Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2026-08-27 City Council Agenda Packet
1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Presentations a.Eric Gregory- 5 Year Award 5.Open Forum - Public Comment Opportunity 6.Consent Agenda a.Approve August 13, 2026 City Council Meeting Minutes b.Financial Claims to August 27, 2026 c.Resolution 2026-61 - Night to Unite d.Shamrock Golf Course Site Plan & CUP Amendment e.Heritage Park - Wright Hennepin Utility Easement f.Hennepin County Youth Activities Grant Opportunity - Play Area Grant g.NE Water Supply Test Well 3 - Pay Request 2 h.Heritage Park Improvements - Pay Request #12 (Building) i.Bellwether Development - Hunters Ridge Street Connection Update 7.Consent Agenda Items Removed for Consideration 8.Planning a.SHH Development Concept Plan 9.Unfinished Business a.Continue Public Hearing - Civic Campus Bonding 10.New Business a.Preliminary Budget Discussion 11.Staff Reports 12.Council Reports 13.City Council Schedule a.2026 City Council Schedule 14.Adjournment Corcoran City Council - Regular Session Agenda August 27, 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: 4.a Council Meeting: August 27, 2026 Prepared By: Kevin Mattson, Public Works Director, Topic: Eric Gregory- 5 Year Award Action Required: Council Action Attachments 1. Eric Gregory- 5 Year Anniversary.pdf 2 Eric Gregory Public Works Maintenance Worker Celebrated his 5 year anniversary with the City of Corcoran! Eric has been a wonderful addition to the team. He brings with him extensive expertise in automotive care providing top notch service for all City vehicles. His ability to problem solve and his willingness to tackle any task have made him a valuable asset to the City of Corcoran! 3 STAFF REPORT Agenda Item: 6.a Council Meeting: August 27, 2026 Prepared By: Karen Heiden, Deputy Clerk Topic: Approve August 13, 2026 City Council Meeting Minutes Action Required: Approval Recommendation Approve August 13, 2026 City Council Meeting Minutes Council Action Approve August 13, 2026 City Council Meeting Minutes Attachments 1. 2026-08-13 DRAFT Council Minutes.docx 4 City of Corcoran City Council Minutes August 13, 2026, 7:00pm 1 The Corcoran City Council met on August 13, 2026, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person. The meeting was also available to view online through electronic means using live streaming service through Granicus. Mayor McKee, Councilors Friedrich, Lanterman, Nichols, and Vehrenkamp were present. Also present: City Administrator Tobin, City Clerk Johnson, Communications Specialist Headrick, Community Development Director Davis McKeown, Director of Public Safety Gottschalk, and City Attorney Thames. 1. Call to Order / Roll Call Mayor McKee called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval Mayor McKee stated Resolution to 10a added. Councilor Vehrenkamp asked to move Item 11 and Item 12 after Item 7. MOTION: made by Nichols, seconded by Lanterman to approve the agenda as amended. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) 4. Presentations a. New Website Communications Specialist Headrick gave a demonstration of the new website. 5. Open Forum Mayor McKee invited residents to come forward to address the Council during Open Forum for any items not included on the agenda. City Administrator Tobin explained the instructions to participate in the public comment opportunity. There were no comments. 6. Consent Agenda a. City Council Meeting Minutes Approval Action – Approved July 23, 2026 City Council Minutes and July 23, 2026 City Council Work Session Minutes. b. Financial Claims Action – Approved Financial Claims for August 13, 2026. c. Resolution 2026-56 Appointment of a Part-time Community Service Officer Action – pulled by Mayor McKee and moved to Item 7a. d. Resolution 2026-57 Part-time Police Officer PERA Contribution Action – pulled by Councilor Friedrich and moved to Item 7b. e. Town Center Addition (Saint Therese Phase 1) – Acceptance of Public Improvements Action – Approved a Conditional Acceptance of Public Improvements for the Town Center Addition (Saint Therese Phase 1) Development. f. Public Works Building – Lighting Upgrade and Rebate Program Action – Approved to Authorize Staff to Execute the Attached Customer Agreement for Xcel Energy’s LED Rebate Program. g. Horseshoe Trail Watermain Extension Improvements – Pay Request 3 and Final Action – Approved Pay Request 3 and Final for the Horseshoe Trail Watermain Extension to New Look Contracting, Inc. in the amount of $6,308.50. h. Heritage Park Improvements – Pay Request 10 (Sitework) 5 City of Corcoran City Council Minutes August 13, 2026, 7:00pm 2 Action- Approved Pay Request 10 for the Heritage Park Improvements to Fehn Companies, Inc. in the amount of $318,411.94. i. AED Grant Acceptance Action – Adopted Resolution 2026-59 Approving the Authorization of Staff to Accept the Grant for 5 AEDS. MOTION: made by Nichols, seconded by Friedrich to approve consent agenda items 6a, 6b, and 6e-6i. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) 7. Consent Agenda Items Removed for Consideration a. (Item 6c) Resolution 2026-56 Appointment of a Part-Time Community Service Officer. MOTION: made by McKee, seconded by Friedrich to adopt Resolution 2026-56 Appointment of a Part-Time Community Service Officer. Voting Aye: McKee, Friedrich, Nichols, and Vehrenkamp Abstain: Lanterman (Motion carries: 4:0:1) b. (Item 6d) Resolution 2026-57 Part-Time Police Officer PERA Contribution. Councilor Friedrich asked how many officers are in the PERA. Public Safety Director Gottschalk stated a resolution for PERA is done for every new hire police officers. MOTION: made by Friedrich, seconded by McKee to adopt Resolution 2026-57 to approve Part-Time Police Officer PERA Contribution. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) 11. Staff Reports a. City Administrator Tobin presented the council with an opportunity to purchase a 30-foot panel tree from an organization in Maple Plain. The tree, typically worth $35,000 was offered to the city for $9,500. The council was asked if they would like to pursue this offer to be used for a tree lighting in Heritage Park as part of the annual toy and food drive. Unfortunately, charitable gambling funds or park dedication funds cannot be used for this purchase. After discussion, the council decided to decline the offer. City Administrator Tobin added that staff is seeking clarification on how to use the August 27th work session. The work session was originally scheduled to discuss budget planning but can be moved to the next work session in September to accommodate the request from a resident group who recently requested a special meeting with council to discuss planning of the NE District. 12. Council Reports Mayor McKee mentioned that Country Daze is coming up August 14 -15. The city will have a table at Family Day on Saturday from 10 a.m. – 4 p.m. Councilor Friedrich expressed concern that the meeting minutes do not adequately summarize the substance of the discussion and requested that the council review the matter at a future meeting. Councilor Nichols suggested that staff consider exploring the use of IA tools to assist with preparing meeting minutes. Mayor McKee noted that the goal is not to produce verbatim minutes. The matter will be place on a future council agenda for further discussion. Councilor Vehrenkamp emphasized the vital role volunteers play in supporting the city, thanked current volunteers, and encouraged more residents to volunteer. He also thanked local businesses for their support of Burschville Summerfest. Upcoming Lions Park events include the tractor pull on August 29th and the demolition derby on September 12th. 8. Planning 6 City of Corcoran City Council Minutes August 13, 2026, 7:00pm 3 9. Unfinished Business 10. New Business a. Public Hearing – Civic Campus Bonding Lanterman opened the discussion and questioned whether the City Council could legally approve Resolution 2026-60 without first obtaining the required four votes to waive Planning Commission review under Minnesota Statute §462.356 subdivision 2. He challenged the resolution’s finding that the Civic Campus has “no relationship” to the comprehensive plan and argued that the Council should refer the 2026–2030 Capital Improvement Plan to the Planning Commission. City Attorney Thames confirmed that the Council must either obtain four votes to make the “no relationship” determination or send the Capital Improvement Plan to the Planning Commission to discuss and give a recommendation to send back to Council. Lanterman and Friedrich supported referral. Discussion continued and additional questions were asked of the city attorney. The key issue was whether the Council would proceed with the required four-vote waiver or refer to the Capital Improvement Plan to the Planning Commission. MOTION made by Lanterman, seconded by Friedrich that the council refer the 2026-2030 Capital Improvement Plan to the Planning Commission for review Discussion continued. Friedrich questioned whether the public hearing could proceed tonight if they decide to have Planning Commission review. City Attorney Thames recommended waiting for Planning Commission input before final action. The public hearing can be opened and continued at the next council meeting on August 27th after the review by Planning Commission. Vehrenkamp asked for clarification on the vote for the pending motion and how many votes it would need to be to send to the Planning Commission. Nichols had concerns about a delay with the project and added cost. He also argued that the current decision concerns the project’s financing rather than land-use or design. MOTION fails 2:3 Voting Aye: Friedrich, Lanterman Nay: McKee, Nichols, Vehrenkamp MOTION made by Nichols, seconded by Vehrenkamp to approve Resolution 2026-60 Finding No Relationship to the Comprehensive Plan MOTION Fails 3:2 Voting Aye: McKee, Nichols and Vehrenkamp Nay: Friedrich and Lanterman City Attorney Thames recommended that council open the public hearing and adjourn it to a future date after the next Planning Commission Meeting when they can review the item and determine if it complies with the Comp Plan. The decision to bring the item to the Planning Commission for review on August 18 and continue the public hearing at the next Council Meeting on August 27. Tammy Omdahl, Northland Financial, addressed the council. Gina Fiorini, Bond Counsel to the City addressed the council. Vehrenkamp stated that land planning and a long-term facility started in the Strategic Plan and has always been a number one priority and major directive of the Council since 2022. Mayor Mckee opened the public hearing. MOTION made by McKee, seconded Vehrenkamp to resume the public hearing at the August 27th city council meeting after the Planning Commission review. Motion passes 4:1 7 City of Corcoran City Council Minutes August 13, 2026, 7:00pm 4 Voting Aye: McKee, Friedrich, Lanterman and Vehrenkamp Nay: Nichols 11. City Council Schedule a. 2026 City Council Schedule 12. Adjournment MOTION: made by Nichols, seconded by Friedrich to adjourn. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries 5:0) Mayor McKee adjourned the meeting at 8:23 p.m. August 13, 2026. Respectfully submitted, _____________________________________ Karen Heiden – Deputy Clerk 8 STAFF REPORT Agenda Item: 6.b Council Meeting: August 27, 2026 Prepared By: Reed Kottke, Accountant Topic: Financial Claims to August 27, 2026 Action Required: Approval Summary Claims require Council review and approval, those permitted per policy have been completed, while others are pending Council approval. Financial/Budget Claims are within budget or are identified on a case-by-case basis to confirm funding and seek Council approval as necessary. Options Approve claims as presented or amend and approve claims. Recommendation Approve claims as presented. Council Action Approve claims as presented. Attachments 1. 20260827 council.pdf 9 Agenda Item:CLAIMS APPROVED AND PROCESSED Council Meeting: Financial Claims: Check Range:39709 - 39756 Check Register 45,747.59$ 45,747.59$ Financial Claims: Check Range:39757 - 39809 150,944.62$ 150,944.62$ Financial Claims:CLAIMS PENDING COUNCIL APPROVAL Check Range:39810 - 39813 Check Register 193,935.95$ Electronic Funds Transfer 334,437.99$ 528,373.94$ Total Expenditures Approved 8/27/2026 Check Register Total Expenditures Approved 6b 8/27/2026 8/13/2026 Total Expenditures Approved 8/20/2026 10 Date Vendor Amount Description 8/7/2026 MINNESOTA STATE RETIREMENT SYSTEM 5,187.91 PP16 DEFERRED COMPENSATION CONTRIBUTIONS 8/7/2026 MINNESOTA STATE RETIREMENT SYSTEM 5,679.19 PP16 HEALTH CARE SAVINGS PLAN CONTRIBUTIONS 8/7/2026 OPTUM BANK 6,715.15 PP16 HEALTH SAVINGS ACCOUNT CONTRIBUTIONS 8/10/2026 REVTRAK 19.95 JULY TRANSACTION PROCESSING FEE 8/10/2026 REVTRAK 117.00 JULY TRANSACTION PROCESSING FEE 8/10/2026 OPTUM CLAIUM 576.92 FLEXIBLE SPENDING ACCOUNT FUNDING REQUIREMENT 8/10/2026 INVOICE CLOUD 2,726.94 JULY TRANSACTION PROCESSING FEE 8/12/2026 MN PERA 37,772.29 PP16 PENSION CONTRIBUTIONS 8/14/2026 ADP PAYROLL FEES 540.86 PP16 PROCESSING FEE 8/18/2026 US BANK 18,004.69 AUGUST PURCHASING CARD MANAGING ACCOUNT STATEMENT 8/19/2026 MINNESOTA DEPARTMENT OF REVENUE 115.73 JULY PETROLEUM TAX RETURN 8/19/2026 MINNESOTA DEPARTMENT OF REVENUE 25.00 PETROLEUM SPECIAL FUEL DEALER LICENSE 8/19/2026 MN PERA 39,810.72 PP17 PENSION CONTRIBUTIONS 8/19/2026 MINNESOTA STATE RETIREMENT SYSTEM 5,306.72 PP17 DEFERRED COMPENSATION CONTRIBUTIONS 8/19/2026 MINNESOTA STATE RETIREMENT SYSTEM 5,915.55 PP17 HEALTH CARE SAVINGS PLAN CONTRIBUTIONS 8/19/2026 POSTALIA POSTAGE 500.00 MAIL METER POSTAGE 8/19/2026 OPTUM BANK 6,790.15 PP17 HEALTH SAVINGS ACCOUNT CONTRIBUTIONS 8/20/2026 ADP TAX 52,987.44 PP17 TAX WITHHOLDING 8/20/2026 ADP WAGE PAY 145,645.78 PP17 NET PAY Electronic Funds Transfer 11 BANK CODE: GEN CHECK DATE: 08/13/2026 INVOICE PAY DATE FROM 08/13/2026 TO 08/13/2026 08/13/2026 11:42 AM User: RCKOTTKE DB: Corcoran Page: 1/2CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 12,868.75 0.00 2,868.75 ABDO LLP539709GEN08/13/2026 1122.52 0.00 122.52 ADAMS PEST CONTROL, INC.98739710GEN08/13/2026 1175.38 0.00 175.38 AMAZON CAPITAL SERVICES227039711GEN08/13/2026 23,170.46 0.00 3,170.46 BEAUDRY OIL COMPANY62239712GEN08/13/2026 2180.00 0.00 180.00 CARSON, CLELLAND & SCHREDER5339713GEN08/13/2026 188.04 0.00 88.04 CENTERPOINT ENERGY 115239714GEN08/13/2026 1410.31 0.00 410.31 CENTERPOINT ENERGY 115239715GEN08/13/2026 134.00 0.00 34.00 CENTERPOINT ENERGY 115239716GEN08/13/2026 118.45 0.00 18.45 CENTERPOINT ENERGY 115239717GEN08/13/2026 140.70 0.00 40.70 CHRISTOPHER SCORSEREFUNDUB39718GEN08/13/2026 5343.17 0.00 343.17 CINTAS - 4705639719GEN08/13/2026 13995.00 0.00 995.00 CITY OF CORCORAN281339720GEN08/13/2026 1538.35 0.00 538.35 COMCAST - 002320219339721GEN08/13/2026 12,034.41 0.00 2,034.41 COMCAST - 930899035302539722GEN08/13/2026 1130.86 0.00 130.86 COMCAST 0044893299739723GEN08/13/2026 22,437.78 0.00 2,437.78 COMPUTER INTEGRATION TECH242739724GEN08/13/2026 155.00 0.00 55.00 CONRAD STENGLEINMISC39725GEN08/13/2026 1100.51 0.00 100.51 EILEEN MCMULLENREFUNDUB39726GEN08/13/2026 12,285.03 0.00 2,285.03 HAWKINS INC323139727GEN08/13/2026 2388.76 0.00 388.76 