plants are not considered or approved as screening plants due to their limited height and the lack of year-round screening provided due to seasonal dieback. The burden of proof is on the applicant to show that all of the following criteria have been met: A. There are practical difficulties in complying with the zoning ordinance. All developments in the Northeast District are required to use species from the approved list that was made to promote native species. These species must be used to meet the minimum landscape requirements; however, additional landscaping may be planted and other materials may be used. Hydrangeas are not banned; however, they cannot be used to count towards the minimum planting requirements in the Northeast District. Also, they should not be used for parking lot screening as they do not provide year-round screening. The applicant can retain the hydrangea plants as long as additional approved materials are planted to meet the minimums. Alternatively, the applicant can remove them and plant the landscaping in accordance with the approved plan. Staff does not find there are practical difficulties with this requirement. Alternatively, the City Council could find that there are practical difficulties as the plants are already in place. However, economic considerations alone are not justification for a variance, so the City Council should provide finding of fact if they find that there are practical difficulties. B. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based are not unique to this property. The landowner prepared a landscape plan that complied with ordinance standards, but did not install the landscaping in accordance with the plan. 93 Page 8 of 9 Alternatively, the City Council could find that the conditions facing this developer are unique and for those reasons this business should not be required to comply with the permitted species list in the Northeast District. The Council should provide findings if they believe that there are unique circumstances not caused by this landowner. C. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. While the use of hydrangeas is not recommended as they are not a native species, other developments in the area use them as additional landscaping. They are not an invasive or destructive species. D. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will not be in harmony with the general purpose and intent of the Northeast District, which is to provide for development with native species and prairie plantings. E. The variance is consistent with the Comprehensive Plan. The use is consistent with the Comprehensive Plan and it does not mention anything regarding this specific request. F. The City may impose conditions on the variance to address the impact of the variance. If the City Council does determine that the variance should be approved, they could add conditions to address the use of non-native species. Summary The application would allow the applicant to maintain the existing landscaping on the site to meet the minimum planting requirements. The variances requested are for: 1. Variance to use rock mulch where it is prohibited and wood-based mulch is required. 2. Variance to allow for non-native hydrangeas to count to the landscape requirements in the Northeast District where they are not an approved species. 94 Page 9 of 9 Additionally, the applicant has applied for a Site Plan Amendment for the new locations and types of landscaping that does not match the approved plan. The applicant has submitted a partial “as-built” landscape plan; however it does not contain enough details to confirm the exact number, type, and location of the plantings on the site today. The applicant will be required to submit a complete and accurate as-built in order to receive any review or decision on the site plan amendment. This will be reviewed administratively; however, it cannot be done until the City Council acts on these variances. The applicant has planted materials in the future right-of-way of Cedar Lane, which was not shown on the approved landscape plan. The City Engineer does not object to these plantings as the road improvements will be triggered by the applicant should they choose to develop the adjacent property. The landowner will be required to enter into an encroachment and maintenance agreement to allow these planting materials to remain in the public right-of-way. If the street is constructed, the materials will need to be replaced elsewhere on the lot at that time. Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and has found the requested items are not in compliance with the ordinance standards and recommends denial of both applications as staff finds that the variance standards have not been met. The Planning Commission also reviewed this application and recommended denial 4-0 with the same findings of fact. The City Council should review each request carefully and clearly articulate the findings of fact for any approval of the variances. 5. Action Move to adopt Resolution 2026-30 denying both variances, as recommended by the Planning Commission. Attachments 1. Applicant Narratives dated February 13 and March 6, 2026 2. Approved Landscape Plan dated June 30, 2025 3. “As-built” Landscape Plan dated February 13, 2026 4. Resolution 2023-85 approving the Site Plan and Conditional Use Permit dated September 28, 2023 5. City Details Sheet LAN-2, LAN-3, and LAN-4 dated June 28, 2024 6. Landscape Inspection Packet dated September 12, 2025. 7. Resolution 2026-30 Denying Variances 95 Narrative Dated February 13, 2026 96 Invoice provided by the applicant for the materials not on the approved landscape plan 97 98 Invoice provided by the applicant for the materials on the approved landscape plan 99 10 0 I am writing to provide the variance narratives regarding the landscaping at Red Barn Pet Retreat, located at the corner of Highway 101 and Stieg Rd. The landscaping adjustments installed are a significant upgrade from the existing ordinance for the following reasons: - Durability and Maintenance: Landscape rock is much easier to maintain than the alternatives. It neutralizes the effects of dog urine and resists displacement caused by high winds, snow removal, and heavy rain. - Suitability for Location: Given our location in an open, high-traffic area, the property is frequently affected by passing snow plows and environmental elements. The current landscaping is specifically designed to withstand these conditions. - Compliance and Quality: The project is entirely in line with the city's comprehensive plan. The adjustments serve the intended purpose of the ordinance while offering higher quality and performance than the standard requirements. Replacing these high-quality materials would cost thousands of dollars without providing a functional benefit. We believe these upgrades contribute to making this one of the premier commercial properties in the city. Narrative Dated March 6, 2026 101 X X XX XX X WELL X X X X X X X X X X X X X X X X XX XX X WELL X X X X X X X X X X X X X X >>>>>>>> >>>>>>>> >>>>>> > > > X X XX XX X I S COCO I I I I I I I I I I I I I I WELL XX X X X X X X X X X X >>>>>>>> >>>>>>>> >>>>>> > > > STIEG RD BR O C K T O N L N DECORATIVE FENCE MAPLE RIVER BIRCH 4- HONEYLOCUST 2- MAPLE 3- BALSAM FIR BLACK HILLS SPRUCE BALSAM FIR BLACK HILLS SPRUCE BALSAM FIR BLACK HILLS SPRUCE CRABAPPLE BLACK HILLS SPRUCE 3- BLACK HILLS SPRUCE BALSAM FIR 3- MAPLE 2- MAPLE 3- BLACK HILLS SPRUCE 2- BALSAM FIR 13- VIBURNUM 9- BUSH HONEYSUCKLE 5- SERVICEBERRY 5- SERVICEBERRY 7- NANNYBERRY 28- BUSH HONEYSUCKLE 7- NANNYBERRY CRABAPPLE CRABAPPLE CRABAPPLE CRABAPPLE CRABAPPLECRABAPPLE 3- BALSAM FIR 2- HONEYLOCUST 11- SERVICEBERRY 10- SERVICEBERRY SIGN 5- DOGWOOD11- VIBURNUM Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue of 24 Sa v e : 6 / 3 0 / 2 0 2 5 5 : 1 1 P M v t o r z e w s k i P l o t : 6 / 3 0 / 2 0 2 5 5 : 3 9 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 2 5 - P l a n L A \ R A 1 7 2 4 3 2 L A _ 3 . d w g VT VT KW 25 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue ofADDRESS CITY COMMENTS 6/21/2024A RAMGC - 172432 LANDSCAPE PLANRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 238176.27.2024 KARL WEISSENBORN I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL LANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 0 feetscale 30 6030 15 ADDRESS CITY COMMENTS 6/23/2025C Authority Fence & Deck Montauk Vinyl Privacy Fence (or Owner approved equivalent) Standard Ht Option: 48" Center to center post spacing: 8' Post: 5"x5"x72" Standard post depth: 36" Horizontal dimensions: 2" Thick x 7" Wide (Bottom) 2" Thick x 7" Wide (Middle) 2" Thick x 3 1 2" Wide (Top) Picket dimensions:7 8" Thick x 7" Wide (Bottom) 1 1 2" Thick x 1 1 2" Wide (Top) Ground clearance: 1.5" (Grade variations will cause inconsistent ground clearance measurements) ADDRESS CITY COMMENTS 6/30/2025D *any changes to fence or planting plan must be submitted for City review and approval. 10 2 "As Built" Landscape Plan provided by the applicant 103 10 4 10 5 10 6 10 7 10 8 10 9 11 0 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue of 25 Sa v e : 6/ 3 0 / 2 0 2 5 5 : 1 1 P M vt o r z e w s k i P l o t : 6/ 3 0 / 2 0 2 5 5 : 1 1 P M X: \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 2 5 - P l a n L A \ R A 1 7 2 4 3 2 L A _ 3 . d w g VT VT KW 25 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue ofA 6/27/2024 6/21/2024 B ADDRESS CITY COMMENTS ADDRESS CITY COMMENTS RAMGC - 172432 LANDSCAPE DETAILSRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 238176.27.2024 KARL WEISSENBORN I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL LANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 6/23/2025CADDRESS CITY COMMENTS 6/30/2025DADDRESS CITY COMMENTS 11 1 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-2288 Administrative Offices Public Works Offices 9100 County Road 19 Corcoran, MN 55357 A Hidden Gem Waiting To Be Discovered www.corcoranmn.gov Phone: 763-420-2652 Phone: 763-420-8966 Police Department Offices 8200 County Road 116 Corcoran, MN 55340 September 11, 2025 Daniel Benjamin B&D Commercial 101, LLC 19520 Stieg Rd Corcoran, MN 55374 RE: Red Barn Pet Retreat (city file 24-007) – Landscape Warranty Inspection Daniel, On August 28, 2025, we received a letter from your landscape installer regarding your landscape planting, and in the effort of getting the inspection going, we inspected the site on August 29, 2025, for the purpose of starting the landscape warranty period. I completed the landscape inspections and found the landscaping does not match the approved plans or meet the district standards. We cannot start the landscape warranty period until the landscape is installed according to plans and is found in acceptable health. While inspecting the site, many of the plants were planted in correct locations, but species were incorrect and there were unapproved ground cover materials. Also, many of the plant species found did not match approved plans and are not permitted on this site. The plans must match the landscape plan approved on June 30, 2025, and enclosed in this letter. The species of plant, locations grouping, and size must all meet City Code requirements. Here are some examples found at the property: - Rock base instead of wood mulch or other natural ground covers are not permitted. These are found along parking areas currently. - Hydrangea bushes are planted along the south parking lot line where two other approved species are shown. Hydrangeas are not allowed in the Northeast District and this was laid out in both the landscape plan approval this year and in the conditions of approval. - Many plants are missing in some areas, while additional plants that are in mixed health are found in areas where they are not allowed off of the property line and in the future ROW of Cedar Lane. These plants must be moved, replaced, and planted in order to count. - The turf and seeding of stormwater areas and other non-sodded areas is not evident and needs to be established before a full review can take place. Ensure you are using the approved seeding mix that is dependent on the areas around your property. - The fence in the front yard does not match the fence example on the plans. Plans need to be updated. 112 Daniel Benjamin 2 September 11, 2025 The City will also conduct wetland buffer inspections for this development on or around the same date as the landscape inspection if applicable. Those inspections will be conducted separate from the landscape inspections. A separate memo will be provided indicating the status of the wetland buffer and whether any corrections are necessary to bring the buffer into compliance with the approvals and Zoning Ordinance standards for wetland buffers. Landscape inspections will primarily be conducted in the summer and fall. No 2025 landscape inspections will occur after October 31, 2025. Please call me at 612.638.0225 or email me at klindahl@landform.net if you have questions. Sincerely, Kendra Lindahl, AICP Consulting City Planner Copy: Zeke Peters, AICP, City Planner (city file no. 24-007) Natalie Davis McKeown, Community Development Director Kevin Mattson, Public Works Director Tony Kaster, City Wetland Specialist Jamie Cacka, Ram General Contracting, Inc. 113 Red Pet Barn Retreat Landscape Inspection Photos City File No. 24-007 Date of Inspection: August 29, 2025 1 Figure A: This area does not match the plans. This species is not allowed in this district, and rock ground cover is also not allowed. Replace with approved plan items and ground covers. Figure B: This tree is overwatered and is dying. Please watch this tree and consult with you landscaper on health. If it dies it will need to be replaced. Figure E: Missing plants that are shown on the plans along the parking area. As well the area is not established or seeded yet. Please plant the missing material. Verify health of all plants as well, as many are dying. Figure C: This tree is overwatered and is dying. Please watch this tree and consult with you landscaper on health. If it dies it will need to be replaced. 114 Red Pet Barn Landscape Inspection 2 August 29, 2025 Figure F.1: This area is not established or seeded yet. Please verify ground cover and health of all plants. Figure F.2: These planst do not match the approved plans and species requiremnts. As well the seeding has not been established. Figure G: These plants are not on the plan, in the future ROW, and many are dead. These plants must moved out of the ROW. 115 X X XX XX X WELL X X X X X X X X X X X X X X X X XX XX X WELL X X X X X X X X X X X X X X >>>>>>>> >>>>>>>> >>>>>> > > > X X XX XX X I S COCO I I I I I I I I I I I I I I WELL XX X X X X X X X X X X >>>>>>>> >>>>>>>> >>>>>> > > > STIEG RD BR O C K T O N L N DECORATIVE FENCE MAPLE RIVER BIRCH 4- HONEYLOCUST 2- MAPLE 3- BALSAM FIR BLACK HILLS SPRUCE BALSAM FIR BLACK HILLS SPRUCE BALSAM FIR BLACK HILLS SPRUCE CRABAPPLE BLACK HILLS SPRUCE 3- BLACK HILLS SPRUCE BALSAM FIR 3- MAPLE 2- MAPLE 3- BLACK HILLS SPRUCE 2- BALSAM FIR 13- VIBURNUM 9- BUSH HONEYSUCKLE 5- SERVICEBERRY 5- SERVICEBERRY 7- NANNYBERRY 28- BUSH HONEYSUCKLE 7- NANNYBERRY CRABAPPLE CRABAPPLE CRABAPPLE CRABAPPLE CRABAPPLECRABAPPLE 3- BALSAM FIR 2- HONEYLOCUST 11- SERVICEBERRY 10- SERVICEBERRY SIGN 5- DOGWOOD11- VIBURNUM Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue of 24 Sa v e : 6 / 3 0 / 2 0 2 5 5 : 1 1 P M v t o r z e w s k i P l o t : 6 / 3 0 / 2 0 2 5 5 : 3 9 P M X : \ P T \ R \ R A M G C \ 1 7 2 4 3 2 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 2 5 - P l a n L A \ R A 1 7 2 4 3 2 L A _ 3 . d w g VT VT KW 25 Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue ofADDRESS CITY COMMENTS 6/21/2024A RAMGC - 172432 LANDSCAPE PLANRED BARN PET RETREAT SITE DESIGN CORCORAN, MINNESOTA 238176.27.2024 KARL WEISSENBORN I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL LANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 0 feetscale 30 6030 15 ADDRESS CITY COMMENTS 6/23/2025C Authority Fence & Deck Montauk Vinyl Privacy Fence (or Owner approved equivalent) Standard Ht Option: 48" Center to center post spacing: 8' Post: 5"x5"x72" Standard post depth: 36" Horizontal dimensions: 2" Thick x 7" Wide (Bottom) 2" Thick x 7" Wide (Middle) 2" Thick x 3 1 2" Wide (Top) Picket dimensions:7 8" Thick x 7" Wide (Bottom) 1 1 2" Thick x 1 1 2" Wide (Top) Ground clearance: 1.5" (Grade variations will cause inconsistent ground clearance measurements) ADDRESS CITY COMMENTS 6/30/2025D *any changes to fence or planting plan must be submitted for City review and approval. 11 6 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-30 Page 1 of 3 Motion By: Seconded By: DENYING TWO VARIANCES FOR RED BARN PET RETREAT AT 10300 CEDAR LANE (PID 01-119-23-41-0028) (CITY FILE NO. 24-007) WHEREAS, Daniel Benjamin (“the applicant”) is requesting approval of two variances on property legally described as follows: Lot 1, Block 1 of the Red Barn Pet Retreat Addition, Hennepin County, Minnesota Abstract Property WHEREAS, the Planning Commission has reviewed the variances at a duly called public meeting on April 3, 2026, and recommended denial of both variances 4-0. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby denies the request, subject to the following findings and conditions: 1. The requested variance from Appendix C of the Zoning Ordinance, the Northeast District Plan and Design Guidelines Landscape Standard that requires mulch and the City of Corcoran Standard Detail Plate LAN-2, LAN-3, and LAN-4, which require shredded hardwood mulch to be used in all developments requirement is denied based on the finding that the standards in Section 1070.040 of the City Code have not been met. Specifically: a. There are no practical difficulties in complying with the Zoning Ordinance. The applicant has not provided any details beyond economic considerations for the use of rock mulch. b. The conditions upon which the petition is based are not unique to this property. All other developments in the Northeast District are required to use hardwood mulch rather than rock mulch. The applicant has not identified property characteristics which present a barrier to compliance with the Zoning Ordinance and replacement/correction cost impacts are attributable to the landowner and cannot be considered. c. The granting of the variation will alter the essential character of the locality. Other businesses have been required to use hardwood mulch. d. The variance will not be in harmony with the general purpose and intent of the Northeast District, which is to encourage the use of sustainable, environmentally- friendly building and site development techniques. 2. The requested variance from the landscape standards in Appendix C of the Zoning Ordinance, the Northeast District Plan and Design Guidelines, that require native 117 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-30 Page 2 of 3 species requirement is denied based on the finding that the standards in Section 1070.040 of the City Code have not been met. Specifically: a. There are no practical difficulties in complying with the Zoning Ordinance. The applicant is allowed to maintain and keep the non-native plants, but they may not count towards the required number of plantings. Hydrangeas are a non-native species and are not listed as a permitted species in the Northeast District Plan and Design Guidelines. b. The conditions upon which the petition is based are not unique to this property. The landowner prepared a landscape plan that complied with ordinance standards but did not install the landscaping in accordance with the plan. All landowners in the Northeast District are required to select native plants from the preferred planting list in the City Code. The applicant has not identified a characteristic of the property which acts as a unique barrier to compliance with the City Code. c. The variance will not be in harmony with the general purpose and intent of the Northeast District, which is to provide for development with native species and prairie plantings. Hydrangeas are permitted on site but cannot be used to provide the minimum landscape requirements or parking lot screening. 