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HomeMy WebLinkAbout2026-04-02 Planning Commission Agenda Packet1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum – Public Comment Opportunity 5.Minutes a.February 5, 2026 Minutes 6.New Business a.Site Plan Amendment and Variances for Landscaping at Red Barn Pet Retreat (City File 24- 007) b.Ulfers Garage CUP c.Wiseman Garage CUP d.Lindberg ADU CUP e.Kariniemi Orchards Preliminary Plat 7.Reports/Information a.Planning Project Update 8.Commissioner Liaison Calendar a.Commission Liaison Calendar 9.Adjournment Corcoran Planning Commission Agenda April 2, 2026 7:00 PM *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. 1 STAFF REPORT Agenda Item: 5.a Council Meeting: April 2, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Topic: February 5, 2026 Minutes Action Required: Approval Council Action Attachments 1. 2026-02-05 Planning Commission Minutes Draft.docx 2 Corcoran Planning Commission Minutes February 5, 2026 - 7:00 pm The Corcoran Planning Commission met on February 5, 2026, in Corcoran, Minnesota. Three Planning Commissioners were present in the Council Chambers. Members of the public were able to monitor the meeting through the city website. Present: Commissioners Brummond, Hargreaves, and Lind were present at the start of the meeting Absent: Commissioners Kozicky and Zachman Also present: Community Development Director Davis McKeown, Planner Klingbeil, Planner Lindahl, and Council Liaison Vehrenkamp 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion: Made by Brummond, seconded by Lind, to approve the agenda for the February 5, 2026, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, and Lind (Motion passed 3:0). 4. Open Forum – Public Comment Opportunity (None). 5. Minutes Motion: Made by Lind, seconded by Hargreaves, to approve the minutes, as amended, for the January 6, 2026, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, and Lind (Motion passed 3:0). 6. New Business a. Public Hearing. Site Plan for "St. Therese of Corcoran" Phase Two at 19800 79th Place (city file 25-043) i. Staff Report 3 Planner Lindahl presented the Staff Report. ii. Commission Discussion & Recommendation Commissioner Lind asked if the proposed linear park trail would connect to any future trails. Planner Lindahl confirmed the park trail would eventually connect to other future trails. Chair Brummond asked about the parking requirements and if there would be additional above ground parking. Planner Lindahl said the project did meet parking requirements with the new underground car park without additional above ground parking. Chair Brummond said the landscaping ratio was high and asked if sites would have difficulty meeting the requirements. Planner Lindahl said there has been discussion about the difficulty in denser mixed-use districts. Motion: Made by Brummond, seconded by Hargreaves, to recommend approval of the Site Plan for "St. Therese of Corcoran" Phase Two at 19800 79th Place (city file 25-043). Voting Aye: Brummond, Hargreaves, and Lind (Motion passed 3:0) b. Public Hearing. M&J Creekside Vineyard Variance i.Staff Report Planner Klingbeil presented the Staff Report. ii. Commission Discussion & Recommendation Commissioner Hargreaves asked the applicant what the current use of the building was for. Margaret Fernandez, Applicant, said the building was used for general storage. Commissioner Hargreaves asked if the building was only used for storage, would that be problematic for the applicant. Margaret Fernandez, Applicant, said it was not ideal, but they would be able to use it for storage in the future. John Fernandez, Applicant, said storage was already a difficult issue on the property. Margaret Fernandez, Applicant, said a previous inspector signed off on the current location of the building. Chair Brummond asked if there was an option for equipment to be set up or have people in the building to see the equipment. Community Development Director Davis McKeown said there is risk of safety for the public entering the building. 4 Motion: Made by Lind, seconded by Hargreaves, to recommend approval of the M&J Creekside Vineyard Variance. Voting Aye: Brummond, Hargreaves, and Lind (Motion passed 3:0) 7. Reports/Information a. Other Business (None). b. Planning Project Update (None). c. City Council Report – Council Liaison Vehrenkamp Chair Brummond asked about the feedback received for the proposed Springs at Corcoran project. Councilmember Vehrenkamp gave background on the concept and how it has evolved into its current concept. Community Development Director Davis McKeown explained the housing would be apartments but look like town homes. Chair Brummond said there were concerns from the public about traffic and the location of the proposed trail. Community Development Director Davis McKeown said the concept plan applicants are looking into the placement of the city trail and that the Diamond Lake Regional Trail would also run through the property. Commissioner Lind asked about any activity from the Metropolitan Council on density requirements and other goals. Community Development Director Davis McKeown said more information is coming on density requirements and other goals. Chair Brummond said members of the public are concerned about the Hennepin County Assessor and not having an independent assessor. 8. Adjournment Motion: Made by Brummond, seconded by Lind, to adjourn the February 5, 2026, Planning Commission meeting. Voting Aye: Brummond, Hargreaves, and Lind (Motion passed 3:0) The meeting adjourned at 7:54 PM 5 Submitted by Seth Gellman, Community Development Administrative Assistant 6 STAFF REPORT Agenda Item: 6.a Council Meeting: April 2, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Kendra Lindahl, 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 non-native species in the Northeast District for his business, the Red Barn Pet Retreat. Council Action Attachments 1. 2026-04-02 PC PACKET Red Barn VAR.pdf 7 Page 1 of 10 STAFF REPORT Agenda Item ___ Planning Commission Meeting: April 2, 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: Recommendation to City Council Review Deadline: N/A (Incomplete as of March 24, 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. 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 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 8 Page 2 of 10 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. 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 9 Page 3 of 10 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. 3. 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. 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. 10 Page 4 of 10 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 is using the rock along the building and parking lot as the other areas on the property are sodded or seeded around stormwater basins and the site perimeter. The burden of proof is on the applicant to show that all of the following criteria have been met: Figure 1 - Site Photo from Inspection on August 29, 2025 11 Page 5 of 10 A. There are practical difficulties in complying with the zoning ordinance. The applicant has stated that the use of rock 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 used an unapproved material. 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 Planning Commission 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. 12 Page 6 of 10 Alternatively, the Planning Commission could find that applicant’s business is unique and the practical difficulties were not created by the landowner. If the Commission 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 Planning Commission 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 Planning Commission 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 Planning Commission recommends approval of 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. 13 Page 7 of 10 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 Planning Commission 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 Planning Commission 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. 14 Page 8 of 10 Alternatively, the Planning Commission 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 Commission 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 Planning Commission does determine that the variance should be recommended for approval, 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. 15 Page 9 of 10 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. However, Staff has provided the City with preliminary findings for both variances. The Planning Commission should review each request carefully and clearly articulate the findings of fact for any recommendation to the City Council. 