HENNEPIN COUNTY ACCOUNTS RECEIVABLE185939728GEN08/13/2026 11,854.18 0.00 1,854.18 HENNEPIN COUNTY ACCOUNTS RECEIVABLE185939729GEN08/13/2026 1150.00 0.00 150.00 COOPER HENSEL309039730GEN08/13/2026 190.00 0.00 90.00 LAUREN CRAIGMISC39731GEN08/13/2026 1164.50 0.00 164.50 MADDEN, GALANTER, HANSEN LLP218939732GEN08/13/2026 1139.62 0.00 139.62 MENARDS MAPLE GROVE16739733GEN08/13/2026 19,320.15 0.00 9,320.15 MIDWEST PLAYSCAPES INC324439734GEN08/13/2026 1187.00 0.00 187.00 MILLER TRUCKING AND LANDSCAPE28039735GEN08/13/2026 3##268.57 15.50 284.07 NAPA AUTO PARTS - Corcoran12639736GEN08/13/2026 156.00 0.00 56.00 NEW LIFE CONTRACTING MISC39737GEN08/13/2026 14,200.00 0.00 4,200.00 NORTHLAND SECURITIES, INC.183739738GEN08/13/2026 1120.28 0.00 120.28 ODP BUSINESS SOLUTIONS, LLC13039739GEN08/13/2026 1135.31 0.00 135.31 REPUBLIC SERVICES 13839740GEN08/13/2026 1429.15 0.00 429.15 REPUBLIC SERVICES 13839741GEN08/13/2026 1261.13 0.00 261.13 REPUBLIC SERVICES 13839742GEN08/13/2026 11,763.85 0.00 1,763.85 REPUBLIC SERVICES 13839743GEN08/13/2026 1156.33 0.00 156.33 REPUBLIC SERVICES 13839744GEN08/13/2026 11,203.15 0.00 1,203.15 REPUBLIC SERVICES13839745GEN08/13/2026 1102.54 0.00 102.54 ROBERT SCHAUSTREFUNDUB39746GEN08/13/2026 1150.22 0.00 150.22 SANDY MCKOWNREFUNDUB39747GEN08/13/2026 1117.55 0.00 117.55 SCOTT BARNARDREFUNDUB39748GEN08/13/2026 1114.09 0.00 114.09 SITE ONE LANDSCAPE SUPPLY217039749GEN08/13/2026 52,024.80 0.00 2,024.80 STREICHER'S POLICE EQUIPMENT14839750GEN08/13/2026 11,064.50 0.00 1,064.50 XCEL ENERGY15839751GEN08/13/2026 1375.30 0.00 375.30 XCEL ENERGY15839752GEN08/13/2026 12 BANK CODE: GEN CHECK DATE: 08/13/2026 INVOICE PAY DATE FROM 08/13/2026 TO 08/13/2026 08/13/2026 11:42 AM User: RCKOTTKE DB: Corcoran Page: 2/2CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 121.66 0.00 21.66 XCEL ENERGY15839753GEN08/13/2026 114.84 0.00 14.84 XCEL ENERGY15839754GEN08/13/2026 1169.66 0.00 169.66 XCEL ENERGY15839755GEN08/13/2026 14,675.73 0.00 4,675.73 XCEL ENERGY15839756GEN08/13/2026 ## Denotes that check has vendor credit applied. Num Stubs: 0Num Checks: 48 Num Invoices: 74 Total Amount: 45,747.59 13 BANK CODE: GEN CHECK DATE: 08/20/2026 INVOICE PAY DATE FROM 08/20/2026 TO 08/20/2026 08/19/2026 03:16 PM User: RCKOTTKE DB: Corcoran Page: 1/2CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 11,547.19 0.00 1,547.19 BEAUDRY OIL COMPANY62239757GEN08/20/2026 14,147.41 0.00 4,147.41 BKV GROUP323639758GEN08/20/2026 13,000.00 0.00 3,000.00 Brooke Barta & Joshua BartaREFUNDBD39759GEN08/20/2026 19,945.94 0.00 9,945.94 CARSON, CLELLAND, & SCHREDER5339760GEN08/20/2026 4325.48 0.00 325.48 CINTAS - 4705639761GEN08/20/2026 49,503.95 0.00 9,503.95 COMPUTER INTEGRATION TECH242739762GEN08/20/2026 11,500.00 0.00 1,500.00 CONRAD STENGLEINMISC39763GEN08/20/2026 1605.44 0.00 605.44 HOSE PROS LLC329239764GEN08/20/2026 12,232.15 0.00 2,232.15 KMM LAND DEVELOPMENTMISC39765GEN08/20/2026 238,867.50 0.00 8,867.50 LANDFORM PROFESSIONAL SERVICES21139766GEN08/20/2026 1238.24 0.00 238.24 LENNAR HOMES OF MNREFUNDUB39767GEN08/20/2026 160.88 0.00 60.88 LENNAR HOMES OF MNREFUNDUB39768GEN08/20/2026 157.44 0.00 57.44 LENNAR HOMES OF MNREFUNDUB39769GEN08/20/2026 157.39 0.00 57.39 LENNAR HOMES OF MNREFUNDUB39770GEN08/20/2026 159.83 0.00 59.83 M/I HOMESREFUNDUB39771GEN08/20/2026 161.31 0.00 61.31 M/I HOMESREFUNDUB39772GEN08/20/2026 161.29 0.00 61.29 M/I HOMESREFUNDUB39773GEN08/20/2026 168.21 0.00 68.21 M/I HOMESREFUNDUB39774GEN08/20/2026 166.34 0.00 66.34 M/I HOMESREFUNDUB39775GEN08/20/2026 124.71 0.00 24.71 M/I HOMESREFUNDUB39776GEN08/20/2026 15,000.00 0.00 5,000.00 M/I Homes of Minneapolis, LLCREFUNDBD39777GEN08/20/2026 15,000.00 0.00 5,000.00 M/I Homes of Minneapolis, LLCREFUNDBD39778GEN08/20/2026 15,000.00 0.00 5,000.00 M/I Homes of Minneapolis, LLCREFUNDBD39779GEN08/20/2026 15,000.00 0.00 5,000.00 M/I Homes of Minneapolis, LLCREFUNDBD39780GEN08/20/2026 15,000.00 0.00 5,000.00 M/I Homes of Minneapolis, LLCREFUNDBD39781GEN08/20/2026 15,000.00 0.00 5,000.00 M/I Homes of Minneapolis, LLCREFUNDBD39782GEN08/20/2026 15,000.00 0.00 5,000.00 M/I Homes of Minneapolis, LLCREFUNDBD39783GEN08/20/2026 15,020.50 0.00 5,020.50 MAXFIELD RESEARCH AND CONSULTING328239784GEN08/20/2026 1253.89 0.00 253.89 MENARDS MAPLE GROVE16739785GEN08/20/2026 12,340.00 0.00 2,340.00 MN CHIEFS OF POLICE ASSOC18039786GEN08/20/2026 1230.00 0.00 230.00 MN CHIEFS OF POLICE ASSOC18039787GEN08/20/2026 12,234.00 0.00 2,234.00 MN DEPARTMENT OF HEALTH117539788GEN08/20/2026 15,749.00 0.00 5,749.00 MN DEPARTMENT OF HEALTH117539789GEN08/20/2026 175.35 0.00 75.35 OPTUM219839790GEN08/20/2026 15,000.00 0.00 5,000.00 Pulte HomesREFUNDBD39791GEN08/20/2026 15,000.00 0.00 5,000.00 Pulte HomesREFUNDBD39792GEN08/20/2026 15,000.00 0.00 5,000.00 Pulte HomesREFUNDBD39793GEN08/20/2026 15,000.00 0.00 5,000.00 Pulte HomesREFUNDBD39794GEN08/20/2026 15,000.00 0.00 5,000.00 Pulte HomesREFUNDBD39795GEN08/20/2026 15,000.00 0.00 5,000.00 Pulte HomesREFUNDBD39796GEN08/20/2026 15,000.00 0.00 5,000.00 Pulte HomesREFUNDBD39797GEN08/20/2026 119.83 0.00 19.83 PULTE HOMES OF MINNESOTAREFUNDUB39798GEN08/20/2026 145.95 0.00 45.95 PULTE HOMES OF MINNESOTAREFUNDUB39799GEN08/20/2026 183.51 0.00 83.51 PULTE HOMES OF MINNESOTAREFUNDUB39800GEN08/20/2026 14 BANK CODE: GEN CHECK DATE: 08/20/2026 INVOICE PAY DATE FROM 08/20/2026 TO 08/20/2026 08/19/2026 03:16 PM User: RCKOTTKE DB: Corcoran Page: 2/2CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 152.93 0.00 52.93 REED KOTTKEMISC39801GEN08/20/2026 12,622.55 0.00 2,622.55 SECURIAN LIFE INSURANCE COMPANY326339802GEN08/20/2026 1765.25 0.00 765.25 SHAWN THARPMISC39803GEN08/20/2026 23,500.00 0.00 3,500.00 TIM SPELLACY303039804GEN08/20/2026 19,935.00 0.00 9,935.00 Stonegate BuildersREFUNDBD39805GEN08/20/2026 32,527.60 0.00 2,527.60 SUPERIOR BACKGROUND INVESTIGATIONS282839806GEN08/20/2026 11,174.64 0.00 1,174.64 THE HARTFORD304339807GEN08/20/2026 1538.92 0.00 538.92 TIDE CLEANERS256839808GEN08/20/2026 11,345.00 0.00 1,345.00 UNTIEDT'S VEGETABLE FARM, INC299539809GEN08/20/2026 Num Stubs: 0Num Checks: 53 Num Invoices: 84 Total Amount: 150,944.62 15 BANK CODE: GEN CHECK DATE: 08/27/2026 INVOICE PAY DATE FROM 08/27/2026 TO 08/27/2026 08/19/2026 04:03 PM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 159,329.89 0.00 59,329.89 METRO WEST INSPECTION SERVICES11739810GEN08/27/2026 128,759.97 0.00 28,759.97 METROPOLITAN COUNCIL ENVIRO226739811GEN08/27/2026 113,988.75 0.00 13,988.75 TRAUT COMPANIES328439812GEN08/27/2026 191,857.34 0.00 91,857.34 VALINT CONSTRUCTION SERVICES LLC324939813GEN08/27/2026 Num Stubs: 0Num Checks: 4 Num Invoices: 4 Total Amount: 193,935.95 16 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 1/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39709 768.75 08/13/26527542JULY 2026 FS ACCOUNTING ESCROWS 90122FS.ABDO LLP100-41500-50300 2,100.00 08/13/26527542JULY 2026 FS ACCOUNTING ESCROWS 90122FS.ABDO LLP100-41500-50301 2,868.75 Total For Check 39709 Check 39710 122.52 08/13/264592758PREVENTION PLUS @ CITY HALL ON 7/30/26ADAMS PEST CONTROL, INC.100-41900-50401 122.52 Total For Check 39710 Check 39711 175.38 08/13/261XDP-64JT-JQ41MISC SUPPLIES FOR POLICE DEPTAMAZON CAPITAL SERVICES100-42100-50209 175.38 Total For Check 39711 Check 39712 35.07 08/13/263354440UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY100-41900-50212 1,315.12 08/13/263354440UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY100-42100-50212 1,416.96 08/13/263354439ULS #2 DYED KODIAK B20BEAUDRY OIL COMPANY100-43100-50212 35.07 08/13/263354440UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY100-43100-50212 184.12 08/13/263354440UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY601-49400-50212 184.12 08/13/263354440UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY602-49450-50212 3,170.46 Total For Check 39712 Check 39713 45.00 08/13/2610163-2CK REQ CHASTEK JULY 2026CARSON, CLELLAND & SCHREDER100-00000-22205 135.00 08/13/2610163-3CK REQ SPRINGS JULY 2026CARSON, CLELLAND & SCHREDER100-00000-22205 180.00 Total For Check 39713 Check 39714 88.04 08/13/2620260731PUBLIC WORKS NATURAL GAS 9884559-7, 06/29/26 - 07/29/26CENTERPOINT ENERGY 100-43100-50380 88.04 Total For Check 39714 Check 39715 205.15 08/13/2620290731-2WATER TREATMENT PLANT NATURAL GAS 6403967771-7, 06/29/26 - 07/29/26CENTERPOINT ENERGY 601-49400-50380 205.16 08/13/2620290731-2WATER TREATMENT PLANT NATURAL GAS 6403967771-7, 06/29/26 - 07/29/26CENTERPOINT ENERGY 602-49450-50380 410.31 Total For Check 39715 Check 39716 17.00 08/13/2620260731-3CITY HALL/CITY PARK NATURAL GAS 8000014143-4, 06/30/26 - 07/29/26CENTERPOINT ENERGY 100-41900-50380 17.00 08/13/2620260731-3CITY HALL/CITY PARK NATURAL GAS 8000014143-4, 06/30/26 - 07/29/26CENTERPOINT ENERGY 100-45200-50380 34.00 Total For Check 39716 Check 39717 18.45 08/13/2620260803TAVARA LIFT GENERATOR NATURAL GAS 113973050-1 06/30/26 - 07/30/26CENTERPOINT ENERGY 100-00000-22205-056 18.45 Total For Check 39717 Check 39718 40.70 08/13/2608/12/2026UB refund for account: 20019462-52122002CHRISTOPHER SCORSE601-00000-22200 40.70 Total For Check 39718 Check 39719 22.38 08/13/264278069883BLACK MATS-CITY HALLCINTAS - 470100-41900-50400 34.55 08/13/264278069849SUPPLIES-PWOPCINTAS - 470100-43100-50400 216.96 08/13/264278069927UNIFORMS-PUBLIC WORKSCINTAS - 470100-43100-50417 19.44 08/13/265353097301REPLENISH FIRST AID CABINET-UTCINTAS - 470601-49400-50400 15.21 08/13/264278069851UNIFORMS/SUPPLIES-UTCINTAS - 470601-49400-50417 17 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 2/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39719 19.43 08/13/265353097301REPLENISH FIRST AID CABINET-UTCINTAS - 470602-49450-50400 15.20 08/13/264278069851UNIFORMS/SUPPLIES-UTCINTAS - 470602-49450-50417 343.17 Total For Check 39719 Check 39720 63.75 08/13/26BP25-0035APR26CK REQ CDD KEEFE MINOR SUBDIV (0035) 20260430CITY OF CORCORAN100-00000-22205 21.25 08/13/26BENG25-0014APR26CK REQ CDD FAIRWAY SHORES (0014) 20260430CITY OF CORCORAN100-00000-22205 21.25 08/13/26BP25-0039APR26CK REQ CDD HIGH POINT GARDENS 20260430CITY OF CORCORAN100-00000-22205 162.50 08/13/26BP26-0008APR26-2CK REQ CDD KARINIEMI ORCHARDS/PRELIM 20260430CITY OF CORCORAN100-00000-22205 182.50 08/13/26BP25-0020APR26CK REQ CDD SPRINGS AT CORCORAN (0020) 20260430CITY OF CORCORAN100-00000-22205 65.00 08/13/26BP26-0007APR26-2CK REQ CDD LINDBERG ADU CUP 20260430CITY OF CORCORAN100-00000-22205 130.00 08/13/26BP26-0006APR26-2CK REQ CDD ULFERS GARAGE CUP 20260430CITY OF CORCORAN100-00000-22205 16.25 08/13/26BP26-0005APR26-2CK REQ CDD WISEMAN GARAGE CUP 20260430CITY OF CORCORAN100-00000-22205 178.75 08/13/26BP26-0016APR26CK REQ CDD VOGT SITE PLAN 20260430CITY OF CORCORAN100-00000-22205 65.00 08/13/26BP26-0017APR26CK REQ CDD VERIZON TOWER SITE PLAN A 20260430CITY OF CORCORAN100-00000-22205 65.00 08/13/26BP26-0018APR26CK REQ CDD ATT TOWER SITE PLAN AMEN 20260430CITY OF CORCORAN100-00000-22205 21.25 08/13/26BP23-0016MAY26CK REQ CDD HEIDECKER GARAGE 20260531CITY OF CORCORAN100-00000-22205 2.50 08/13/26BENG25-0014MAR26-3CK REQ CDD FAIRWAY SHORES (0014) 20260331CITY OF CORCORAN100-00000-22205 995.00 Total For Check 39720 Check 39721 269.17 08/13/2620260805CITY HALL/POLICE DEPT INTERNET 08/15/26 - 09/14/26COMCAST - 0023202100-41900-50321 269.18 08/13/2620260805CITY HALL/POLICE DEPT INTERNET 08/15/26 - 09/14/26COMCAST - 0023202100-42100-50321 538.35 Total For Check 39721 Check 39722 345.00 08/13/262795491569100 CR 119/10120 & 8200 CR 116 INTERNET AUGUST 2026COMCAST - 930899035100-41900-50321 345.00 08/13/262795491569100 CR 119/10120 & 8200 CR 116 INTERNET AUGUST 2026COMCAST - 930899035100-42100-50321 295.05 08/13/262795491569100 CR 119/10120 & 8200 CR 116 INTERNET AUGUST 2026COMCAST - 930899035100-43100-50380 594.31 08/13/262795491569100 CR 119/10120 & 8200 CR 116 INTERNET AUGUST 2026COMCAST - 930899035100-45200-50321 227.52 08/13/262795491569100 CR 119/10120 & 8200 CR 116 INTERNET AUGUST 2026COMCAST - 930899035601-49400-50380 227.53 08/13/262795491569100 CR 119/10120 & 8200 CR 116 INTERNET AUGUST 2026COMCAST - 930899035602-49450-50380 2,034.41 Total For Check 39722 Check 39723 130.86 08/13/26202608059100 CO RD 19 PHONE SERVICES 08/10/26 - 09/09/26COMCAST 0044893100-43100-50321 130.86 Total For Check 39723 Check 39724 1,511.52 08/13/265196233 YEAR HPE FOUNDATION CARE NBC EXCHANGE SVCCOMPUTER INTEGRATION TECH100-41920-50308 926.26 08/13/26519665TICKET 4256115 ADJUSTMENTCOMPUTER INTEGRATION TECH435-41400-50580 2,437.78 Total For Check 39724 Check 39725 55.00 08/13/2620260811CLASS D WATER LICENSE REIMBURSEMENTCONRAD STENGLEIN601-49400-50207 55.00 Total For Check 39725 Check 39726 100.51 08/13/2608/12/2026UB refund for account: 20019325-10360001EILEEN MCMULLEN601-00000-22200 100.51 Total For Check 39726 Check 39727 2,285.03 08/13/267525878SO5243071 CHLORINE - EPA REG. NO. 7870-2 X 2000 LB.HAWKINS INC601-49400-50216 18 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 3/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39727 2,285.03 Total For Check 39727 Check 39728 29.00 08/13/261000272575ITC0001017: PINS, SILS, CALS 08/01/26 - 08/31/26HENNEPIN COUNTY ACCOUNTS RECEIVABLE100-41500-50210 359.76 08/13/261000271793ITC0001201: PUBLIC WORKS RADIO FLEET/MESB FEE JULY 2026HENNEPIN COUNTY ACCOUNTS RECEIVABLE100-43100-50323 388.76 Total For Check 39728 Check 39729 1,854.18 08/13/261000271832ITC0001115: POLICE DEPT RADIO FLEET/MESB FEE AUGUST 2026HENNEPIN COUNTY ACCOUNTS RECEIVABLE100-42100-50323 1,854.18 Total For Check 39729 Check 39730 150.00 08/13/26202607312026 SUMMER SOCCER REFEREE TIMECOOPER HENSEL100-45100-50300 150.00 Total For Check 39730 Check 39731 90.00 08/13/26202607312026 SOCCER REFEREE TIMELAUREN CRAIG100-45100-50300 90.00 Total For Check 39731 Check 39732 164.50 08/13/2620260731LABOR RELATIONS SERVICES FOR JULY 2026MADDEN, GALANTER, HANSEN LLP100-41600-50300 164.50 Total For Check 39732 Check 39733 139.62 08/13/2668556WALK-TALK, X-TALK RED X 3, BATTERIESMENARDS MAPLE GROVE100-45100-50213 139.62 Total For Check 39733 Check 39734 9,320.15 08/13/2611508PLAYGROUND SINGLE ROPE CLIMBERS X 2 FOR CORCORAN COMMUNITY PARKMIDWEST PLAYSCAPES INC415-45200-50530 9,320.15 Total For Check 39734 Check 39735 187.00 08/13/26159546PUL. BLACK DIRT - CONTRACTORSMILLER TRUCKING AND LANDSCAPE100-43100-50211 187.00 Total For Check 39735 Check 39736 135.39 08/13/26682097BATTERY WITH 2 YEAR WARRANTYNAPA AUTO PARTS - Corcoran100-42100-50220 148.68 08/13/26682946BATTERY X 2NAPA AUTO PARTS - Corcoran100-45200-50210 (15.50)08/13/26683074PARTIAL CREDIT FOR ITEMS ON INVOICE 682946NAPA AUTO PARTS - Corcoran100-45200-50210 268.57 Total For Check 39736 Check 39737 1.00 08/13/26P26-0739CANCELED PERMIT P26-0739 19909 DASSEL LNNEW LIFE CONTRACTING 100-00000-20802 55.00 08/13/26P26-0739CANCELED PERMIT P26-0739 19909 DASSEL LNNEW LIFE CONTRACTING 100-00000-32210 56.00 Total For Check 39737 Check 39738 4,200.00 08/13/26INV-2481JULY 2026 FINANCIAL MANAGEMENT PLANNORTHLAND SECURITIES, INC.100-41500-50300 4,200.00 Total For Check 39738 Check 39739 120.28 08/13/26475376995001MISC OFFICE SUPPLIES FOR CENTRAL SERVICESODP BUSINESS SOLUTIONS, LLC100-41900-50210 120.28 Total For Check 39739 Check 39740 19 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 4/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39740 135.31 08/13/260894-007602056REPUBLIC SVCS (0130849) WTP WASTE/RECYCLE 07/01/26 - 