3. The Site Plan Amendment is denied based on the finding that the variances denied and therefore the site plan as proposed cannot be approved. 4. The plantings on site must be brought into compliance to match the landscape plan approved on June 30, 2025. 5. 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 approved plans and specifications will suffice. 6. A similar application for a variance affecting the same property shall not be considered again by the City Council for at least 6 months from the date of this denial pursuant to Section 1070.040 Subd. 3.C(14) of the City Code. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean 118 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-30 Page 3 of 3 Whereupon, said Resolution is hereby declared adopted on this 23rd day of April 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 119 STAFF REPORT Agenda Item: 6.i Council Meeting: April 23, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Wiseman Garage CUP Action Required: Summary Allan Dorney Construction MN Inc, the applicant, requests approval of a conditional use permit (CUP) to allow an accessory structure with sidewalls that that would exceed the limit of 10 feet in the front yard at 7938 Maple Hill Road. Property owners can request deviation from the sidewall height limitations for accessory structures via a CUP. Recommendation Staff recommend approval of the draft resolution approving the CUP for a detached garage exceeding the allowed accessory sidewall limit of 10 feet in the side yard. Council Action Attachments 1. 2026-04-23_Wiseman_Garage_CUP_CC_Staff_Report.pdf 120 Page 1 of 6 STAFF REPORT City Council Meeting: April 23, 2026 Prepared By: Dwight Klingbeil Topic: Wiseman Garage CUP (PID 24-119-23-31-0008) (City File No. 26-004) Action Required: Decision 1. Application Request Allan Dorney Construction MN Inc, the applicant, requests approval of a conditional use permit (CUP) to allow an accessory structure with sidewalls that that would exceed the limit of 10 feet in the front yard at 7938 Maple Hill Road. Property owners can request deviation from the sidewall height limitations for accessory structures via a CUP. 2. Planning Commission Review The Planning Commission reviewed this item during their April 2, 2026, meeting. The discussion included a question regarding the proposed grading plan, which would create a 3:1 slope around the structure, and staff’s recommended condition to revise the slope to 4:1 or less. The Commission also considered the possibility of revisiting the CUP requirement related to accessory structure sidewall height. After some discussion, the Commission voted 4:0 to recommend approval of the draft ordinance as presented. 3. Context Zoning and Land Use The 11.47-acre property is zoned Urban Reserve (UR) and guided for Low Density Residential uses. The property is located within the Metropolitan Urban Service Area (MUSA), and is located within the third stage of the City’s 2040 Staging Plan. The property has an existing single-family home and a detached accessory structure. Surrounding Properties The properties to the north and west are also zoned UR and guided for Low Density Residential uses, and are currently used for a mix of residential and agricultural uses. Figure 1 Project Location 121 Page 2 of 6 The property to the east is zoned Public/Institutional (P/I), guided for Public/Semi-Public uses and is currently used by the Rush Creek Golf Course Club. Natural Characteristics of the Site The 2040 Natural Resources Communities Quality map identifies a medium quality wetland on the northern quarter of the property. This is identified as an Emergent and Shrub wetland plant community. The proposed structure is not located near this wetland area. 4. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report. The detailed comments are included in the attached Engineering Memo, and the approval conditions require compliance with the Memo. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. I. Accessory Structure CUP The applicant proposes to construct a detached garage of 1,600 square feet, with sidewalls of 12 feet within the front yard of the 11.47-acre parcel. Location and Setbacks The proposed building location is in the front yard which is allowed. The garage meets the 10-foot minimum separation from the residence and existing accessory structure. The structure is closest to the side property line to the east, with a setback of 88.8 feet where a 20-foot minimum setback is required. The proposed placement far exceeds the front, side, and rear setbacks (50 feet, 20 feet, and 15 feet respectively). Size Figure 2 Site Layout 122 Page 3 of 6 Section 1030.020 of the Zoning Ordinance allows a property of this size to have an accessory structure footprint of up to 3,969 square feet by-right, excluding the first 1,000 square feet of attached accessory structure space. Currently, there is an attached garage of ~862 sq. ft., and a detached garage of ~1,940 sq. ft. Since the attached garage area is less than 1,000 sq. ft., it is not included in the allowed footprint calculations. The proposed 1,600 sq. ft. structure would increase this footprint to 3,540 sq. ft. for the 11.47-acre property. Building Height The building is located in the front yard where the by-right sidewall height is limited to 10 feet. However, this limit can be bypassed through approval of a CUP. The applicant requests a sidewall height of 12 feet. The overall height of the structure is measured at 20 ft 4 in does not exceed the 35-foot height limit for the UR district. Architectural Standards The proposed structure consists of Galvanized Wick Steel siding and roofing, with stone wainscotting on each elevation. Section 1030.020, Subd. 6 and Section 1060.050, Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing on Accessory Structures via a Certificate of Compliance, provided that they meet the standards adopted by the Minnesota State Building Code and have been treated with a factory applied color coating system that protects against any fading or degradation. The applicant has provided documentation confirming compliance with these requirements. The Zoning Ordinance requires eaves (i.e., the underside or soffits on the side) and overhangs (i.e., the edge extending over the front and rear elevations) of at least 12 inches. The applicant is proposing eaves and overhangs of 24 inches around the entirety of the structure All eaves and overhangs comply with this requirement. Grading and Drainage Existing conditions of the site show drainage from the southwest to the northeast. The proposed plan shows proposed grades around the building. The proposed grades appear to maintain the existing drainage patterns. However, the proposed grades would have a slope of 3:1. To ensure that the property owner can maintain the vegetation on Figure 3 Building Elevation 123 Page 4 of 6 the slope, the grading plan must be revised to show a slope of 4:1 or less. The final grading plan will be reviewed and approved with the building permit. Conditional Use Permit Standards The applicant requests a CUP to exceed the allowable sidewall height of 10 feet with a CUP. In order to grant a CUP, the standards of Section 1030.020 Subd. 5.D.: 1. The proposed use shall be in conformance with all City regulations. If the CUP is approved with the conditions of approval outlined in the staff report, the use will comply with the district regulations for the UR zoning district. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites, and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. The applicant submitted a certificate of survey and site plan that show the existing structures, septic sites, and wells, as well as the proposed accessory structure and proposed septic system. However, it is unclear how the proposed structure will connect to the existing well. The applicant shall revise their plans to identify whether the new building will be served by the existing well or a new well. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed building is not in conflict with the Comprehensive Plan. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The establishment, maintenance, or operation of the use will promote and enhance the public welfare as it will allow the property owner to properly store vehicles on their property rather than relying on exterior storage. The CUP for the accessory building would not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. The building is proposed to be below the 35-foot maximum building height allowed for principal buildings in the UR district. The building would meet or exceed all setback requirements for the UR district. 124 Page 5 of 6 c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Assuming the recommended conditions of approval are adopted, staff does not find reason to believe the CUP for the accessory structure would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The proposed use will allow for proper storage of items such as vehicles on the property that will protect the use, enjoyment, and property values of surrounding properties. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are used for a mix of residential and agricultural uses, as well as public/institutional uses. The height of the proposed sidewalls do not preclude improvement or further development of the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed use. An additional accessory building will not impact the demand for services. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The proposed use is in conformance with the City regulations. The proposed improvements meet setbacks, size requirements, architectural requirements, and the underlying requirements of the Urban Reserve zoning district. A condition of approval included in the draft resolution is that the structure cannot be used for commercial use without a separate approval for a home occupation, nor can it be used as a living space without separate approval for an accessory dwelling unit to ensure compliance with the land use requirements of the RR zoning district g. The conditional use and site conform to performance standards as specified by this Chapter. 125 Page 6 of 6 The CUP and site would conform to the applicable performance standards of the Zoning Ordinance. 4. The building materials standards required by this Section have been met. As noted previously, the applicant proposes to use steel siding for exterior materials. Section 1060.050 Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing provided they meet the Minnesota State Building Code standards and are treated with a factory applied color coating system that protects against fading. Documentation has been provided confirming compliance with this standard. 5. The proposed building will be compatible with surrounding land uses. The proposed use is compatible with the surrounding land uses which include agricultural, large-lot residential uses, and a golf course, where it not uncommon for accessory structures of this height to exist. 5. Recommendation Staff recommend approval of the draft resolution approving the CUP for a detached garage exceeding the allowed accessory sidewall limit of 10 feet in the side yard. Attachments: 1. Resolution 2026-34 Approving the Conditional Use Permit 2. Engineering Memo dated March 4, 2026 3. Applicant Narrative 4. Certificate of Survey received on February 17, 2026 5. Building Plans received on February 17, 2026 126 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-36 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A DETACHED ACCESSORY STRUCTURE AT 7938 MAPLE HILL ROAD (PID 24-119-23-31-0008) (CITY FILE 26-004) WHEREAS, Allan Dorney Construction MN Inc, on behalf of the landowner, requests approval of a conditional use permit to allow an accessory building with a sidewall height of 12’ at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A conditional permit is approved, in accordance with the application received by the City on February 17, 2026, and additional information received on March 10, 2026. 2. The applicant shall comply with all conditions of the City Engineer’s memo dated March 4, 2026. 3. A conditional use permit is approved to allow an accessory building with sidewalls that have a height of 12 feet in the front yard, based on the finding that the specific criteria standards in Section 1030.020 Subd.5.D. are satisfied: a. The proposed use conforms with City regulations, as it meets the necessary setback requirements, architectural requirements, and the underlying requirements of the Urban Reserve zoning district. b. A certificate of survey identifying all existing structures on site has been provided. c. The proposed use complies with the Conditional Use Permit standards as outlined in Section 1070.020: i. The proposed building does not conflict with the Comprehensive Plan. ii. The establishment, maintenance, and operation of the use will promote and enhance the public welfare as it will allow the applicant to properly store vehicles on his property rather than rely on exterior storage. iii. The use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor will it substantially diminish and impair property values within the neighborhood. 127 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-36 Page 2 of 4 iv. The establishment of the use will not preclude improvement or further development of the surrounding properties. v. The use will not impact the demand for services as there are adequate public facilities available for the building. vi. The use will comply with the district regulations of the Urban Reserve zoning district. vii. The proposed use complies with the performance standards for accessory structures within the Zoning Ordinance. d. A Certificate of Compliance which confirms compliance with the building material requirements of the Zoning Ordinance has been issued. e. The proposed building is compatible with the surrounding land use. 4. A certificate of compliance has been issued for the proposed siding based on the documentation received from the applicant on March 10, 2026. 5. The applicant shall revise plans to identify whether the proposed structure will be served by the existing well or a new well. 6. The structure cannot be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 7. The structure cannot be used as an Accessory Dwelling Unit unless the applicant applies for City approval and such approval is granted. 8. Prior to issuance of a building permit, the applicant/landowner must complete the following: a. A grading plan must be submitted for final approval per the City’s Engineer Memo. The grading plan should include a maximum slope of 4:1 or flatter, as required by the City Engineer. b. The approving resolution must be recorded at Hennepin County. c. The applicant/landowner must provide proof of recording to the City. 9. The applicant must maintain a positive escrow balance through the duration of the project. If the escrow balance becomes negative, the applicant must pay any balance due plus a new deposit for anticipated remaining staff time within 30-days of receiving a notice from the City. 10. A final inspection of the project to confirm the building is constructed to plan is required prior to final reconciliation and release of the escrow account with the City. 128 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-36 Page 3 of 4 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 23rd day of April, R26. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 129 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-36 Page 4 of 4 ATTACHEMENT A Lot 1, Block 1, Palmers Rolling Hills Estates 2nd Addition 130 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Project: Wiseman Garage CUP – Site Plan Review Date: February 18, 2026 Exhibits: This Memorandum is based on a review of the following documents: 1. Certificate of Survey for Atherton Wiseman by 45 North Land Surveying dated 12/15/2025 2. Building Plans for Wiseman Project by Driftless Area Design LLC dated 9/30/2025 Comments: General: 1. The applicant is proposing a garage plan on the property southeast of the existing shed. The outbuilding is proposed to be accessed of the existing bituminous drive to the shed. 2. The survey shows the garage elevation and grading around the building. The grading appears to maintain the existing drainage patterns. The slopes proposed are 3:1 and should be modified to be 4:1 to ensure they are maintainable. and in accordance with City Standards. 3. The survey indicates a wetland along the northern portion of the parcel which is not near the proposed improvements. 4. The proposed disturbance is anticipated to be below the thresholds which would require a stormwater management plan. Should the site plan drastically change and disturb a significant area, the applicant shall be responsible for meeting all regulatory requirements. 5. The building is proposed to have sewer and water. The location of the septic tank is shown on the survey. The survey should identify how water will be provided, either through a new well or connection to the existing well. End of Comments 131 13 2 993.3 992.1 992.4 992.3 992.7 992.8 992.7 988.2 988.2 988.2 988.0 994.1 993.8 993.5 992.9 993.3 993.4 993.8 993.6 993.7 993.7 994.3 994.2 994.2 994.1 994.0 993.9 993.8 993.9 993.8 993.9 994.0 994.1 994.2 994.3 985.5 985.4 985.4 985.6 985.6 985.4 985.3 985.3 985.4 985.3 985.4 985.5 985.5 985.6 985.5 985.7 985.6 985.6 985.7 985.5 985.5 985.7 991.9 986.4 FDN NAIL 981.9 FDN NAIL 974.8 FDN NAIL 964.3 FDN NAIL 943.9 FDN NAIL 937.7 FDN NAIL 949.8 FDN NAIL 959.7 FDN NAIL 964.0 FDN NAIL 972.0 FDN NAIL 977.5 FDN NAIL 996.2 FFE 990.9 FIP 1/2" OPEN 989.6 FIP 1/2" OPEN 989.1 FIP 1/2" OPEN 987.6 FIP 1/2" OPEN 950.0 FIP 1/2" OPEN 988.4 GFE 988.2 GFE 994.3 GFE 994.3 GFE 985.6 GFE 983.0 986.8 989.9 991.3 991.5 991.7 991.7 991.5 991.4 991.8 991.9 992.0 991.7 991.5 991.4 991.2 990.6 989.7 988.8 987.4 985.9 LFE 986.0 LFE 99 1 . 4 PR O P A N E T A N K 990.1 983.4 FIP RLS# 994.2 WELL 934.4 WET-1 934.7 WET-2 935.6 WET-3 934.5 WET-4 933.9 WET-5 934.7 WET 934.6 WET 935.6 WET 935.7 WET 60 . 2 32.3 60 . 1 32.2 WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL WL OH U OH U OH U OH U OH U OH U OH U COLUMN COLUMN DECK DECK POOL 25 . 0 14.1 7. 7 1.9 6. 0 1.9 8. 0 18.2 9. 6 37.7 32 . 1 13.2 3. 5 3.3 2. 5 5.4 2. 5 3.2 3. 5 11.5 1.0 6. 0 20.4 1. 0 12.0 EXISTING STURCTURE 4 SEASON PORCH ABOVE CONC. BELOW AC E EX I S T I N G S T U R C T U R E AP P R O X I M A T E S E P T I C F I E L D ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W E T L A N D ~ ~W E T L A N D ~ ~W E T L A N D ~ EDGE OF WETLAND ED G E O F W E T L A N D S89°21' 3 6 " E 5 2 0 . 0 4 S0 0 ° 0 0 ' 5 4 " E 8 7 7 . 5 5 S0 0 ° 0 0 ' 5 4 " E 9 8 1 . 5 5 N87 ° 1 6 ' 1 5 " W 2 5 2 . 8 6 A= 7 5 . 8 4 R= 5 1 0 . 0 0 Δ= 8 ° 3 1 ' 1 1 " A= 3 2 . 6 4 R= 1 1 0 . 0 0 Δ= 1 7 ° 0 0 ' 0 0 " A= 1 8 4 . 3 1 R= 6 6 0 . 0 0 Δ= 1 6 ° 0 0 ' 0 0 " 10 0 . 0 0 10 0 . 3 2 99 . 3 2 10 0 . 2 4 10 0 . 1 9 97 . 1 3 28 0 . 3 7 10 1 . 9 2 98 . 5 9 10 0 . 1 1 10 0 . 1 4 11 5 . 5 4 85 . 3 2 37 9 . 9 3 PA L M E R S R O L L I N G H I L L S ES T A T E S 2 N D A D D I T I O N UN P L A T T E D BL O C K 1 LO T 1 97 0 97 2 97 4 97 6 97 8 980 98 2 98 4 98 6 98 8 98 8 97 0 97 2 97 4 97 6 98 2 98 0 97 8 98 4 986 98 8 98 4 PROPOSED 40'X40' STRUCTURE GFE:988.3 FEET TFE:988.8 FEET 99 0 99 2 99 0 99 2 99 0 MO W / T R E E L I N E MO W / T R E E L I N E MO W / T R E E L I N E MOW/ T R E E L I N E MOW/ T R E E L I N E MO W / T R E E L I N E MOW/TREE LINE MOW / T R E E L I N E 98 0 98 2 89.3 88.8 40 . 0 40.0 40 . 0 40.0 x(987.5) 98 2 98 4 x( 9 8 4 . 0 ) (9 8 3 . 0 ) x x( 9 8 3 . 0 ) 98 4 98 6 98 8 x(987.0) 98 6 (9 8 7 . 7 ) x (9 8 8 . 0 ) x x(988 . 0 ) (9 8 7 . 8 ) x PROPOSED CONC. PAD PROPOSED SEPTIC TANK AREA 28.0 PROPOSED P-TANK (9 8 7 . 