4. Recommendation The Planning Commission has the following options: 1. Move to recommend denial of both variances request due to the findings of fact that one or more of the six standards for approval have not been met, OR 2. Move to recommend approval of both variances requested and clearly identify the findings of fact that show compliance with all six standards for each request, OR 3. Move to recommend approval of one and deny the other based on clearly articulated findings of fact for each. 16 Page 10 of 10 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 Letter dated September 12, 2025. 17 Narrative Dated February 13, 2026 18 Invoice provided by the applicant for the materials not on the approved landscape plan 19 20 Invoice provided by the applicant for the materials on the approved landscape plan 21 22 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 23 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. 24 "As Built" Landscape Plan provided by the applicant 25 26 27 28 29 30 31 32 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 33 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. 34 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. 35 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. 36 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. 37 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. 38 STAFF REPORT Agenda Item: 6.b Council Meeting: April 2, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Ulfers Garage CUP Action Required: Council Action Attachments 1. 2026-04-02 Ulfers Garage CUP PC Staff Report.pdf 39 Page 1 of 6 STAFF REPORT Planning Commission Meeting: April 2, 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. Analysis Figure 1 Project Location Figure 2 Natural Resources Inventory 40 Page 2 of 6 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 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. 41 Page 3 of 6 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 Commission may impose additional architectural treatments or design enhancements as a condition of approval. Landscaping There are no landscaping requirements for the construction of accessory structures, and a landscape plan is not required by Code. However, previous approvals of larger accessory structures have included a landscaping requirement as a mitigation measure from the visual impact onto adjacent properties. If the Planning Commission finds that Figure 3 Building Elevation 42 Page 4 of 6 the size of the accessory structure floor area and sidewalls may be injurious to the use and enjoyment of other properties in the immediate vicinity, then additional landscaping may be added as a condition of approval. It is important to note that requiring landscaping as a condition of approval will trigger the need for a site improvement performance agreement (SIPA) and financial security to be held until the completion of the project. The security would need to remain with the City until the completion of the project. Grading and Drainage 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. 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. 43 Page 5 of 6 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. 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 44 Page 6 of 6 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. 4. Recommendation Staff recommend approval of the draft resolution approving the CUP for a detached garage with sidewalls measured at 16 feet, which exceeds the allowed sidewall height limit of 10 feet in the side yard. Attachments: 1. Resolution 2026- 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 45 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- 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. 46 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- 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. 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. 7. 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. 8. The applicant must maintain a positive escrow balance through the duration of the project. If the escrow balance becomes negative, the applicant must pay any balance due plus a new deposit for anticipated remaining staff time within 30-days of receiving a notice from the City. 9. A final inspection of the project to confirm the building is constructed to plan is required prior to final reconciliation and release of the escrow account with the City. 47 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- 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, 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 48 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 4 of 4 ATTACHEMENT A Lot 1, Block 1 Schmids Hidden Valley 49 50 51 52 Revised 03/06/2025 Please attach a brief description of your project/reason for your request. 53 54 55 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 56 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 57 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 58 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 59 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 60 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 61 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 62 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 63 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 64 STAFF REPORT Agenda Item: 6.c Council Meeting: April 2, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Wiseman Garage CUP Action Required: Council Action Attachments 1. 2026-04-02 Wiseman Garage CUP PC Staff Report.pdf 65 Page 1 of 6 STAFF REPORT Planning Commission Meeting: April 2, 2026 Prepared By: Dwight Klingbeil Topic: Wiseman Garage CUP (PID 24-119-23-31-0008) (City File No. 26-004) Action Required: Recommendation 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. 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. 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. 3. Analysis Figure 1 Project Location 66 Page 2 of 6 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 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 Figure 2 Site Layout 67 Page 3 of 6 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 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. Figure 3 Building Elevation 68 Page 4 of 6 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. 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 69 Page 5 of 6 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. 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 70 Page 6 of 6 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. 4. 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- 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 71 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2025-112 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. 72 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2025-112 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. 73 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2025-112 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 74 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2025-112 Page 4 of 4 ATTACHEMENT A Lot 1, Block 1, Palmers Rolling Hills Estates 2nd Addition 75 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 76 77 993.3 992.1 992.4 992.3 992.7 992.8 992.7 988.2 988.2 988.2 988.0 994.1 993.8 993.5 992.9 993.3 993.4 993.8 993.6 993.7 993.7 994.3 994.2 994.2 994.1 994.0 993.9 993.8 993.9 993.8 993.9 994.0 994.1 994.2 994.3 985.5 985.4 985.4 985.6 985.6 985.4 985.3 985.3 985.4 985.3 985.4 985.5 985.5 985.6 985.5 985.7 985.6 985.6 985.7 985.5 985.5 985.7 991.9 986.4 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 78 79 80 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 81 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 82 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 83 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 84 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 85 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 86 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 87 100'-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 88 100'-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 89 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 90 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 91 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 92 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 93 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 94 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 95 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 96 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 97 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 98 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 99 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 10 0 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 10 1 STAFF REPORT Agenda Item: 6.d Council Meeting: April 2, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Lindberg ADU CUP Action Required: Council Action Attachments 1. 