07/31/26REPUBLIC SERVICES 601-49400-50380 135.31 Total For Check 39740 Check 39741 429.15 08/13/260894-007613490REPUBLIC SVCS (3468336) CITY PARK WASTE/RECYCLE 08/01/26 - 08/31/26REPUBLIC SERVICES 100-45200-50380 429.15 Total For Check 39741 Check 39742 261.13 08/13/260894-007614252REPUBLIC SVCS (3469651) PWOP WASTE/RECYCLE 07/01/26 - 07/31/26REPUBLIC SERVICES 100-43100-50380 261.13 Total For Check 39742 Check 39743 1,763.85 08/13/260894-007613610REPUBLIC SVC (3468541) CITY HALL WASTE/RECYCLE 07/01/26 - 07/31/26REPUBLIC SERVICES 100-41900-50380 1,763.85 Total For Check 39743 Check 39744 156.33 08/13/260894-007615084REPUBLIC SVCS (3471220) WILDFLOWER PARK WASTE/RECYCLE 08/01/26 - 08/31/26REPUBLIC SERVICES 100-45200-50380 156.33 Total For Check 39744 Check 39745 1,203.15 08/13/260894-007611216REPUBLIC SVCS (9894064) CONTRACT RECYCLING SERVICE 07/01/26 - 07/31/26REPUBLIC SERVICES100-43201-50300 1,203.15 Total For Check 39745 Check 39746 102.54 08/13/2608/12/2026UB refund for account: 20019414-52122003ROBERT SCHAUST601-00000-22200 102.54 Total For Check 39746 Check 39747 150.22 08/13/2608/12/2026UB refund for account: 20010244-36553002SANDY MCKOWN601-00000-22200 150.22 Total For Check 39747 Check 39748 117.55 08/13/2608/12/2026UB refund for account: 20019236-10175002SCOTT BARNARD601-00000-22200 117.55 Total For Check 39748 Check 39749 114.09 08/13/26169646460-001PVC PIPE & SUPPLIES FOR PARKSSITE ONE LANDSCAPE SUPPLY100-43100-50211 114.09 Total For Check 39749 Check 39750 1,786.97 08/13/26I1836149SO S1657500 UNIFORM/SUPPLIES FOR POLICE DEPTSTREICHER'S POLICE EQUIPMENT100-42100-50417 45.97 08/13/26I1838284SO S1665452 SUPPLIES FOR POLICE DEPTSTREICHER'S POLICE EQUIPMENT100-42100-50417 65.93 08/13/26I1836151SO S1665144 SUPPLIES FOR POLICE DEPTSTREICHER'S POLICE EQUIPMENT201-42100-50210 89.95 08/13/26I1836157SO S1665144 SUPPLIES FOR POLICE DEPTSTREICHER'S POLICE EQUIPMENT201-42100-50210 35.98 08/13/26I1836284SO S1665225 SUPPLIES FOR POLICE DEPTSTREICHER'S POLICE EQUIPMENT201-42100-50210 2,024.80 Total For Check 39750 Check 39751 1,064.50 08/13/26987547405XCEL 9100 CR 19 (0868053-1) ELECTRIC SVC 06/22/26 - 07/22/26XCEL ENERGY100-43100-50381 1,064.50 Total For Check 39751 Check 39752 375.30 08/13/26988926528XCEL BELLWETHER STREET LIGHTS (5559590-1) 07/03/26 - 07/02/26XCEL ENERGY100-00000-22205-087 375.30 Total For Check 39752 20 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 5/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39753 21.66 08/13/26989417504XCEL 9700 CR 119 (0011102968-9) PWOP ELECTRIC SVC 07/06/26 - 08/04/26XCEL ENERGY100-43100-50381 21.66 Total For Check 39753 Check 39754 14.84 08/13/26988786505XCEL 9820 CR 101 (0012787370-8) ELECTRIC SERVICE 06/30/26 - 07/30/26XCEL ENERGY601-49400-50381 14.84 Total For Check 39754 Check 39755 169.66 08/13/26989285282XCEL OSWALD FARM (0015141837-7) ELECTRIC SVC 06/30/26 - 07/30/26XCEL ENERGY601-49400-50381 169.66 Total For Check 39755 Check 39756 4,675.73 08/13/26988839070XCEL WATER TREATMENT PLANT ELECTRICITY (0015446121-8) 06/30/26 - 07/30/26XCEL ENERGY601-49400-50381 4,675.73 Total For Check 39756 Check 39757 30.94 08/20/263359877UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY100-41900-50212 1,160.39 08/20/263359877UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY100-42100-50212 30.94 08/20/263359877UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY100-43100-50212 162.46 08/20/263359877UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY601-49400-50212 162.46 08/20/263359877UNLEADED 87 - 10% ETHANOLBEAUDRY OIL COMPANY602-49450-50212 1,547.19 Total For Check 39757 Check 39758 4,147.41 08/20/2669055FACILITIES STUDY THROUGH 20260815 2747.01BBKV GROUP435-41400-50300 4,147.41 Total For Check 39758 Check 39759 3,000.00 08/20/26CE0030ESCROW REFUND 22449 CHAPARRAL LNBrooke Barta & Joshua Barta100-00000-22206 3,000.00 Total For Check 39759 Check 39760 45.00 08/20/2610163CITY ATTORNEY JULY 2026CARSON, CLELLAND, & SCHREDER100-00000-22205-058 315.00 08/20/2610163CITY ATTORNEY JULY 2026CARSON, CLELLAND, & SCHREDER100-00000-22205-111 6,931.69 08/20/2610163CITY ATTORNEY JULY 2026CARSON, CLELLAND, & SCHREDER100-41600-50300 2,654.25 08/20/2610163CITY ATTORNEY JULY 2026CARSON, CLELLAND, & SCHREDER100-42100-50304 9,945.94 Total For Check 39760 Check 39761 22.38 08/20/264278846893BLACK MATS-CITY HALLCINTAS - 470100-41900-50400 55.73 08/20/264278846877SUPPLIES-TOWELSCINTAS - 470100-43100-50400 216.96 08/20/264278846983UNIFORMS-PUBLIC WORKSCINTAS - 470100-43100-50417 15.21 08/20/264278846916UNIFORMS/SUPPLIES-UTCINTAS - 470601-49400-50417 15.20 08/20/264278846916UNIFORMS/SUPPLIES-UTCINTAS - 470602-49450-50417 325.48 Total For Check 39761 Check 39762 4,909.00 08/20/26520282PROACTIVE PREMIUM MANAGED SVCS 23127 V1 SEPTEMBER 2026COMPUTER INTEGRATION TECH100-41920-50300 3,193.60 08/20/26519931AGREEMENT OFFICE 365: PHONE, TEAMS, AUGUST 2026COMPUTER INTEGRATION TECH100-41920-50308 1,359.77 08/20/26519610NET BILLABLE SERVICE TICKETS FROM 07/15/26 - 07/22/26COMPUTER INTEGRATION TECH415-45200-50300 41.58 08/20/26519799TICKET 4247323 - PROJECT MANAGEMENT FOR HERITAGE PARK BUILDINGCOMPUTER INTEGRATION TECH415-45200-50300 9,503.95 Total For Check 39762 Check 39763 21 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 6/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39763 750.00 08/20/26202608202026 RECRUITMENT AND RETENTION REIMBURSEMENTCONRAD STENGLEIN601-49400-50307 750.00 08/20/26202608202026 RECRUITMENT AND RETENTION REIMBURSEMENTCONRAD STENGLEIN602-49450-50307 1,500.00 Total For Check 39763 Check 39764 605.44 08/20/2612647SUCTION HOSESHOSE PROS LLC100-43100-50220 605.44 Total For Check 39764 Check 39765 2,232.15 08/20/26ER0049ESCROW REFUND D&D SERVICEKMM LAND DEVELOPMENT100-00000-22205-024 2,232.15 Total For Check 39765 Check 39766 44.50 08/20/2638135CK REQ RED BARN FP & VARIANCE (CITY FILE 24-007) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205 178.00 08/20/2638136CK REQ TWIN CITIES LAND CONCEPTS 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205 1,636.25 08/20/2638137CK REQ BROCKTON BP FP (CITY FILE 25-019) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205 44.50 08/20/2638138CK REQ AMIRA PUDA (CITY FILE 25-022) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205 44.50 08/20/2638139CK REQ PHIL'S AUTO SP AND VAR (CITY FILE 25-030) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205 267.00 08/20/2638140CK REQ ST THERESE - PHASE II SPA (25-043) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205 278.50 08/20/2638141CK REQ BROCKTON BP 2 FINAL PLAT (CITY FILE 26-019)LANDFORM PROFESSIONAL SERVICES100-00000-22205 178.00 08/20/2638142CK REQ OSWALD CONCEPT PLAN (CITY FILE 26-013) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205 356.00 08/20/2638143CK REQ CHASTEK FINAL PLAT (26-016) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205 36.25 08/20/2638134TAVERA 5TH FP & FPUD (22-068) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-056 145.00 08/20/2638126RAVINIA 11TH RZ, PP AND PUD (CITY FILE 18-040) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-058 253.75 08/20/2638127RAVINIA 12TH FINAL PLAT/PUD 19-002 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-058 181.25 08/20/2638129RAVINIA 15TH FP, PUD AMENDMENT 20-033 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-058 145.00 08/20/2638125RAVINIA 10TH FP AND FINAL PUD 18-034 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-059 181.25 08/20/2638122RAVINIA 5TH ADDITION FINAL PUD/PLAT 16-015 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-061 145.00 08/20/2638123RAVINIA 7TH ADDITION FINAL PUD/FINAL PLAT 17-013 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-062 181.25 08/20/2638124RAVINIA 9TH FP AND FINAL PUD 17-042 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-064 398.75 08/20/2638131AMBERLEY & BELLWETHER 6TH FP & FPUD 21-037 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-087 326.25 08/20/2638132BELLWETHER 7TH FP & FPDU (21-060) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-087 435.00 08/20/2638133BELLWETHER 9TH FP & FPUD CITY FILE 22-017 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-087 1,186.50 08/20/2638128RUSH CREEK RESERVE FP & FPUD 20-030 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-098 44.50 08/20/2638130SCHERBER CUP AND SP (CITY FILE 21-007) 20260731LANDFORM PROFESSIONAL SERVICES100-00000-22205-110 2,180.50 08/20/2638144CITY BUSINESS 20260731LANDFORM PROFESSIONAL SERVICES100-41910-50300 8,867.50 Total For Check 39766 Check 39767 238.24 08/20/2608/18/2026UB refund for account: 20006641-71513000LENNAR HOMES OF MN601-00000-22200 238.24 Total For Check 39767 Check 39768 60.88 08/20/2608/18/2026UB refund for account: 20019908-67735000LENNAR HOMES OF MN601-00000-22200 60.88 Total For Check 39768 Check 39769 57.44 08/20/2608/18/2026UB refund for account: 20019977-62525000LENNAR HOMES OF MN601-00000-22200 57.44 Total For Check 39769 Check 39770 57.39 08/20/2608/18/2026UB refund for account: 20019979-62525000LENNAR HOMES OF MN601-00000-22200 57.39 Total For Check 39770 22 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 7/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39771 59.83 08/20/2608/18/2026UB refund for account: 20008018-81453000M/I HOMES601-00000-22200 59.83 Total For Check 39771 Check 39772 61.31 08/20/2608/18/2026UB refund for account: 20008017-81453000M/I HOMES601-00000-22200 61.31 Total For Check 39772 Check 39773 61.29 08/20/2608/18/2026UB refund for account: 20020012-79730000M/I HOMES601-00000-22200 61.29 Total For Check 39773 Check 39774 68.21 08/20/2608/18/2026UB refund for account: 20020000-79730000M/I HOMES601-00000-22200 68.21 Total For Check 39774 Check 39775 66.34 08/20/2608/18/2026UB refund for account: 20019955-79730000M/I HOMES601-00000-22200 66.34 Total For Check 39775 Check 39776 24.71 08/20/2608/18/2026UB refund for account: 20020174-79730000M/I HOMES601-00000-22200 24.71 Total For Check 39776 Check 39777 5,000.00 08/20/26CE0031ESCROW REFUND 19952 79TH AVEM/I Homes of Minneapolis, LLC100-00000-22206 5,000.00 Total For Check 39777 Check 39778 5,000.00 08/20/26CE0032ESCROW REFUND 19958 79TH AVEM/I Homes of Minneapolis, LLC100-00000-22206 5,000.00 Total For Check 39778 Check 39779 5,000.00 08/20/26CE0033CK REQ 19946 79TH AVEM/I Homes of Minneapolis, LLC100-00000-22206 5,000.00 Total For Check 39779 Check 39780 5,000.00 08/20/26CE0034ESCROW REFUND 20072 79TH AVEM/I Homes of Minneapolis, LLC100-00000-22206 5,000.00 Total For Check 39780 Check 39781 5,000.00 08/20/26CE0035ESCROW REFUND 19976 79TH AVEM/I Homes of Minneapolis, LLC100-00000-22206 5,000.00 Total For Check 39781 Check 39782 5,000.00 08/20/26CE0036ESCROW REFUND 8016 WALNUT LNM/I Homes of Minneapolis, LLC100-00000-22206 5,000.00 Total For Check 39782 Check 39783 5,000.00 08/20/26CE0037ESCROW REFUND 7976 XYLOID LNM/I Homes of Minneapolis, LLC100-00000-22206 5,000.00 Total For Check 39783 Check 39784 5,020.50 08/20/261569CONSULT ON STRATEGIC ECONOMIC DVLPNT PLANMAXFIELD RESEARCH AND CONSULTING401-41900-50300 5,020.50 Total For Check 39784 23 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 8/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39785 253.89 08/20/2668561NIGHT TO UNITE SUPPLIESMENARDS MAPLE GROVE100-45100-50213 253.89 Total For Check 39785 Check 39786 2,340.00 08/20/26230712026 ETI & EXPO-BURNS, BOHLSEN, EKENBERG, GOTTSCHALKMN CHIEFS OF POLICE ASSOC100-42100-50207 2,340.00 Total For Check 39786 Check 39787 230.00 08/20/26235152026 ETI & EXPO-WILCOX (TUESDAY ONLY)MN CHIEFS OF POLICE ASSOC100-42100-50207 230.00 Total For Check 39787 Check 39788 2,234.00 08/20/262026Q3-NENE SYSTEM SERVICE CONNECTION FEE Q3 2026MN DEPARTMENT OF HEALTH601-00000-20804 2,234.00 Total For Check 39788 Check 39789 5,749.00 08/20/262026Q3-SESE SYSTEM SERVICE CONNECTION FEE Q3 2026MN DEPARTMENT OF HEALTH601-00000-20804 5,749.00 Total For Check 39789 Check 39790 75.35 08/20/260001982772HSA/FSA/DEPENDENT CARE ACCOUNT FEES JULY 2026OPTUM100-41900-50300 75.35 Total For Check 39790 Check 39791 5,000.00 08/20/26CE0038ESCROW REFUND 19547 102ND PLPulte Homes100-00000-22206 5,000.00 Total For Check 39791 Check 39792 5,000.00 08/20/26CE0039ESCROW REFUND 19549 102ND PLPulte Homes100-00000-22206 5,000.00 Total For Check 39792 Check 39793 5,000.00 08/20/26CE0040ESCROW REFUND 19543 102ND PLPulte Homes100-00000-22206 5,000.00 Total For Check 39793 Check 39794 5,000.00 08/20/26CE0041ESCROW REFUND 19686 105TH AVEPulte Homes100-00000-22206 5,000.00 Total For Check 39794 Check 39795 5,000.00 08/20/26CE0042ESCROW REFUND 19673 105TH AVEPulte Homes100-00000-22206 5,000.00 Total For Check 39795 Check 39796 5,000.00 08/20/26CE0043ESCROW REFUND 19672 104TH PLPulte Homes100-00000-22206 5,000.00 Total For Check 39796 Check 39797 5,000.00 08/20/26CE0044ESCROW REFUND 19625 105TH AVEPulte Homes100-00000-22206 5,000.00 Total For Check 39797 Check 39798 19.83 08/20/2608/18/2026UB refund for account: 20019200-35428000PULTE HOMES OF MINNESOTA601-00000-22200 19.83 Total For Check 39798 24 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 9/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39799 45.95 08/20/2608/18/2026UB refund for account: 20010017-41143000PULTE HOMES OF MINNESOTA601-00000-22200 45.95 Total For Check 39799 Check 39800 83.51 08/20/2608/18/2026UB refund for account: 20010042-57413000PULTE HOMES OF MINNESOTA601-00000-22200 83.51 Total For Check 39800 Check 39801 52.93 08/20/2620260819ECC/GFOA MILEAGE REIMBURSEMENTREED KOTTKE100-41500-50331 52.93 Total For Check 39801 Check 39802 174.75 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-00000-20205 6.75 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-41130-50130 186.75 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-41320-50130 106.75 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-41400-50130 51.70 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-41500-50130 50.92 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-41910-50130 33.75 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-41920-50130 717.40 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-42100-50130 223.80 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-42102-50130 83.37 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-42400-50130 261.20 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-43100-50130 24.00 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-43170-50130 15.77 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-45100-50130 552.00 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY100-45200-50130 66.82 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY601-49400-50130 66.82 08/20/2620260831AUGUST 2026 LIFE INSURANCE PREMIUMSSECURIAN LIFE INSURANCE COMPANY602-49450-50130 2,622.55 Total For Check 39802 Check 39803 765.25 08/20/26ER0050ESCROW REFUND THARP LOT LINESHAWN THARP100-00000-22205-123 765.25 Total For Check 39803 Check 39804 1,500.00 08/20/2620260820TAXABLE WELLNESS TRAVEL REIMBURSEMENT TIM SPELLACY100-42100-50307 2,000.00 08/20/2620260820-2SABBATICAL REIMBURSEMENT TIM SPELLACY100-42100-50307 3,500.00 Total For Check 39804 Check 39805 9,935.00 08/20/26CE0045ESCROW REFUND 19844 63RD AVEStonegate Builders100-00000-22206 9,935.00 Total For Check 39805 Check 39806 1,024.25 08/20/2620260722BACKGROUND INVESTIGATION SERVICES 06/17/26 - 07/22/26SUPERIOR BACKGROUND