7 ) x RET. WALL TO BE REMOVED 994.4 993.9 993.8 992.7 992.2 991.1 989.6 988.1 987.8 987.7 989.1 990.8 992.3 993.7 985.9 988.3 994.3 994.3 994.3 994.4994.4 994.3 994.0 994.0 993.5 990.9 985.8 985.7 988.2 988.4 987.6 987.4 994.0 993.3 988.2 988.2 988.2 988.0 994.1 993.8 993.5 992.9 993.3 993.4 993.8 993.6 993.7 993.7 994.3 994.2 994.2 994.1 994.0 993.9 993.8 993.9 993.8 993.9 994.0 994.1 994.2 994.3 985.5 985.4 985.4 985.6 985.6 985.4 985.3 985.3 985.4 985.3 985.4 985.5 985.5 985.6 985.5 985.7 985.6 985.6 985.7 994.15 984.01 985.5 985.5 985.7 991.9 996.2 FFE 983.0 983.8 985.0 984.0 988.4 GFE 988.2 GFE 994.3 GFE 994.3 GFE 985.6 GFE 987.8 987.6 978.2 979.6 981.1 983.0 983.2 984.9 985.8 984.4 982.4 980.6 978.7 973.6 975.0 978.7 984.3 985.9 LFE 986.0 LFE 978.2 974.7 970.7 970.5 974.5 978.9 984.0 981.0 983.6 982.8 979.6 993.7 99 1 . 4 PR O P A N E T A N K 990.1 988.4 987.7 986.8 985.8 986.0 986.8 987.5 993.1 993.2 993.2 993.2 993.1 992.7 992.2 992.0 991.6 991.7 991.8 991.6 991.7 988.8 989.7 985.7 985.8 987.9 986.6 986.2 986.3 986.6 987.2 988.5 988.1 988.1 987.6 987.5 988.1 988.2 993.9 994.0 994.1 994.0 994.0 993.9 993.7 993.3 993.5 993.1 993.2 991.4 991.2 988.2 988.1988.0 988.9 988.7 988.9 988.8 988.8 991.2 992.3 993.1 994.2 WELL 994.4 993.6 994.3 993.8 994.4 993.5 988.2 60 . 2 32.3 60 . 1 32.2 988.4 985.8 DECK DECK POOL 25 . 0 14.1 7. 7 1.9 6. 0 1.9 8. 0 18.2 9. 6 37.7 32 . 1 13.2 3. 5 3.3 2. 5 5.4 2. 5 3.2 3. 5 11.5 1.0 6. 0 20.4 1. 0 12.0 EXISTING STURCTURE 4 SEASON PORCH ABOVE CONC. BELOW AC E EX I S T I N G S T U R C T U R E ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ ~W O O D E D A R E A ~ 98 . 5 9 10 0 . 1 1 10 0 . 1 4 97 0 97 2 97 4 97 6 97 8 980 98 2 98 4 98 8 97 0 97 2 97 4 97 6 98 2 98 0 97 8 98 4 986 98 8 98 4 PROPOSED 40'X40' STRUCTURE GFE:988.3 FEET TFE:988.8 FEET 99 0 99 2 99 0 MO W / T R E E L I N E MO W / T R E E L I N E MO W / T R E E L I N E MO W / T R E E L I N E MOW/ T R E E L I N E 98 0 98 2 89.3 88.8 40 . 0 40.0 40 . 0 40.0 x(987.5) 98 2 98 4 x( 9 8 4 . 0 ) (9 8 3 . 0 ) x x( 9 8 3 . 0 ) 98 4 98 6 98 8 x(987.0) 98 6 (9 8 7 . 7 ) x (9 8 8 . 0 ) x x(98 8 . 0 ) (9 8 7 . 8 ) x PROPOSED CONC. PAD PROPOSED SEPTIC TANK AREA 28.0 PROPOSED P-TANK (9 8 7 . 7 ) x RET. WALL TO BE REMOVED HENNEPIN COUNTY 0 20 40 CALL BEFORE YOU DIG! TWIN CITY AREA: TOLL FREE:1-800-252-1166 651-454-0002 Gopher State One Call NOTES Site Address: 7938 Maple Hill Road, Corcoran, MN 553401) Parcel Area Information: 499,507 sq. ft. ~ 11.47 acres2) Utilities: Underground utilities shown hereon are by observed evidence only. We have not placed a Gopher StateOne Call for this survey. There may or may not be underground utilities in the mapped area, therefore extremecaution must be exercise before any excavation takes place on or near this site. It is the clients responsibility tocreate a Gopher State One Call ticket. 4) Bearing shown hereon are based on the Hennepin County Coordinate System (NAD83-1986). Platbearings are localized to this bearing basis. SCALE IN FEET I hereby certify that this survey, planor report was prepared by me or undermy direct supervision and that I am aduly licensed land surveyor under thelaws of the State of Minnesota. Datedthis 10th day of August, 2023. ___________________________________David B. PembertonMinnesota License No. 40344 ONLY THE CONTRACT CLIENT HAS AUTHORIZATION TO DISTRIBUTE/USE THIS HARDCOPY SURVEY OR CADD FILE IN IT'S CURRENT FORM FOR ITS ORIGINAL INTENDED PURPOSE. ANY SUBMITTAL OF THIS SURVEY TO ANY 3 PARTY FOR PERMITTING OF ANY KIND SHALL BE MADE ONLY IN THE NAME OF THE CLIENT, OR CLIENTS REPRESENTATIVE AS NAMED HEREON. THE MODIFICATION OF THIS HARDCOPY SURVEY/ EXHIBIT OR CADD FILE IS PROHIBITED WITHOUT AUTHORIZATION FROM 45 NORTH COMPANY, LLC. PARCEL LEGAL DESCRIPTION Lot 1, Block 1, PALMER ROLLING HILLS ESTATES 2NDADDITION, according to the recorded plat thereof, Hennepin County 13401 Preston Road Minnetonka, Minnesota 55345 Tel: 612-597-0453 www.45NorthLS.com 45NorthLandSurveying@gmail.com SHEET 1 OF 1 SEC.24 TWP.119 RNG. 23. LEGAL DISTRIBUTION SUBMITAL/REVISION CERTIFICATION VICINITY MAP CERTIFICATE OF SURVEY PREPARED FOR: ATHERTON WISEMAN SITE TITLE COMMITMENT NOTE: No title commitment or title opinion was provided as part of this survey. Easements dedicated on the plat are shown hereon. Other easements may exist that we are unaware of without documentation provided by the client. 5) Original Survey dated: 8/10/2023 JOB #: 23-081 Benchmark: Elevations are based on Hennepin County Control Point HALL which has anelevation of: 956.22 feet (NAVD88).3) 10 10 10 10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWNHEREON FROM RECORDED PLAT ANDLABELED AS SHOWN MAPLE HILL ROAD050100 SCALE IN FEET GROUND ELEVATION | > >> GATE VALVE SIGN LIGHT POLE SANITARY MANHOLE POWER POLE HYDRANT STORM MANHOLE STORM DRAIN - SQUARE STORM SEWER SANITARY SEWER COMMUNICATION UNDERGROUND FIBER OPTIC UNDERGROUND FENCE ~ AS DENOTED WATERMAIN ELECTRIC UNDERGROUND CONCRETE AC C COMM. PEDESTAL TRANS TRANSFORMER T TELEPHONE PEDESTAL U UTILITY PEDESTAL E ELECTRIC MANHOLE TELEPHONE MANHOLE UTILITY MANHOLE ELECTRIC METER GAS METER H HAND HOLE TELEPHONE UNDERGROUND GAS UNDERGROUND UTILITY UNDERGROUND LANDSCAPE LIGHT GUY WIRE TRAFFIC SIGNAL CL RAILROAD TRACKS T U E G G GAS MANHOLE SOIL BORING TREE CONIFEROUS TREE DECIDUOUS OVERHEAD UTILITY DRAIN TILE CTV ELC FO GAS TEL UTL OHU DT X X STMH SMH FLARED END SECTION SET RLS#40344 SET DRILLHOLE W/"X" CAST IRON MONUMENT CONTOUR EXISTING CONTOUR PROPOSED BITUMINOUS SANITARY CLEANOUT W WELL FOUND MON. AS DENOTED BASEMENT FLOOR ELEV. A/C UNIT WALKOUT ELEVATION FIRST FLOOR ELEVATION GARAGE FLOOR ELEVATION WOE FFE GFE LOWEST OPENING ELEV.LOE TOP OF FOUNDATION ELEV.TOF STORM DRAIN - ROUND CO INVERT ELEVATION INV= GAS VALVE COMM. CONNECTIONC BFE 97 2 . 5 97 2 . 5 ~LEGEND ~ CURBSTOP W PROPOSED ELEVATIONx 972.5 x 972.5 FOUND PINCHED TOP FOUND RLS? SURVEY CONTROL POINT MONUMENTS NATURAL FEATURES UTILITIES/FEATURES SURFACES BUILDING FOUND NAIL FOUND DRILLHOLE FOUND JLM SECTION CORNER SET NAIL W LINE WORK WATER LINE ORDINARY HIGH WATER LINE OHW BUILDING SETBACK LINE BSBL GRAVEL PLAT DISTANCE MEASURED DISTANCE MEASUREMENTS (P) (M) COMPUTED DISTANCE (C) Revised: 12/15/25 - New Proposed Structure 133 134 135 Engineering Office: 425 Wick Dr Mazomanie, Wisconsin 53560 Phone: 608-795-2294 Fax: 608-795-2534 This building was designed in accordance with the following codes Job Number: Drawn By: Revised: Date: Revised By: Revised: Revised By: Revised: Revised By: This building is designed to Wick Buildings' specifications and materials, This plan can only be used to build a Wick Building. If sealed, the seal is not valid for any other building unless Wick Buildings has identified duplicate projects in these plans. Page No.Index Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Atherton Wiseman_________________ 7938 Maple Hill Rd Corcoran, MN 55340 __________________________ Hennepin County__________________________ Garage/Shop (no Living Quarters) 40'-0" x 40'-0" x 12'-1" ICH _______________________________________ Building Loadings: 50 PSF Ground Snow Load 115 MPH Ultimate Wind Speed Exposure C _______________________________________ 250580M 01-15-26 NAB 2020 Minnesota Building Code Adopts 2018 IBC with Amendments ALLAN DORNEY CONSTRUCTION MN INC SARAH SPAETH 7830 MAIN STREET NE FRIDLEY, MN 55432 Phone: 763-220-3907 Cover Page1 Plan Set Notes2 Column and Truss Layout3 Floor Plan4 Concrete Plan5 Elevations6 Section A7 Section B8 Section C9 Concrete Attachment10 Structural Connections11 H1 OHFO Wood Header12 H2 Wood Headers13 Jack Bracing14 APA Panel Shearwall Fastening Detail15 Construction Wall Bracing16 Canopy17 Piggyback Truss18 Truss 250580A - 40' RLC (8-5-12)19 Truss 250580B - 10' Piggy Back (8-12)20 Truss 250580C - 3' Canopy (8-12)21 1/20/2026 RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 13 6 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. The Wind Lateral Force is supported by the perimeter walls. If these walls are removed or opened (more than shown on this plan) a licensed design professional must be contacted to provide a redesign to support the wind lateral force. Concrete floor (by Non-Wick contractor) is an integral part of the structural design to provide column base restraint. If floor is removed or eliminated, a licensed design professional must be contacted to provide a redesign to support the wind lateral force @ column base. This plan set is to only certify the structural capabilities of this building in meeting the referenced code. Items not addressed on these plans are: Concrete Design Site Design Allowable Area Egress Requirements Accessibility Requirements Fire-Protection Systems Sanitary Facility Requirements Lighting Design Energy Conservation Design HVAC Design Plumbing Design Electrical Design Note: The building is assumed to be located on the property having access to public ways as required by local codes and located a minimum distance from adjacent buildings and property lines so as not to require exterior walls with fire resistance or opening protection per local code. NWC = Non Wick Contractor AH = Aluminum Horizontal Soffit SH = Steel Horizontal Soffit EH = Eave Height ICH = Interior Clear Height SLC = Straight Lower Cord RLC = Raised Lower Cord ECE = Endwall Column Extension WB = Wind Bracing JB = Jack Bracing JB&V = Jack & Vertical Bracing CB = Corner Bracing XB = X-Bracing SHWL = Shear Wall Location CC = Concrete Collar FO = Frame Out OC = On Center OTO = Out to Out #d = penny weight, measure of a nail's length ℄= Center Line ga = gauge Qty = Quantity SqFt, ft² = Square Feet ft³ = Cubic Feet SYP = Southern Yellow Pine SPF = Spruce Pine Fir CCA = Chromated Copper Arsenate MCA = Micronized Copper Azole MPH = Miles Per Hour PSI = Pounds per Square Inch PSF = Pounds per Square Foot P = Axial Load U = Uplift Load V = Shear Load R = R-value, Resistence Value APA = American Plywood Association OSB = Orientated Strand Board ICC = International Code Council IBC = International Building Code ASTM = American Society for Testing & Materials ASCE = American Society of Civil Engineers ASABE = American Society of Agricultural and Biological Engineers AISC = American Institute of Steel Construction ACI = American Concrete Institute ANSI = American National Standards Institute NCMA = National Concrete Masonry Association Abbreviations Composite Footing = AG-CO FootingPad Engineered Composite Footing (ICC-ES ESR-2147) 1 1/4" Washerless Nail = Washerless Nail 1 1/4" 2" Stormguard Nail = Stormguard Nail 2" 6d Nail = Nail 6d, Smooth Strip Nail 2'' x .113, Ring Shank 10d Nail = Nail 10d, Ring Shank Strip Nail 2 3/4'' x .131, Ring Shank 16d Nail = Nail 16d, Ring Shank Strip Nail 3 1/2'' x .131, Ring Shank 1 1/2" PP Nail = Positive Placement Nail 1 1/2'' x .148, Ring Shank 2 1/2" PP Nail = Positive Placement Nail 2 1/2'' x .148, Ring Shank #10 x 2 3/4" Screw = U2 Universal Screw #10 x 2 3/4" #10 x 3" SS Screw = U2 Universal Screw #10 x 3'', Stainless Steel #12 x 4" Screw = U2 Universal Screw #12 x 4'' #12 x 6" Screw = U2 Universal Screw #12 x 6'' Galv = Galvanized SS = Stainless Steel Fastener / Product Legend Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Plan Set Notes 01-15-26 NAB 24 G:\...\250580.dwg 250580M 2 Garage/Shop (no Living Quarters) Structural Design Information IBC 2018 and ASCE 7-16 *Roof Snow Load Ground snow load, Pg = 50 PSF Flat roof snow load Pf = 42 PSF Snow Exposure factor, Ce = 1 Snow Load Importance Factor, Is = 1 Thermal Factor, Ct = 1.2 Roof Slope Factor, Cs = 0.66 *Wind Design Data Ultimate Wind Speed, Vult= 115 MPH Nominal Wind Speed = 89.1 MPH Risk Category of Building II Wind Exposure Factor = C Scattered Obstructions Internal Pressure Coefficient, GCpi = 0.18 Enclosed Components and Cladding Pressure (10 SF tributary area) Zone 4 - 23.4 PSF Zone 5 - 28.9 PSF General Notes 1. Building is a Wick Building designed for 50 PSF Ground Snow Load and 115 MPH Ultimate Wind Speed, assuming 2000 PSF soil bearing. Bearing Capacity Adjustment made per EP-486.2 2. Lumber: S4S #2 Spruce Pine Fir or equivalent unless noted otherwise on drawings. 3. Concrete Strength: 4000 psi in 28 days, slump not over 4". Ready-mix concrete to meet ASTM C94. 4. Cover Reinforcing Steel with Concrete: 3" next to ground, 2" in foundation wall forms. Lap reinforcing steel bars 24 bar diameters and mesh 12". Steel reinforcement to be grade 60. 5. Finishing and Curing Concrete: Keep wall forms on 24 hours before stripping. Keep floors covered with watertight membrane for 3 days or use curing compound. Steel trowel all floors to a dense finish, lightly broom for non-slip surface. 6. Concrete Temperature: Maintain concrete temperature above 50 degrees for 72 hours. 7. Fill: Compacted fill shall be granular material, free of debris and stones over 4" and reasonably graded. No frozen materials will be allowed. 8. Compaction: Strip topsoil and other organic material prior to placing fill. Place fill in 9" loose lifts and compact with suitable mechanical equipment to a density 95% of maximum density. 9. Grades: Slope all grades (5% minimum) away from building for a minimum distance of 10ft for adequate drainage. Impervious surfaces within 10ft of the building may have a 2% minimum slope. 10. Exits: Exit and exit access doors must be marked with approved exit signs visible from any direction of egress travel. Exit signs must be illuminated at all times and provided with a system to insure 90 minute illumination in case of power outage. Exit signs to comply with section 1013.1 of the IBC building code. Exit signs are not required in areas where a single exit is acceptable. Provide a landing at egress doors 44" long and the width of the door wide with no more than a 1/2" high threshold per IBC 1010.1.6 and 1010.1.7 Exit signs, exit lights and egress landings to be supplied and installed by non-Wick contractor. 11. Heating, Ventilation and Air Conditioning: NOT part of this plan set and shall be as approved by local building officials. 12. Plumbing: NOT part of this plan set and shall be installed in accordance with any local codes. 13. Electrical: NOT part of this plan set and shall be installed in accordance with the National Electrical Code and any local codes. 14. Heating Equipment & Water Heaters: NOT part of this plan set and shall be as approved by local building officials. 15. Lighting: This building will NOT have lighting installed until State approval is acquired. 16. Provide portable fire extinguishers per section IBC 906 17. This is a S-1 Occupancy, Type 5B construction. 18. This building will be used for a Garage/Shop (no Living Quarters). RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 13 7 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Column and Truss Layout 01-15-26 NAB 96 G:\...\250580.dwg 250580M Scale = 1'=1/8" Col / Truss 3 Garage/Shop (no Living Quarters) 4'-0"8'-0"10 ' - 0 " 14'-0"16 ' - 0 " 20'-0"22 ' - 0 " 26'-0"27 ' - 9 3 / 4 " 32'-0"34 ' - 0 " 38'-0"40 ' - 0 " 2 @ 4'-0"=8'-0"2'-0"4'-0"2'-0"4'-0"2'-0"4'-0" 1'-9 3/4" 4'-2 1/4"2'-0"4'-0"2'-0" 4'-0"8'-0"9' - 6 " 13'-6"18'-6"22'-6"24 ' - 0 " 27'-7 3/4"36'-0 1/4"40'-0" 2 @ 4'-0"=8'-0"1'-6"4'-0"5'-0"1'-6"3'-7 3/4"8'-4 1/2"3'-11 3/4" 40'-0" Out To Out Of Girts 6' - 0 " 12 ' - 0 " 17 ' - 9 3 / 4 " 36 ' - 2 1 / 4 " 40 ' - 0 " 2 @ 6 ' - 0 " = 1 2 ' - 0 " 5' - 9 3 / 4 " 18 ' - 4 1 / 2 " 3' - 9 3 / 4 " 40 ' - 0 " O u t T o O u t O f C o l u m n s 6' - 0 " 12 ' - 0 " 28 ' - 0 " 34 ' - 0 " 40 ' - 0 " 2 @ 6 ' - 0 " = 1 2 ' - 0 " 2 @ 8 ' - 0 " = 1 6 ' - 0 " 2 @ 6 ' - 0 " = 1 2 ' - 0 " 40' RLC 1-Ply Truss (8/12) w/ Girts Plated In 40' RLC 1-Ply Truss (8/12) w/ Girts Plated In (9) 40' RLC 2-Ply Trusses (8/12) Plan North N 4'-0" 20 ' - 0 " Column Schedule Col #Qty Description Len ECE Footing C1 4 3-PLY 2X6 UT S 14'-On Concrete C2 10 3-PLY 2X6 UT S PRECUT 14' -On Concrete C3 11 3-PLY 2X6 UT M PRECUT 14' -On Concrete C4 1 3-PLY 2X6 UT S 16' -On Concrete C5 3 3-PLY 2X6 UT M 16' 6'On Concrete C6 3 3-PLY 2X6 UT M 18' 8'On Concrete C7 1 3-PLY 2X6 UT M 22' 10' On Concrete C8 1 3-PLY 2X6 UT M 22'8'On Concrete Column Anchors - Column Tag Example (C1A) A (2) L-Bracket 12"x5" B (1) L-Bracket 12"x5" C (1) L-Bracket 12"x10" DIAGONALS Out to Out of Columns 40'-0" x 39'-9" = 56'-4 3/4" Out to Out of Girts 40'-3" x 40'-0" = 56'-9" Note: The columns and footings for this building are not designed to support a mezzanine / deck. C6A C6A C5A C7A C5A C4C C8C C6A C5A C3BC3BC3AC2AC2AC2AC2AC3AC3A C2AC2AC3AC3AC2AC2AC3AC3AC2AC2AC3AC3A C1B C1B C1BC1B Typical 2-Ply Truss to 3-Ply Column Placement Top Sidewall Bottom Sidewall RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 13 8 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Floor Plan 01-15-26 NAB 96 G:\...\250580.dwg 250580M Scale = 1'=1/8" Floor Plan 4 Garage/Shop (no Living Quarters) Standard Ridge Cap w/ LP2 Vent 40'-0" Out To Out Of Girts 40 ' - 0 " O u t T o O u t O f C o l u m n s 2x4 Purlins, 1650 MSR SPF See Section for Spacing 16'12'16' Door Schedule Bottom Elev.Qty Overhead Door Frameout D1 Endwall 18'-0" x 10'-0" w/FW 100'-0"1 D2 Sidewall 8'-0" x 8'-0" w/FW 100'-0"1 Walk Door - Plyco Series 92 - Keyed Alike D3 3068 Solid RHIS White w/ Deadbolt w/FW 100'-0"1 Window Schedule Header Ht.Qty Window Frameout W1 3'-0" x 5'-0" w/FW 108'-0"12 All Interior Doors By Others Plan North N 6'-0" W1 12'-0" W1 18'-0" W1 24'-0" W1 30'-0" W1 36'-0" W1 8'-0"D224'-0"D3 19'-6"W128'-6"W1 13 ' - 0 " D1 30 ' - 0 " W1 36 ' - 0 " W1 23 ' - 0 " W1 31 ' - 0 " W1 H1H2 Header Legend Refer To Individual Detail H1 2x12 Header H2 2x12 Header H2 H2 H2 H2H2 General Notes - Field Verify Location With Customer: Walk Door(s) +/- 6" In Bay Shown - Field Verify Location With Customer: Window Frameout(s) +/- 6" In Bay Shown - Extra Row Of Endwall Girts For RLC Truss - 2x4 Purlin Blocking, Full Roof - Gutters By Others, Both Sidewalls - OSB Wainscot, Prep for Masonry by Others - House Wrap Infiltration Barrier, Full Perimeter Plus Gable - 2x4 Interior Girts @ 24"o.c., Full Perimeter - 2x4 Ceiling Runners @ 24"o.c., Full Ceiling - 24" AH Vented Sidewall Overhang(s) w/ Insulation Stop - 24" AH Solid Endwall Overhang(s) - Filler Strips To Close Side Steel At Eave Line 8' Bracing Legend Refer To Individual Detail WB# 2x4 Truss Diagonal Bracing CB# 2x4 SPF Corner Bracing JVB# Jack & Vertical Bracing SHWL Shear Wall Panel D-Ring Ridge Safety Anchor A 7 B 8 C 9 CB1 CB1 WB5 WB6 WB4 WB7 WB2 WB2 WB2 WB2 WB3 WB1 SHWL SHWL SHWL JVB1 JVB2 RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 13 9 Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Concrete Plan 01-15-26 NAB 96 G:\...\250580.dwg 250580M Scale = 1'=1/8" Concrete Plan 5 Garage/Shop (no Living Quarters) Plan North N Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Column Anchors - Column Tag Example (C1A) A (2) L-Bracket 12"x5" B (1) L-Bracket 12"x5" C (1) L-Bracket 12"x10" 56'- 8 1 5 / 1 6 " C3A C3A C2A C2A C3A C3A C2A C2A C3A C3A C2A C2A C1BC3BC3BC3AC2AC2AC2AC2AC3AC3A 4'-0"8'-0"10'-2"3'-8"14'-2" 40'-0" Out to Out of Concrete C1B C4C C8C C6A C5A C1B 4' - 1 1 / 2 " 18 ' - 0 " 18 ' - 1 1 / 2 " 40 ' - 3 " O u t t o O u t o f C o n c r e t e C1B NOTE: Concrete Foundation Design & Placement By Non Wick Contractor 1,595 656 8,600_______ lbs. Max. P ______ lbs. Max. V V P Concrete Wall Design By Non Wick Contractor ______ lbs. Max. U U Concrete Wall Design Notes: Concrete Layout/Dimensional plan ONLY. Concrete structural design by Non Wick Designer. Concrete Placement by Non Wick Contractor. Actual Wall Thickness, reinforcing, footing size and layout to be designed by a local licensed design professional as required for lateral soil pressures and surcharge loads along with building column reactions shown as follows. Min Concrete Strength based on Anchor Design - 4,000 PSI. C6A C7A C6A C5A C5A RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 0 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. WICK WICK WICK Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Elevations 01-15-26 NAB Do Not Scale 250580M Elevation 6 Garage/Shop (no Living Quarters) West Elevation South Elevation East Elevation North Elevation 100'-0" Ground Line 100'-0" Ground Line 113'-4" Eave Height 113'-4" Eave Height 126'-6" Peak Height 126'-6" Peak Height 102'-11" Wainscot Height 102'-11" Wainscot Height W1W1D3D2 40'-0" W1W1 8 12 40'-0" W1W1W1W1W1W1 Standard Ridge Cap w/ LP2 Vent 29 Ga. Wick Steel Roof And Sides 40'-0" W1W1D1 8 12 40'-0" SHWL SHWL SHWL Color Schedule . Roof: Charcoal Gray Soffit: White Wall: Sandstone WICK OSB Wainscot, Masonry by NWC RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 1 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Section A 01-15-26 NAB 50 G:\...