2026-04-02 Lindberg ADU CUP PC Staff Report.pdf 102 Page 1 of 7 STAFF REPORT Planning Commission Meeting: April 2, 2026 Prepared By: Dwight Klingbeil Topic: Lindberg ADU CUP (PID 24-119-23-31-0008) (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. 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 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 Figure 1 Project Location 103 Page 2 of 7 wetland delineation was conducted in the project area, which did not identify any wetlands near the construction location. 3. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report. The detailed comments are included in the attached Engineering Memo, and the approval conditions require compliance with the Memo. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. I. Accessory 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. 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. Figure 2 Site Survey 104 Page 3 of 7 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 1,223 square ft., which exceeds the maximum permitted size of 1,200 square ft. The applicant has been informed of this discrepancy and informed staff that revised plans are being prepared to reduce the ADU footprint to 1,200 sq. ft. or less. Since revised plans were not received prior to the preparation of this report, a condition of approval has been included requiring the applicant to revise the ADU plans to meet the maximum size requirement. This condition may be removed upon receipt and verification of the compliant plans. 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. Figure 3 Building Renderings 105 Page 4 of 7 Grading and Drainage 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 1,223 square ft., which exceeds the allowed gross floor area of 1,200 square ft. The applicant shall revise the building plans to reduce the floor area of the ADU to 1,200 sq. ft. or less. With this condition, the ADU is clearly incidental and subordinate to the principal dwelling unit. The ADU contains a floor area less than 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 106 Page 5 of 7 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. 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. 107 Page 6 of 7 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 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. 108 Page 7 of 7 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 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. 4. 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- 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 109 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- 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. 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 1,223 square feet. The building plans shall be revised to reduce the footprint of the Accessory Dwelling Unit to 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. 110 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 4 7. There shall not be any separate ownership of either the principal or accessory dwelling unit. 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. 111 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- 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 112 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 4 of 4 ATTACHEMENT A Lot 2, Block 1 Strehler Addition 113 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 114 11 5 11 6 117 118 119 120 121 122 123 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 124 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 125 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 126 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 127 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 128 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 129 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 130 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 131 3D Conceptual Illustration Copyright 2025 ~ Alexander Design Group Inc. 11-17-24 Note: These images are 3d conceptual illustrations. They are not intended to convey exact final design, landscaping, survey information, colors, or materials. Architectural plans, specifications & Survey supersede these 3d illustrations Lindberg 132 STAFF REPORT Agenda Item: 6.e Council Meeting: April 2, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Kariniemi Orchards Preliminary Plat Action Required: Council Action Attachments 1. 2026-04-02 PC Report - Kariniemi Orchards.pdf 133 Page 1 of 9 STAFF REPORT Planning Commission Meeting: April 2, 2026 Prepared By: Dwight Klingbeil Topic: Kariniemi Orchards Preliminary Plat (PID 11-119-23-21-0007) (City File No. 25-044) Action Required: Recommendation Review Deadline: May 20, 2026 1.Application Request The applicant, Olipa, LLC, requests approval of the “Kariniemi Orchards” development, which would allow the creation of 7 single-family lots on the farmland surrounding 20400 County Road 30 (subject property PID 11-119-23-21-0007). 2.Background On July 27, 2023, the applicant presented a concept plan for an Open Space & Preservation (OS&P) plat for this site, which would have resulted in 16 rural residential lots and 1 outlot. The Council comments included a desire for the applicant to meet more of the design objectives of the OS&P, found in Section 940.050 Subd. 1.F. On September 28, 2023, the applicant presented a revised OS&P concept plan to the City Council. The updated concept plan proposed 16 single-family lots and two outlots and incorporated revisions intended to address the design objectives of the OS&P Ordinance. Council members expressed general support of the project but indicated that further revisions could be made to align with the objectives of the OS&P ordinance. During the discussion, it was also noted that it would be beneficial to construct the trail with the development, rather than simply taking an easement. In addition, they discussed the possibility of reducing the overall density by developing an 8-lot subdivision rather than a 16-lot subdivision. Figure 1: Property Location 134 Page 2 of 9 On January 27, 2025, the applicant submitted a request for a lot division that would separate the 20-acres surrounding the existing single-family home from the remainder of the property. Under Minnesota Statute, property divisions by metes and bounds may be permitted when the resulting residential parcels are at least 20 acres in size and a minimum of 500 feet in width. Staff reviewed the request and found that the proposed lot division met the exemption requirements outlined in State Statute. On March 19, 2026, the Parks & Trails Commission reviewed the trail alignment within the proposed development. After some discussion, the Parks & Trails Commission voted to recommend that the trail access be re-routed to the farmland to the east and follow the developer’s proposed alignment between Lots 3 & 4. 3. Context Zoning and Land Use The property is guided Rural/Ag Residential and zoned Rural Residential (RR). The site is located outside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. Surrounding Properties The properties to the east of the site are zoned Urban Reserve (UR) district and guided Existing Residential and Mixed Residential in the 2040 Comprehensive Plan. Properties to the north, south and west are zoned Rural Residential (RR) district and guided Rural/Ag Residential in the 2040 Comprehensive Plan. The present use of the surrounding properties appears to be agricultural and single family residential. Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map identifies emergent and shrub wetland natural plant communities in addition to upland savanna/pasture plant communities along the perimeter of the wetland. There are also large mature trees on site, particularly surrounding the wetland area. 4. Analysis Figure 2: Natural Resources Inventory Map 135 Page 3 of 9 Staff reviewed the application for consistency with the Comprehensive Plan, Subdivision Ordinance, Zoning Ordinance, City Code requirements, and City policies. Public Safety and the City Engineer reviewed the application, and their comments are incorporated into this staff report. The detailed comments from both departments are attached as memos to this report. A. Level of City Discretion in Decision-Making The City’s discretion in approving or denying a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. If the proposal meets these standards, the City must approve the preliminary plat. Preliminary Plat Use The proposed subdivision consists of 7 single-family rural lots, ranging in size from 2.1 acres to 40.8 acres. The development of single-family residential homes is compatible with the uses permitted in the RR district. Development Rights The 61.03-acre site has seven development rights. The proposed development consists of seven single-family lots and one outlot, which would exhaust all development rights for the property. The outlot is not assigned a development right because it is Figure 3: Preliminary Plat 136 Page 4 of 9 unbuildable due to its limited size and inclusion of a stormwater basin. The outlot also accommodates the alignment of the proposed street with Duffney Drive to the south. Lot Size and Standards The site is currently zoned RR. The lot standards for the RR district are as follows: Minimum lot area 2 acres Minimum lot width 200 feet Minimum lot depth 300 feet All seven single-family lots comply with the minimum lot area requirements, with the smallest lot being 2.1-acres in size. The minimum lot width and lot depth are 200 and 300 feet respectively. The narrowest lots are Lots 1 & 4, Block 2, which both have a lot width of 201 feet, which is allowed. The shallowest lot is Lot 1, Block 1, which has a lot depth of 349 feet, which is also allowed. Each of the proposed lots complies with the minimum width and depth requirements of the RR district. Setbacks The following setbacks apply for the RR district: Minimum Principal Structure Setbacks: Requirements Block 1 Block 2 Lot 1 Lot 1 Lot 2 Lot 3 Lot 4 Lot 5 Lot 6 Front, from Major Roadways* 100 feet 118 ft N/A N/A N/A N/A N/A N/A Front, from all other streets 50 feet 125 ft 100 ft 180 ft 154 ft 150 ft 71 ft 494 ft Front Porch (≤ 120 square feet) 40 feet N/A N/A N/A N/A N/A N/A N/A Side 25 feet 193 ft 64 ft 25 ft 28 ft 61 ft 63 ft 140 ft Rear 35 feet 184 ft 317 ft 224 ft 266 ft 229 ft 155 ft 453 ft *Major Roadways are state highways and county roads The only parcel that abuts a major roadway is Lot 1, Block 1. The house pad shown on this lot is setback ~118 feet from County Road 30 right-of-way, where a 100-foot minimum setback is required. All proposed lots are capable of meeting the applicable minimum setback requirements. Streets & Access The proposed development would include the construction of a paved public roadway to serve the proposed lots. This roadway is oriented north-south and aligns with Duffney 137 Page 5 of 9 Drive at its intersection with County Road 30. Because access to the site is taken from a County roadway, the applicant will be required to obtain the necessary access permit and comply with all applicable County requirements, which may include the installation of turn-lanes. The proposed development also identifies a future east-west road between Lot 1, Block 1, and Lot 1, Block 2. This future road is intended to facilitate a future internal road network serving the parcel containing the existing residence as it redevelops. As part of the road construction, the applicant shall construct a roadway stub in said location. Wetlands A wetland delineation was completed in May, 2024, which confirmed 5 wetlands on the property prior to the 2025 land division. Following the division, three wetlands are located within the boundaries of the proposed plat. The plat does not propose filling any of the wetlands. These wetlands are subject to the Wetland Overlay District (Section 1050.010), which includes wetland buffers, wetland buffer monument signs, and an additional 15’ structure setback from the edge of the buffer. The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resources Community Quality Ranking Map identifies the majority of wetlands throughout the City and is based on the City’s quality assessment of known wetlands. Wetlands not shown on this map are assumed to be of medium quality. There is a process to confirm wetland quality through the Minnesota Rapid Assessment (MNRAM) methodology, if the applicant believes that the quality needs to be reevaluated. Only one of the wetlands is identified on the City’s map. This wetland is identified as a medium quality wetland. Since the only wetland identified on the map is of medium quality, and the other wetlands are assumed to be medium quality, all wetlands on the site will require buffers that meet the medium quality requirements, which are as follows: Wetland Buffer Average Width 25’ Wetland Buffer Width (Min.) 20’ Wetland Buffer Width (Max.) 40’ Structure Setback From Buffer 15’ Total Buffer and Setback (Average) 40’ Figure 4 Wetland Boundaries per 2024 NOD 138 Page 6 of 9 The proposed plat shows buffers around the wetlands identified on the site. To ensure compliance with Section 1050.010, Subd. 5, a condition of approval shall require the applicant to revise the wetland buffer plan to clearly dimension the minimum and maximum wetland buffer width for each wetland. Additionally, the applicant’s engineer must provide certification of the average width of each wetland buffer. A permanent wetland buffer monument shall be installed at each lot line where it crosses a wetland buffer, and to indicate any contour of the buffer at intervals not exceeding 200 feet. The proposed wetland signs generally comply with this requirement; however, an additional monument is needed where the wetland buffer crosses from Lot 4 Lot 4, Block 2 into Lot 5, Block 2. Final monument locations may require adjustment as buffer widths are finalized, and staff will continue to work with the applicant to appropriately place wetland buffer monuments. A condition of approval will also require the applicants to submit a wetland buffer establishment plan that complies with the standards outlined in the Wetland Overlay District and the City’s wetland policies. This includes the establishment of the wetland buffer strip according to the requirements of a medium quality wetland. Utilities The entire site is located outside the MUSA and will be served by private well and septic systems. Each lot shows a primary and alternative septic site, and they all are located outside of the 75-foot minimum setback from wetland boundaries. The City did receive confirmation of preliminary approval of the septic sites from Hennepin County. Since this plat is within the RR district, each lot will be served by a private well. The preliminary plat does not reflect proposed well locations, however, the landscaping plan shows potential well locations. A condition of approval is to revise the preliminary plat to reflect the proposed well locations for each lot with a 50’ radius setback from septic systems. The permitting of private wells is subject to approval by the MN State Department of Health. Landscaping Section 1060.070 requires the submittal of a landscaping plan that contains at least one overstory tree per dwelling unit. Up to 50% of the required number of overstory trees may be substituted with understory trees, provided at least three understory trees are provided for each overstory tree substitution. No more than 33% of the required number of trees shall be of the same species. The applicant has provided a landscaping plan showing one tree per lot; however, the plan does not specify the proposed tree species. A condition of approval shall require a revision to the landscaping plan that lists the types of trees to be installed within this development subject to the requirements outlined in Section 1060.070 subd. 2. Lighting 139 Page 7 of 9 As part of the final plat, Public Safety will review the plat to determine if an overhead light at the entrance is appropriate, as has been done with recent rural developments. If Public Safety finds that it is appropriate to install a light, lighting must comply with Section 1060.040 of the Zoning Ordinance. Drainage and Utility (D&U) Easements D&U easements are required along the perimeter of all platted lots. The proposed plat indicates the use of perimeter D&U easements on each lot, as well as over wetlands and stormwater ponds, which is consistent with city policy. However, the D&U easement on Lot 6, Block 2, must be revised to encompass the 100-year flood elevation. This is included as a condition of approval in the draft resolution. Grading and Stormwater A number of detailed comments regarding grading and stormwater are provided in the Engineering Memo. The applicant is responsible for reviewing and complying with these comments. The applicant did not specify who would be responsible for maintaining the stormwater pond located within Outlot A. The outlot must either be owned and maintained by a Homeowners Association or be subject to a deed restriction assigning maintenance responsibilities to one or more lots within the development. Staff will continue to work with the applicant