INVESTIGATIONS100-42100-50300 1,338.35 08/20/2620260629BACKGROUND INVESTIGATION SERVICES 06/17/26 - 06/29/26SUPERIOR BACKGROUND INVESTIGATIONS100-42100-50300 165.00 08/20/2620260727BACKGROUND INVESTIGATION SERVICES 07/25/26-07/27/26SUPERIOR BACKGROUND INVESTIGATIONS100-42100-50300 2,527.60 Total For Check 39806 Check 39807 22.21 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-41130-50130 40.00 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-41320-50130 99.78 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-41400-50130 57.01 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-41500-50130 25 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 10/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check 39807 58.94 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-41910-50130 22.36 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-41920-50130 420.85 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-42100-50130 46.12 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-42102-50130 59.34 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-42400-50130 100.35 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-43100-50130 48.36 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-43170-50130 33.79 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-45100-50130 67.33 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD100-45200-50130 49.10 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD601-49400-50130 49.10 08/20/26302978774669AUGUST 2026 LONG TERM DISABILITY PREMIUMSTHE HARTFORD602-49450-50130 1,174.64 Total For Check 39807 Check 39808 538.92 08/20/2620260801DRY CLEANING SERVICES JULY 2026TIDE CLEANERS100-42100-50417 538.92 Total For Check 39808 Check 39809 1,345.00 08/20/2699770ROASTER RENTAL, SWEET CORN FOR NIGHT 2 UNITEUNTIEDT'S VEGETABLE FARM, INC100-45100-50213 1,345.00 Total For Check 39809 Check 39810 59,329.89 08/27/265126PERMITS FINALIZED JULY 2026METRO WEST INSPECTION SERVICES100-42400-50300 59,329.89 Total For Check 39810 Check 39811 28,759.97 08/27/260001211189WASTE WATER SERVICE SEPTEMBER 2026METROPOLITAN COUNCIL ENVIRO602-49450-50312 28,759.97 Total For Check 39811 Check 39812 14,725.00 08/27/26173411173-2TEST WELL 3 PAY REQUEST 2TRAUT COMPANIES601-00000-16500 (736.25)08/27/26173411173-2TEST WELL 3 PAY REQUEST 2TRAUT COMPANIES601-00000-20610 13,988.75 Total For Check 39812 Check 39813 (3,724.99)08/27/262520-12CORCORAN COMMUNITY PARK BUILDING PAY 12VALINT CONSTRUCTION SERVICES LLC415-00000-20610 95,582.33 08/27/262520-12CORCORAN COMMUNITY PARK BUILDING PAY 12VALINT CONSTRUCTION SERVICES LLC415-45200-50520 91,857.34 Total For Check 39813 26 AmountChk DateInvoiceInvoice Desc.VendorGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 11/11Page: 08/20/2026 10:52 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 08/13/2026 - 08/27/2026 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK 214,889.50 Fund 100 GENERAL FUND 191.86 Fund 201 RESERVES DONATION FUND 5,020.50 Fund 401 LONG RANGE PLANNING 102,578.84 Fund 415 PARK CAPITAL FUND 5,073.67 Fund 435 2025A BOND EQUIPMENT 32,418.80 Fund 601 WATER 30,454.99 Fund 602 SEWER Fund Totals: 390,628.16 Total For All Funds: 27 STAFF REPORT Agenda Item: 6.c Council Meeting: August 27, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: Resolution 2026-61 - Night to Unite Action Required: Approval Summary Night to Unite is an annual community event to strengthen neighborhood connections and foster positive relationships between residents, City officials, staff, and public safety partners. The 2026 Night to Unite events were held on Tuesday, August 4, 2026, and included 20 neighborhood parties throughout the community, along with one City party at the Public Works Building. An estimated 1,200 attendees came to the City party, which had a variety of family-friendly activities and opportunities for community engagement. Residents had the opportunity to interact with City Council members, City staff, Corcoran Police Department, fire and emergency response personnel, and numerous community organizations. The event included public safety demonstrations and displays, children's activities, food options, and community tables. The continued success of Night to Unite is made possible through the generous support of local businesses, community organizations, sponsors, and volunteers. Financial contributions, in-kind donations, donated services, and volunteer time were instrumental in supporting both the neighborhood gatherings and the City-hosted celebration. Exhibit A within the resolution provides a summary of the donations received. The attached resolution formally recognizes the efforts of those involved, while accepting the financial and in-kind donations. To continue providing a high-quality event, while making efficient use of City resources, staff is recommending a minor adjustment to the hours of the City-hosted party beginning in 2027. Staff recommends concluding the event at 8:00 pm, rather than 9:00 pm. Attendance patterns over the past several years indicate participation significantly tapers after 8:00 pm, making the final hour of the event less active. Concluding the event at 8:00 pm will better align event operations with attendance levels while allowing staff, volunteers, and participating agencies to begin clean up and conclude their day earlier without impacting the overall community experience. Options 1. Adopt the resolution recognizing the 2026 Night to Unite events and donations and approve the City- hosted Night to Unite event hours of 5:00 pm to 8:00 pm beginning in 2027. 2. Adopt the resolution recognizing the 2026 Night to Unite events and donations and maintain the current City-hosted event hours. 3. Provide alternative direction to staff. Recommendation Adopt the resolution recognizing the 2026 Night to Unite events and donations and approve the City- hosted Night to Unite event hours of 5:00 pm to 8:00 pm beginning in 2027. Council Action Adopt the resolution recognizing the 2026 Night to Unite events and donations and approve the City- hosted Night to Unite event hours of 5:00 pm to 8:00 pm beginning in 2027. Attachments 1. Resolution 2026-61 Recognizing 2026 Night to Unite Participants and Donations 28 City of Corcoran August 27, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-61 Page 1 of 3 Motion By: Seconded By: A RESOLUTION RECOGNIZING THE 2026 NIGHT TO UNITE EVENTS AND DONATIONS WHEREAS, the City Council of the City of Corcoran, Minnesota, does hereby find as follows: WHEREAS, Night to Unite is a statewide event that is done to celebrate and strengthen neighborhood and community relationships in participating communities; and WHEREAS, the City of Corcoran supports the efforts of the 11th Annual Night to Unite Events on August 4, 2026; and WHEREAS, the Corcoran Night to Unite events consisted of twenty neighborhood parties and one City-hosted celebration located at the Public Works Facility, which welcomed an estimated 1,200 attendees; and WHEREAS, the success of this program is a direct result of support from the City Council, community volunteers, City of Corcoran employees, the Northwest Area Jaycees, the Corcoran Lions, local emergency response personnel, neighborhood hosts, local businesses, and community sponsors; and WHEREAS, the City has prepared Exhibit A, which outlines the financial and in-kind donations received in support of the 2026 Night to Unite events; NOW THEREFORE BE IT RESOLVED, the City Council of the City of Corcoran hereby recognizes the outstanding efforts of the Night to Unite planning team, event staff, volunteers, neighborhood hosts, sponsors, and donors; expresses its appreciation for the strong community participation demonstrated throughout the 2026 Night to Unite events; and gratefully accepts the financial and in- kind donations as identified in Exhibit A. 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 27th day of August 2026. ________________________________ Tom McKee – Mayor City Seal ATTEST: ____________________________________ Deb Johnson – City Clerk 29 City of Corcoran August 27, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-61 Page 2 of 3 Company/Organization Donation Estimated Value Big Bore $25 gift card & 4 bottles of BBQ sauce $75.00 Caribou Coffee (Medina) 500 - $1 off coupons $500.00 Chanticlear Pizza 1 - $30 gift card $30.00 Chick-fil-A (Maple Grove) 1 gift bag $50.00 Chick-fil-A (Plymouth) 500 meal tickets $2,750.00 Clive's Roadhouse Gift card $25, shirt, & hat $100.00 Corcoran Crossroads 50 - 18lb bags of ice $374.50 Corcoran Lions Hot dogs & cooking $1,000.00 Corcoran Pet Care Box of pet supplies $150.00 Culvers (North) 200 custard coupons $200.00 Culvers (South) 1,500 hot dog buns & 4 gallons of custard $1,000.00 Dahlheimer Beverage 1 keg of 1919 root beer $94.00 Dave and Busters 6 play cards $150.00 Doboszenski & Sons Pens, notepads, and chapsticks $250.00 Dojo Karate Bounce house 20x20 $600.00 Ebert Construction 500 hats with City of Corcoran logo on them $5,250.00 Emagine Theatre - Rogers $50 gift card $50.00 Farmer's State Bank of Hamel Napkins $200.00 Hilltop Bar & Grill 5 - $20 gift cards $100.00 Hometowne Pizza - Medina Refrigerator/freezer trailer for use $400.00 Hy-Vee Grocery Store 46 cases of water, 1 case of mustard, 1 case of ketchup, and 10% discount for any additional purchases $215.00 Jersey Mikes 100 free sub gift cards $895.00 Kwik Trip $100 Gift Card $100.00 Leeann Chin 2 Community care packs, 10 BOGO entree coupons, other coupons $150.00 MN Renaissance Festival 2 admission tickets $60.00 MN State Fair 2 admissions tickets $40.00 Mama G's 2 - $25 gift cards $50.00 30 City of Corcoran August 27, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-61 Page 3 of 3 Maynards 2 - $25 gift cards, 1 - $50 gift cards $100.00 McDonalds (Medina) Extra value meal gift cards $200.00 Medina Entertainment Center 2 free bowling passes, 1 gift card $165.00 NW Area Jaycees $2,000 Check $2,000.00 Napa Auto Parts Toys from target $75.00 Oak Eatery 2 - $25 gift cards $50.00 Pheasant Acres 4 – 2-Person, 18-hole golf passes $360.00 Punch Pizza $30 Gift Card $30.00 R Social on Main $25 gift card $25.00 River Inn Gift Basket - Hat, glass, & $50 gift card $85.00 Rock Elm Revival $50 gift card $50.00 Shamrock Golf Course 4 – 18-hole round golf passes $160.00 Spikes Feed, Seed, and Pet Supply $25 gift card $25.00 St. Paul Saints 2 game tickets $32.00 The Stanchion DJ for the event $150.00 Three Rivers Park District Cross country skiing season pass $90.00 Tom Thumb 4 hats, 3 drawstrings, 4 hoodies, 2 - 1/4 zip pullovers, 1 yeti tumbler, and 2 car wash coupon books $400.00 Trader Joe's Gift bag $70.00 University of Minnesota Athletics 2 football game tickets to UMN vs. Michigan on Saturday, October 3rd, 2026 $360.00 Urban Air Adventure Park 10 Platinum Passes $400.00 Westside Tire 4 Carhartt coolers, 12 bottles of shower gel, 2 blankets, 2 portable speakers, 50 cups, 1 jump starter pack, 2 Thera guns, 2 packs of golf balls, 2 packs of nicer golf balls, 1 wireless charger, 13 blankets, 6 flashlights, 5 tire inflaters $2,400.00 31 STAFF REPORT Agenda Item: 6.d Council Meeting: August 27, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Shamrock Golf Course Site Plan & CUP Amendment Action Required: Summary Tim Boser, on behalf of Shamrock Golf Course, the applicant, requests approval of a Conditional Use Permit (CUP) and Site Plan Amendment to allow the construction of a 6,700 sq. ft. accessory building, which would consist of 12 covered driving bays and a lounge area. Recommendation The Planning Commission and Staff recommend approval of the Resolution 2026-62 approving the Site Plan amendment and CUP amendment to allow the construction of a 6,700 sq. ft. accessory structure. Council Action Attachments 1. 2026-08-27 CC Report - Shamrock Golf Course SP CUP Amendment.pdf 32 Page 1 of 8 STAFF REPORT City Council Meeting: August 27, 2026 Prepared By: Dwight Klingbeil Topic: Shamrock Golf Course Conditional Use Permit & Site Plan Amendment (PID 25-119-23-31-0001) (City File No. 26-016) Action Required: Decision 1. Application Request Tim Boser, on behalf of Shamrock Golf Course, the applicant, requests approval of a Conditional Use Permit (CUP) and Site Plan Amendment to allow the construction of a 6,700 sq. ft. accessory building, which would consist of 12 covered driving bays and a lounge area. 2. Planning Commission Review The Planning Commission reviewed this item during their August 18, 2026, meeting. During the public hearing, three members of the public spoke about concerns related to golf balls leaving the course and landing on nearby properties in the surrounding neighborhoods. After some discussion, the Planning Commission recommended approval of the draft resolution with the condition that a barrier be installed at the southwest corner of the driving range. 3. Context Zoning and Land Use The 191.87-acre parcel is one of three parcels that make up the Shamrock Golf Course. The subject parcel is zoned Urban Reserve (UR) and guided for mixed residential and low-density residential uses in the 2040 Comprehensive Plan. The UR district allows Golf Courses as a conditional use. The property is within the second phase of the 2040 staging plan for municipal services. Surrounding Properties Figure 1 Site Location 33 Page 2 of 8 The property to the west, and the triangle parcel directly to the north are owned and operated by the Shamrock Golf Course, are also zoned UR, guided for mixed residential and low-density residential uses, and are located in the second stage of the 2040 staging plan. The property to the northwest is zoned Mixed Residential (RMF-2), guided for mixed residential uses, and is located in the first stage of the 2040 Staging Plan. The properties to the northeast and east are zoned Planned Unit Development (PUD) and are part of the Bass Lake Crossing North and South communities respectively. Both neighborhoods are guided for low-density residential uses and are already connected to City sewer and water. The property to the southeast is zoned UR, guided for low-density residential uses, and is located in the second stage of the 2040 staging plan. The property south is zoned PUD, guided for public/institutional uses, and is the open space park that was dedicated to the City as part of the Ravinia development. The properties to the southwest are zoned UR, guided for existing residential uses, and are located in the fourth stage of the 2040 staging plan. Natural Characteristics of the Site According to the 2040 Natural Resource Inventory Areas map, portions of the south and southeastern areas of the property are located within a Medium-Quality Natural Community. The 2040 Natural Resources Map also identifies a greenway corridor through this natural community. A wetland delineation was conducted in the summer of 2026, which confirmed that the proposed structure is not within this natural community and is in an upland area of the parcel. The applicant’s site plan indicates a buffer around the wetland area. Since this request involves a Conditional Use Permit and Site Plan Amendment rather than a plat, a formal Figure 2 Zoning Map Figure 3 Natural Resources Map 34 Page 3 of 8 wetland buffer will not be required for this project. The proposed structure is located well outside the 15-foot wetland setback. 4. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report. Their detailed comments are included in the attached Engineering Memo, and the approval conditions require compliance with the Memo. Level of Discretion in Decision Making The City’s discretion in approving or denying a CUP and Site Plan Amendment 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 and Site Plan Amendment. I.Site Plan Amendment The applicant proposes constructing a 6,700 sq. ft. detached accessory structure to the southwest of the existing principal structure. Provisions for site plan modifications are Figure 4 Proposed Site Plan Amendment 35 Page 4 of 8 outlined in Section 1070.050 Subd. 7 of the Zoning Ordinance, which classifies site expansions or modifications involving more than 10% of the existing site area as a major change. Major changes are required to be reviewed and administered in the same manner as a new site plan. Construction of a 6,700 sq. ft. structure addition would expand the existing site area by more than 10% and is considered a major change under this Section of the City Code. Location and Setbacks The new structure is required to meet the minimum setback requirements for accessory structures in the UR Zoning District. These setbacks are as follows: P-I Standards Proposed Front, non-major roadways 50 feet ~2,000 feet Side 20 feet ~1,425 feet & ~1,870 feet Rear 15 feet ~450 feet Staff reviewed the setbacks of the proposed expansion and found them to be compliant with the minimum setback requirements of the UR Zoning District. 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. However, properties that are larger than 10 acres may request an accessory structure footprint that exceeds 3,969 square feet through the approval of a Conditional Use Permit (CUP). The proposed 6,700 square foot structure would exceed the by-right accessory structure footprint limit, and as a result, the applicant requested approval of a CUP to exceed the by-right limit of 3,969 square feet. Building Height Accessory structures located in the rear yard are allowed to have a maximum sidewall height of 13.5 feet. The proposed structure contains sidewalls that are 12 feet in height and comply with this requirement. The overall height of the proposed addition is 17.25 feet, which is also allowed in the UR district. 36 Page 5 of 8 Architectural Standards The building plans show the expansion area to be constructed with LP Smart Siding around the entirety of the building. This material is allowed for accessory structures in the UR district. The building plans also show the roof to be constructed with 29-guage colored steel roof panels. Section 1060.050 Subd. 1.D.3 allows accessory buildings to be constructed with metal siding and roofing through a Certificate of Compliance, provided the materials meet the standards adopted by the Minnesota State Building Code, and have been treated with a factory applied color coating system against any fading or degradation. The applicant 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 on the structure, which complies with this requirement. Parking Section 1060.060 Subd. 8 of the Zoning Ordinance outlines the following parking requirements: - Golf Courses: 20 parking spaces plus one space for each 500 square feet of clubhouse. - Driving Ranges: 10 parking spaces plus one for each 100 square feet of building area. Based on the applicants’ survey, the existing clubhouse has an area of 2,433 square feet. This use is required to have at least 15 parking stalls. Figure 5 Building Elevations 37 Page 6 of 8 The proposed accessory structure is subject to the driving range parking standard of 10 spaces plus one stall for each 100 square feet of building area. Under this formula, the proposed 6,700 square foot structure requires 77 parking spaces. In total, the existing and proposed structures would require 92 parking spaces. The site currently contains 148 parking spaces, the property substantially exceeds this requirement. Because the parking lot was previously approved and the new use does not trigger the need for additional parking, no upgrades to the parking area are required as part of this application. Landscaping The site is subject to the landscape standards of Section 1060.070, which require: - One overstory tree per 1,000 sq. ft. of gross building floor area or one tree per 50 linear feet of site perimeter. - One understory shrub for each 300 sq. ft. of building or one tree per 30 linear feet of site perimeter, whichever is greater. In practice, the City has historically applied these standards based on the size of the proposed building. Based on the proposed 6,700 sq. ft. structure, the applicant would be required to provide at least seven overstory trees and twenty-three understory shrubs. However, given the substantial existing vegetation present throughout the site, staff finds that the existing vegetation is sufficient for this requirement. Grading and Drainage The existing topography in the proposed building area slopes southward, draining surface water toward the wetlands and pond located to the south. Because the disturbed area is less than 1 acre, the project is not subject to the City’s Stormwater Treatment requirements. However, Staff recommend revising the grading plan to ensure all slopes are reduced to a minimum ratio of 4:1, which would allow for easier maintenance. The enclosed Engineering Memo details the grading plan review more thoroughly, and a condition of approval shall require compliance with the provisions of this memo. Conditional Use Permit Standards The applicant requests an amendment to the existing CUP to allow for the construction of a 6,700 square foot structure for the purpose of having twelve covered driving bays and additional lounge area. In order to grant a CUP, the standards of Section 1070.020 Subd. 3 must be met: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. 38 Page 7 of 8 The proposed building is not in conflict with the Comprehensive Plan. Golf Course and other outdoor recreational facilities of a commercial nature are allowed within the Urban Reserve district. The proposed structure would expand the operations for a use that is allowed and is consistent with supporting continued operations of the golf course. 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 golf course to continue usage of the existing driving range with covered bays. 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 structure will allow the applicant to expand their operation with a use that is consistent with the existing Golf Course uses. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are used for a mix of residential and agricultural uses. The proposed building 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. Construction of the proposed structure will not impact the demand for services. 39 Page 8 of 8 f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. If the CUP is approved with the conditions of approval as recommended by staff, the use and building will comply with the district regulations for the UR zoning district. g. The conditional use and site conform to performance standards as specified by this Chapter. If the CUP is approved with the conditions of approval as recommended by staff, the use will comply with the performance standards for the site within the Zoning Ordinance. 5. Recommendation The Planning Commission and Staff recommend approval of the Resolution 2026-62 approving the Site Plan amendment and CUP amendment to allow the construction of a 6,700 sq. ft. accessory structure. Attachments: 1. Resolution 2026-62 Approving the Site Plan & Conditional Use Permit Amendment 2. Engineering Memo dated July 23, 2026 3. Topographic Survey & Site Plan 4. Proposed Site Plan 5. Building Plans 40 City of Corcoran August 27, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-62 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN AMENDMENT AND CONDITIONAL USE PERMIT FOR A 6,720 SQUARE FOOT ACCESSORY STRUCTURE AT 19625 LARKIN ROAD (PID 25-119-23-31-0001) (CITY FILE 26-016) WHEREAS, Shamrock Golf Club, the applicant, requests approval of a site plan amendment and a conditional use permit to allow a 6,720 sq. ft. detached accessory structure at the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the site plan and 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 site plan amendment and conditional permit is approved, in accordance with the application received by the City on June 18, 2026, except as amended herein. 2. The applicant shall comply with all conditions of the City Engineer’s memo dated July 23, 2026. 3. A conditional use permit is approved to allow a 6,720 sq. ft. accessory building that would result in a cumulative accessory structure footprint exceeding 3,969 sq. ft. for the property, based on the following findings and conditions: a. The conditional use permit standards in Section 1070.020 are satisfied: i. The proposed building construction for covered driving bays and indoor lounge and gathering space is consistent with the uses anticipated in the UR district and does not conflict with the Comprehensive Plan. The proposed use does not impact public facilities and capital improvement plans. ii. The establishment, maintenance, or operation of the use would not be detrimental to the public health, safety, morals, or comfort of the general public, as it is an expansion of an existing use. The use is also allowed within the UR district. The expansion will allow for continued use of the applicant’s driving range which will not be detrimental to the public health, safety, morals, and comfort of the surrounding area. iii. 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 41 City of Corcoran August 27, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-62 Page 2 of 4 substantially diminish and impair property values within the neighborhood. The new structure allows for continued use of the existing driving range within a covered structure, and conditions have been proposed to ensure compliance with ordinance standards. iv. The establishment of the use with the enclosed conditions will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. v. Adequate public facilities can be reasonably provided to accommodate the use, and an expansion to the existing building will not impact the demand for services. b. The use shall be subject to the following conditions: i. All metal roof materials must be treated with a factory applied color coating system against any fading or degradation and meet the standards adopted by the Minnesota State Building Code, in accordance with Section 1060.050 Subd. 1.D.3. of the City Code. ii. A barrier shall be installed at the southwest end of the driving range to ensure golf balls remain within the property boundaries. 4. 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 site plan must be updated to include a barrier at the southwest end of the driving range. c. The approving resolution must be recorded at Hennepin County, and the applicant must provide proof of recording to the City. 5. 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. 6. A final inspection of the project to confirm the building and any parking improvements are constructed to plan is required prior to final reconciliation and release of the escrow account with the City. 7. The applicant shall record the approving resolution with Hennepin County and provide proof of recording to the City. 8. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. 42 City of Corcoran August 27, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-62 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 27th day of August 2026 ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 43 City of Corcoran August 27, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026-62 Page 4 of 4 ATTACHEMENT A Commencing At The Northwest Corner Of The East Half Of The Southwest Quarter Thence East To A Point 150 Feet West From The Northeast Corner Thereof Thence South 800 Feet Thence Northeasterly To A Point In The North Line Of The Southeast Quarter A Distance Of 1000 Feet East From The Northwest Corner Thereof Thence East To The Northeast Corner Of The West Half Of The Southeast Quarter Thence South To The Southeast Corner Thereof Thence West To The Southwest Corner Of The East Half Of The West Half Of The Southwest Quarter Thence North To The Northwest Corner Thereof Thence East To The Beginning And That Part Of The East Half Of The Southwest Quarter Of The Northwest Quarter Lying South Of Road Excluding the Road. 44 Memo To: Kevin Mattson, City Engineer/Public Works Director From: Steve Hegland, PE Dan Boyum, PE Project: Shamrock Golf Course Driving Range Site Plan Review Date: July 23, 2026 Exhibits: This Memorandum is based on a review of the Site Plan documents for the Lost Loon Cannabis site with the following documents. a. Site Plan – Shamrock Golf Course by SEH – dated June 16, 2026 b. Topographic Survey & Site Plan by E.G. Rud & Sons, Inc. – dated June 12, 2026 Comments: General: 1. A comment response letter shall be provided with the resubmitted documents indicating how the specific comments have been addressed. 2. In addition to engineering comments, the proposed plans are subject to review for compliance with planning, zoning, and land-use requirements, and shall meet other applicable codes of the City of Corcoran, NPDES, ECWMC, Hennepin County, etc. Site Plan 1. The limits of the wetland buffer shall be confirmed by the applicant with City Planning Staff. It appears that the buffer is extended east beyond the tree line which would encompass an existing building. 2. The applicant shall review the existing vegetation with the City wetland specialist to confirm that the existing vegetation is suitable for wetland buffer. If not, a wetland buffer establishment plan would need to be provided in accordance with the City buffer standards. Stormwater 1. The project is not subject to the City of Corcoran Stormwater Treatment requirements as disturbance limits are less than 1 acre. 2. The City recommends changing slopes to 4:1 maximum slopes to allow for easier maintenance. 3. The filtration basin top is labeled at 999.4 while the EOF is at a 998.9, this should be clarified on the plans. Sanitary Sewer & Watermain 1. Bathroom facilities are shown within the structure. At the time of building permit the applicant shall confirm how sewer and water services will be provided to the facility. The applicant shall be responsible for any necessary permits with Hennepin County for the sanitary sewer and MDH for the well, if necessary. 45 97 8 . 5 969.9 976.2 976.7 975.7 974.1 976.9 979.1 983.6 985.2 985.0 985.9 983.3 979.8 9 7 7 . 8 976.2 974.3 972.1 970.9 974.0 WL-FLAG 973.9 WL-FLAG 973.0 WL-FLAG 972.7 WL-FLAG 972.9 WL-FLAG 971.5 WL-FLAG 971.1 WL-FLAG 97 1 . 7 WL - F L A G 9 7 1 . 8 W L - F L A G 9 7 1 . 3 W L - F L A G 9 7 0 . 8 W L - F L A G 97 1 . 7 WL - F L A G 9 7 0 . 9 W L - F L A G 9 7 1 . 5 W L - F L A G 975.0 975.3 975.3 978.0 978.1 978.6 978.0 977.3 981.0982.6983.1 982.1 981.4 980.9 981.9 981.6 980.6 980.1 981.4 982.0 980.7 980.5 982.6 98 2 . 4 979 . 