\250580.dwg 250580M DO NOT SCALE Section 7 Garage/Shop (no Living Quarters) Peak Purlin Offset Distance 1" Truss Support Height (Interior Clear Height) Truss Heel Support Height (9) 40' RLC 2-Ply (8/12)15"112'-1" 40' RLC 1-Ply (8/12) w/Girts, Left 15"112'-1" 40' RLC 1-Ply (8/12) w/Girts, Right 15"112'-1" 100'-0" 112'-1" ICH Truss Support Height 113'-4" Eave Height 40'-0" Out To Out Of Columns 8 12 5 12 Standard Ridge Cap With LP2 Vent Type 6 Concrete Connection Untreated 3-Ply 2x6 M-23 SYP Sidewall Column @ 4'-0" O.C. 6 Rows of 2x4 Girts Spaced 24" O.C. From Top of Concrete Truss To Column Connection See Detail 2x4 Ceiling Nailer 2x4 1650 MSR SPF Purlins 24" O.C., 26/Bay 29 Ga. Wick Steel Roof Cover 40'-0" RLC Truss @ 4'-0" O.C. 2 Ply Truss See Truss Design Page 2x4 Ceiling Runners 22 Rows, 24" O.C. Gutter & Downspouts, One Side by NWC 24" AH Vented Soffit, Both Sides 3/4" APA Panel Fire Blocking Interior & Exterior Girt Fire Blocking See Detail 29 Ga. Wick Steel Wall Cover House Wrap Infiltration Barrier Treated 2x6 S4S OSB Wainscot, Prep For Masonry by NWC 4 Rows of 2x6 M-23 SYP Girts Spaced 21 1/4" Apart Above Wainscot Girt 102'-10" Wainscot Height 2x4 1650 MSR SPF Lateral Piggyback Truss Bracing @ 24" O.C. RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 2 100'-0" 112'-1" ICH Truss Support Height 113'-4" Eave Height 40'-0" Out To Out Of Columns 8 12 5 12 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Section B 01-15-26 NAB 50 G:\...\250580.dwg 250580M DO NOT SCALE Section 8 Garage/Shop (no Living Quarters) 4 Rows of 2x6 M-23 SYP Girts Spaced 21 1/4" Apart Above Wainscot Girt 2x10 M23 SYP Canopy Header 2x8 M23 SYP Beveled Canopy Top Header Canopy Trusses @ 30" O.C. 2x6 Flashing Nailer 2x12 M23 SYP OHFO Header RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 3 100'-0" 112'-1" ICH Truss Support Height 113'-4" Eave Height 8 12 5 12 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Section C 01-15-26 NAB 50 G:\...\250580.dwg 250580M DO NOT SCALE Section 9 Garage/Shop (no Living Quarters) RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 4 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Concrete Attachment 01-15-26 NAB 32 250580M 10 Garage/Shop (no Living Quarters) (1) 1/2" x 6 1/2" Titen HD Screw Anchor (4 3/4" Min. Embed. Depth Into Concrete) (4) 1/4"x1 1/2" Lag Screws 7" Min. Concrete Thickness 3 3/4" Min. From Center of Titen HD Screw Anchor to All Edges TOP OF WALL/SLAB Z-Trim 2x6 Treated (2) 1/4"x1 1/2" Lag Screws (2) 5/8"x4" Lag Screws Steel Concrete Design & Placement by NWC L-Bracket 12"x5" (2) per Column Except @ Doors/Corners (1Per) Treated Plate w/ 6" Sill Sealer & 1/4"x3 1/2" Drive Anchors @ 48" o.c. Column 8" Min. Concrete Width Type 6 Attachment with L-Bracket 12"x5" (2) 1/2" x 6 1/2" Titen HD Screw Anchors (4 3/4" Min. Embed. Depth Into Concrete) (4) 1/4"x1 1/2" Lag Screws 3 3/4" Min. From Center of Titen HD Screw Anchor to All Edges 7" Min. Concrete Thickness TOP OF WALL/SLAB Concrete Design & Placement by NWC 8" Min. Concrete Width Treated Plate w/ 6" Sill Sealer & 1/4"x3 1/2" Drive Anchors @ 48" o.c. L-Bracket 12"x10" (2) per Column Except @ Doors/Corners (1Per) Column Z-Trim 2x6 Treated (4) 1/4"x1 1/2" Lag Screws (3) 5/8"x4" Lag Screws Steel Type 7 Attachment with L-Bracket 12"x10" RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 5 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Structural Connections 01-15-26 NAB 32 250580M 11 Garage/Shop (no Living Quarters) Exterior Girt Fastening No Scale (3) #12 x 4" Screws (1) Ea Laminate Beveled Purlin, Exterior Girt, or Treated Plank (2) #12 x 4" Screws (2) Places Column Gi r t S p a c i n g Se e S e c t i o n 2x2 or Better Blocking Between All Girts (Exterior and Interior) At All Columns Attach w/(2) #10 x 2 3/4" Screws per block 3-Ply Middle Notch Each Side of Column (4) #12 x 4" Screws 48" Gusset Block w/ (18) #12 x 4" Screws Set Truss in Notch of Column (2) 1/2" Bolts No Scale Bolt Spacing: 15" Heel = 10" Cut 1-Ply of Column at ICH Precut Column 2-Ply Truss to 3-Ply Precut Column with Gusset Block No Scale 2x4 Purlins See Section See Section for Purlin Specs (4) #12 x 4" Screws (See Note A) (4) #12 x 4" Screws (See Note A) Notes: A) At Truss Stations Where There Is No Purlin Splice, Fasten With (4) #12 x 4" Screws. At Truss Stations With Purlin Splices, Fasten With (4) #12 x 4" Screws Driven At A 30 Degree Angle To Increase Length From Purlin End, (2) In Each Board. B) See Purlin Layout On Floor Plan For Purlin Lengths. C) Center All Splices Over Trusses. D) Stagger Purlin Splices Every Other Row. 2x4 Flat Purlin to 2-Ply Truss RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 6 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. 3-Ply Column 3-Ply Column Header For OHFO Sidewall, ' x '100'- " Bottom Elev.Qty D ___ Total #12 x 4" Screws Header To Column Connection 12 #12 x 4" Screws Per Header 24 Total #12 x 4" Screws Per Column Connection 80 2 8 0 1 32 8 Header To Cleat Connection #12 x 4" Screws Per Header Total #12 x 4" Screws Per Cleat Connection 16 1 1/2" Min Edge 1 1/2" Min Edge 3/4" Min Vert Spacing Between Rows 3/4" Typ Column/Cleat 2x12 Header #12 x 4" Screw 3/4" Typ 1 3/4" Min Vert Spacing 2x12 Header Fastening Detail Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman H1 OHFO Wood Header 01-15-26 NAB 16 G:\...OHFO Wood Header.dwg 250580M DO NOT SCALE OHFOHeader 12 Garage/Shop (no Living Quarters) Head Jamb Section @ Header Eave Height ICH Header Height 2x6 Ceiling Closure Trim J Trim -Ply 2x6 Column -Ply 2x6 M-23 SYP Cleats ( ) 2x12 M-23 SYP Headers 113'-4" 112'-1" 4 108'-0" 3 2 2x6 Jamb Columns and Cleat(s) Overhang Not Shown For Clarity 2x6 OHFO Jamb Trim 2x6 Track Nailer Wick Steel Girt Line OHFO Side Jamb Section 3-Ply 2x6 Column RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 7 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. 3-Ply Column 3-Ply Column ___ Total #12 x 4" Screws 32 80 Header To Cleat Connection #12 x 4" Screws Per Header Total #12 x 4" Screws Per Cleat Connection 16 Header To Column Connection 12 #12 x 4" Screws Per Header 24 Total #12 x 4" Screws Per Column Connection 1 1/2" Min Edge 1 1/2" Min Edge 3/4" Min Vert Spacing Between Rows 3/4" Typ Column/Cleat 2x12 Header #12 x 4" Screw 3/4" Typ 1 3/4" Min Vert Spacing 2x12 Header Fastening Detail Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman H2 Wood Headers 01-15-26 NAB 16 G:\...Wood Header.dwg 250580M DO NOT SCALE Wood Header 13 Garage/Shop (no Living Quarters) Section @ Header Eave Height ICH Min. Header Height -Ply 2x6 Column -Ply 2x6 M-23 SYP Cleats ( ) 2x12 M-23 SYP Headers 113'-4" 112'-1" 4 106'-8" 3 2 2x6 Columns and Cleat(s) Overhang Not Shown For Clarity (Field Verify) RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 8 Atherton Wiseman Jack Bracing 01-15-26 NAB 50 G:\...\OD-Jack Bracing.dwg 250580M DO NOT SCALE JVB 14 Garage/Shop (no Living Quarters) Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Jack Bracing Is Not Needed On Buildings With Ceilings Or Ceiling Runners. *Steel Banding: Use Simpson CS-20 Steel Banding 36" Long. Extend Banding 18" Down Jack Bracing & To Edge Of Top Chord Of Truss. Nail w/ (7) 1 1/4" Washerless Nails Along Top 2x4 Of Jack Bracing & Top Chord Of Truss. 2x4 2x6 Attach 2x4 To Top Of 2x6 w/(1) #10 x 2 3/4" Screw Every 16" Section A (2) #12 x 4" Screws From Girt Into Each Vertical Brace Use (3) #10 x 2 3/4" Screws In From Each Side Of Vertical Brace To Attach. Girt, Header Or Top Chord Vertical Brace To Girts, Headers & Top Chord ** Vertical Brace: (2) 2x6 Verticals To Top Of Top Chord Of Truss With 2x6x9" Scrap Block 24" O.C. Between Vertical Braces Refer to Floor Plan for Jack Brace Locations. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Cut Length Cut Angle JB - Jack Brace and JVB - Jack & Vertical Brace Schedule Tag ID Locations Boards Required 2x6 Jack Cut Length 2x6 Cut Angle 2x4 Jack Cut Length Btm Chord Top Chord Boards Required Vertical Braces Jack CL Distance JVB1 1 1 5'-2 3/4"38°3'-8 1/4"10'-0"12'-0 1/4" 2 2x6x9'-9" JVB2 1 1 6'-4" 49° 4'-5 1/2" 16'-0" 19'-2 3/4"2 2x6x13'-9" First Interior Truss 2x6 Jack Brace 2x4 Jack Brace Endwall Truss ** Vertical Braces A A 2x4 Jack Brace Attached Flatwise To 2x6 Jack Brace 2x6 Jack Brace Run Through Vertical Brace Girt Line Endwall Truss & Girt Line Sidewall Column Truss Endwall Column Jack & Vertical Bracing (For Overhead Doors) Sidewall Column *Simpson CS-20 Banding Attach Jack Brace To Truss w/(1) #12 x 4" Screw, Angled & (3) #12 x 4" Screw Door Header 2x4 OHFO Top Nailer 18" (3) #12 x 4" Screws (2) #12 x 4" Screws, Angled Attach 2x4 To Top Of 2x6 w/(1) #10 x 2 3/4" Screw Every 16" (4) #12 x 4" Screws Each Side Side View Floor Plan View RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 14 9 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. (scale = 1/2) 3" 3" Nailing Spec. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Fastening Detail @ intermediate supports Nail w/ 6d @ 6"o.c. Nail w/ 6d @ 3"o.c. 2x4 blocking 5/8" APA panel Girt line 6" (Plan View) 2x6 girt 2x4 blocking, placed at panel edges to create continuous support. create continuous at panel edges to 2x4 blocking, placed support. Girt line 2x4 blocking Column 6d @ 3"o.c.@ panel edgespanel edge 112 nails/sheet Fastening Detail (Section View: ground line) Fastening Detail (Section View: endwall eave) Column 5/8" APA panel Endwall truss 6d @ 3" o.c. End steel ICH Column 5/8" APA panel 6d @ 3" o.c. End steel Concrete floor 2x8 Treated plank panel edge panel edge 1 1/2" 1 1/2" Min. Lap 1 1/2"1 1/2" Min. Lap #12 x 4" Screws @ 6" o.c. Atherton Wiseman APA Panel Shearwall Fastening Detail 01-15-26 NAB 6 G:\...\250580.dwg 250580M 1'-0" = 2" Plywood_Endwall_3 15 Garage/Shop (no Living Quarters) RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 15 0 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Construction Wall Bracing 01-20-26 NAB Do Not Scale 250580M 16 Garage/Shop (no Living Quarters) Corner BracingCB Plank 1' - 0 " B e l o w I C H ICH Fasten to Column Column 2x6 Girts Corner Brace See Detail Cut Length Cut Angle Corner Bracing Is Recommended To Be Installed In Opposing Pairs On Concrete Fasten to Plank Fasten Corner Brace at Each Girt with (4) #10 x 2 3/4" Screws 2x4 SPF Corner Bracing Schedule Tag ID Locations Boards Required Cut Length Cut Angle CB1 2 2 12'-2 1/2" 62° RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 15 1 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. See Flashing Detail For Trim & Fastening 2x6 Flashing Nailer Steel Above Canopy 2'-0" A35 Hanger On 1-Side Only 2x___ M-23 SYP Whaler 2x___ M-23 SYP Beveled Header Ripped To _____" See OSB Backer Detail (When Applicable) Roof Steel (See Chart Above) 1'-10 1/2" Canopy Truss @_______O.C. ___ 12 Pitch Roof Steel Length Truss Width Heel Size Truss Height 2x___ M-23 SYP Whaler 2x10 M-23 SYP Header LU24 Hanger 8 8 8 6 1/4 8 30" 113'-3 3/16" 111'-8" Aluminum Soffit 8/12 2'-6"1'-10 1/2" 2 5/16" 1'-5 5/16"Canopy Truss 24" Aluminum SoffitFJ-Trim 2x6 Facia Board Ripped To 4-5/8" Facia Cover Steel Below Canopy A35 Hanger At Top Of Frame 1 Side Only (Apply Away From Header Connections) Top Whaler Connections Bottom Header & Whaler Connections 2" Position Outside Filler Strip Directly Over Purlin, Nail With 2" Stormguard. Drive Nails Flush With Major Rib In Middle Of Pan (12" o.c.) Fasten Flashing Trim With (1) 2" WPF Screw Through Each Major Rib Into Top Purlin. Flashing Detail Canopy Backer Detail 1" Lap View From Inside Of Building Section A A A35 Hanger Connection: (12) 1 1/2" Positive Placement Nails or 1 1/4" washerless nails Beveled SYP M23 Top Header Fasten Header To Whaler With #12 x 4" Screws @ 3" O.C. Fasten Header To Column With (12) #12 x 4" Screws Per Column 7/16" OSB w/ #8 x 1 1/2" Drywall Screws @ 16" O.C. Minimum At All Edges 2x4 Plywood Nailer At Plywood Splices Fastened To Headers With #10 x 2 3/4" Screws, Angled Canopy Truss Headers / Girt Line Top Headers 7/16" OSB w/ #8 x 1 1/2" Drywall Screws @ 16" O.C. Minimum At All Edges Bottom Header Building Column 2x6 Flashing Nailer 1 1/2" J Trim (Wall Color) Pitch Break Trim (Roof Color) Outside Filler Strip 2" WPF Screw Top Whaler Butted To Column Pitch Angle Top Header to Column Connections 2x10 SYP M23 Bottom Header LU24 Hanger Connection: (6) 1-1/2" Positive Placement Nails OR (6) 1 1/4" washerless nails 113'-5 3/16" (3) #12 x 4" Screws Per Truss 2x8 SYP M23 Top Whaler 2x8 Bottom Whaler, Fastened To Truss With Up To (3) #12 x 4" Screws Per Truss 8/12 124° Fasten Pattern Column Splice Fasten Pattern No Splice Top Whaler #12 x 4" Screws @ 3" O.C.2x8 Beveled Nailer (8) #12 x 4" Screws & (4) 4" Simpson SDW screws Per Column Fasten Top Whaler To Truss Per Top Whaler Connection Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Canopy 01-20-26 NAB 12 G:\...\250580.dwg 250580M Scale = 1'=1" Canopy 17 Garage/Shop (no Living Quarters) RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 15 2 Plan Set This building is designed to Wick Building's specifications and materials. This plan can only be used to build a Wick Building. The seal, if applied, is not valid for any other building construction or material. Cut Length Cut Angle Piggy Back Connection Top Chord Bracing Truss Spacing (O.C.) Up to 4' Bays Over 4' & Up to 6' Bays 2x4 2x4 2x4 2x4 Continuous Lateral Bracing Diagonal Bracing All Bracing To Be 1650 MSR SPF Lumber ** P i g g y B a c k * * Co n n e c t i o n Two Bay ** Match Piggy ** Back Connection 2x4 Diagonal Bracing Are To Be Attached To Lateral Brace Using (2) #10 x 2 3/4" Screws into Each Purlin 2x4 SPF Truss Diagonal Bracing 24" O.C. Bottom Chord Of Cap Truss Top Chord Of Base Truss (2) #10 x 2 3/4" Screws, Angled Into Continuous Lateral Bracing 2x4 SPF Continuous Lateral Bracing (2) #10 x 2 3/4" Screws (See Note A) Piggyback Cap TrussPiggyback Base Truss 2x4 SPF Diagonal Bracing, Attached To Bottom Of Lateral Bracing With (2) #10 x 2 3/4" Screws Per Connection Optional 2x4 Lateral Bracing Reinforcement, (See Chart for Sizing) Diagonal Bracing Butts To Top Chord Of Truss Attach w/ (1) #10 x 2 3/4" Screw, Angled. 4'-0" 2'-0" 2'-0" (2) #10 x 2 3/4" Screws at Each Connection Truss / Bracing Member 2x4 Lateral or Diagonal Bracing Fastening Details 2x4 SPF Lateral Bracing Spaced at 24" O.C. Max. (See Section for Number of Rows) 2x8x48" M-23 SYP Chord Scab Board (Size To Match To Chord of Truss) Centered On Joint, Attached with 2 Rows of #10 x 2 3/4" Screws Spaced at 4" O.C., Only Needed on One Side of Truss (24) #10 x 2 3/4" Screws Required 2x8x48" M-23 SYP Chord Scab Board Notes: A) At truss stations where there is no splice, fasten with (2) #10 x 2 3/4" Screws. At truss stations with splices, fasten with (4) #10 x 2 3/4" Screws driven at a 30 degree angle to increase length from end, (2) in each board. B) Center all splices over trusses. C) Stagger splices every other row. Mazomanie, Wisconsin 53560 425 Wick Dr, Engineering Office: Phone: 608-795-2294 View: Page: Job No.:Drawn By: Scale: File:Org. Date:Rev. Date: Web Site: www.wickbuildings.com Atherton Wiseman Piggyback Truss 01-16-26 NAB 24 G:\...\250580.dwg 250580M Scale = 1'=1/2" Piggyback Truss 18 Garage/Shop (no Living Quarters) 2x4 SPF Truss Diagonal Bracing Schedule WB#Locations Boards Required Cut Length Cut Angle WB1 1 1 6'-3 1/4"51° WB2 4 4 6'-3 1/2"51° WB3 1 1 6'-4 1/2"51° WB4 1 1 6'-7 1/4" 51° WB5 1 1 6'-7 1/2" 51° WB6 0.5 0.5 5'-11 1/4"51° WB7 0.5 0.5 6'-0" 51° RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 15 3 Job TRUSS DESIGN Truss 250580A Truss Type PIGGYBACK SCISSOR Qty 10 Ply 2 Atherton Wiseman Job#:250580 Job Reference (optional) 40' RLC (8/5/12) 8.830 s Apr 24 2025 MiTek Industries, Inc. Thu Jan 15 13:Wick Buildings, Inc, Mazomanie, WI, Matt Dotta 20:24 2026 Page 1 ID:lPxXSvNrleU2M39nBUlw0?zE?2D-dNXkK3dFWHkD5vtCEqODBKuRdfyTBs4Bp1t0Bhzv5g5 Scale = 1:54.9 T2 T3 T2 B2 B2 W4 W3 W2 W1 W1 W2 W3 W4 HW1 HW2 B1 B1 T1 T1 SB1 SB2 1 2 3 4 5 6 7 8 9 10 17 16 15 14 13 12 11 8x8 WB 12x14 M18AHS 12x14 M18AHS 8x8 WB 8x8 12x14 M18AHS 8x8 4x6 3x6 6x6 6x6 4x6 3x6 7x12 7x12 -2-0-4 2-0-4 7-7-12 7-7-12 15-0-0 7-4-4 20-0-0 5-0-0 25-0-0 5-0-0 32-4-4 7-4-4 40-0-0 7-7-12 -2-0-4 2-0-4 7-7-12 7-7-12 15-0-0 7-4-4 25-0-0 10-0-0 32-4-4 7-4-4 40-0-0 7-7-12 42-0-4 2-0-4 1- 3 - 0 0- 3 - 8 11 - 3 - 0 1- 3 - 0 0- 3 - 8 8- 1 - 1 1 8.00 12 5.00 12 Plate Offsets (X,Y)-- [2:0-1-12,0-3-5], [4:0-4-0,Edge], [5:0-7-0,0-4-1], [6:0-7-0,0-4-1], [7:0-4-0,Edge], [9:0-1-12,0-3-5] LOADING (psf) TCLL (roof) Snow (Ps/Pg) TCDL BCLL BCDL 20.0 42.0/50.0** 4.0 0.0 9.0 SPACING- Plate Grip DOL Lumber DOL Rep Stress Incr Code 4-0-0 1.15 1.15 NO IBC2021/TPI2014 CSI. TC BC WB Matrix-MS 0.51 0.45 0.64 DEFL. Vert(LL) Vert(CT) Horz(CT) in -0.69 -0.91 0.85 (loc) 14 14 9 l/defl >698 >530 n/a L/d 240 180 n/a PLATES MT20 M18AHS Weight: 754 lb FT = 20% GRIP 197/144 142/136 LUMBER- TOPCHORD 2x8 SP M 23 BOT CHORD 2x10 SP M 23 WEBS 2x4 SPF 1650F 1.5E OTHERS 2x4 SPF 1650F 1.5E WEDGE Left: 2x4 SPF 1650F 1.5E , Right: 2x4 SPF 1650F 1.5E BRACING- TOPCHORD 2-0-0 oc purlins (5-0-15 max.). BOT CHORD Rigid ceiling directly applied or 10-0-0 oc bracing. REACTIONS. (size) 2=0-5-8 (min. 0-1-12), 9=0-5-8 (min. 0-1-12) Max Horz 2=-531(LC 11) Max Uplift2=-1239(LC 13), 9=-1239(LC 13) Max Grav 2=4712(LC 1), 9=4712(LC 1) FORCES. (lb) - Max. Comp./Max. Ten. - All forces 250 (lb) or less except when shown. TOP CHORD 2-3=-11849/2828, 3-4=-11752/2587, 4-24=-11532/2602, 5-24=-11485/2623, 5-25=-16756/3519, 25-26=-16756/3519, 26-27=-16756/3519, 27-28=-16756/3519, 6-28=-16756/3519, 6-29=-11485/2638, 7-29=-11532/2616, 7-8=-11752/2601, 8-9=-11849/2858 BOT CHORD 2-17=-2159/9914, 16-17=-2268/10414, 15-16=-1699/10157, 14-15=-1699/10216, 13-14=-1739/10215, 12-13=-1739/10157, 11-12=-2321/10414, 9-11=-2211/9914 WEBS 3-17=-1024/285, 3-16=-334/495, 5-16=-393/1330, 5-14=-1292/7871, 6-14=-1250/7871, 6-12=-395/1330, 8-12=-473/495, 8-11=-1024/288 JOINT STRESS INDEX 2 = 0.82, 3 = 0.36, 4 = 0.25, 5 = 0.63, 6 = 0.63, 7 = 0.25, 8 = 0.36, 9 = 0.82, 11 = 0.17, 12 = 0.27, 13 = 0.73, 14 = 0.74, 15 = 0.73, 16 = 0.27 and 17 = 0.17 NOTES-(15-17) 1) 2-ply truss to be connected together with 10d (0.131"x3") nails as follows: Top chords connected as follows: 2x8 - 2 rows staggered at 0-9-0 oc. Bottom chords connected as follows: 2x10 - 2 rows staggered at 0-9-0 oc. Webs connected as follows: 2x4 - 1 row at 0-9-0 oc. 2) All loads are considered equally applied to all plies, except if noted as front (F) or back (B) face in the LOAD CASE(S) section. Ply to ply connections have been provided to distribute only loads noted as (F) or (B), unless otherwise indicated. 3) This truss has been checked for uniform roof live load only, except as noted. 4) Wind: ASCE 7-16; Vult=115mph (3-second gust) Vasd=91mph; TCDL=2.4psf; BCDL=0.0psf; h=25ft; B=45ft; L=40ft; eave=5ft; Cat. II; Exp C; Enclosed; MWFRS (directional) and C-C Exterior(2E) -1-8-5 to 2-3-11, Interior(1) 2-3-11 to 15-0-0, Exterior(2R) 15-0-0 to 19-0-0, Interior(1) 19-0-0 to 25-0-0, Exterior(2R) 25-0-0 to 29-0-0, Interior(1) 29-0-0 to 41-8-5 zone; cantilever left and right exposed ; end vertical left and right exposed;C-C for members and forces & MWFRS for reactions shown; Lumber DOL=1.60 plate grip DOL=1.60 5) **TCLL: ASCE 7-16; Pr=20.0 psf (roof LL: Lum DOL=1.15 Plate DOL=1.15); Pg=50.0 psf; Ps= varies (42.0 psf Lum DOL=1.15 Plate DOL=1.15) see load cases; Is=1.0; Rough Cat C; Partially Exp.; Ce=1.0; Cs=1.00; Ct=1.20, Lu=50-0-0 6) Roof design snow load has been reduced to account for slope. 7) This truss has been designed for greater of min roof live load of 12.0 psf or 1.00 times flat roof load of 42.0 psf on overhangs non-concurrent with other live loads. 8) Provide adequate drainage to prevent water ponding. 9) Dead loads shown include weight of truss. Top chord dead load of 5.0 psf (or less) is not adequate for a shingle roof. Architect to verify adequacy of top chord dead load. 10) All plates are MT20 plates unless otherwise indicated. 