to ensure that maintenance responsibilities for the stormwater pond in Outlot A are clearly established prior to the final plat approval. Parks and Trails The 2040 Parks and Trails Map provides guidance to the City for acquiring land for parks and trails. The plan shows a proposed off-road trail through the site, that loosely follows the contours of the wetland complex on the west side of the site, before ultimately connecting to a proposed on-road trail on Hillside Drive to the north. Staff reviewed the subdivision record for the properties north of the site and did not identify any existing trail easements that would facilitate this connection. In the absence of dedicated easements, construction of an off-road trail connection to Hillside Drive is not likely. Staff therefore determined that a more practical opportunity for future trail expansion would be achieved by stubbing the trail to the adjacent farmland to the east. This property is located within the 2040 MUSA and is more likely to develop in the foreseeable future than the established neighborhood to the north. The Parks & Trails Commission reviewed this analysis and agreed with Staff’s findings, recommending that the trail be stubbed to the property to the east. The applicant also proposed a trail alignment that would follow a portion of the wetland complex before turning east along the shared property line between Lots 4 and 5, Block 2, crossing the proposed public street, and continuing north along the eastern boundary of Lot 6 before stubbing toward the adjacent farmland to the east. The Parks & Trails 140 Page 8 of 9 Commission reviewed this request and recommended that the trail alignment follow the applicant’s conceptual plan rather than the alignment shown in the 2040 Parks and Trails Map. In order for staff to conduct a thorough review of the proposed alignment, the applicant shall be required to submit a detailed trail plan for this alignment prior to final action by the City Council. No sidewalks are proposed or required for this rural development. The applicant is not required to provide an on-road trail for Oakdale Drive. A painted shoulder may be provided in the future as part of a larger road improvement project with the City. Park Dedication Calculation The preliminary plat indicates a total site area of 61.03 acres. However, park dedication is based on the net land area. This is defined as the gross land area minus wetlands, areas below the 100-year ordinary high-water level, and right-of-way or easements for existing public streets. The net land area was not provided. Staff estimates the net area at roughly 24.6 acres. This will need to be confirmed by the applicant. The current park dedication ordinance requires 5% of the land area (or market value of that land) for residential development. - 5% of 24.6 acres = 1.23 acres The applicant will receive park dedication credit based on the City’s standard protocol for a trail easement of 20-ft wide and a length of approximately 1,750-ft, which is roughly 0.8 acres. Additional information is required from the developer to confirm the length of the new trail alignment, as well as gross and net acres. Credit is given for net acreage only. Assuming a net acreage of 0.8 acres, this would provide 65.3% of the required park dedication. As a result, the remaining 34.7% of the required park dedication would be cash-in-lieu of land. The 2026 fee schedule requires the following park dedication fee: Single Family Per Unit $5,954.00 It is worth noting that Park dedication is based on the park dedication fees in place at the time of final plat, but for the purposes of discussion, the anticipated formula for park dedication is as follows: - 7 single-family units x $5,954.00 = $41,678 - Less 65.3% = $27,213.88 - Remaining Cash Due = $14,464.12 The final plat dedication calculation will be based on final land area calculation and the fee schedule in place at the time of final plat approval. Building Standards 141 Page 9 of 9 The applicant did not include building plans for the proposed homes of the subdivision. All homes constructed within this subdivision must comply with the minimum residential building standards outlined in Section 1030.030 of the Zoning Ordinance. The building materials utilized for these new constructions must meet the standards outlined in Section 1060.050 Subd. 1.B. As a condition of approval, each home will be reviewed with building permit for compliance with these performance standards. 5. Recommendation Staff recommends approval of the draft resolution approving the preliminary plat for “Kariniemi Orchards”, with the conditions outlined in this report. Attachments: 1. City Engineer memo dated March 9, 2026 2. Applicant Narrative 3. Site Survey 4. Preliminary Plat 5. Trail Plan 6. Hennepin County Transportation Memo dated February 6, 2026 142 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 1 of 6 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “KARINIEMI ORCHARDS” ON THE PROPERTY LOCATED AT PID 11-119-23-21-0007 (CITY FILE NO. 25-044) WHEREAS, Olipa LLC (“the applicant”) requests approval of a preliminary plat to create 7 single- family lots and 1 outlot from property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the preliminary plat at a duly called public hearing and recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on December 19, 2025, with additional material received as of January 20, 2026, January 29, 2026, and February 3, 2026, except as amended by this resolution. 2. The applicant shall comply with all requirements in the City Engineer Memo dated March 9, 2026. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity commences. The applicant is responsible for obtaining all required permits and approvals. 4. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. The installation of the wetland monument buffer signs according the approved plan must be certified by a registered land surveyor. e. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. f. The final seed mix to be used in establishing the wetland buffers must be approved by the City’s wetland specialist. 143 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 6 g. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8(C) of the Zoning Ordinance. i. The City’s wetland buffer specialist must inspect existing wetland buffers proposed to remain to confirm the existing buffers are undisturbed and in an acceptable condition. This must be completed prior to submittal of the final plat application. h. The minimum and maximum dimensions as well as the average width of all wetland buffers must be certified by the applicant’s engineer. i. Wetland buffer signs must be located where the buffer crosses a property line and to indicate changes in contour. i. Wetland buffer signs can be superseded by tree preservation monument signs where tree preservation areas extend further than the wetland buffer width. j. Spacing between wetland buffer monument signs cannot exceed 200’. k. A planting and maintenance plan must be submitted for the wetland buffers that address site preparation, proposed maintenance practices, and when the City will be notified for inspections to be approved by the City’s Wetland Specialist. 5. Park dedication shall be satisfied by a combination of land and cash-in-lieu of land. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add 7 new single-family homes to the City. b. Residents of the development will need access to nearby existing and future trails and parks that do not exist today as guided by the Comprehensive Plan. c. Cash-in-lieu of land will be used only for the acquisition and development of parks, recreational facilities, playground, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d. Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. The code stipulates a dedication requirement of 5% of land for land guided at a density of less than 2 units an acre or an equivalent market value in cash. 6. All homes must meet the minimum residential building standards outlined in Section 1030.030 and 1060.050, Subd. 1(B) of the Zoning Ordinance. 7. All residential lots must have a minimum of 2 parking spaces. 144 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 3 of 6 8. Proposed well locations must be shown on the preliminary plat and are subject to approval by the Minnesota Department of Health. 9. Hennepin County approval and permitting is required for street access to County Road 30. 10. All septic sites must meet a minimum setback of 75 feet from delineated wetland edges. 11. The applicant is responsible for installing the required trees and ground cover to meet the requirements of Section 1060.070. 