8 979.4 981.8 985.8 986.8 987.9 989.2 989.6 988.5 987.5 985.9 985.0 987.3 987.7 991.3 993.3 994.4 994.8 992.9 990.3 987.7 990.7 992.2 994.2 998.5 999.0 998.8 998.7 998.2 990.7 WIL16 991.0 WIL16 992.1 ASP18 992.6 993.2 996.8 999.5 1000 . 2 1000 . 3 1000.3 999.8 997.7 995.7 994.0 992.8 995.6 995.6 996.0 997.8 999.9 1000.4 1000.5 1000.2 998.6 996.6 1000.4 1000.6 1000.4 1000.1 999.1 998.2 997.7 998.1 1000.1 999.9 1000.0 1000.4 1000.7 1000.5 1000.4 1000.2 1006.0 1003.2 1001.0 1000.3 999.8 999.6 999.5999.5 998.8 995.5 992.9 991.1 988.6 985.7 983.2 980.3 978.0 97 8 . 2 97 8 . 4 978.7 982.5 984.7 987.2 988.9 991.1 99 3 . 6 995.4 994.5 991.4 988.4 986.1 983.9 981.5 978.9 977.0 975.4 974.9 975.4 976.2 977.8 980.1 982.6 978.6 976.5 97 5 . 1 973.7 987.1 990.5 993.7 995.6 997.8 999.1 999.8 1000.0 1000.3 1001.1 1001.9 1000.6 1000.4 1000.3 1000.1 998.2 996.1 992.9 989.3 987.6 990.9 994.1 996.1 997.9 999.8 1000.3 1000.8 1002.6 1001.8 999.8 998.3 997.1 996.3 995.2 994.0 993.7 INV 993.5 991.7 990.4 989.7 997.8 998.5 9 9 8 . 8 99 8 . 9 999.6 1000.7100 1 . 0 1001.5 1001.8 1002.3 1003.0 1004.7 1004.5 100 4 . 4 1004.4 1004.1 1003.9 1003.2 1000.0 999.0 1003.3 1004.1 1004.4 1004.3 1004.6 1004.9 1005.2100 5 . 4 1005.4 1005.9 1006.4 1006.0 1005.7 1005.2 1006.3 1006.1 1005.9 1005.4 1004.8 1004.2 1003.6 1002.7 1002.0 1001.4 998.7 998.4 10 0 0 . 6 10 0 0 . 3 10 0 0 . 4 1000.6 1 0 0 0 . 3 1 0 0 0 . 0 1 0 0 0 . 0 1 0 0 0 . 0 999.9 999.8 1003.2 SPR20 1005.4 SPR14 1005.7 1005.3 1005.0 1000.2 1000.8 10 0 1 . 0 1001.0 1001.2 1001.5 1001.8 100 4 1004 1002 1 0 0 0 100 0 998 996 994 992 990 988 986 984 982 980 978 976 974 972 970 970 972 974 976 97 8 98 0 98 2 98 4 986 988 99 0 99 2 9 9 4 99 6 9 9 8 99 8 1000 1002 1002 9 9 8 996 994 992 990 988 986 984 982 980 978 976 974 972 970 97 6 97 8 98 0 98 2 98 4 986 98899 0 992 994 996 998 10 0 0 1 0 0 2 1 0 0 0 99 8 99 6 9 9 4 9 9 2 994 EXIST. BUILDING 2,433 SQFT EXIST. BUILDING 214 SQFT EXIST. BUILDING 146 SQFT EDGE OF WATER EDGE OF WATER EDGE OF TREES DEEP MARSH DEEP MARSH DEEP MARSH PROPOSED BUILDING 6,720 SQFT PROP. CONCRETE APRON 1 5 0 . 0 1 5 0 . 0 5 . 8 5 0 . 0 5 0 . 0 5 0 . 0 996.1 CMP 995.8 CMP 1 2 0 . 0 56.0 1 2 0 . 0 56.0 WATER ELEVATION ON 11JUN26: 969.3 E. G. RUD & SONS, INC. EST. 1977 www.egrud.com ~for~Ram General Contracting & Shamrock Golf Course ~Part of~ Southeast Quarter of the Southwest Quarter, Section 25, Township 119, Range 23, Hennepin County, Minnesota. 030 30 6015 TOPOGRAPHIC SURVEY & SITE PLAN NORTH DRAWN BY:EMS JOB NO:260533 DATE:06/12/26 KDNCHECK BY: 1 2 3 NO.DATE DESCRIPTION BY 260533 FIELD CREW: BH Date: License No. 45356 KURT D. NELSON I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota. Professional Land Surveyors990 5th Ave SE, Suite 2Hutchinson, MN 55350 Tel. (320) 587-2026 BENCHMARK HENNEPIN CO CNTRL POINT #9870 - BASS ALUMINUM ROD & DISK: 983.18 (NAVD88). LEGEND X 952.36 DENOTES AIR CONDITIONING UNIT DENOTES ELECTRICAL BOX DENOTES EXISTING SPOT ELEVATION DENOTES TRANSFORMER DENOTES STORM SEWER APRON DENOTES WELL DENOTES FENCE DENOTES RETAINING WALL DENOTES EXISTING CONTOURS DENOTES TREE LINE DENOTES EXISTING STORM SEWER DENOTES WETLAND SETBACK LINE DENOTES WETLAND BUFFER DENOTES BITUMINOUS SURFACE DENOTES CONCRETE SURFACE DENOTES GRAVEL SURFACE DENOTES DELINEATED WETLAND BY OTHERS DENOTES WET LAND -Field survey was completed by E.G. Rud and Sons, Inc. on 06/11/26. -Address: 19625 Larkin Road, Corcoran, MN, 55340. -Parcel ID Number: 2511923310001. -Owner/Taxpayer: Shamrock Land, LLC -This survey was prepared without the benefit of title work. Additional easements, restrictions and/or encumbrances may exist other than those shown hereon. Survey subject to revision upon receipt of a current title commitment or an attorney's title opinion. NOTES VICINITY MAP SURVEYED SITE TREE DETAIL DENOTES ELEVATION DENOTES TREE QUANTITY DENOTES TREE SIZE IN INCHES DENOTES TREE TYPE 12JUN26 46 > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >> >> >> >> CO CO 990.7 WIL16 991.0 WIL16 992.1 ASP18 1003.2 SPR20 1005.4 SPR14 EXIST. BUILDING 214 SQFT EXIST. BUILDING 146 SQFT EDGE OF WATER DEEP MARSH DEEP MARSH WATER ELEVATION ON 11JUN26: 969.3 CIV-100 Sa v e : 6/ 1 6 / 2 0 2 6 3 : 3 7 P M oe n g l i s h P l o t : 6/ 1 6 / 2 0 2 6 3 : 5 0 P M X: \ P T \ R \ R A M G C \ 1 9 1 3 8 1 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 9 1 3 8 1 S L . d w g MSS MSS CMM A 06/16/26 ISSUED FOR PERMIT RAMGC191381 NEW HITTING BAY & EVENT CENTER BUILDING SITE LAYOUT SHAMROCK GOLF COURSE 19625 LARKIN RD, CORCORAN, MN 55340 5880406/16/26 COLLIN M. MAKI I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 0 feetscale 20 20 40 10 GRAVEL REPLACE EXISTING SECTION NOTES: LOT AREA: 191.87 AC BUILDING COVERAGE PERCENT: 0.09% WORK BY OTHERS: FIRE WATER, LANDSCAPING, SURVEY, WELL, SEPTIC, AND ARCHITECTURAL PHONE: 320.229.4300 2351 CONNECTICUT AVE. S SUITE 300 SARTELL, MN 56377 www.sehinc.com Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue WETLAND DELINEATION 50 FT WETLAND SETBACK 5 0 F T PROPOSED BUILDING 6,720 SF 1 5 0 F T EXISTING 10 FT WIDE GRAVEL PATH >>>>>>>>6" DRAINTILE: TO CONNECT TO BUILDING ROOF DRAINS AND DOWN SPOUTS 6" PVC CULVERT NYLOPLAST DRAIN BASIN (TYP) 5 FT FILTRATION BASIN AREA = 948 SF 2 0 F T 3 0 0 0 F T 5 0 F T 5 FT 150 FT WETLAND BUILDING SETBACK 150 FT WETLAND BUILDING SETBACK 50 FT WETLAND SETBACK WETLAND DELINEATION EXISTING 98 LF CULVERT @ 2.44% N INV = 996.10 S INV = 993.70 EXISTING 25 LF RETAINING WALL EXISTING 26 LF RETAINING WALL 10 CY RIPRAP WETLAND BUFFER SIGN (TYP) 50 FT SPACING ALONG SETBACK REMOVE EXISTING TREE EOF WEIR WITH 10 CY RIP RAP CLEANOUT (TYP) REMOVE AND REPLACE EXISTING CONCRETE SIDEWALK REMOVE AND REPLACE EXISTING CONCRETE SIDEWALK 47 > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > > >> >> >> >> CO CO 990.7 WIL16 991.0 WIL16 992.1 ASP18 1003.2 SPR20 1005.4 SPR14 EXIST. BUILDING 214 SQFT EXIST. BUILDING 146 SQFT EDGE OF WATER DEEP MARSH DEEP MARSH WATER ELEVATION ON 11JUN26: 969.3 1002 1004 1 0 0 0 9 9 6 9 9 8 996 998 100 0 1000 100 2 100 6 1 0 0 0 1 0 0 2 1 0 0 0 9 9 6 9 9 8 9 9 8 1002 100 0 1000 1002 1004 980 990 972 974 976 978 982 984 986 988 992 994 990 986 988 992 994 996 998 1006 980 9 9 0 972 974 976 978 982 98 4 98 6 9 8 8 9 9 2 99 4 996 99 6 99 6 99 8 9 7 0 980 980 990 972 974 974 976 97 6 978 978 982 982 984 986 988 992 994 996 998 - 5 . 0 0 % - 1 : 2 . 0 0 1 0 0 0 998 999 996 997 998 998 999 999 996 997 998 999 999 -4.93% -1 : 3 . 0 0 97 0 980 990 972 97 4 97 6 978 982 984 986 988 992 994 970 1 0 0 0 9 9 8 1 0 0 2 1 0 0 4 9 9 8 99 8 - 1 : 3 . 0 0 998.81 998.23 999.93 1000.40 10 0 0 9 9 9 100 0 1 0 0 0 1000 1000 1001 1002 1003 1001 1002 -0.1 7 % -0.1 9 % -0.17 % -0 . 1 9 % -0.1 9 % -1 : 3 . 0 0 1000 . 2 0 1000.40 -2 . 9 7 % -2.5 0 % 995 1000.64 1000.32 1000.29 999.84 CIV-200 Sa v e : 6/ 1 6 / 2 0 2 6 3 : 3 8 P M oe n g l i s h P l o t : 6/ 1 6 / 2 0 2 6 3 : 5 0 P M X: \ P T \ R \ R A M G C \ 1 9 1 3 8 1 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 9 1 3 8 1 G P . d w g MSS MSS CMM A 06/16/26 ISSUED FOR PERMIT RAMGC191381 NEW HITTING BAY & EVENT CENTER BUILDING GRADING PLAN SHAMROCK GOLF COURSE 19625 LARKIN RD, CORCORAN, MN 55340 5880406/16/26 COLLIN M. MAKI I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. 0 feetscale 20 20 40 40 NOTES: ADDED IMPERIOUS AREA = 7,560 SF RUNOFF TREATMENT REQUIREMENT = 1.1" REQUIRED TREATMENT VOL = 693 CF PROPOSED TREATMENT VOL = 948 CF WORK BY OTHERS: FIRE WATER, LANDSCAPING, SURVEY, WELL, SEPTIC, AND ARCHITECTURAL PHONE: 320.229.4300 2351 CONNECTICUT AVE. S SUITE 300 SARTELL, MN 56377 www.sehinc.com Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue FFE = 1000.40 FILTRATION BASIN TOP = 999.40 BOT = 997.88 VOL = 948 CF 23 LF 6" PVC CULVERT @ 15.24% NW INV = 996.81 SE INV = 993.38 6" APRON WITH 10 CY RIPRAP TIE INTO EXISTING GRADE 6 4 L F 6 " P V C S C H 4 0 @ 0 . 2 5 % NYLOPLAST DRAIN BASIN RIM = 1000.10 INV = 998.27 NYLOPLAST DRAIN BASIN RIM = 1000.00 INV = 997.95 20 LF 6" PVC SCH 40 @ 0.25% INV = 997.90 20 LF 6" PVC SCH 40 @ 0.25% INV = 997.90 1 2 (2) LINES OF SILT FENCE 834 LF TOTAL NYLOPLAST DRAIN BASIN RIM = 1000.27 INV = 998.11 6 4 L F 6 " P V C S C H 4 0 @ 0 . 2 5 % 6 4 L F 6 " P V C S C H 4 0 @ 0 . 2 5 % NYLOPLAST DRAIN BASIN RIM = 1000.15 INV = 998.27 NYLOPLAST DRAIN BASIN RIM = 999.77 INV = 997.95 NYLOPLAST DRAIN BASIN RIM = 1000.14 INV = 998.11 6 4 L F 6 " P V C S C H 4 0 @ 0 . 2 5 % CLEANOUT RIM = 998.88 INV = 996.88 CLEANOUT RIM = 998.88 INV = 996.88 (2) 28 LF 6" PERFORATED PVC DRAINTILE @ 0.25% WETLAND DELINEATION 50FT WETLAND SETBACK 150FT WETLAND BUILDING SETBACK 5 0 F T 1 5 0 F T PROPOSED BUILDING FFE = 1000.40 EOF WEIR ELEV = 998.90 48 CIV-300 Sa v e : 6/ 1 6 / 2 0 2 6 3 : 3 9 P M oe n g l i s h P l o t : 6/ 1 6 / 2 0 2 6 3 : 5 0 P M X: \ P T \ R \ R A M G C \ 1 9 1 3 8 1 \ 5 - f i n a l - d s g n \ 5 1 - d r a w i n g s \ 1 0 - C i v i l \ c a d \ d w g \ s h e e t \ R A 1 9 1 3 8 1 D T . d w g MSS MSS CMM A 06/16/26 ISSUED FOR PERMIT RAMGC191381 NEW HITTING BAY & EVENT CENTER BUILDING CIVIL DETAILS SHAMROCK GOLF COURSE 19625 LARKIN RD, CORCORAN, MN 55340 5880406/16/26 COLLIN M. MAKI I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. DATE LICENSE NO. PHONE: 320.229.4300 2351 CONNECTICUT AVE. S SUITE 300 SARTELL, MN 56377 www.sehinc.com Rev.# Designed By Drawn By Checked By Description DateSEH Project Revision Issue Rev.#Description Date Revision Issue 3:1 SIDE SLOPE MI N 1 2 " 3' 6" M I N AGGREGATE MEDIA 6" PERFORATE PVC DRAIN TILE (SEE DRAWINGS FOR DRAIN TILE LAYOUT) GEOTEXTILE FABRIC, TYPE II 1:1 SIDE SLOPE ENGINEERED SOIL -70% CLEAN SAND -30% MNDOT GRADE 2 COMPOST AGGREGATE MEDIA -WASHED COURSE AGGREGATE MEDIA -MNDOT 3149.2H "COURSE FILTER AGG." SCARIFY IN-SITE SOILS TO A MINIMUM DEPTH OF 12" (INCIDENTAL) ENGINEERED SOIL 1 2 1 2 TOP ENGINEERED SOIL ELEV 998.65 BOTTOM ENGINEERED SOIL ELEV = 996.88 TOP OF BASIN ELEV 999.40 BOTTOM OF BASIN ELEV 997.88 3' 6" MIN. RIP RAP FLUME 12" CLASS II RIP RAP (10 CY RIPRAP) TYPE III GEOTEXTILE FABRIC (INCIDENTAL) TOP OF POND NOTE: ALL PIPE SHALL BE SDR35 W/GASKETED JOINTS 6" DRAINTILE 6" 6" CLEANOUT CASTING 6" PVC PIPE 90° LONG SWEEP ELBOW END OF LINE CLEANOUT NTS 49 59 2 In d u s t r i a l Dr i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l Co n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 80 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m 54312NO . PL A N IT E M DA T E BY A R M OF 3 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. Sh a m r o c k Go l f Co u r s e 19 6 2 5 La r k i n Rd . Co r c o r a n MN 55 3 4 0 DR A W N BY : DA T E : SH E E T : S.K. 6/16 /20 2 6 1 OF 3 B B 01 01 0101010101A B 02 02 CC C C C D B E 0303 F A 01 B 10' 6'6'6'6'6'6'6'12'6'6'6'6'6'6'6'6'9'9' 8' 8' 8' 9' 9' 7' 7' 25 ' 31 ' 56 ' 8' 17 ' 31 ' 25 ' 31 ' 8' 9' 8' 10 ' - 4 " 10 ' - 4 " 10 ' - 4 " 1'8'2'8'2'8'2'8'2'8'2'8'2'8'2'8'2'8'2'8'2'8'2'8'1' 120' 10 ' 21 ' 12'14'14' 12'20' 10 ' 2' 19 ' 120' 8' 56 ' HITTING BAYS GATHERING SPACE COVERED PATIO KITCHENOFFICE MECH. WOMENS SNACK BAR MENS 14' X 10' X 4" CONCRETE APRON COLUMNS & HEADERS WRAPPED IN STEEL (TYP.) COLUMNS & HEADERS WRAPPED IN STEEL (TYP.) LOBBYHALL GAS FIREPLACE OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR OPTION: 8' X 8' ROLL-UP DOOR GAS FIREPLACE ABBREVIATIONS: ACT ACOUSTICAL CEILING TILE CDX CDX PLYWOOD FRP FIBERGLASS REINFORCED PLASTIC GBP GYPSUM BOARD - PAINTED LP LP SMART SIDING LVP LUXURY VINYL PLANK P. TILE PORCELAIN TILE Q. TILE QUARRY TILE SC SEALED CONCRETE STEEL STEEL LINER WOOD WOOD BASE REMARKS: ROOM REMARKSBASECEILINGWALLSFLOORCEILING HGT. ROOM FINISH SCHEDULE HITTING BAYS SC 1 ) DROPPED ACT CEILING @ 9'- 0" 2 ) GBP ON WALLS UP 9'-0", STEEL FROM 9'-0" TO CEILING 3 ) TILE UP 5' ON PLUMBING /FIXTURE WALLS, GBP FROM 5' TO CEILING. GBP FULL HEIGHT ON REMAINING WALLS 4 ) FRP APPLIED TO GYP. BD. 5 ) LP SMART SIDING ON WALLS UP 9'-0" & STEEL FROM 9'-0" TO CEILING 12'-0" COVERED PATIO SC 12'-0" GATHERING SPACE LVP 9'-0" LOBBY/SNACK BAR LVP 9'-0" HALL LVP 9'-0" MENS & WOMENS P. TILE 9'-0" MECH SC 9'-0" OFFICE LVP 9'-0" KITCHEN Q. TILE 9'-0"ACTFRP/GBP STEELSTEEL STEEL STEEL/GBP STEEL GBP ACT P. TILE/GBP ACT CDX STEEL GBP ACT STEEL 2) 2) 1) 1) & 3) 1) 1) 1) & 4) LP/STEEL WOOD WOOD WOOD P. TILE WOOD Q. TILE STEEL/GBP 5) Element ID 01 02 03 A B C D E F Quantity 8 2 2 2 5 5 1 1 1 View Dimensions ---------6'×6'-8"3'×6'-8"3'×6'-8"6'×6'-8"3'-6"×6'-8"3'-6"×6'-8" Remarks 4'-0" X 5'-0" Sliding Window 4'-0" X 2'-0" Fixed Window 4'-0" X 4'-0" Sliding Window (Tempered) AJ 7100 Series Full View Walkdoor AJ 7100 Series Half Lite Walkdoor Bayer Built Solid Interior Walkdoor Bayer Built Full View Interior Walkdoor Bayer Built Solid Interior Walkdoor AJ 7100 Series Half Lite Walkdoor DOOR & WINDOW TYPES SCALE: 1/8" = 1'-0" 1 1st FLOOR PLAN A1 A1 50 59 2 In d u s t r i a l Dr i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l Co n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 80 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m 54312NO . PL A N IT E M DA T E BY A R M OF 3 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. Sh a m r o c k Go l f Co u r s e 19 6 2 5 La r k i n Rd . Co r c o r a n MN 55 3 4 0 DR A W N BY : DA T E : SH E E T : S.K. 6/16 /20 2 6 2 OF 3 12 ' 9' 3' 4 12 2X6 FRIEZE BD. LP SMART SIDING UP 9' 9'9' 3' 9' 3' 010101 01 010101 0202 4 12 2X6 FRIEZE BD. LP SMART SIDING UP 9'LP SMART SIDING UP 9' S-5 SNOW GUARD S-5 SNOW GUARD 12 ' 4 12 2X6 FRIEZE BD. LP SMART SIDING UP 9' SCALE: 3/16" = 1'-0" 3 EAST ELEVATION A2 SCALE: 3/16" = 1'-0" 1 NORTH ELEVATION A2 SCALE: 3/16" = 1'-0" 2 SOUTH ELEVATION A2 SCALE: 3/16" = 1'-0" 4 WEST ELEVATION A2 A2 51 59 2 In d u s t r i a l Dr i v e Wi n s t e d , Mi n n e s o t a 55 3 9 5 Ge n e r a l Co n t r a c t i n g , In c . CO N S T R U C T I O N SE R V I C E S 32 0 -48 5 -28 4 4 80 0 -71 0 -47 2 6 Fa x 32 0 -48 5 -36 2 5 ww w .ra m b u i l d i n g s .co m 54312NO . PL A N IT E M DA T E BY A R M OF 3 SHEET © ALL DRAWINGS AND CONTENT COPYRIGHT RAM GENERAL CONTRACTING INC. CALL RAM GENERAL CONTRACTING INC. TO OBTAIN COPIES OF THIS PLAN. UNAUTHORIZED REPRODUCTION OF THESE PLANS IS A VIOLATION OF FEDERAL LAW. Sh a m r o c k Go l f Co u r s e 19 6 2 5 La r k i n Rd . Co r c o r a n MN 55 3 4 0 DR A W N BY : DA T E : SH E E T : S.K. 6/16 /20 2 6 3 OF 3 12 ' 10" 4'-1 1/2" 2'-1 1/2" 1'-10 1/2" 31'17'10' 2'-1 1/2"2'-1 1/2" TO P OF FO O T I N G TO TO P OF GR A D E FF TO BO T T O M OF TR U S S WALL CONSTRUCTION: 2X4 BLOCKING DIAMETER 12 4 2X8 .60 TREATED GRADE BOARD BASE TRIM 2X4 TREATED AT BASE R-25 INSULATION 2X4 WALL NAILERS @ 48" O.C. 2X4 WALL LINER STEEL W/ 4 MIL POLY STEEL CEILING W/ 4 MIL POLY 2X6 SOFFIT STARTER 29 GAUGE COLORED STEEL WALL PANELS AND TRIM 2X4 WALL GIRTS AT 24" O.C. 3 PLY 2 X 6 WALL COLUMNS SEE PLAN FOR COLUMN SPACING 4'-0" ROOF CONSTRUCTION: 29 GAUGE COLORED STEEL ROOF PANELS AND TRIM 2X4 MSR 1650 ROOF PURLINS AT 24" O.C. ROOF TRUSSES 6'-0" O.C. WITH BRACING AS PER ROOF TRUSS MANUFACTURER POURED CONCRETE FOOTING AT SIDEWALL COLUMNS (SEE A-1 FOR SIZES) BASE MOLD 2X8 RODENT GUARD TREATED 2X6 X 12" BLOCKING (ON TWO SIDES - EACH BLOCK MUST BE ATTACHED W/ (5) GALVANIZED COATED NAILS ) COMPACTED BACKFILL R-50 BLOWN INSULATION 1 1/2" RIGID INSULATION (R-10) (24" DOWN AND 24" OUT) @ EXTERIOR WALLS 6" GRANULAR BASE 5" CONCRETE FLOOR EAVE CONSTRUCTION: 2X6 EAVE BOARD METAL EAVE TRIM 24" SIDEWALL OVERHANG OSB INSULATION STOP 2X8 TOP PLATE AS INSULATION STOP