11) Bearing at joint(s) 2, 9 considers parallel to grain value using ANSI/TPI 1 angle to grain formula. Building designer should verify capacity of bearing surface. 12) Provide mechanical connection (by others) of truss to bearing plate capable of withstanding 1239 lb uplift at joint 2 and 1239 lb uplift at joint 9. 13) Graphical purlin representation does not depict the size or the orientation of the purlin along the top and/or bottom chord. 14) Warning: Additional permanent and stability bracing for truss system (not part of this component design) is always required. 15) MiTek Truss Plates have been approved by ICC-ES Evaluation Services. ICC-ES Report Number: ESR-1988 (MT20 & MT18SHS) 16) This Truss Design is representative of the truss you will recieve in your building. The actual plates and lumber sizes may vary, but the loadings listed on this drawing will be met or exceeded. 17) T-Braces (when present) may be placed on either the top or bottom of the web member. LOAD CASE(S) Standard 1) Dead + Snow (balanced): Lumber Increase=1.15, Plate Increase=1.15 Uniform Loads (plf) Vert: 1-5=-184, 5-6=-184, 6-10=-184, 14-18=-36, 14-21=-36 Page:19 RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 15 4 Job TRUSS DESIGN Truss 250580B Truss Type TAIL BEARING Qty 10 Ply 2 Atherton Wiseman Job#:250580 Job Reference (optional) 10' Piggy Back (8/12) 8.830 s Apr 24 2025 MiTek Industries, Inc. Thu Jan 15 13:Wick Buildings, Inc, Mazomanie, WI, Matt Dotta 20:30 2026 Page 1 ID:lPxXSvNrleU2M39nBUlw0?zE?2D-SXu?b6i067UNpqKLa5VdQb8Zs45dbi84BzKLPKzv5g? Scale = 1:17.2 T1 T1 B1 W1 1 2 3 4 5 6 3x6 3x6 3x6 4x6 1-0-3 1-0-3 5-0-0 3-11-13 8-11-13 3-11-13 10-0-0 1-0-3 5-0-0 5-0-0 10-0-0 5-0-0 0- 6 - 1 0 3- 4 - 0 0- 1 - 8 0- 6 - 1 0 0- 1 - 8 8.00 12 Plate Offsets (X,Y)-- [2:0-3-2,0-1-8], [4:0-3-2,0-1-8] LOADING (psf) TCLL (roof) Snow (Ps/Pg) TCDL BCLL BCDL 20.0 27.7/50.0 4.0 0.0 9.0 SPACING- Plate Grip DOL Lumber DOL Rep Stress Incr Code 8-0-0 1.15 1.15 NO IBC2021/TPI2014 CSI. TC BC WB Matrix-MP 0.08 0.08 0.03 DEFL. Vert(LL) Vert(CT) Horz(CT) in 0.00 0.00 0.00 (loc)45 11 l/defl n/r n/r n/a L/d 120 90 n/a PLATES MT20 Weight: 98 lb FT = 20% GRIP 197/144 LUMBER- TOPCHORD 2x6 SP M 23 BOT CHORD 2x6 SP M 23 WEBS 2x4 SPF 1650F 1.5E BRACING- TOPCHORD 2-0-0 oc purlins (6-0-0 max.). BOT CHORD Rigid ceiling directly applied or 10-0-0 oc bracing. REACTIONS.All bearings 8-0-0. (lb) - Max Horz 2=-272(LC 11) Max Uplift All uplift 100 lb or less at joint(s) except 2=-396(LC 13), 4=-396(LC 13), 6=-288(LC 13) Max Grav All reactions 250 lb or less at joint(s) except 2=883(LC 1), 4=883(LC 1), 6=1137(LC 1), 2=883(LC 1), 4=883(LC 1) FORCES. (lb) - Max. Comp./Max. Ten. - All forces 250 (lb) or less except when shown. TOP CHORD 2-3=-459/294, 3-4=-459/296 BOT CHORD 2-6=-55/256, 4-6=-55/256 WEBS 3-6=-511/139 JOINT STRESS INDEX 2 = 0.59, 3 = 0.08, 4 = 0.59 and 6 = 0.05 NOTES-(12-14) 1) 2-ply truss to be connected together with 10d (0.131"x3") nails as follows: Top chords connected as follows: 2x6 - 2 rows staggered at 0-9-0 oc. Bottom chords connected as follows: 2x6 - 2 rows staggered at 0-9-0 oc. Webs connected as follows: 2x4 - 1 row at 0-9-0 oc. 2) All loads are considered equally applied to all plies, except if noted as front (F) or back (B) face in the LOAD CASE(S) section. Ply to ply connections have been provided to distribute only loads noted as (F) or (B), unless otherwise indicated. 3) This truss has been checked for uniform roof live load only, except as noted. 4) Wind: ASCE 7-16; Vult=115mph (3-second gust) Vasd=91mph; TCDL=2.4psf; BCDL=0.0psf; h=25ft; B=45ft; L=25ft; eave=4ft; Cat. II; Exp C; Enclosed; MWFRS (directional) and C-C Exterior(2E) 0-4-15 to 3-4-15, Interior(1) 3-4-15 to 5-0-0, Exterior(2R) 5-0-0 to 8-3-9, Interior(1) 8-3-9 to 9-7-1 zone; cantilever left and right exposed ; end vertical left and right exposed;C-C for members and forces & MWFRS for reactions shown; Lumber DOL=1.60 plate grip DOL=1.60 5) TCLL: ASCE 7-16; Pr=20.0 psf (roof LL: Lum DOL=1.15 Plate DOL=1.15); Pg=50.0 psf; Ps=27.7 psf (Lum DOL=1.15 Plate DOL=1.15); Is=1.0; Rough Cat C; Partially Exp.; Ce=1.0; Cs=0.66; Ct=1.20; Unobstructed slippery surface 6) Roof design snow load has been reduced to account for slope. 7) This truss has been designed for greater of min roof live load of 12.0 psf or 1.00 times flat roof load of 42.0 psf on overhangs non-concurrent with other live loads. 8) Dead loads shown include weight of truss. Top chord dead load of 5.0 psf (or less) is not adequate for a shingle roof. Architect to verify adequacy of top chord dead load. 9) Gable requires continuous bottom chord bearing. 10) Provide mechanical connection (by others) of truss to bearing plate capable of withstanding 396 lb uplift at joint 2, 396 lb uplift at joint 4, 288 lb uplift at joint 6, 396 lb uplift at joint 2 and 396 lb uplift at joint 4. 11) See Standard Industry Piggyback Truss Connection Detail for Connection to base truss as applicable, or consult qualified building designer. 12) MiTek Truss Plates have been approved by ICC-ES Evaluation Services. ICC-ES Report Number: ESR-1988 (MT20 & MT18SHS) 13) This Truss Design is representative of the truss you will recieve in your building. The actual plates and lumber sizes may vary, but the loadings listed on this drawing will be met or exceeded. 14) T-Braces (when present) may be placed on either the top or bottom of the web member. LOAD CASE(S) Standard Page:20 RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 15 5 Job TRUSS DESIGN Truss 250580C Truss Type MONO TRUSS Qty 34 Ply 1 Atherton Wiseman Job#:250580 Job Reference (optional) 3' Canopy (8/12) 8.830 s Apr 24 2025 MiTek Industries, Inc. Tue Jan 20 08:Wick Buildings, Inc, Mazomanie, WI, Matt Dotta 16:26 2026 Page 1 ID:KkTTzLSTz31GHSxSGA?xuxziGuF-pOerve_d_gODXG4xvFYxhNfV8eQfKb8KEEkUWPztWf3 Scale = 1:8.6 B1 T1 W1 1 2 3 3x6 3x6 3x6 1-3-5 1-3-5 1-10-8 0-7-3 2-1-0 0-2-8 1-3-5 1-3-5 1-10-8 0-7-3 0- 2 - 5 1- 5 - 5 0- 0 - 6 1- 4 - 1 5 1- 5 - 5 8.00 12 Plate Offsets (X,Y)-- [1:0-3-3,0-1-8] LOADING (psf) TCLL (roof) Snow (Ps/Pg) TCDL BCLL BCDL 88.0 38.8/70.0 4.0 0.0 4.0 SPACING- Plate Grip DOL Lumber DOL Rep Stress Incr Code 4-0-0 1.15 1.15 NO IBC2015/TPI2014 CSI. TC BC WB Matrix-MP 0.19 0.12 0.00 DEFL. Vert(LL) Vert(CT) Horz(CT) in -0.00 -0.00 0.00 (loc)44 l/defl n/r n/r n/a L/d 120 90 n/a PLATES MT20 Weight: 5 lb FT = 20% GRIP 197/144 LUMBER- TOPCHORD 2x4 SPF 1650F 1.5E BOT CHORD 2x4 SPF 1650F 1.5E WEBS 2x4 SPF 1650F 1.5E BRACING- TOPCHORD 2-0-0 oc purlins, except end verticals. BOT CHORD Rigid ceiling directly applied or 6-0-0 oc bracing. REACTIONS. (size) 3=Mechanical, 2=0-2-8 (min. 0-1-8) Max Horz 3=-443(LC 2), 2=443(LC 2) Max Uplift3=-152(LC 13) Max Grav 3=590(LC 2) FORCES. (lb) - Max. Comp./Max. Ten. - All forces 250 (lb) or less except when shown. TOP CHORD 1-2=-263/630, 2-3=-510/203 BOT CHORD 1-3=-443/267 JOINT STRESS INDEX 1 = 0.28, 2 = 0.28 and 3 = 0.10 NOTES-(14-18) 1) This truss has been checked for uniform roof live load only, except as noted. 2) Wind: ASCE 7-10; Vult=115mph Vasd=91mph; TCDL=2.4psf; BCDL=0.0psf; h=25ft; B=45ft; L=24ft; eave=4ft; Cat. II; Exp C; Enclosed; MWFRS (directional) and C-C Exterior(2) zone; cantilever left and right exposed ; end vertical left and right exposed;C-C for members and forces & MWFRS for reactions shown; Lumber DOL=1.60 plate grip DOL=1.60 3) TCLL: ASCE 7-10; Pr=88.0 psf (roof LL: Lum DOL=1.15 Plate DOL=1.15); Pg=70.0 psf (ground snow); Ps=38.8 psf (roof snow: Lum DOL=1.15 Plate DOL=1.15); Category II; Exp C; Partially Exp.; Ct=1.20; Unobstructed slippery surface 4) Roof design snow load has been reduced to account for slope. 5) This truss has been checked for uniform snow load only, except as noted. 6) Dead loads shown include weight of truss. Top chord dead load of 5.0 psf (or less) is not adequate for a shingle roof. Architect to verify adequacy of top chord dead load. 7) Refer to girder(s) for truss to truss connections. 8) Bearing at joint(s) 2 considers parallel to grain value using ANSI/TPI 1 angle to grain formula. Building designer should verify capacity of bearing surface. 9) Provide mechanical connection (by others) of truss to bearing plate at joint(s) 2. 10) Provide mechanical connection (by others) of truss to bearing plate capable of withstanding 152 lb uplift at joint 3. 11) This truss is designed in accordance with the 2015 International Building Code section 2306.1 and referenced standard ANSI/TPI 1. 12) Graphical purlin representation does not depict the size or the orientation of the purlin along the top and/or bottom chord. 13) Gap between inside of top chord bearing and first diagonal or vertical web shall not exceed 0.500in. 14) MiTek Truss Plates have been approved by ICC-ES Evaluation Services. ICC-ES Report Number: ESR-1988 (MT20 & MT18SHS) 15) This Truss Design is representative of the truss you will recieve in your building. The actual plates and lumber sizes may vary, but the loadings listed on this drawing will be met or exceeded. 16) T-Braces (when present) may be placed on either the top or bottom of the web member. LOAD CASE(S) Standard Page:21 RE C ' d O R D E R E N T R Y 2 5 0 5 8 0 S t a m p e d P l a n s 1 / 2 0 / 2 0 2 6 3 : 3 7 : 0 7 P M 15 6 STAFF REPORT Agenda Item: 6.j Council Meeting: April 23, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Ulfers Garage CUP Action Required: Summary John Ulfers, the applicant, requests approval of a conditional use permit (CUP) to allow an accessory structure with sidewalls that would exceed the limit of 10 feet in the side yard at 22085 Oakdale Drive. Property owners can request deviation from the sidewall height limitations for accessory structures via a CUP. Recommendation The Planning Commission and staff recommend approval of the resolution approving the CUP for a detached garage with sidewalls measured at 16 feet in the side yard, with the condition that the applicant provide additional landscaping to screen the structure to the south and east. Council Action Attachments 1. 2026-04-23 Ulfers Garage CUP CC Staff Report.pdf 157 Page 1 of 7 STAFF REPORT City Council Meeting: April 23, 2026 Prepared By: Dwight Klingbeil Topic: Ulfers Garage CUP (PID 04-119-23-34-0001) (City File No. 26-003) Action Required: Recommendation 1. Application Request John Ulfers, the applicant, requests approval of a conditional use permit (CUP) to allow an accessory structure with sidewalls that would exceed the limit of 10 feet in the side yard at 22085 Oakdale Drive. Property owners can request deviation from the sidewall height limitations for accessory structures via a CUP. 2. Context Zoning and Land Use The 4.09-acre property is zoned Rural Residential (RR) and guided for Rural/Ag Residential uses. The property is not located within the Metropolitan Urban Service Area (MUSA). The property has an existing single- family home and a detached accessory structure. Surrounding Properties The immediate surrounding properties are zoned RR, guided for Rural/Ag Residential and are located outside of the MUSA. The property to the north is used for agricultural uses, while the properties to the east, west, and south are large rural residential lots. Natural Characteristics of the Site The 2040 Natural Resource Inventory Areas map identifies a stream along the east side of the property. The proposed structure is located west of the existing home, which on the other side of the property and does not interfere with the stream. 3. Planning Commission review Figure 1 Project Location Figure 2 Natural Resources Inventory 158 Page 2 of 7 The Planning Commission reviewed this item during their April 2, 2026, meeting. One member of the public spoke during the public hearing and expressed concerns regarding the size of the proposed structure and its potential visual impact on adjacent properties. The Commission considered these concerns during its discussion and recommended that a condition of approval be added to require additional screening of the structure along the south and east sides through landscaping. Following the discussion, the Commission recommended approval of the draft resolution with the amended condition requiring additional screening to the south and east of the structure. 4. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report. The detailed comments are included in the attached Engineering Memo, and the approval conditions require compliance with the Memo. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. I. Accessory Structure CUP The applicant proposes to construct a detached garage of 2,156 square feet, with sidewalls of 16 feet within the side yard of the 4.09-acre parcel. Location and Setbacks The proposed building location is in the side yard which is allowed. The garage meets the 10-foot minimum separation from the residence. The structure is closest to the east property line, with a setback of 20.03 feet where a 20-foot minimum setback is required. The proposed placement far exceeds the front, side, and rear setbacks (50 feet, 20 feet, and 15 feet respectively). Size Section 1030.020 of the Zoning Ordinance allows a property of this size to have an accessory structure footprint of up to 2,156 square feet by-right, excluding the first 1,000 square feet of attached accessory structure space. Currently, there is an attached garage that is less than 1,000 square feet, meaning it is not considered in the calculation for allowable accessory structure footprint. The proposed structure has a footprint of 2,156 square feet, which is allowed for a property of this size. Building Height 159 Page 3 of 7 The building is located in the side yard where the by-right sidewall height is limited to 10 feet. However, this limit can be bypassed through approval of a CUP. The applicant requests a sidewall height of 16 feet. The height of the structure is measured at ~22 feet and does not exceed the 35-foot height limit for the RR district. Architectural Standards The proposed structure would be constructed with LP Smartside and GAF Timberline HDZ shingles. These materials comply with the building material requirements for accessory structures. The Zoning Ordinance requires eaves (i.e., the underside or soffits on the side) and overhangs (i.e., the edge extending over the front and rear elevations) of at least 12 inches. The applicant is proposing eaves and overhangs that exceed 12 inches around the entirety of the structure. All eaves and overhangs comply with this requirement. There are no architectural interest requirements for accessory structures within City Code. However, if the Planning Commission finds that the scale or size of the wall facing neighboring properties does not satisfy the Conditional Use Permit criterion that the use “will not be injurious to the use and enjoyment of other property in the immediate vicinity”, the Council may impose additional architectural treatments or design enhancements as a condition of approval. 160 Page 4 of 7 Landscaping There are no landscaping requirements for the construction of accessory structures, and a landscape plan is not required by Code. However, previous approvals of larger accessory structures have included a landscaping requirement as a mitigation measure from the visual impact onto adjacent properties. If the City Council finds that the size of the accessory structure floor area and sidewalls may be injurious to the use and enjoyment of other properties in the immediate vicinity, then additional landscaping may be added as a condition of approval. The Commission recommended that additional landscaping be required to screen the structure to the south and east of the structure. It is important to note that requiring landscaping as a condition of approval will trigger the need for a site improvement performance agreement (SIPA) and financial security to be held until the completion of the project. The security would need to remain with the City until the completion of the project. Grading and Drainage Existing conditions of the site show the building location as the natural high point on the property. The proposed plan shows proposed grades around the building, allowing water to drain away from the structure. The grades show a 3:1 slope on the northeast corner of the building. A condition of approval will require these grades to be revised to show a 4:1 slope, to allow for maintenance of the slope. Conditional Use Permit Standards The applicant requests a CUP to exceed the allowable sidewall height of 10 feet with a CUP. In order to grant a CUP, the standards of Section 1030.020 Subd. 5.D.: 1. The proposed use shall be in conformance with all City regulations. If the CUP is approved with the conditions of approval outlined in the staff report, the use will comply with the district regulations for the UR zoning district. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites, and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. The applicant submitted a certificate of survey and site plan that shows the necessary information. Figure 3 Building Elevation 161 Page 5 of 7 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed building is not in conflict with the Comprehensive Plan. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The establishment, maintenance, or operation of the use will promote and enhance the public welfare as it will allow the property owner to properly store vehicles on their property rather than relying on exterior storage. The CUP for the accessory building would not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. The building is proposed to be below the 35-foot maximum building height allowed for principal buildings in the UR district. The building would meet or exceed all setback requirements for the UR district. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Assuming the recommended conditions of approval are adopted, staff does not find reason to believe the CUP for the accessory structure would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The proposed use will allow for proper storage of items such as vehicles on the property that will protect the use, enjoyment, and property values of surrounding properties. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are used for a mix of residential and agricultural uses. The height of the proposed sidewalls does not preclude improvement or further development of the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. 162 Page 6 of 7 Adequate public facilities are available to accommodate the proposed use. An additional accessory building will not impact on the demand for services. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The proposed use is in conformance with the City regulations. The proposed improvements meet setbacks, size requirements, architectural requirements, and the underlying requirements of the Urban Reserve zoning district. A condition of approval included in the draft resolution is that the structure cannot be used for commercial use without a separate approval for a home occupation, nor can it be used as a living space without separate approval for an accessory dwelling unit to ensure compliance with the land use requirements of the RR zoning district g. The conditional use and site conform to performance standards as specified by this Chapter. The CUP and site would conform to the applicable performance standards of the Zoning Ordinance. 4. The building materials standards required by this Section have been met. As noted previously, the applicant proposes to use steel siding for exterior materials. Section 1060.050 Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing provided they meet the Minnesota State Building Code standards and are treated with a factory applied color coating system that protects against fading. Documentation has been provided confirming compliance with this standard. 5. The proposed building will be compatible with surrounding land uses. The proposed use is compatible with the surrounding land uses which include agricultural, large-lot residential uses, and a golf course, where it not uncommon for accessory structures of this height to exist. 