12. Prior to submittal of the final plat, the applicant must complete the following: a. Revise the preliminary plat to show the following: i. Indicate the location of wells on each lot. Wells shall be setback at least 50 feet from any septic system. b. Revise the preliminary wetland buffer and tree preservation plan to show the following: i. The minimum dimension of all wetland buffers. ii. The maximum dimension of all wetland buffers. iii. Certification of the average width of all wetland buffers. iv. Wetland buffer monument signs at each contour and property line with a maximum spacing of 200’ in between signs. c. Provide a wetland buffer planting and maintenance plan that identifies the process for site preparation, maintenance practices, and when the City will be notified for inspections. d. Revise the preliminary landscaping plan to show the following: i. Revise the minimum size requirements to be consistent with the minimum plant size requirements for overstory trees as outlined in Table 1 within Section 1060.070 Subd. 2(D). ii. Tree species must be shown on the landscaping plan. 1. No more than 33% of the required trees can be of a single species. iii. Ground cover must be shown on the landscaping plan. 145 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 4 of 6 13. Drainage and utility easements shall be provided over all wetlands, wetland buffers, stormwater ponds, 100-year flood elevation, and in compliance with the Engineering Memo. 14. Drainage and utility easements shall be provided along the perimeter of all lots. 15. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. 16. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5’ from the property line. 17. The development shall comply with the City’s requirements regarding fire access, fire protection, and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. 18. If a Homeowners Association is to be created, the applicant shall provide copies of the Homeowner’s Association Documents/Covenants for City review as part of the final plat application. 19. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 20. Sign permits will be required prior to construction of any signs, temporary or permanent. 21. The final plat shall address all conditions of approval. 22. Prior to release of final plat for recording, the applicant shall enter into the following: a. A Development Contract to provide a financial guarantee to protect the work. b. A stormwater maintenance agreement. c. An encroachment agreement for any site improvements within the City’s drainage and utility easements. 23. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. 146 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 5 of 6 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 147 City of Corcoran April 23, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 6 of 6 ATTACHMENT A The East Half of the Northwest Quarter of Section 11, Township 119, Range 23, Hennepin County, Minnesota, except the West 780.00 feet of the South 1116,50 feet thereof. 148 14 9 Memo To: Kevin Mattson, PE Public Works Director From: Steven Hegland, PE Project: Kariniemi Orchards Preliminary Plat Review Memo Date: March 9, 2026 Exhibits: This Memorandum is based on a review of the following documents: 1. 24-0518 Kariniemi Orchards Prelim Plan dated October 6, 2025. 2. Stormwater Management Plan for Kariniemi Orchards dated September 24, 2025 3. Trail Plan for Kariniemi Orchards dated February 3, 2026 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. In addition to engineering comments, the proposed plans are subject to review by planning, zoning, and land-use and shall meet other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. For any site activity (demo, grading, utilities, etc.) no closures or restrictions of any kind shall be imposed upon the public use of County Road 30 without the County’s permission. Should any lane restrictions be necessary, the Contractor shall notify and permit the work with the County in advance and provide a Traffic Control Plan. 5. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 6. Include “Modified” stamp on revised STO-17 detail plates. 7. Construction plans shall include 2026 Corcoran Detail plate revisions when available. Note that detail plate numbers might change. Include detail plates GEN-2, GEN-3, GEN-4, GEN-5, STO-9, STO-10, STO-11, STO-12, STO-16, STR-17, STR-22, STR-23, STR-28, STR-29, STR-35, BED1-3, ERO- 1,2,4A,4D,5. Plat: 1. Gas, electric, and other private and public utilities are located adjacent and/or on the property. Preservation of existing easements and coordination with all public and private utilities must be conducted prior to commencing any grading or construction. 2. Hennepin County to confirm that 65’ half-ROW is acceptable. 3. D&U easement on Lot 6 shall encompass 100-year flood elevation. 150 March 9, 2026 Kariniemi Orchards Kevin Mattson, PE Public Works Director Page 2 of 4 Transportation 1. The proposed development is adding 7 homes along with proposing to retain the existing home located at 20400 County Road 30 which was previously split prior to the plat and not included with this application. 2. Hennepin County controls access within their roadway and shall review the access for the proposed road. 3. Historically, turn lanes are not a county requirement for a project this size. They shall confirm that the existing driveway may remain as no driveway connection to the new internal roadway is proposed. 4. Consistent with rural developments, an overhead light should be added at corner of proposed roadway and County Road 30. 5. Install street drain tile on both sides of the road including headwalls at outlets. Draintile should be from 0+58 to cleanouts 250’ upstream ultimately ending at 5+58, at 10+72 and 250’ upstream in both directions (or until high point), and at 16+46 250’ upstream 250’. 6. Update plate STR-1C to 2026 revision once when available. Add detail plates STR-5 and STO-24. 7. Streets sheets shall identify stop and street signage to be installed with the project. 8. Roadway stub to west shall be constructed with the current development. Stormwater management plan shall account for additional roadway. Trail For the purpose of the trail related comments, it is assumed that the trail alignment and detail would supersede the trail information and layout provided in the preliminary plans. 1. A connection to the trail from the public roadways should be provided. 2. The trail alignment proposed will result in a significant amount of tree removal along the bluff of the development. 3. The trail along the northern portion of the development shall extend east and go up the slope so it can be extended in the future. The current termination point makes the trail extension through the adjacent neighborhood very unlikely. 4. The trail is placed 1-ft above the HWL of the adjacent floodplain which meets city standards. 5. Currently the trail terminates at the back of Lot 3 and does not extend to the southern limits of the development. 6. The SWMP shall include the trail crossing to ensure the culverts adequately convey runoff without affecting the trail. 7. 15’ minimum distance between centerline of trail easement to edge of adjacent wetland buffers is required. Grading /Stormwater 1. A wetland buffer plan shall be provided in accordance with City Wetland Buffer Policy. Plans shall identify if any existing vegetation is planned to be utilized with the buffer so they can be reviewed by the City for approval. o It is assumed that all wetland buffers will be established with this phase. 151 March 9, 2026 Kariniemi Orchards Kevin Mattson, PE Public Works Director Page 3 of 4 o A buffer establishment plan shall be provided noting the details on how and when the buffer will be planted as well as a plan and schedule for the maintenance to ensure they are properly established. The establishment plan shall identify specific seed mixes with the type and rates at which the mixes shall be applied. 2. Details shall be provided regarding the “Site Balance Area (If Necessary)” at a minimum this shall include information on limitations on slope and height of any balance areas as well as restoration requirements. 3. Swale grading on Block 2 Lot 1 to be refined to ensure that flow is retained in D&U easement. 4. Identified pond access routes shall be 12’ wide. 5. Provide complete plan and profile views for all storm sewer at time of final plat. 6. Show NWL and HWL for all wetlands (#1- #3B) on all plan sheets. 7. Revised NWL/Outlet elevation for OCS #2 on OCS detail to left of structure. 8. Filtration basin drain tile to be 6” Sch. 40 with solvent weld joints and fittings. 9. Filtration basins shall be labeled with NWL and HWL. 10. Any walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the city. 11. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the city engineer. 12. All stormwater pipes shall be RCP. 13. The 60” CMP shall be changed to RCP. Update manning’s and model accordingly. 14. Where easement is provided over swale in lot 6 block 2, the easement shall be extended to the top of the berms to ensure the swale is fully encompassed and can be maintained. 15. Proposed conditions show HWL backing up to adjacent property due to driveway in lot 6. Show the culvert can pass all the water without impacts to adjacent property. 16. Provide OCS detail for filtration basin 1 and 2. Tile shall be routed into the structure 0.5’ above the outlet invert. 17. Current configuration between filtration basin 1 and pond 1 shows an elevation leaving pond at 937 which would bypass the ponded water of the filtration basin rim of 938 downstream. 18. Label EOF’s on plans for all areas where stormwater is collected. 19. Provide electronic HydroCAD models. 20. Submit a restoration plan for the degraded ravine just north of cul-de-sac in un platted lot. Trail and driveway crossing may be required. 21. Provide armoring and rip rap at outlet of pond 1 and 60” culvert crossing. 22. Update Pond #1 secondary device to match the pipe routed to filtration basin 1 as shown on the plans. Update manning’s values to RCP. 23. Update filtration basin trench section to match Corcoran standard detail plate. A minimum of 3’ trench shall be shown with typical rock section over the tile. Trench shall use 9” Coarse Filter Aggregate MNDOT (3149.2H) and 3” Pea gravel or washed rock with fabric on sides and bottom for filter basins. 24. Update filtration basin 1 4” non-perforated PVC to a minimum of 6”. 25. Filtration basin NWL shall start at the lowest constructed opening I.E. the rim elevation. 26. Pond 7P culvert size shall match the plans. 27. Show dead storage beneath the pond NWL outlet in the model. 28. Add a scale bar to existing and proposed drainage figures. 29. Swale NW of filtration basin 1 appears to run into storm basin #2. Show grading showing the swale bypasses the basin. 152 March 9, 2026 Kariniemi Orchards Kevin Mattson, PE Public Works Director Page 4 of 4 30. Provide pretreatment upstream of filtration basin 1 and 2 for impervious surface routed directly to basin. 31. Provide electronic MIDs modeling. 32. Update MIDs to use a base bypass volume of 7.6%. 33. Update MIDs routing to match the HydroCAD. Currently Filtration 1 and Pond 2 are disconnected. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. At time of final plat erosion control and grading plans shall identify the specific restoration types and practices for all disturbed areas within the plat limits. 3. Show ditch check downstream of Filtration Basin #1. 4. Connect silt fence between Lots 1&2. 5. Extend silt fence south to start of pond contours for Outlot A. 6. Extend silt fence around all grading on Lot 6, 7. Show rip rap on inlet flares and pipes and outlet flares. 8. Filtration basin shall use category 76 TRM. Wells/Septic Systems 1. Hennepin County is the permitting agency for septic systems. At time of grading, septic sites shall be clearly marked to ensure septic sites are kept viable. 2. MDH is the permitting agency for wells. Approximate location to be shown on each lot to show setbacks can be achieved. 3. Verify that primary septic location for Lot 6 Block 2 is in woods. End of Comments 153 D U F F N E Y D R . COUNTY ROAD NO. 30 COUNTY ROAD NO. 30 N Certificate of Survey and Topographic Survey Project No. Engineers & Land Surveyors, Inc. 9 West Division Street Buffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.comdenotes 1/2 inch by 14 inch iron pipe set and marked by License #40062 denotes iron monument found Revised:Checked By: Requested By: Date:Drawn By:Scale: SSOCIATES11-9-23 Nathan Kariniemi T.J.B.1"=100'P.E.O. I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. _______________________________ Paul E. Otto License #40062 Date:_____________ denotes P.K. nail set Feet 0 100 200 N DETAIL 154 F U T U R E R O A D PROPOSED C O U N T Y R O A D N O . 3 0 ROAD 1 1 2 3 4 6 5 O U T L O T A 1 2 N Feet 0 100 200 PRELIMINARY PLAT OF KARINIEMI ORCHARDS PRELIMINARY PLAT 81 9-25-25 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: N Vicinity Map SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division Street Buffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 155 1 1 2 3 4 6 5 OU T L O T A 1 2 PRELIMINARY WETLAND BUFFER & TREE PRESERVATION PLAN N Feet 0 100 200 82 9-25-25 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com TREE TAG #TREE SPECIES TREE DBH (IN) PRESERVED (IN) REMOVED (IN) 1 CEDAR 1 1 2 CEDAR 1 1 3 CEDAR 1 1 4 CEDAR 1 1 5 CEDAR 1 1 6 CRABAPPLE 12 12 7 MAPLE (TWIN)13 13 8 CRABAPPLE 15 15 9 CRABAPPLE 15 15 10 ASH 12 12 11 ASH 13 13 12 ASH 14 14 13 ASH 15 15 14 ASH 15 15 15 ASH 17 17 16 ASH 17 17 17 MAPLE 22 22 18 BASSWOOD 24 24 19 MAPLE 24 24 20 OAK 24 24 TOTAL 257 218 39 I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: 15 6 PROPOSED ROAD (STA 0+00 TO STA 9+00) 1 1 2 3 OU T L O T A 1 2 PROPOSED ROAD CO U N T Y R O A D N O . 3 0 PROPOSED N I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: PRELIMINARY STREET & STORM SEWER PLAN PROPOSED ROAD (STA 0+00 TO STA 9+00) 83 9-25-25 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com Feet 0 50 100 15 7 PROPOSED ROAD (STA 9+00 TO STA 16+62) 2 3 4 6 5 2 PROPOSED ROAD N I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: PRELIMINARY STREET & STORM SEWER PLAN PROPOSED ROAD (STA 9+00 TO STA 16+62) 84 9-25-25 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com Feet 0 50 100 15 8 3 4 6 5 P R O P O S E D R O A D SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 85 9-25-25 24-0518PRELIMINARY GRADING & EROSION CONTROL PLAN (NORTH) N Feet 0 60 120 I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS 15 9 1 1 2 3 OU T L O T A 1 2 FUTURE ROAD PR O P O S E D COUNTY ROAD NO. 30 RO A D SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 86 9-25-25 PRELIMINARY GRADING & EROSION CONTROL PLAN (SOUTH) N Feet 0 60 120 I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS 16 0 OU T L O T A PR O P O S E D COUNTY ROAD NO. 30 RO A D 1 1 22 3 SECTION C-C SECTION D-D SECTION B-B SECTION A-A SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 87 9-25-25 PRELIMINARY STORMWATER BASIN DETAILS I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS N N 16 1 1 FUTURE ROAD RO A D PR O P O S E D 11 5 6 2 SECTION E-E SECTION F-F SECTION G-G SECTION H-H SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 88 9-25-25 PRELIMINARY FILTRATION BASIN DETAILS 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS BIORETENTION SOIL MIX C 6" CPEP UNDERDRAIN @ 0.5%-0.59% (3278), NO SOCK, W/ WASHED PEA ROCK (4" MIN. SIDES/BOT). GEOTEXTILE FABRIC AROUND TRENCH 4 1 MAX. SLOPE SEE PLAN DEPTH TO OUTLET VARIES NATIVE SEED MIX AS SPECIFIED FILTRATION BASIN Engineers & Land Surveyors, Inc. www.ottoassociates.com SSOCIATES 9 West Division Street Buffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 936.5 PIPE INV=933.96-934.60 SLOPE TOWARDS DRAINTILE BIORETENTION SOIL MIX C 6" CPEP UNDERDRAIN @ 0.5% (3278), NO SOCK, W/ WASHED PEA ROCK (4" MIN. SIDES/BOT). GEOTEXTILE FABRIC AROUND TRENCH 4 1 MAX. SLOPE SEE PLAN DEPTH TO OUTLET VARIES NATIVE SEED MIX AS SPECIFIED FILTRATION BASIN Engineers & Land Surveyors, Inc. www.ottoassociates.com SSOCIATES 9 West Division Street Buffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 923.0 PIPE INV=920.09-920.47 SLOPE TOWARDS DRAINTILE N N IMPERMEABLE LINER IMPERMEABLE LINER I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: 16 2 PROPOSED TRAIL 5 3 4 2 6 2 N I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date:21 1-26-26 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com Feet 0 30 60 PRELIMINARY PROPOSED TRAIL PLAN (STA 0+00 TO STA 8+50) 16 3 6 2 PROPOSED TRAIL N I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: PRELIMINARY PROPOSED TRAIL PLAN (STA 8+50 TO STA 16+63) 22 1-26-26 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com Feet 0 30 60 16 4 165 Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 February 6, 2026 Dwight Klingbeil, Planner City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review – Kariniemi Orchards (received January 28, 2026) County State Aid Highway (CSAH) 30 Hennepin County Plat Review ID #4099A Mr. Klingbeil: Please consider the following comments for the preliminary plat of Kariniemi Orchards, to develop 7 single-family homes on the 60-acre agricultural parcel located on the north side of County Road 30, west of County Road 116 in Corcoran (PID 1111923210007). Access: Staff support the proposed access on County Road 30 that aligns with Duffney Drive to the south. A westbound right and eastbound