ATTACH TO COLUMN WITH (6) 6" SIMPSON SDW SCREWS ( SDWS22-DB) DIAMETER WALL CONSTRUCTION: 2X4 BLOCKING 2X8 .60 TREATED GRADE BOARD BASE TRIM 2X4 TREATED AT BASE R-25 INSULATION 2X4 WALL NAILERS @ 48" O.C. WALL LINER STEEL W/ 4 MIL POLY 29 GAUGE COLORED STEEL WALL PANELS AND TRIM 2X4 WALL GIRTS AT 24" O.C. 3 PLY 2 X 6 WALL COLUMNS SEE PLAN FOR COLUMN SPACING POURED CONCRETE FOOTING AT SIDEWALL COLUMNS (SEE A-1 FOR SIZES) BASE MOLD 2X8 RODENT GUARD COMPACTED BACKFILL R-50 BLOWN INSULATION 1 1/2" RIGID INSULATION (R-10) (24" DOWN AND 24" OUT) @ EXTERIOR WALLS 6" GRANULAR BASE 5" CONCRETE FLOOR EAVE CONSTRUCTION: 2X6 EAVE BOARD METAL EAVE TRIM 24" SIDEWALL OVERHANG OSB INSULATION STOP 2X8 TOP PLATE AS INSULATION STOP STEEL CEILING W/ 4 MIL POLY STEEL CEILING W/ 4 MIL POLY DIAMETER BASE TRIM 2X4 TREATED AT BASE R-25 INSULATION 2X4 WALL NAILERS @ 48" O.C. WALL LINER STEEL W/ 4 MIL POLY POURED CONCRETE FOOTING AT SIDEWALL COLUMNS (SEE A-1 FOR SIZES) BASE MOLD COMPACTED BACKFILL TREATED 2X6 X 12" BLOCKING (ON TWO SIDES - EACH BLOCK MUST BE ATTACHED W/ (5) GALVANIZED COATED NAILS ) TREATED 2X6 X 12" BLOCKING (ON TWO SIDES - EACH BLOCK MUST BE ATTACHED W/ (5) GALVANIZED COATED NAILS ) ROOF CONSTRUCTION: 29 GAUGE COLORED STEEL ROOF PANELS AND TRIM 2X4 MSR 1650 ROOF PURLINS AT 24" O.C. ROOF TRUSSES 6'-0" O.C. WITH BRACING AS PER ROOF TRUSS MANUFACTURER SCALE: 1/4" = 1'-0" 1 Building Cross Section A3 A3 52 STAFF REPORT Agenda Item: 6.e Council Meeting: August 27, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: Heritage Park - Wright Hennepin Utility Easement Action Required: Approval Summary On June 11, 2026, the City Council approved the Wright-Hennepin Cooperative Electric Association's Line Construction Charge Agreement and authorized the general electrical service route and easement locations necessary to provide power to the new Heritage Park Building. At that time, staff noted that the final easement documents would return to Council once the electrical facilities had been installed and the easement areas could be accurately surveyed and legally described. The electrical infrastructure has now been installed, and final easement exhibits have been prepared identifying the precise locations of the easements within Heritage Park. These easements formalize the locations of the electrical infrastructure previously authorized by the City Council and are consistent with the approved project alignment. The easements include: A utility easement near the County Road 10/Domino's area where the primary electrical service enters the park. A utility easement for the underground electrical line connecting to the switch location. A utility easement surrounding the switch equipment near the park entrance. Approval of these easements will allow for recording of the permanent utility easements of the electrical infrastructure serving Heritage Park. Financial/Budget There is no additional financial impact associated with approval of the easement documents. The cost associated with the electrical service installation were previously approved by the City Council as part of the Wright Hennepin Line Construction Charge Agreement. Options 1. Approved the utility easement agreements for the electrical infrastructure within Heritage Park. 2. Provide alternative direction to staff. Recommendation Approved the utility easement agreements for the electrical infrastructure within Heritage Park, as shown on the attached easement exhibits. Council Action Approved the utility easement agreements for the electrical infrastructure within Heritage Park, as shown on the attached easement exhibits. Attachments 1. Easement 1 - Near Dominos 081126.pdf 2. Easement 2 - Wire to the Switch 081126.pdf 3. Easement 3 - Switch 081126.pdf 53 54 55 56 57 58 59 60 61 62 STAFF REPORT Agenda Item: 6.f Council Meeting: August 27, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: Hennepin County Youth Activities Grant Opportunity - Play Area Grant Action Required: Authorization Summary Staff is requesting City Council authorization to submit an application for the Hennepin County Youth Activities Grant through the Play Area grant. This opportunity would be for the development of the neighborhood park located off of 102nd Place and Jack Pine Lane within the Bellwether development. The grant application is due on September 10, 2026, and staff intends to request up to $300,000 in funding to support youth-oriented park improvements. The conceptual park plan was scheduled for initial review by the Parks and Trails Commission on August 20, 2026. Due to the timing of the packet preparation for the August 27, 2026, City Council meeting and the September 10, 2026 grant application deadline, the Commission's discussion and recommendation were not available at the time this report was finalized. Council authorization is requested at this time to allow staff sufficient time to finalize and submit the grant application prior to the application deadline. The concept plan included within the agenda packet is intended to serve as an initial vision for the site and to support the grant application. It is not a final design and will continue to evolve through future public engagement, Commission and Council discussion, cost estimating, and identification of additional funding sources. Current preliminary planning estimates place the overall project cost as approximately $1,000,000. The draft concept includes amenities such as: Parking lot Open-air pavilion accommodating approximately 100 people Consideration for integrated restrooms and a catering kitchen Veteran's Memorial Playground serving children ages 2-12 Open green space Dog park Walking trails connecting to the existing open space trail system and the Diamond Lake Regional Trail These improvements reflect priorities staff have consistently heard from residents including a Veteran's Memorial, dog park, neighborhood playground, walking opportunities, and green space. Staff also recently met with the Veteran's Group within the Bellwether community that expressed interest in supporting a future Veteran's Memorial in part through private donations. This partnership, along with other potential funding sources, could reduce the City's overall project costs if the project advances. Authorizing submission of the grant application does not commit the City to constructing the project as currently illustrated. Rather, it authorizes staff to pursue an external funding opportunity while continuing to refine the concept, engage the community, and identify additional funding partnerships. Financial/Budget If awarded, the Hennepin County Youth Activities Grant would provide a significant funding source for youth-focused park improvements, particularly playgrounds, trails, green space, and related site improvements. Additional funding opportunities that may be pursued if the project develops include Park Dedication Funds, gambling funds for veteran-focused improvements, and donations through the SeeMyLegacy program. 63 Options 1. Authorize staff to submit the Hennepin County Youth Activities Grant application for the neighborhood park improvements. 2. Authorize staff to submit the application with additional direction regarding project priorities. 3. Decline authorization to submit the grant application. Recommendation Authorize staff to submit the Hennepin County Youth Activities Grant application for the neighborhood park improvements. Council Action Authorize staff to submit the Hennepin County Youth Activities Grant application for the neighborhood park improvements. Attachments 1. DRAFT IDEA CONCEPT FOR PARK 64 DRAFT of IDEAS/CONCEPTS FOR PARK By Jay Tobin •NOT reviewed by Staff, Parks & Trails Commission or City Council) •NOT currently on Staff or Commission Planning Timelines •NOT identified operating budget or funding streams 65 STAFF REPORT Agenda Item: 6.g Council Meeting: August 27, 2026 Prepared By: Kevin Mattson, Public Works Director, Topic: NE Water Supply Test Well 3 - Pay Request 2 Action Required: Approval Summary Council should review and consider the attached engineering memorandum. Staff recommends approval of Pay Request 2 for the NE Water Supply Test Well 3 to Traut Companies in the amount of $13,988.75. Financial/Budget This project is funded through the Utility Water Fund (601). Options Approve Pay Request 2 for the NE Water Supply Test Well 3 to Traut Companies in the amount of $13,988.75. Modify. Decline. Recommendation Approve Pay Request 2 for the NE Water Supply Test Well 3 to Traut Companies in the amount of $13,988.75. Council Action Consider a motion to approve Pay Request 2 for the NE Water Supply Test Well 3 to Traut Companies in the amount of $13,988.75. Attachments 1. NE Water Supply Test Well 3- Pay Request 2.pdf 66 Memo To: Kevin Mattson PE, Public Works Director, City Engineer City of Corcoran From: Mark Janovec Dan Boyum Steve Hegland (HAA) Project/File: 173411173 Date: August 8, 2026 Reference: Test Well 3 Project - Pay Request 2 to Traut Companies Council Action Required Staff recommends that the City Council Approve Pay Application #2 for the Test Well 3 project to Traut Companies in the amount of $13,988.75. Summary This Pay Request represents work completed through June 30, 2026. Activities completed during this time include remaining final construction activities to Test Well 3, including test pumping and water quality sampling. Retainage is still being withheld until final paperwork is received from Traut to close out the project. The signed pay request form and pay application are attached for review. Below is a summary of the work completed to date: Total Contract Value to Date $100,710.00 Work Completed to Date $77,310.00 5% Retainage $3,865.50 Amount Paid Previously $59,455.75 Total Pay Request #1 $13,988.75 Engineer’s Recommendation We have reviewed the Request for Payment from Traut Companies and recommend payment for $13,988.75. 67 68 Contract Unit Current Quantity Amount No.Item Unit Quantity Price Quantity to Date to Date BASE BID 1 MOBILIZATION LS 1 15,000.00 0 1 $15,000.00 2 FURNISH, INSTALL, REMOVE SILT FENCE, HEAVY DUTY LF 100 20.00 0 100 $2,000.00 3 DRILL OPEN HOLE FOR 6" CASING LF 250 80.00 0 205 $16,400.00 4 PLACE 6" CASING (INCLUDING 3' STICKUP)LF 253 50.00 0 205 $10,250.00 5 GROUT ANNULAR SPACES CY 8 895.00 0 3 $2,685.00 6 DRILL 6" OPEN HOLE LF 190 50.00 0 200 $10,000.00 7 AIR DEVELOPMENT HR 16 500.00 0 10 $5,000.00 8 FURNISH, INSTALL, REMOVE TEST PUMP AND DISCHARGE PIPING LS 1 4,500.00 1 1 $4,500.00 9 TEST PUMPING HR 24 225.00 11 11 $2,475.00 10 WATER QUALITY SAMPLING EA 1 5,250.00 1 1 $5,250.00 11 GAMMA LOG LOG EA 1 2,500.00 1 1 $2,500.00 12 FINISH WELLHEAD, FURNISH AND INSTALL LOCKING CAP EA 1 1,250.00 0 1 $1,250.00 WORK COMPLETED TO DATE: $77,310.00 173411173REQ2.xlsm 69 PROJECT PAYMENT STATUS OWNER CONTRACTOR CHANGE ORDERS No. Date Description Amount Total Change Orders PAYMENT SUMMARY No. From To Payment Retainage Completed 1 4/1/2026 5/31/2026 2 6/1/2026 6/30/2026 Material on Hand Total Payment to Date Original Contract $100,710.00 Total Retainage Pay Change Orders Total Amount Earned Revised Contract $100,710.00 $73,444.50 3,865.50 $77,310.00 $77,310.00$13,988.75 $3,865.50 $59,455.75 $3,129.25 $62,585.00 CITY OF CORCORAN TRAUT COMPANIES STANTEC PROJECT NO. 173411173 173411173REQ2.xlsm 70 STAFF REPORT Agenda Item: 6.h Council Meeting: August 27, 2026 Prepared By: Jessica Christensen Buck, Parks and Recreation Manager Topic: Heritage Park Improvements - Pay Request #12 (Building) Action Required: Approval Summary Council should review and consider the attached architect memorandum. Staff recommends approval of Pay Application #12 to Valint Construction Services in the amount of $91,857.34. Financial/Budget Pay Request #12 to Valint Construction Services is $91,857.34. Staff anticipates upon completion of phase 1 of Heritage Park, that $1.5 million will be available for use in the Park Dedication Fund. Options Approve Pay Request #12 for the Heritage Park Improvements to Valint Construction Services in the amount of $91,857.34. Decline. Recommendation Approve Pay Request #12 for the Heritage Park Improvements to Valint Construction Services in the amount of $91,857.34. Council Action Consider a motion to approve Pay Request #12 for the Heritage Park Improvements to Valint Construction Services in the amount of $91,857.34. Attachments 1. Pay App #12 - Building 71 1 1795 ST. CLAIR AVENUE, ST. PAUL, MN 55105 p: (651) 696-5186 www.oertelarchitects.com Architect’s Memo Project: City of Corcoran Community Park Building 20200 County Road 50 Corcoran, MN 55340 From Architect: Oertel Architects, Ltd. 1795 St. Clair Avenue St. Paul, MN 55105 Contractor: Valint Construction Services, LLC 3550 38th Avenue S., Suite C Fargo, ND 58104 Subject Pay Application #12 Date: July 31, 2026 Architect’s Project Number: 24-26 Council Action Requested: Staff recommends the City Council approve Pay Application #12 for the Corcoran Community Park Building project to Valint Construction Services in the amount of $ 91,857.34. Summary: Pay request #12 includes project work completed by Valint Construction Services and their subcontractors throughout the month of June. Valint’s sub-contractor has installed all of the cast in place concrete at the building. All of the structural steel work has also been completed. All of the carpentry material has been delivered and stored on site for final installation. The majority of the tile work has been completed and the resilient base board is stored on site awaiting installation. Most of the interior painting has been completed. The solid surface window sills have been installed. Electrical work is nearly completed. General Conditions for the entire project were also billed for ongoing submittals, shop drawings, project management, and job supervision. Below is a summary of work completed to date: Total Contract Value to Date: $ 2,270,363.66 Work Completed to Date: $ 2,011,593.90 5% Retainage: $ 85,649.04 Amount Paid to Date: $ 1,834,087.52 Total Pay Application #12: $ 91,857.34 72 2 1795 ST. CLAIR AVENUE, ST. PAUL, MN 55105 p: (651) 696-5186 www.oertelarchitects.com Attachments: • Pay Application #12 Issued by: Eric Werner – Oertel Architects, Ltd. 73 $ 91,857.34 July 30, 2026 74 CONTINUATION SHEET AIA G703 Format Page 2 of 4 Application No: 12 Valint Construction Services, LLC Application Date: 7/30/2026 3550 38th Avenue S, Suite C Period from: 07/01/26 Fargo, ND 58104 Period to: 07/31/26 APPLICATION FOR PAYMENT Project No: #2520 Div. No.Description of Work Scheduled Value (total pulls to Application) From Previous Application Change Orders Previous Periods Current Month Approved Change Orders Revised Contract Price This Period Total Completed & Stored to Date (E+F+G) (total pulls to application) Percentage of Completion (I/D) Balance to Finish Retainage (5% of Completed to Date) Div. 03 0000 03 0013 Concrete (General)- - - - - 03 3000 Cast in Place Concrete (ES Concrete)81,815.02 78,465.02 (350.00) 81,465.02 3,000.00 81,465.02 100%- 4,073.25 03 3543 Polished Concrete Finish (Sterling Stone & Tile)13,726.25 13,726.25 - 0%13,726.25 - Div. 04 0000 04 0013 Masonry (General)- - - - - 04 2000 Unit Masonry (CMU) (Brother Built Masonry)109,150.89 108,593.33 (557.56) 108,593.33 