5. Recommendation The Planning Commission and staff recommend approval of the resolution approving the CUP for a detached garage with sidewalls measured at 16 feet in the side yard, with 163 Page 7 of 7 the condition that the applicant provide additional landscaping to screen the structure to the south and east. Attachments: 1. Resolution 2026-35 Approving the Conditional Use Permit 2. Engineering Memo dated March 4, 2026 3. Applicant Narrative 4. Certificate of Survey 5. Site Plan 6. Building Plans 164 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-35 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A DETACHED ACCESSORY STRUCTURE FOR JOHN ULFERS AT 22085 OAKDALE DRIVE (PID 04-119-23-34-0001) (CITY FILE 26-003) WHEREAS, John Ulfers, the landowner, requests approval of a conditional use permit to allow an accessory building with a sidewall height of 16’ at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A conditional permit is approved, in accordance with the application received by the City on February 17, 2026, and additional information received on February 20, 2026, and March 27, 2026. 2. The applicant shall comply with all conditions of the City Engineer’s memo dated March 4, 2026. 3. A conditional use permit is approved to allow an accessory building with sidewalls that have a height of 16 feet in the side yard, based on the finding that the specific criteria standards in Section 1030.020 Subd.5.D. are satisfied: a. The proposed use conforms with City regulations, as it meets the necessary setback requirements, architectural requirements, and the underlying requirements of the Rural Residential zoning district. b. A certificate of survey identifying all existing structures on site has been provided. c. The proposed use complies with the Conditional Use Permit standards as outlined in Section 1070.020: i. The proposed building does not conflict with the Comprehensive Plan. ii. The establishment, maintenance, and operation of the use will promote and enhance the public welfare as it will allow the applicant to properly store vehicles, boats, and other items on his property rather than rely on exterior storage. iii. The use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor will it substantially diminish and impair property values within the neighborhood. 165 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-35 Page 2 of 4 iv. The establishment of the use will not preclude improvement or further development of the surrounding properties. v. The use will not impact the demand for services as there are adequate public facilities available for the building. vi. The use will comply with the district regulations of the Urban Reserve zoning district. vii. The proposed use complies with the performance standards for accessory structures within the Zoning Ordinance. 4. The structure cannot be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 5. The structure cannot be used as an Accessory Dwelling Unit unless the applicant applies for City approval and such approval is granted. 6. The applicant must provide a row of landscaping consisting of a mix of coniferous and deciduous trees that meet the minimum size requirements in Section 1060.070 to provide screening for the building to the south and east of the structure. 7. The applicant must 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. 8. The financial guarantee will remain with the City until the one-year landscape warranty period has concluded. 9. Prior to issuance of a building permit, the applicant/landowner must complete the following: a. A grading plan must be submitted for final approval per the City’s Engineer Memo. b. The approving resolution must be recorded at Hennepin County. c. The applicant/landowner must provide proof of recording to the City. 10. Non-complaint temporary structures and fences must be removed from the property. The structure and fence may remain during construction but must be removed within 30 days of completion of the new accessory building. a. The escrow will be refunded after a final inspection confirms: i. The fence has been removed. ii. The temporary structure has been removed. 166 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-35 Page 3 of 4 11. The applicant must maintain a positive escrow balance through the duration of the project. If the escrow balance becomes negative, the applicant must pay any balance due plus a new deposit for anticipated remaining staff time within 30-days of receiving a notice from the City. 12. A final inspection of the project to confirm the building is constructed to plan is required prior to final reconciliation and release of the escrow account with the City. 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 23rd day of April, 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 167 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-35 Page 4 of 4 ATTACHEMENT A Lot 1, Block 1 Schmids Hidden Valley 168 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Project: Ulfers Garage CUP – Site Plan Review Date: March 4, 2026 Exhibits: This Memorandum is based on a review of the following documents: 1. Shop Plans dated 2/17/2026 2. Certificate of Survey for 22085 Oakdale by Advance Surveying & Engineering Co dated 2/13/2026 3. Site Plan for 22085 Oakdale by Advance Surveying & Engineering Co dated 2/20/2026 Comments: General: 1. The applicant is proposing a garage plan on the property west of the existing house. The outbuilding is proposed to be accessed of the existing gravel drive. 2. The applicant provided a site plan showing that the garage would be placed approximately 20’ from the western lot line. The site plan includes proposed grading. 3. The proposed grading plan shows 3:1 slopes off the northeast corner of the building. The site grading should be adjusted to be 4:1 slopes or flatter as required by code. 4. The grading along the northeastern side of the building appears to be approximately 3’ lower than the FFE of the proposed shop. The footings/support of the shop shall incorporate this elevation difference into the final design. 5. The site plan does not show an access to the shop. If the applicant is proposing a gravel or paved access from the driveway, it should be shown on the site plan. 6. No wetland delineation is provided for the site however the site was reviewed by the City wetland specialist and it was determined that no wetlands are present in the location of the proposed improvements. 7. The proposed disturbance is anticipated to be below the thresholds which would require a stormwater management plan. Should the site plan drastically change and disturb a significant area, the applicant shall be responsible for meeting all regulatory requirements. 8. The building is proposed to have sewer and water. At the time of building permit, the locations of the sewer and water connections should be shown on the survey. 9. It is believed that the northern fence of the property is off of the property line. The applicant should confirm the location of the fence and remove from the ROW if outside of the property. End of Comments 169 Revised 03/06/2025 Please attach a brief description of your project/reason for your request. 170 171 Pr i v a t e R o a d Oakdale D r i v e # 42379 LICENSE NO. Thomas M. Bloom DATE: DATE DRAFTED: CLIENT NAME / JOB ADDRESS SHEET TITLE SHEET NUMBER SHEET 1 OF 1 S1 PROPOSED SURVEY FEBRUARY 20, 2026 FEBRUARY 13, 2026 Phone (952) 474-7964 Web: www.advsur.com Advance Surveying & Engineering, Co. DRAWING ORIENTATION & SCALE 260162 JR FEBRUARY 20, 2026 DRAWING NUMBER DATE SURVEYED: 60300 SHEET SIZE 22 X 34 SCALE - 1" = 30' LEGAL DESCRIPTION: Lot 1, Block 1, SCHMIDS HIDDEN VALLEY, Hennepin County, Minnesota. SCOPE OF WORK & LIMITATIONS: 1.Showing the length and direction of boundary lines of the legal description listed above. The scope of our services does not include determining what you own, which is a legal matter. Please check the legal description with your records or consult with competent legal counsel, if necessary, to make sure that it is correct and that any matters of record, such as easements, that you wish to be included on the survey have been shown. 2.Showing the location of observed existing improvements we deem necessary for the survey. 3.Setting survey markers or verifying existing survey markers to establish the corners of the property. 4.This survey has been completed without the benefit of a current title commitment. There may be existing easements or other encumbrances that would be revealed by a current title commitment. Therefore, this survey does not purport to show any easements or encumbrances other than the ones shown hereon. 5.Note that all building dimensions and building tie dimensions to the property lines, are taken from the siding and or stucco of the building. 6.It should be noted that this survey was done under snow and ice conditions and that all improvements may or may not have been shown correctly. While we did our best to locate all improvements under the snow and ice, we can't be sure that all improvements were shown. Please look over the survey to be sure everything you need shown is shown correctly. 7.Showing elevations on the site at selected locations to give some indication of the topography of the site. We have also provided a benchmark for your use in determining elevations for construction on this site. The elevations shown relate only to the benchmark provided on this survey. Use that benchmark and check at least one other feature shown on the survey when determining other elevations for use on this site or before beginning construction. 8.While we show a proposed location for this home or addition, we are not as familiar with your proposed plans as you, your architect, or the builder are. Review our proposed location of the improvements and proposed yard grades carefully to verify that they match your plans before construction begins. Also, we are not as familiar with local codes and minimum requirements as the local building and zoning officials in this community are. Be sure to show this survey to said officials, or any other officials that may have jurisdiction over the proposed improvements and obtain their approvals before beginning construction or planning improvements to the property. STANDARD SYMBOLS & CONVENTIONS: "●" Denotes iron survey marker, set, unless otherwise noted. ULFERS CONTRACTING 22085 OAKDALE DRIVE ROGERS, MN 18202 Minnetonka Boulevard, Suite 401 Deephaven, Minnesota 55391 LEGEND 172 E1E1 ELEVATION 1 4'-4 1 2"12'-2"2'-11"12'-2"4'-4 1 2" 36' 1'-4 1 2" 2'-10" 40'-6 1 16" 9'-2" 1'-6 1 2" 2'-10" 1'-7 5 8" 59'-10 11 16" 36' 59'-10 11 16" FOUNDATION 1/4 IN = 1 FT FOUNDATION 1/4 IN = 1 FT P-1 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 Foundation 173 VSB X 24" VSB X 24" 120140120140 2868 9080 5040LS 5040LS 24683068 3068 2068 2868 1 1/2 X 11 7/8 X 152" HEADER (2)1 1/2 X 11 7/8 X 152" HEADER (2) 2X6 X 37" HEADER (2) 1 1/2 X 7 1/8 X 116" HEADER (2) 2X8 X 64" HEADER (2)2X8 X 64" HEADER (2) 2X6 X 33" HEADER (2)2X6 X 41" HEADER (2) 2X6 X 41" HEADER (2) 2X6 X 37" HEADER (2) 1 1/2 X 7 1/4 X 64" LVL HEADER (2) 1 1/2 X 7 1/4 X 64" LVL HEADER (2) E1E1 ELEVATION 1 4'-10 5 8"5'5'-4" 4'-5 1 2"12'3'-1"12'4'-5 1 2" 36' 10' 1'-5 1 2" 2'-8" 34'-9 3 16" 38'-10 11 16" 31' 69'-10 11 16" 15'-2 11 16"5'7'-3 5 16" 27'-6"3'-3 3 8"15'-2 5 8" 46' 17'-5 3 4" 42'-4 15 16" 59'-10 11 16" 10' 627 SQ FT 35'-0" X 41'-10" 14'-8" X 16'-8"14'-5" X 16'-10" 5'-0" X 6'-5" 5'-0" X 4'-8" 5'-0" X 4'-9" 9'-11" X 31'-0" LIVING AREA PORCH BATH GYM LOUNGE MECHANICAL GARAGE STEAM SHOWER 1ST FLOOR 1/4 IN = 1 FT 1ST FLOOR 1/4 IN = 1 FT P-2 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 1st Floor 174 5020FX 5020FX 5030LS 5030LS 3063 5030LS UP 1 1/2 X 11 7/8 X 152" HEADER (2)1 1/2 X 11 7/8 X 152" HEADER (2) 1 1/2 X 7 1/4 X 64" LVL HEADER (2) 1 1/2 X 7 1/4 X 64" LVL HEADER (2) 2X8 X 64" HEADER (2)2X8 X 64" HEADER (2) 2X6 X 41" HEADER (2) 2X8 X 64" HEADER (2) E1E1 ELEVATION 1 36' 5'-2 11 16"5'10'-6 11 16"4'-10 5 8"5'5'-4" 20'-9 3 8"15'-2 5 8" 36' 17'-5 3 4" 42'-4 15 16" 59'-10 11 16" 13'-8 15 16" 5' 9'-4" 5' 9'-4" 42'-4 15 16" 17'-5 3 4" 59'-10 11 16" 35'-0" X 37'-9" 648 SQ FT 19'-11" X 17'-0"14'-8" X 16'-8" LIVING AREA OPEN BELOW OFFICE STORAGE 2ND FLOOR 1/4 IN = 1 FT 2ND FLOOR 1/4 IN = 1 FT P-3 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 2nd Floor 175 C7 1ST FLOOR OVERVIEW 1/4 IN = 1 FTC71ST FLOOR OVERVIEW 1/4 IN = 1 FT P-4 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 1st Floor Overview 176 C8 2ND FLOOR OVERVIEW 1/4 IN = 1 FTC82ND FLOOR OVERVIEW 1/4 IN = 1 FT P-5 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 2nd Floor Overview 177 C13 CAMERA 5 1/4 IN = 1 FTC13CAMERA 5 1/4 IN = 1 FT P-6 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 Overview 178 C9 FRAMING FRONT 1/4 IN = 1 FTC9FRAMING FRONT 1/4 IN = 1 FT C2 FRAMING REAR 1/4 IN = 1 FTC2FRAMING REAR 1/4 IN = 1 FT P-7 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 Framing 179 C3 FRONT 1/4 IN = 1 FTC3FRONT 1/4 IN = 1 FT C4 REAR 1/4 IN = 1 FTC4REAR 1/4 IN = 1 FT P-8 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 Front and Rear 180 C6 LEFT 1/4 IN = 1 FTC6LEFT 1/4 IN = 1 FT C5 RIGHT 1/4 IN = 1 FTC5RIGHT 1/4 IN = 1 FT P-9 REVISION TABLE NUMBER DATE REVISED BY DESCRIPTION SHEET: SCALE: DRAWINGS PROVIDED BY: DATE: 3/23/2026 Left and Right 181 STAFF REPORT Agenda Item: 6.k Council Meeting: April 23, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Lindberg ADU CUP Action Required: Summary Heidi Lindberg, the applicant, requests approval of a conditional use permit (CUP) to allow an accessory dwelling unit (ADU) on her property that would exceed 960 square ft. Property owners in the Rural Residential district can request ADU’s that exceed 960 sq. ft., provided the livable area is does not exceed 1,200 sq. ft., via a CUP. Recommendation Staff recommend approval of the draft resolution approving the CUP for a detached Accessory Dwelling Unit that contains a floor area in excess of 960 sq. ft. Council Action Attachments 1. 2026-04-23 Lindberg ADU CUP CC Staff Report.pdf 182 Page 1 of 7 STAFF REPORT City Council Meeting: April 23, 2026 Prepared By: Dwight Klingbeil Topic: Lindberg ADU CUP (PID 21-119-23-23-0001) (City File No. 26-002) Action Required: Recommendation 1. Application Request Heidi Lindberg, the applicant, requests approval of a conditional use permit (CUP) to allow an accessory dwelling unit (ADU) on her property that would exceed 960 square ft. Property owners in the Rural Residential district can request ADU’s that exceed 960 sq. ft., provided the livable area is less than 1,200 sq. ft., via a CUP. 2. Planning Commission Review The Planning Commission reviewed this item during their April 2, 2026, meeting. After some discussion, the Commission motioned to recommend approval of the draft resolution approving the CUP as presented. 3. Context Zoning and Land Use The 39.6-acre property is zoned Rural Residential (RR) and guided for Rural/Ag Residential uses. The property is not located within the Metropolitan Urban Service Area (MUSA). The property currently has an existing single-family home. Surrounding Properties The immediate surrounding properties are also zoned RR, guided for Rural/Ag Residential and are located outside of the MUSA. The properties to the west, north and east are used for residential/agricultural uses, while the property to the southeast is used as a large rural residential lot. Natural Characteristics of the Site Figure 1 Project Location 183 Page 2 of 7 The 2040 Natural Resources Communities Quality map identifies a medium quality wetland surrounded by an upland community in the southwestern corner of the property. The wetlands are identified as a shrub community and the uplands are identified as Maple/Basswood communities in the 2040 Natural Resource Inventory Areas map. A wetland delineation was conducted in the project area, which did not identify any wetlands near the construction location. 4. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report. The detailed comments are included in the attached Engineering Memo, and the approval conditions require compliance with the Memo. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. I. Accessory Dwelling Unit CUP The applicant proposes to construct a detached ADU with a total footprint of 1,963.8 sq. ft. within the front yard of the 39.6- acre parcel. Location and Setbacks The proposed building location is in the front yard which is allowed. The ADU meets the 10-ft. minimum separation from the residence and existing accessory structure. The structure is closest to the front property line to the east, with a setback of 507.1 ft. where a 50-ft. minimum setback is required. The proposed placement far exceeds the front, side, and rear setbacks (50 ft., 20 ft., and 15 ft. respectively). Size Section 1030.020 of the Zoning Ordinance allows a property of this size to have an accessory structure footprint of up to 3,969 sq. ft.by-right, excluding the first 1,000 sq. ft.of attached accessory structure space. Figure 2 Site Survey 184 Page 3 of 7 Currently, there is an attached garage of 869 sq. ft. Since the attached garage area is less than 1,000 sq. ft., it is not included in the allowed footprint calculations. The total footprint of the proposed structure is 1,963 square ft., which is allowed for a property of this size. However, Section 1040.030 Subd. 4.A.4 of the Zoning Ordinance specifies that only the ADU is subject to the accessory structure size limit provided for all districts. The proposed ADU has a footprint of approximately 1,200 square ft., which is the maximum permitted size. Building Height The building is located in the front yard where the by-right sidewall height is limited to 10 ft. The applicant proposes a sidewall height of 9.25 ft., which is allowed. The overall height of the structure is measured at 18 ft., 4 in., and does not exceed the 35-ft. height limit for the RR district. The specific criteria for ADUs requires that the height of the ADU be less than the height of the principal structure. In reviewing building permit records for the property, staff found that the height of the principal structure is 21.5 ft. The proposed ADU does not exceed the height of the principal structure and may be allowed. Architectural Standards A requirement of the ADU standards is that the exterior design of the ADU must incorporate a similar architectural style, color, and material as the principal structure on the lot. The proposed structure consists of Hardie Board & Batten siding and asphalt shingles. In reviewing the building permits, the exterior design of the principal structure includes Hardie panel smooth siding with batten strips, 4” exposure Hardie lap siding, Hardie panel smooth, and asphalt shingles. Staff finds that the proposed building materials are consistent with the materials of the existing structure. The Zoning Ordinance requires eaves (i.e., the underside or soffits on the side) and overhangs (i.e., the edge extending over the front and rear elevations) of at least 12 in. The applicant is proposing eaves and overhangs of various sizes, the smallest of which is 1 ft. All eaves and overhangs comply with this requirement. Grading and Drainage Figure 3 Building Renderings 185 Page 4 of 7 Existing conditions of the site show the site of the existing house and proposed ADU as the high point, with surface drainage flowing away from the site area. The grading plan appears to match the existing drainage patterns and is in accordance with the City’s requirements. The final grading plan will be reviewed and approved with the building permit. Conditional Use Permit Standards The applicant requests a CUP to construct an ADU with a floor area that exceeds 960 square ft.. The Rural Residential Zoning District allows ADUs to exceed 960 sq. ft.as a conditional use, subject to the standards of Section 1040.030 Subd. 4.A.: 1. Not more than one accessory dwelling unit shall be allowed on a single-family detached lot. The applicant proposes one ADU, which is allowed. 