left-turn lane is requested at the proposed access. The turn lane designs must be reviewed and approved by Hennepin County staff. Right-of-Way: County staff appreciate the inclusion of the 65-foot half right-of-way in the preliminary plat and do not request additional right-of-way beyond this included width. Drainage: The existing drainage patterns shall not be altered unless approved by Hennepin County. Watershed district approval and drainage calculations are required if the work alters existing patterns. The drainage, overland or through pipes, shall not exceed pre-construction rates for the two, 10 and 100-year events. Please ensure ordinance 22 is met: https://www.hennepin.us/your-government/ordinances/ordinance-22. Permits: Please inform the developer that all construction within county right-of-way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, trail development, and landscaping. Contact: Doug Heidemann, Permits Coordinator at 612-596-0336 or douglas.heidemann@hennepin.us Please contact Christina Neel at christina.neel@hennepin.us or 612-596-0244 for any further discussion. Sincerely, Carla Stueve, PE County Highway Engineer 166 Hennepin County Property Map Date: 2/5/2026 Comments:Division in Process The displayed parcel boundary may not be the actual boundary because this property is in the process of being divided or replatted. PID: 1111923210007 ADDRESS: 52 Address Pending,Corcoran MN 00000 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 1:9,600 167 F U T U R E R O A D PROPOSED C O U N T Y R O A D N O . 3 0 ROAD 1 1 2 3 4 6 5 O U T L O T A 1 2 N Feet 0 100 200 PRELIMINARY PLAT OF KARINIEMI ORCHARDS PRELIMINARY PLAT 81 9-25-25 24-0518 NATHAN KARINIEMI CORCORAN, MN KARINIEMI ORCHARDS I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. Paul E. Otto License # 40062 Date: N Vicinity Map SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc. SSOCIATES 9 West Division Street Buffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 168 STAFF REPORT Agenda Item: 7.a Council Meeting: April 2, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Planning Project Update Action Required: Council Action Attachments 1. 2026-04-02 Planning Project Update.pdf 169 Page 1 of 3 MEMO Meeting Date: April 2, 2026 To: Planning Commission From: Dwight Klingbeil Re: Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1. M&J Creekside Interim Use Permit & Site Plan (PID 08-119-23-23-0017) (City File 25-026). Margaret and John Fernandez request approval of a site plan and interim use permit to allow the operation of a wine tasting room at 23020 County Road 30. The operation would consist of wine sales, production, and processing. This item was reviewed by the City Council during the October 23, 2025, regular session. After some discussion, the Council approved the IUP and Site Plan with the conditions that the maximum number of guests be limited to 88, the hours of operation be limited to 12pm-9pm Thursday through Saturday, and 12pm-6pm on Sundays, and additional screening to be provided along the northwest and south sides of the parking lot. The applicants have also requested approval of an after-the-fact variance from the Shoreland Overlay District standards for a structure that was constructed within the minimum setback area from Rush Creek. Council reviewed this item during the February 26, 2026, meeting. The discussion included a recap of the previous approvals for the IUP, and a clarification on the accessory structures that would remain if the variance was approved. After some discussion, the Council approved the requested variance. 2. Phil’s Quality Auto Site Plan & Variance (PID 26-119-23-11-0029) (City File 25- 030). Phil’s Quality Auto request approval of a Site Plan and Variance to allow the expansion of their parking lot within the minimum front yard setback area at 7590 Commerce Street. This item was reviewed and approved by the City Council during the November 25, 2025, meeting. Following the meeting, the applicant met with staff to discuss the project further. The applicant submitted a request for additional variance 170 Page 2 of 3 from the setback requirements and drive aisle width for paving and expanding the parking areas on the lot. The public hearing for this item was held during the January 6, 2026, Planning Commission meeting. After some discussion, the Commission motioned to recommend approval of the request. This item approved by the Council on January 22, 2026. 3. Woodland Hills Easement Vacation (PID 36-119-23-33-0037) (City File 25-042). Hanson Builders request vacation of a portion of a drainage and utility easement located at 19714 63rd Place. Council approved this item during the January 8, 2026, meeting. 4. St. Therese Phase 2 Site Plan (PID 24-119-23-32-0004) (City File 25-043). Saint Therese of Corcoran submitted a site plan for phase 2 of their campus, which would consist of 36 additional units at 19800 79th Place. Part of the request included an approval to allow the applicant to utilize the City-owned land on County Road 116 for construction staging. The Planning Commission reviewed this item during the February 5, 2026, meeting. After some discussion, the Planning Commission voted 3:0 to recommend approval of the site plan. The City Council reviewed this item during the February 26, 2026, meeting. The discussion included the applicants satisfying their landscaping requirements off-site on the adjacent parcel along County Road 116, as well as the development of the northern spur of the linear park. The Council voted to approve the Site Plan as presented. 5. Kariniemi Orchards Preliminary Plat (PID 11-119-23-21-0002) (City File 25-044). Nate Kariniemi submitted a preliminary plat application for a 12-lot subdivision at 20400 County Road 30. This item is complete for City review and is scheduled for the April 2, 2026, Planning Commission meeting. 6. Springs at Corcoran Preliminary Plat, Preliminary PUD, Rezoning (PID 12-119- 23-13-0007) (City File 26-001). Continental 928 Fund, LLC. Request approval of a preliminary plat, preliminary Planned Unit Development (PUD), and rezoning to allow the construction of 294 market-rate rental units at 19330 County Road 30. The site is currently zoned General Mixed-Use. The applicant is requests the site be rezoned to Planned Unit Development (PUD), with an underlying zoning district of GMU. This item is not complete for City review and is not currently scheduled for any upcoming meetings. 7. Lindberg ADU (PID 21-119-23-23-0001) (City File 26-002). Heidi Lindberg requests approval of a Conditional Use Permit to allow the construction of an. accessory dwelling unit that exceeds 960 sq. ft. and is less than 1,200 sq. ft. at 8301 Strehler Road. This application is complete for City review and is scheduled for the April 2, 2026, Planning Commission meeting. 8. Ulfers Garage CUP (PID 04-119-23-34-0001) (City File 26-003). John Ulfers requests approval of a Conditional Use Permit to allow the construction of an accessory building with a sidewall height of 16 ft. in the side yard of 22085 Oakdale Drive. This application is complete for City review and is scheduled for the April 2, 2026, Planning Commission meeting. 9. Wiseman Garage CUP (PID 24-119-23-31-0008) (City File 26-004). Allan Dorney Construction MN LLC requests approval of a Conditional Use Permit to allow the construction of an accessory building with a sidewall height of 12 ft. in the front yard of 7938 Maple Hill Road. This item is under review for completeness and is not currently scheduled for any upcoming meetings. 171 Page 3 of 3 10. Brockton Business Park Phase 2Wiseman Garage CUP (PID 24-119-23-31-0008) (City File 26-006). Hemple Development requests approval of phase 2 of their Light Industrial Development, “Brockton Business Park”. The second phase would construct the eastern building, which consists of 252,120 square feet of office/warehouse space. This item is complete for City review and is scheduled for the April 23, 2026, City Council meeting. 11. Vogt Site Plan (PID 36-119-23-32-0011) (City File 26-007). Samuel Vogt requests approval of a site plan to allow for a reduced front setback from a County Road, through the installation of additional landscaping, at 6550 County Road 116. This application is under review for completeness and is not currently scheduled for any upcoming meetings. 172 STAFF REPORT Agenda Item: 8.a Council Meeting: April 2, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Commission Liaison Calendar Action Required: Council Action Attachments 1. Commissioner Liaison Calendar.pdf 173 Suggested City Council Meetings: 4/9/2026 4/23/2026 5/14/2026 5/28/2026 6/11/2026 6/25/2026 Zachman Brummond Hargreaves Kozicky Commissioner Liaison Calendar 174