2. An attached or detached unit shall comply with the same minimum building setback requirements as required for the living portion of the principal dwelling unit. The detached ADU meets all principal structure setback requirements of the Rural Residential District. 3. An accessory dwelling unit shall be a clearly incidental and subordinate use, the gross floor area of which shall not exceed the gross floor area of the principal dwelling unit or 1,200 square ft., whichever is less. Accessory dwelling units that do not exceed 960 sq. ft. can be approved through an Administrative Permit as detailed in Section 1040.030, Subd. 6(A). The proposed ADU contains a floor area of 1,200 square ft. The ADU is clearly incidental and subordinate to the principal dwelling unit. The ADU contains a floor area of 1,200 sq. ft., while the principal structure contains 1,810 sq. ft. of gross floor area and a finished walkout basement. Based on the relative size and functional characteristics of the structures, the existing home will remain the clear principal structure of the property. 4. Unless otherwise specified in this Subdivision, a detached accessory dwelling unit shall be subject to the same regulations as provided for under Section 1030 of this Chapter. In evaluating how a detached accessory dwelling unit fits within the size limitations outlined in Section 1030, only the footprint of the accessory dwelling unit is subject to the accessory structure size limit provided for all zoning districts. 186 Page 5 of 7 If the conditions of approval proposed by staff are approved, the footprint of the detached ADU would be less than 1,200 square ft., which is allowed on a property of this size. 5. The exterior design of an accessory dwelling unit shall incorporate a similar architectural style, colors, and materials as the principal building on the lot. Based on building permit records for the existing structure, the proposed ADU is constructed of similar materials and incorporates a similar architectural style as the principal structure. 6. The owner of the property shall reside in the principal dwelling unit or in the accessory dwelling unit. The applicant intends to reside in the ADU. A condition of approval shall include language reiterating this requirement. 7. There shall be no separate ownership of the accessory dwelling unit. The applicant’s narrative states that the ADU will remain under the same ownership as the principal structure of the property. 8. In addition to the parking spaces required for the principal dwelling unit on the lot, 2 off-street parking spaces shall be provided for an accessory dwelling unit. Such accessory dwelling unit parking spaces shall not conflict with the principal dwelling unit parking spaces and shall comply with the requirements of this Chapter. The proposed ADU would contain a two-stall garage, as well as an exterior parking pad that stems off the main driveway leading to the principal structure. This parking pad would allow for two off-street parking spaces that do not conflict with the parking spaces of the principal unit. 9. An accessory dwelling unit shall use the same street number as the principal dwelling unit but must include a unique identifier that is consistent with the City’s Street Naming and Addressing Policy to ensure compatibility with Hennepin County, the U.S. Postal Service, and emergency service providers. The entryway to an accessory dwelling unit shall include identifying signage and be connected to the driveway with an improved walkway. The applicant has not provided any addressing information for the proposed ADU. As a condition of approval, the ADU shall have the same street address as 187 Page 6 of 7 the principal structure and contain signage clearly identifying the structure as Apt 2. 10. Accessory dwelling units are subject to the same height restriction for principal structures as determined by the zoning district but must not exceed the existing height of the principal structure. The height of the proposed ADU is 18.4 ft. and complies with the height restrictions of the RR district. However, in reviewing building permits, staff found that the height of the existing structure is 21.5 ft. In addition, issuance of a CUP for an ADU in excess of 960 sq. ft.in the Rural Residential Zoning District requires compliance with the Conditional Use Permit standards outlined in Section 1070.020 Subd. 3: A. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed ADU does not conflict with the Comprehensive Plan. B. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The establishment, maintenance, and operation of the use will not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. C. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Assuming the recommended conditions of approval are adopted, staff does not find reason to believe the CUP for the accessory structure would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor would it substantially diminish and impair property values within the neighborhood. D. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. 188 Page 7 of 7 The surrounding properties are used for a mix of residential and agricultural uses. The establishment of an ADU on the subject property does not preclude improvement or further development of the surrounding properties. E. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed use. An ADU will not impact the demand for services. F. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The proposed use is in conformance with the City regulations. The proposed improvements meet setbacks, size requirements, architectural requirements, and the underlying requirements of the RR district. A condition of approval shall require the door for the mud room to be relocated to the doorway into the dwelling unit to clearly delineate the space that is part of the living unit from the garage space. G. The conditional use and site conforms to performance standards as specified by this Chapter. The CUP and site would conform to the applicable performance standards of the Zoning Ordinance. 5. Recommendation Staff recommend approval of the draft resolution approving the CUP for a detached Accessory Dwelling Unit that contains a floor area in excess of 960 sq. ft. Attachments: 1. Resolution 2026-34 Approving the Conditional Use Permit 2. Engineering Memo dated March 4, 2026 3. Applicant Narrative 4. Certificate of Survey received on February 17, 2026 5. Building Plans received on February 17, 2026 189 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-34 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A DETACHED ACCESSORY DWELLING UNIT EXCEEDING 960 SQUARE FEET AT 8301 STREHLER ROAD (PID 24-119-23-31-0008) (CITY FILE 26-002) WHEREAS, Heidi Lindberg, the landowner, requests approval of a conditional use permit to allow an accessory dwelling unit exceeding 960 square feet at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A conditional permit is approved, in accordance with the application received by the City on February 17, 2026, and additional documentation received on March 30, 2026. 2. The applicant shall comply with all conditions of the City Engineer’s memo dated March 4, 2026. 3. A conditional use permit is approved to allow an Accessory Dwelling Unit that would exceed 960 sq. ft., based on the finding that the specific criteria standards in Section 1040.020 Subd. 4.A. are satisfied: 1. The applicant is not proposing more than one accessory dwelling unit on the property. 2. The detached Accessory Dwelling Unit meets all principal structure setback requirements of the Rural Residential District. 3. The proposed Accessory Dwelling Unit is clearly incidental and subordinate to the principal structure, as it contains a smaller floor area and lacks features present in the principal structure, including a walkout basement. 4. The footprint of the detached Accessory Dwelling Unit is 1,200 square feet or less. 5. The proposed materials and architectural design is similar to the principal structure. 6. The property owner shall reside in either the principal or accessory dwelling unit. 7. There shall not be any separate ownership of either the principal or accessory dwelling unit. 190 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-34 Page 2 of 4 8. The proposed Accessory Dwelling Unit contains enough space to accommodate 2 off-street parking spaces for the dwelling unit, that would not conflict with the parking of the principal dwelling unit. 9. The Accessory Dwelling Unit shall use the same street number as the principal dwelling unit and will include a unique identifier that is consistent with the City’s Street Naming Policy. The entryway to the Accessory Dwelling Unit shall be connected to the driveway with an improved walkway. 10. The height of the proposed Accessory Dwelling Unit is 18.4 feet, which is less than the height of the principal dwelling unit, which is measured at a height of 21.5 feet. 4. A conditional use permit is approved to allow an Accessory Dwelling Unit that would exceed 960 sq. ft., based on the finding that the conditional use permit standards in Section 1070.020 are satisfied: a. The proposed building does not conflict with the Comprehensive Plan. b. The establishment, maintenance, and operation of the use will promote and enhance the public welfare as it will allow the applicant to properly store vehicles on the property rather than rely on exterior storage. c. The use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor will it substantially diminish and impair property values within the neighborhood. d. The establishment of the use will not preclude improvement or further development of the surrounding properties. e. The use will not impact the demand for services as there are adequate public facilities available for the building. f. The use will comply with the district regulations of the Rural Residential zoning district. 5. The structure cannot be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 6. Prior to issuance of a building permit, the applicant/landowner must complete the following: a. A grading plan must be submitted for final approval per the City’s Engineer Memo. b. The approving resolution must be recorded at Hennepin County. c. The applicant/landowner must provide proof of recording to the City. 191 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-34 Page 3 of 4 7. The applicant must maintain a positive escrow balance through the duration of the project. If the escrow balance becomes negative, the applicant must pay any balance due plus a new deposit for anticipated remaining staff time within 30-days of receiving a notice from the City. 8. A final inspection of the project to confirm the building is constructed to plan is required prior to final reconciliation and release of the escrow account with the City. 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 23rd day of April, 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson - City Clerk 192 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-34 Page 4 of 4 ATTACHEMENT A Lot 2, Block 1 Strehler Addition 193 Memo To: Kevin Mattson, City Engineer Public Works Director From: Steve Hegland, PE Project: Lindberg ADU – Site Plan Review Date: February 18, 2026 Exhibits: This Memorandum is based on a review of the following documents: 1. Bid Set for Lindberg Residence by Alexander Design Group dated 2/11/2026 2. Certificate of Survey for Heidi Lindberg by Otto Associates dated 2/9/2026 Comments: General: 1. The applicant is proposing an outbuilding on the property southeast of the existing house. The outbuilding is proposed to be accessed of the existing gravel drive. 2. The proposed site plan shows the proposed building elevations and grading plan for the structure. The grading plan appears to be in accordance with City requirements. The application appears to match the existing drainage patterns. 3. A previous wetland delineation was performed for the site that identified wetlands along the north of the property. The proposed improvements are significantly away from those wetlands. 4. The proposed disturbance is anticipated to be below the thresholds which would require a stormwater management plan. Should the site plan drastically change and disturb a significant area, the applicant shall be responsible for meeting all regulatory requirements. 5. The building is proposed to have sewer and water. At the time of building permit, where the sewer and water are to be connected should be shown the survey. End of Comments 194 19 5 19 6 197 198 199 200 201 202 203 STAFF REPORT Agenda Item: 6.l Council Meeting: April 23, 2026 Prepared By: Kevin Mattson, Public Works Director, Topic: 2025A Bond - 2025-2026 Capital Improvement Plan - Public Works Amendments Action Required: Approval Summary In March 2025, the City Council approved the 2025A Bond which included the 2025-2026 Capital Improvement Plan (CIP). Staff continuously adjusts to market conditions and assesses equipment needs throughout the cycle to identify necessary value-based amendments. Staff proposes the following equipment changes. Removed Items (highlighted in red on the "amendments" attachment) Landa Pressure Washer 96" Mower 44" Mower Proposed Items (highlighted in green on the "amendments" attachment) Skid steer Branch Manager Forklift Grapple 54" Mower Crane and Bucket Truck Accessories Note the non-highlighted CIP items remained with the revised cost information shown. Financial/Budget The original CIP cost associated with the 2025A Bond for the Public Works related items (highlighted in yellow on the "original" attachment) totaled $2,134,486.25. The proposed CIP amendments match the original total of $2,134,486.25 resulting in a zero net change. Options 1. Approve the 2025A Bond - 2025-2026 Capital Improvement Plan - Public Works Amendments as presented. 2. Modify. 3. Decline. Recommendation Approve the 2025A Bond - 2025-2026 Capital Improvement Plan - Public Works Amendments as presented. Council Action 204 Consider a motion to approve the 2025A Bond - 2025-2026 Capital Improvement Plan - Public Works Amendments as presented. Attachments 1. PW CIP 2025-2026 AMENDMENTS FINAL.pdf 2. PW CIP 2025-2026 ORIGINAL FINAL.pdf 205 Fund Department Item Cost Re-sale Grant Donations Insurance Proceeds Unspent Bond Proceeds Sub-total Funding Source Notes Pickup 41,550.79 7,990.00 - - - - 33,561 Equipment Bond Dump Truck - Single Axle 353,854.90 - - - - - 353,855 Equipment Bond Preordered - Spare Dump Truck - Tandem 386,802.14 50,000 - - - - 336,802 Equipment Bond Preordered Street Sweeper 422,534.91 - 100,000 - - - 322,535 Equipment Bond seeking 25% grant reimbursement Mower 67,321.00 5,193.50 10,000 - - - 52,128 Equipment Bond sold 2009 Land Pride mower; received unbudgeted grant funds from Hennepin County Pickup with Plow 76,969.84 45,000 - - - - 31,970 Equipment Bond BoMag Mini Sheeps Foot Compactor 31,250.00 605.00 - - - - 30,645 Equipment Bond sold LEO 11 foot plow Felling Trailer 20,605.94 - - - - - 20,606 Equipment Bond Landa Pressure Washer 10,000 - - - - - - Equipment Bond to be purchased from General Fund Skidsteer Branch Manager 10,000 10,000 Equipment Bond Floor Sealing at Public Works Building 49,500.00 - - - - - 49,500 Bond Reseal public works facility Lean To Enclosure 169,991.00 - - - - - 169,991 Bond Enclose lean-to for Public Works building Sub-total 1,640,381$ 108,789$ 110,000$ -$ -$ -$ 1,411,592$ 2026 Fund Department Item Cost Re-sale Grant Donations Insurance Proceeds Unspent Bond Proceeds Sub-total Notes Public Works Crack Filler 75,000 - - - - - 75,000 Equipment Bond Resale removed; Retaining for Trail Maintenance Dump Truck - Tandem 386,802.14 45,000 - - - - 341,802 Equipment Bond preorder Woodchipper 101,402 17,500 - - - 55,000 28,902 Equipment Bond Road Widener Shoulder Machine 65,300.00 16,250 - - - - 49,050 Equipment Bond preorder Pickup 75,680.00 - - - - - 75,680 Equipment Bond preorder 96" Mower 50,000 - - - - - - Equipment Bond Forklift 40,000 40,000 Equipment Bond Grapple 17,000 17,000 Equipment Bond 144" Mower 70,000 - - - - - - Equipment Bond 54" mower 21,560 21,560 Equipment Bond Pull Behind Mower 42,900.00 - - - - - 42,900 Equipment Bond preorder I/R Doosan 185 Air Compressor 23,679.20 3,779.20 - - - - 19,900 Equipment Bond Crane and Bucket Truck Accessories 11,099.69 11,100 Equipment Bond Sub-total 969,324$ 82,529$ -$ -$ -$ 55,000$ 722,894$ GRAND TOTAL FOR 2025-2026 CAPITAL IMPROVEMENT PLAN 2,134,486.25$ 2025 Public Works Draft 2025-2026 Capital Improvement Plan 206 Fund Department Item Cost Re-sale Grant Donations Insurance Proceeds Unspent Bond Proceeds Sub-total Funding Source Notes Annual PD Radio Fleet Purchase 31,020$ -$ -$ -$ -$ -$ 31,020$ Equipment Bond Replace portable and mobile radios Records Management System 200,000 - - - - 150,000 50,000 Equipment Bond Carry over from 2023 Ford SUV Explorer (583)80,000 - - - - - 80,000 Equipment Bond On Order Ford SUV Explorer (581)80,000 - - - - - 80,000 Equipment Bond On Order - Replace squad 569, purchased in 2020 Ford SUV Explorer (582)80,000 - - - - - 80,000 Equipment Bond On Order - Replace squad 570, purchased in 2020 Ford SUV Explorer (580)80,000 - - - - - 80,000 Equipment Bond On Order - Replace squad 568, purchased in 2019 - Delayed to 2025 Ford SUV Explorer (584)80,000 - 80,000 Equipment Bond On Order Sign Trailer 20,000 - - - - 7,500 12,500 Equipment Bond Carry over from 2023, Use 1/2 of $15,000 unspent bond proceeds (Weapon Mounted Cameras - Not purchased/needed) Speed Trailer 20,000 - - - - 7,500 12,500 Equipment Bond Carry over from 2023, Use 1/2 of $15,000 unspent bond proceeds (Weapon Mounted Cameras - Not purchased/needed) PD Lockers 30,000 - - - - - 30,000 Equipment Bond Side by Side Utility 40,000 - - - - - 40,000 Equipment Bond Carry over from 2024 (Purchased 2013) Support and Protection Equipment 12,000 - - - - - 12,000 Equipment Bond Ez Go Golf Cart 22,000 - - - - - 22,000 Equipment Bond Replace 2010 EZ Go Golf Cart Pickup 48,000 5,000 - - - - 43,000 Equipment Bond Dump Truck - Single Axle 350,000 - - - - - 350,000 Equipment Bond Preordered - Spare Dump Truck - Tandem 350,000 45,000 - - - - 305,000 Equipment Bond Preordered Street Sweeper 395,315 - 98,829 - - - 296,486 Equipment Bond seeking 25% grant reimbursement Mower 70,000 - - - - - 70,000 Equipment Bond Pickup with Plow 70,000 20,000 - - - - 50,000 Equipment Bond BoMag Mini Sheeps Foot Compactor 35,000 - - - - - 35,000 Equipment Bond New Felling Trailer 20,000 5,000 - - - - 15,000 Equipment Bond Landa Pressure Washer 10,000 - - - - - 10,000 Equipment Bond Floor Sealing at Public Works Building 100,000 - - - - - 100,000 Bond Reseal public works facility Lean To Enclosure 130,000 - - - - - 130,000 Bond Enclose lean-to for Public Works building Admin BS&A Cloud 50,000 - - - - - 50,000 Equipment Bond IT Networking 30,000 30,000 Equipment Bond Space/Needs Study 300,000 - - - - - 300,000 Bond PUBLIC WORKS SUBTOTAL 1,404,486 Sub-total 2,733,335$ 75,000$ 98,829$ -$ -$ 165,000$ 2,394,506$ 2026 Fund Department Item Cost Re-sale Grant Donations Insurance Proceeds Unspent Bond Proceeds Sub-total Notes General Public Safety Annual PD Radio Fleet Purchase 31,020$ -$ -$ -$ -$ -$ 31,020$ Equipment Bond Replace portable and mobile radios Chev Truck (CSO 571)90,000 - - - - - 90,000 Equipment Bond Replace CSO 571, purchased in 2021 Ford SUV Explorer 80,000 - - - - - 80,000 Equipment Bond Chev Tahoe (572)80,000 - - - - - 80,000 Equipment Bond Replace squad 572, purchased in 2021 SIU/Narcotics Vehicle 80,000 - - - - - 80,000 Equipment Bond MDCs - Replace Squad Computers 85,000 - - - - - 85,000 Equipment Bond Support and Protection Equipment 32,000 - - - - - 32,000 Equipment Bond Less lethal, ridles, plate carriers, ballistic shields, handguns Fire Fire SUV 105,000 - - - - - 105,000 Equipment Bond New - (Deputy Director Fire) Enclosed Gator for Recreation 15,000 - - - - - 15,000 Equipment Bond Public Works Crack Filler 75,000 15,000 - - - - 60,000 Equipment Bond Dump Truck - Tandem 370,000 45,000 - - - - 325,000 Equipment Bond Woodchipper 85,000 10,000 - - - 55,000 20,000 Equipment Bond Road Widener Shoulder Machine 80,000 10,000 - - - - 70,000 Equipment Bond Pickup 70,000 15,000 - - - - 55,000 Equipment Bond 96" Mower 50,000 - - - - - 50,000 Equipment Bond 144" Mower 70,000 - - - - - 70,000 Equipment Bond Pull Behind Mower 45,000 - - - - - 45,000 Equipment Bond I/R Doosan 185 Air Compressor 40,000 5,000 - - - - 35,000 Equipment Bond PUBLIC WORKS SUBTOTAL 730,000 Sub-total 1,483,020$ 100,000$ -$ -$ -$ 55,000$ 1,328,020$ 2025A PUBLIC WORKS TOTAL 2,134,486.25 GRAND TOTAL FOR 2025-2026 CAPITAL IMPROVEMENT PLAN 3,722,526$ Draft 2025-2026 Capital Improvement Plan 2025 General Public Safety Public Works 207 STAFF REPORT Agenda Item: 6.m Council Meeting: April 23, 2026 Prepared By: Lauren Letsche, Engineering Development Superintendent, Topic: Rush Creek Stabilization - Engineering Services Proposal Action Required: Approval Summary Staff requests that Council review and consider the attached engineering proposal from Stantec Consulting Services related to the stabilization and restoration of the Rush Creek embankment adjacent to Bechtold Road. Rush Creek is currently showing erosion concerns, including roadway embankment sloughing and exposed small utilities, of approximately 50' of embankment along the west side of Bechtold Road south of Rush Creek Drive. The project will look to regrade, restore, and stabilize the embankment area. The project tasks and associated costs are listed below. Task Cost Task 1 - Project Coordination $1,711.00 Task 2 - Data Collection and Site Visit $3,165.00 Task 3 - Permitting Assistance $12,185.00 Task 4 - Plans and Specifications $14,251.00 Task 5 - Bidding Services $4,496.00 Total $35,808.00 Tasks 1, 2, and 3 would allow the city to collect the necessary information required to determine the best approach for stabilizing and restoring the roadway embankment. Tasks 4 and 5 could be considered at a later date. Financial/Budget Staff recommends that the proposed Rush Creek Stabilization engineering services work ($17,061 plus associated permitting fees) be paid for out of the Stormwater Fund which has a current balance of approximately $85,000. Options 1 - Approve Tasks 1, 2, and 3 from the Rush Creek Stabilization engineering services proposal to Stantec Consulting Services in the amount of $17,061 plus associated permitting fees. 2 - Modify. 3 - Decline. Recommendation Approve Tasks 1, 2, and 3 from the Rush Creek Stabilization engineering services proposal to Stantec 208 Consulting Services in the amount of $17,061 plus associated permitting fees. Council Action Consider a motion to approve Tasks 1, 2, and 3 from the Rush Creek Stabilization engineering services proposal to Stantec Consulting Services in the amount of $17,061 plus associated permitting fees. Attachments 1. mattson_bechtold_stabilization_proposal_final_2026_04_08.pdf 209 April 8, 2026 Kevin Mattson, PE Public Works Director 9100 County Road 19 Corcoran, MN 55340 Dear Kevin: Reference: Rush Creek Stabilization along Bechtold Road We appreciate the opportunity to present this scope and services for the stabilization and restoration of the Rush Creek embankment located along the west edge of Bechtold Road and South of Rush Creek Drive. Rush Creek is currently showing erosion of approximately 50’ of embankment along the west side of Bechtold Road. Due to concerns including roadway embankment sloughing and exposed utilities, the City has requested Stantec prepare a proposal for design and permitting assistance for the re-establishment and stabilization of the embankment. During a field visit, slopes were roughly measured at 1V:1H to 1V:0.5H. The project will look to regrade, restore, and stabilize the embankment. This proposal includes a scope of work and budget to prepare plans, specifications, erosion control stabilization, permitting and bidding assistance. The project tasks and scope associated with the project are described in the following sections. Scope of Work Task 1.0 – Project Coordination Stantec has preliminarily discussed the project with DNR permitting staff, following which they provided to Stantec the Elm Creek HUC-8 and existing DNR model for the mapped flood insurance map of this area. To fully understand the issue at hand and ensure the improvements and permitting are fully understood by both the City and the DNR who will be verifying the no loss application, Stantec will coordinate an onsite walkthrough with the City of Corcoran and DNR Permitting Staff. Stantec will discuss DNR staff permitting requirements associated with FEMA and DNR floodplain regulations. Determine methodology of long-term stabilization and restoration options for the embankment. Deliverables: Stantec will prepare and document field notes and prepare a brief alternate assessment to Staff to determine stabilization design. Task 2.0 – Data Collection and Site Survey Stantec will collect the required information necessary to prepare plans and modeling for permit review. The following items will be required to initiate the design. 210 April 8, 2026 Kevin Mattson PE Public Works Director Page 2 of 5 Reference: Rush Creek Stabilization along Bechtold Road Stantec will conduct a topographic survey of the creek channel, embankment area, road edge, and tree removals of the project area. Stantec will survey up to four cross sections of the channel and embankment for FEMA modeling. Stantec water resources staff will collect any additional FEMA modeling from the watershed and DNR. Deliverables: A topographic surface for design of plans and HEC-RAS modeling. Cross sections and key elevations for modeling. Assumptions: We assume that the adjacent property will provide a right of entry to perform the survey work and any necessary stabilization activities. Stantec can provide a scope of services for easements if necessary to construct the improvements. Task 3.0 – Permitting Assistance After discussion with DNR Hydrology staff in March of 2026, the best approach was determined to update the floodplain model to include the proposed fill and grading associated with the restoration of the embankment. The onsite walkthrough to kick off this project will further verify this approach. The permitting task would include the following: HEC-RAS modeling of the effective, corrective effective, and proposed modeling. The preparation of a summary or report documenting the results of a no rise. Creation of plans and exhibits showing potential mitigation to meet no rise requirements. The submission and approval of a no-rise permit application. Submission to the Elm Creek Watershed for review. Assumptions: The city will pay for any permit fees. Based on an initial review of the project with the City wetland specialist, the work is anticipated to be completed along the banks of the drainageway and not be within the WCA jurisdiction. If the scope of the improvement changes beyond these assumptions, the applicability of wetland permitting will be reviewed. 211 April 8, 2026 Kevin Mattson PE Public Works Director Page 3 of 5 Reference: Rush Creek Stabilization along Bechtold Road Task 4.0 – Plans and Specification Stantec will proceed with design and drafting of a plan set for final design and construction of the restoration and stabilization of the embankment. The plan set will include existing conditions, grading and restoration plan, and construction details required for the construction of the project. An engineer’s opinion of probable construction cost will also be developed as part of this task. Design methodologies will incorporate recommendations from City and DNR staff as well as typical design practices for steep embankments. Stantec will coordinate with the City on potential design options and costs. Deliverables: Construction plan set and specifications for bid. Task 5.0 – Bidding Services Stantec will prepare the final construction plans and assist the City with soliciting bids from a list of qualified contractors or publicly posting the project on QuestCDN. Stantec will host a pre-bid meeting with interested bidders prior to the scheduled bid due date to review, respond to contractor inquiries, and clarify expectations of the project. Stantec will also prepare and issue addenda to the construction documents as needed based on feedback. Following receipt of bids, Stantec will assist the City in reviewing contractor qualifications and supporting the selection of the most responsive and responsible bidder. Assumptions: Stantec will lead a pre-bid meeting. Stantec will prepare a pre-bid meeting agenda and minutes. Bid opening will be held virtually, to be led by Stantec. Deliverables: Pre-bid meeting agenda and minutes. Bid documentation. Award recommendation. 212 April 8, 2026 Kevin Mattson PE Public Works Director Page 4 of 5 Reference: Rush Creek Stabilization along Bechtold Road Engineering totals are as follows: Task Cost Task 1.0 – Project Coordination $ 1,711 Task 2.0 – Data Collection and Site Survey $ 3,165 Task 3.0 – Permitting Assistance $12,185 Task 4.0 – Plans and Specifications $14,251 Task 5.0 – Bidding Services $ 4,496 Total $35,808 Closing We hope this letter defines the of scope work and the estimated fee of services to your satisfaction. Stantec will complete this scope of work according to the Master Services Agreement and previous practices with the City of Corcoran. On behalf of our Stantec team, we thank you for this opportunity to be of service to your community. Regards, Stantec Consulting Services Inc. Dan Boyum, PE (MN) Client Manager Phone: 651-775-5098 dan.boyum@stantec.com Ben Otto, EIT Civil Engineer Phone: 612-286-2117 ben.otto@stantec.com 213 April 8, 2026 Kevin Mattson PE Public Works Director Page 5 of 5 Reference: Rush Creek Stabilization along Bechtold Road By signing this proposal, City of Corcoran authorizes Stantec to proceed with the services herein described and the work will be completed in accordance with the existing Master Service Agreement. This proposal is accepted and agreed on the ___________ day of _________,_________ . Per: __________________________ _____________________________ __________________________ Print Name & Title Signature 214 STAFF REPORT Agenda Item: 6.n Council Meeting: April 23, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: Heritage Park Remaster - Window Trim Action Required: Information Only Summary Staff was informed of a proposed modification to the trim detail at all window and door openings within the project priced at $6,876.79. The original design included exposed wood trim; however, the proposed revision would replace this with prefinished metal flashing/wrap. This alternative is expected to provide greater durability and reduce long-term maintenance needs, representing a value-added improvement to the project. Due to the construction sequencing, the contractor has indicated that installation of the trim must occur prior to the installation of the wood siding and windows. Materials for the metal trim have already been procured to maintain the project schedule. A delay in proceeding with this work could result in an estimated one-week project delay. The contract includes a $20,000 allowance that may be utilized by the Owner and Architect for construction-related modifications, particularly when timing is critical. Contract language supports the use of this allowance without requiring a formal change order process in time-sensitive situations. While work was temporarily paused, the Architect has advised that proceeding promptly would avoid schedule impacts. Financial/Budget This modification costs $6,876.79 and would be funded through the existing $20,000 project allowance, without resulting in an increase to the overall project budget. As of Pay Request #8 to Valint, approved on April 9, 2026 as 6j., there has been no usage of the project allowance, which would leave $13,123.21 following this usage. As such, it also will not appear as a change order in future pay applications. If allowance funds remain unused at the end of the project, the remaining balance would be returned to the City through a credit change order. Council Action Attachments 1. PCCO #14 - Metal Window Wrapping 215 PCCO #14 Project Owner:Date: Project #: Project Name: Project Address: Contractor: Architect Firm: Architect: Cost Description Cost Total Subcontractor Costs 6,736.00$ Total Valint Labor Costs 88.00$ Total Valint Materials Cost -$ Total Valint Field Overhead Costs -$ Bond 1.25%84.20$ Insurance .84%56.58$ 6,876.79$ The Contract time will be changed by:0 Days Note: This Change Order includes changes in the Contract Sum and Contract Time. Eric Werner Oertel Architects Corey Wickham BY (Signature) (Printed Name) Valint Construction Services, LLC Per the approved window flashing mock-up, the wood trim is being eliminated and replaced with metal wraps. Included below is a credit for the removal of wood trim labor, along with pricing for the material and labor to install metal wrapping at the sides of windows and door openings. Window and door headers and sills will remain as shown in the drawings. City of Corcoran (Printed Name) Oertel Architects Date BY (Signature) Jessica Christensen Buck 4/8/2026 Owner (Firm Name) NOT VALID UNTIL SIGNED BY THE CONTRACTOR, OWNER AND ARCHITECT, IF APPLICABLE 2520 Corcoran Community Park Building Valint Construction Services, LLC Fargo, ND 58103 The Contract Sum will be changed by this Change Order in the amount of: City of Corcoran Corcoran, MN 55340 THE CHANGE IS AS FOLLOWS: 20200 County Rd. 50 Date Architect (Firm Name) BY (Signature) Eric Werner (Printed Name) 3217 Fiechtner Drive S, Suite E 8200 County Rd. 116 Corcoran, MN 55340 Date Contractor (Firm Name) 216 Job #:2520 Project:Corcoran Community Park Building Date:4/8/2026 Cost Code (list subcontractors)Amount 07 6200 Tachney Exterior labor Credit for Wood Trim (1,219.36)$ 07 6200 Tachney Exterior Wrapping All windows and Doors 7,343.00$ Subtotal Subcontracted costs 6,123.64$ 01 9999 OH & Profit 10%612.36$ Total Subcontracted costs 6,736.00$ Cost Code Labor Costs Hours Rate $/hr Total 01 8003 0 120.00$ -$ 01 8005 0.5 95.00$ 47.50$ 01 8010 0.5 65.00$ 32.50$ 01 8015 0 115.00$ -$ Subtotal Of Labor 80.00$ 01 9999 OH & Profit 10%8.00$ Total VCS Labor 88.00$ Cost Code (list)-$ -$ -$ -$ State Sales tax 8.525%-$ -$ 01 9999 OH&P on Material 10%-$ Total Material costs -$ Cost Code Overhead Cost Qty Unit Rate Total 01 7515 Travel (Superintendent)0 Trips 674 -$ 01 7513 Travel (Project Manager)0 Trips 674 -$ 01 3410 Water 0 Day $1.67 -$ 01 5213 Jobsite office rental 0 Day $30.00 -$ 01 5219 Sanitation (potty) Rental 0 Day $14.00 -$ 01 5113 Temporary Electrical 0 Day $8.34 -$ Subtotal Field Overhead -$ 01 9999 OH&P on Material 10%-$ Total Field Overhead -$ Cost Code Total Subcontracted costs 6,736.00$ Total labor costs -$ Total Material Costs -$ Total Field Overhead costs -$ Subtotal 6,736.00$ 01 7833 Bond 1.25%84.20$ 01 2105 Insurance 0.84%56.58$ Total 6,876.79$ Field Overhead Summary Project Assistant Hours Field Superintendent Hours Material Costs Subtotal Material Costs Subtotal Material costs Proposed Contract Change Order Project Manager Hours Subcontractor Costs Valint Costs Director of Construction 217 Customer: Job#: Address: City/State/Zip: Changes: Description of added /deleted/ revised work Change Order Amount Change Order Customer Signature: Date: Company Representative Signature: Date: By Selecting and Signing you understand and agree to the above changes and terms Your Company Representative Theresa Nicoletti (651) 484-1466 theresa@mytacheny.com Community Park Building Corcoran TC-4680 20200 County Road 50 20200 County Road 50, Corcoran, MN 55340 Labor Credit for trim installation $1,219.36 Change Order of Work: 1. Wrap front side and back side of building windows with bronze aluminum coil, right and left sides only, window installers to complete headers and sill (includes equipment, material and labor, caulking) $3,793.00 2. Wrap all remaining doors and windows with bronze aluminum coil, window installers to complete sills. $3,550.00 (includes equipment, material and labor, caulking) 6,123.64 218 STAFF REPORT Agenda Item: 6.o Council Meeting: April 23, 2026 Prepared By: Kevin Mattson, Public Works Director, Topic: Heritage Park Improvements - Pay Request 6 (Sitework) Action Required: Approval Summary Council should review and consider the attached engineering memorandum. Staff recommends approval of Pay Request 6 to Fehn Companies, Inc. in the amount of $117,045.11. Financial/Budget Heritage Park Improvements is funded by the Park Dedication Fund. Options Approve Pay Request 6 for the Heritage Park Improvements to Fehn Companies, Inc. in the amount of $117,045.11. Decline. Recommendation Approve Pay Request 6 for the Heritage Park Improvements to Fehn Companies, Inc. in the amount of $117,045.11. Council Action Consider a motion to approve Pay Request 6 for the Heritage Park Improvements to Fehn Companies, Inc. in the amount of $117,045.11. Attachments 1. Heritage Park- Pay Request 6.pdf 219 Memo To: Kevin Mattson, PE, PW Director From: Mark Schroeher, PE Project/File: 193807229 Date: April 9, 2026 Subject: Pay Request #6 to Fehn Companies, Inc. – Corcoran City Park Improvements Council Action Requested Staff recommends the City Council Approve Pay Application #6 for the Corcoran City Park Improvements project to Fehn Companies, Inc. in the amount of $117,045.11. Summary Pay request #6 includes project work completed by Fehn Companies, Inc and their subtractors throughout the month of March. Pay request #6 includes work for the boardwalk and previously installed storm sewer. Boardwalk work will continue in April with the other remaining work continuing in May. Below is a summary of the work completed to date: Total Contract Value to Date $2,914,013.85 Work Completed to Date $1,933,767.21 5% Retainage $96,688.36 Amount Paid to Date $1,720,033.74 Total Pay App #6 $117,045.11 Engineer’s Recommendation We recommend approving Pay Request #6 to Fehn Companies, Inc. in the amount of $117,045.11. 220 22 1 4/9/2026 22 2 223 224 225 226 227 228 STAFF REPORT Agenda Item: 13.a Council Meeting: April 23, 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 04-20-2026.pdf 229 230 City of Corcoran 2026 City Council Schedule (as of April 20, 2026) Below is a tentative schedule for City Council meetings and events - subject to change. April 23, 2026 • Brockton Business Park Final Plat • Red Barn Variance April 25, 2026 – 8am-2pm - Firearms Safety Field Day @ Corcoran Firearms Safety Field April 28, 2026 6-7:30pm - Civic Campus Public Engagement/Open House @ Corcoran Public Works May 2, 2026 – CORCORAN CLEAN UP DAY May 6, 2026 - 10am- Noon Civic Campus Public Engagement/Open House @ St. Therese of Corcoran May 14, 2026 5:30pm Work Session – Public Works Orientation – National Public Works Week May 14, 2026 • Economic Development Strategic Plan • Personnel Advisory Group Feedback May 28, 2026 • Civic Campus Survey Results • Municode Update • Hennepin County Cropland Agreement May 30, 2026 LIONS TRACTOR PULL June 2, 2026 6-7:30pm – Civic Campus Public Engagement/Open House @ Hope Community Church June 11, 2026 5:30 pm Work Session – Civic Campus Update June 11, 2026 June 11 – 13 – HENNEPIN COUNTY FAIR June 25, 2026 July 9, 2026 5:30pm Work Session – Budget Goals and Priorities July 9, 2026 July 9 – 12, 2026 – HAMEL RODEO 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) 231 August 11, 2026 PRIMARY ELECTION DAY August 13, 2026 5:30 pm Work Session – Civic Campus Not to Exceed Bond August 13, 2026 August 14 & 15, 2026 – COUNTRY DAZE August 27, 2026 August 29, 2026 – LIONS TRACTOR PULL September 10, 2026 5:30pm Work Session – Civic Campus Design September 10, 2026 September 11, 2026 BARK IN THE PARK September 12, 2026 LIONS DEMO DERBY September 24, 2026 October 8, 2026 5:30pm Work Session – Civic Campus Design October 8, 2026 October 22, 2026 October 29, 2026 TRUNK OR TREAT November 3, 2025 GENERAL ELECTION DAY November 12, 2026 • Canvass Election Results November 23, 2026* NOTE: (Monday) December 8, 2026 HOLIDAY TOY & FOOD DRIVE December 10, 2026 232