108,593.33 100%- 5,429.67 04 2219 Insulated Concrete Unit Masonry (Brother Built Masonry)Incl. 04 2000 - - - - Div. 05 0000 05 0013 Metals (General)- - - - - 05 1200 Structural Steel - Materials (Mid America Steel)20,077.13 20,077.13 20,077.13 20,077.13 100%- 1,003.86 05 1200 Structural Steel - Labor (Allowance)3,880.00 3,880.00 3,880.00 3,880.00 100%- 194.00 05 5000 Miscellaneous Metals (Mid America Steel)Incl. 05 1200 - - - - Div. 06 0000 06 0013 Wood, Plastics, and Composites (General)- - - - - 06 1000 Carpentry - Material (Casselton Lumber)65,000.00 87,475.99 22,475.99 11,505.51 98,981.50 11,505.51 98,981.50 100%- 4,949.08 06 1100 Carpentry - Labor (All Pro Framing)39,230.00 43,730.00 4,500.00 43,730.00 43,730.00 100%- 2,186.50 06 1753 Metal-Plate-Connected Wood Trusses (Fargo Truss)17,434.54 17,997.13 562.59 17,997.13 17,997.13 100%- 899.86 06 2000 Carpentry Installation (O'Malley Finish Carpentry)20,571.00 10,362.60 (3,300.00) 17,271.00 10,362.60 60%6,908.40 518.13 06 2000-2 Carpentry - Siding (Tacheny Exteriors)Incl. 07 4113 - - - - Div. 07 0000 07 0013 Thermal and Moisture Protection (General)- - - - - 07 0543 Thermal Clips - Installation (All Pro Framing)Incl. 06 2000 - - - - 07 0543 Thermal Clips - Material Incl. 06 2000 - - - - 07 2100 Thermal Insulation & Waterproofing (Northland Companies)54,881.00 17,289.00 (37,592.00) 17,289.00 17,289.00 100%- 864.45 07 2726 Fluid-Applied Air & Vapor Barrier Membrane (C&S Management)20,500.00 20,500.00 20,500.00 20,500.00 100%- 1,025.00 07 4113 Standing Seam Metal Roofing (Tacheny Exteriors)244,994.85 243,288.91 10,193.21 255,188.06 243,288.91 95%11,899.15 12,164.45 07 5323 EPDM Roofing (Tacheny Exteriors)Incl. 07 4113 - - - - 07 6200 Sheet Metal Flashings and Trim (Tacheny Exteriors)Incl. 07 4113 - - - - 07 9200 Joint Sealants - - - - - Div. 08 0000 08 0013 Openings (General)- - - - - 08 1113 Hollow Metal Doors and Frames (Twin City Hardware)38,513.35 39,413.25 899.90 39,413.25 39,413.25 100%- 1,970.66 08 3313 Overhead Coiling Counter Doors (Metro Garage Door)7,650.00 7,650.00 7,650.00 7,650.00 100%- 382.50 08 4113 Aluminum Framed Entrances and Storefronts (Brin Glass)159,470.00 161,870.00 2,400.00 161,870.00 161,870.00 100%- 8,093.50 08 5623 Awning Pass Windows (Brin Glass)Incl. 08 4113 - - - - 08 7100 Door Hardware (Twin City Hardware)Incl. 08 1113 - - - - 08 8000 Glass & Glazing (Brin Glass)Incl. 08 4113 - - - - Div. 09 0000 09 0013 Finishes (General)- - - - - 09 2116 Gypsum Board Assemblies (Perfect Wall)34,607.86 36,155.86 1,548.00 36,155.86 36,155.86 100%- 1,807.79 09 3000 Tiling (Superset Tile)31,000.00 26,945.16 31,000.00 3,574.91 30,520.07 98%479.93 1,526.00 09 5426 Linear Wood Ceilings (Twin City Acoustics)198,300.00 128,850.00 198,300.00 128,850.00 65%69,450.00 6,442.50 09 6513 Resilient Base and Accessories (Superset Tile)995.00 995.00 995.00 995.00 100%- 49.75 09 7720 Decorative FRP - Material (Construction Supply)5,865.00 7,238.23 1,373.23 7,238.23 7,238.23 100%- 361.91 09 7720 Decorative FRP - Install (O'Malley Finish Carpentry)Incl. 06 2023 - - - - 09 9100 Painting (Reinhardt & Sons)19,880.00 488.00 (80.00) 20,288.00 17,820.00 17,820.00 88%2,468.00 891.00 Work Completed M/Users/Art/ART-AIA Billing/#2520 - Corcoran Community Park Bldg - Pay Application #12 (CW).xlsx/Data Sheet 75 CONTINUATION SHEET AIA G703 Format Page 3 of 4 Application No: 12 Valint Construction Services, LLC Application Date: 7/30/2026 3550 38th Avenue S, Suite C Period from: 07/01/26 Fargo, ND 58104 Period to: 07/31/26 APPLICATION FOR PAYMENT Project No: #2520 Div. No.Description of Work Scheduled Value (total pulls to Application) From Previous Application Change Orders Previous Periods Current Month Approved Change Orders Revised Contract Price This Period Total Completed & Stored to Date (E+F+G) (total pulls to application) Percentage of Completion (I/D) Balance to Finish Retainage (5% of Completed to Date) Work Completed Div. 10 0000 10 0013 Specialties (General)- - - - - 10 1416 Plaque (Construction Supply)2,595.92 2,595.92 - 0%2,595.92 - 10 1419 Dimensional Letter & Custom Signage (Construction Supply)3,655.12 833.00 366.26 4,854.38 4,854.38 4,854.38 100%- 242.72 10 1423 Panel Signage (Tri-State Specialties)862.77 862.77 - 0%862.77 - 10 2800 Toilet Accessories (Tri-State Specialties)18,994.05 18,994.05 18,994.05 18,994.05 100%- 949.70 10 2814 Adult Changing Stations (Tri-State Specialties)Incl. 10 2800 - - - - 10 4400 Fire Extinguishers & Cabinets (Construction Supply)594.72 594.72 594.72 594.72 100%- 29.74 10 6500 Operable Partition (Acoustic Associates)21,893.00 21,893.00 - 0%21,893.00 - Div. 12 0000 12 0013 Furnishings (General)- - - - - 12 3535 Solid Polymer Fabrications (Granite-Tops)6,870.00 6,870.00 6,870.00 6,870.00 100%- 343.50 12 3616 Metal Countertops (LSV Metals)6,320.00 6,320.00 - 0%6,320.00 - Div. 22 0000 22 0013 Plumbing (General)- - - - - 22 0500 Common Results for Plumbing (Finken Plumbing)108,454.00 119,404.00 14,370.00 122,824.00 119,404.00 97%3,420.00 5,970.20 22 0519 Underground Rough-In Incl. 22 0500 - - - - 22 0523 Above Ground Rough-In Incl. 22 0500 - - - - 22 0700 Plumbing Insulation Incl. 22 0500 - - - - 22 4000 Plumbing Fixtures Incl. 22 0500 - - - - Div. 23 0000 23 0013 Heating, Ventilating, and Air Conditioning (General)- - - - - 23 0500 Common Work Results For HVAC (Falcon Mechanical)180,000.00 167,380.00 2,380.00 182,380.00 167,380.00 92%15,000.00 8,369.00 23 0593 Testing, Adjusting, and Balancing for HVAC Incl. 23 0500 - - - - 23 0700 HVAC Insulation Incl. 23 0500 - - - - 23 1123 Natural-Gas Piping Incl. 23 0500 - - - - 23 2300 Refrigerant Piping Incl. 23 0500 - - - - 23 3113 Ductwork Incl. 23 0500 - - - - 23 3713 Diffusers, Registers, and Grilles Incl. 23 0500 - - - - 23 5400 Furnaces Incl. 23 0500 - - - - 23 6200 Packaged Compressor and Condenser Units Incl. 23 0500 - - - - 23 7200 Air-to-Air Energy Recovery Equipment Incl. 23 0500 - - - - 23 8233 Heating Terminal Units Incl. 23 0500 - - - - Div. 26 0000 26 0013 Electrical (General)- - - - - 26 0500 Common Work Results for Electrical (Honda Electric)148,600.00 129,713.34 8,838.74 157,438.74 17,000.00 146,713.34 93%10,725.40 7,335.67 26 0519 Electrical Power Conductors and Cables Incl. 26 0500 - - - - 26 0526 Grounding and Bonding for Electrical Systems Incl. 26 0500 - - - - 26 0529 Hangers and Supports for Electrical Systems Incl. 26 0500 - - - - 26 0533 Raceway and Boxes for Electrical Systems Incl. 26 0500 - - - - 26 0553 Identification for Electrical Systems Incl. 26 0500 - - - - 26 0923 Lighting Control Devices Incl. 26 0500 - - - - 26 2416 Panelboards Incl. 26 0500 - - - - 26 2726 Wiring Devices Incl. 26 0500 - - - - 26 2816 Enclosed Switches and Circuit Breakers Incl. 26 0500 - - - - 26 2913 Enclosed Controllers Incl. 26 0500 - - - - 26 5119 Interior Lighting Incl. 26 0500 - - - - 26 5619 Exterior Lighting Incl. 26 0500 - - - - M/Users/Art/ART-AIA Billing/#2520 - Corcoran Community Park Bldg - Pay Application #12 (CW).xlsx/Data Sheet 76 CONTINUATION SHEET AIA G703 Format Page 4 of 4 Application No: 12 Valint Construction Services, LLC Application Date: 7/30/2026 3550 38th Avenue S, Suite C Period from: 07/01/26 Fargo, ND 58104 Period to: 07/31/26 APPLICATION FOR PAYMENT Project No: #2520 Div. No.Description of Work Scheduled Value (total pulls to Application) From Previous Application Change Orders Previous Periods Current Month Approved Change Orders Revised Contract Price This Period Total Completed & Stored to Date (E+F+G) (total pulls to application) Percentage of Completion (I/D) Balance to Finish Retainage (5% of Completed to Date) Work Completed Div. 31 0000 31 0013 Earthwork (General)- - - - - 31 1000 Earthwork & Clearing (Fehn Companies)32,879.00 42,659.00 9,780.00 42,659.00 42,659.00 100%- 2,132.95 31 2200 Grading Incl. 31 1000 - - - - 31 2316 Excavation Incl. 31 1000 - - - - 31 2323 Fill Incl. 31 1000 - - - - Div. 32 0000 32 0013 Exterior Improvements (General)- - - - - 32 3500 Site Screening Devices - Material (CityScapes)34,342.74 38,334.29 6,091.55 40,434.29 38,334.29 95%2,100.00 1,916.71 32 3500 Site Screening Devices - Install (O'Malley Finish Carpentry)Incl. 06 2023 - - - - 100 Hard Construction Costs 1,753,603.21 1,810,329.63 1,642,480.81 91%167,848.82 82,124.04 102 General Conditions 367,259.41 277,530.56 4,698.29 (11,417.09) 360,540.61 21,082.53 298,613.09 83%61,927.52 - 103 Contingency (Allowance)20,000.00 20,000.00 - 0%20,000.00 - 104 Construction Management, Overhead & Profit 74,262.38 65,500.00 5,194.41 36.63 79,493.42 5,000.00 70,500.00 89%8,993.42 3,525.00 150 Contract Totals 2,215,125.00 1,916,011.57 54,827.35 411.31 2,270,363.66 95,582.33 2,011,593.90 89%258,769.76 85,649.04 M/Users/Art/ART-AIA Billing/#2520 - Corcoran Community Park Bldg - Pay Application #12 (CW).xlsx/Data Sheet 77 STAFF REPORT Agenda Item: 6.i Council Meeting: August 27, 2026 Prepared By: Lauren Letsche, Engineering Development Superintendent, Topic: Bellwether Development - Hunters Ridge Street Connection Update Action Required: Information Only Summary The purpose of this report is to provide an update to the City Council on the anticipated Hunters Ridge Street connection between the Bellwether Development and Hunters Ridge. As part of the Bellwether Development, the developer was responsible for the construction of turn lane improvements at the intersection of Hunters Ridge and County Road 116 as well as roadway improvements to Hunters Ridge, only if the access was used for development construction. As the development progressed, Pulte Homes came in with a second development (Amberly/Bellwether) to the northwest of the Bellwether Development, which provided access to the original Bellwether Development vs using Hunters Ridge. At the August 8th, 2024 City Council meeting the final plat for Bellwether 10th, staff outlined the timeline requirements for the street connection, excerpt below. While not part of the Bellwether 10th conditions specifically, staff is aware that questions frequently arise over the timing of the connection to Hunters Ridge. The 2018 approvals required the connection be made after 80% of homes were constructed in Phase 4. Phase 4 is Bellwether 8th and 10th Addition (totaling 121 units). When 96 of these homes are constructed, the condition requiring Hunters Ridge Street improvements will be removed, and the developer can connect to Hunters Ridge without additional improvements to that street. However, they are still responsible for improvements to the County Road 116/Hunters Ridge intersection as part of the original approvals. The current building permits released/under review to date for each addition are listed below: Bellwether 8th Released: 75 Under Review: 5 Bellwether 10th Released: 14 Under Review: 1 95/96=99% to threshold Based on the 2018 approvals staff anticipates that the developer will meet the threshold facilitating the developer to complete the Hunters Ridge roadway connection. With this connection, the developer will be removing the bulbs of the existing cul-de-sac and extending curb and gutter from the development to address drainage from the connection. The developer will be extending existing driveways to connect into the adjusted roadway and will be restoring the extended front yards. The developer has also constructed the intersection improvements and required turn lanes for CR 116 & Hunters Ridge. Work occurred in 2025 for these improvements in conjunction with the adjacent Hope Development and construction is substantially complete. Staff recognizes that there are broader concerns regarding the existing conditions of Hunters Ridge. The City is currently evaluating the condition of the roadway to better understand potential improvements. 78 This evaluation is separate from the developer's responsibilities with City Staff planning to present a feasibility study for roadway improvements later in 2026, which would be a City led initiative. The study is anticipated to assess existing conditions and identify potential improvement alternatives and recommendations for the corridor. Financial/Budget There will be no budget impacts for the Hunter's Ridge connection as this is a Developer's responsibility. Options None. Recommendation None Council Action None. Attachments 1. Bellwether Phasing Plan.pdf 79 80 STAFF REPORT Agenda Item: 8.a Council Meeting: August 27, 2026 Prepared By: Dwight Klingbeil, Planner Topic: SHH Development Concept Plan Action Required: Discussion Summary Dmitriy Sechko and Kevin Henn, the applicants, requests an opportunity for the City Council to provide informal comments on a concept plan for a proposed subdivision at 6330 Snyder Road & 20240 Hackamore Road. The proposal includes re-guiding the future land use of the site from Existing Residential to Low Density Residential, reclassifying the staging of the site from the fourth stage to the first stage, to allow a 16-lot subdivision. Recommendation Staff recommend the City Council review and discuss the concept plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the City Council are considered advisory only and shall not constitute a binding decision on the request. Council Action Discussion Attachments 1. 2026-08-27 CC Report - SHH Development Concept.pdf 81 Page 1 of 14 STAFF REPORT City Council Meeting: August 27, 2026 Prepared By: Dwight Klingbeil Topic: “SHH Development” Concept Plan (PIDs 35-119-23-43-0002 & 35-119-23-43- 0003) (City File No. 26-017) Action Required: Discussion Review Deadline: September 19, 2026 1. Request Dmitriy Sechko and Kevin Henn, the applicants, requests an opportunity for the City Council to provide informal comments on a concept plan for a proposed subdivision at 6330 Snyder Road & 20240 Hackamore Road. The proposal includes re-guiding the future land use of the site from Existing Residential to Low Density Residential, reclassifying the staging of the site from the fourth stage to the first stage, to allow a 16-lot subdivision. 2. Context The site is a 8.96-acre site comprised of two parcels and is currently being used for residential purposes. The entire site is located within the 2040 MUSA (Metropolitan Urban Service Area) and the Southeast District. Zoning and Land Use Both parcels within the site are guided for Existing Residential uses in the Comprehensive Plan and are zoned Urban Reserve (UR). Figure 1 Site Location 82 Page 2 of 14 Surrounding Properties The existing land use, guiding, and zoning of the surrounding properties are provided in the table below: Direction Existing Land Use Guided Land Use in 2040 Comp Plan Zoning District North - Single-family residential - Existing Residential - Urban Reserve (UR) East - Single-family residential (Tavera) - Low Density Residential - Planned Unit Development (PUD) West - Single-family residential & agricultural - Existing residential - Urban Reserve (UR) South - Single-family residential - Medina - Medina Natural Characteristics of The Site The 2040 Wetland Location and Classifications Map identifies a Seasonally Flooded Basin across much of the northern parcel and portions of the southern parcel, along Figure 1 Zoning Map 83 Page 3 of 14 with a small area of open water on the northern parcel. The Natural Resource Communities Quality Ranking map classifies these wetlands as Upland Community and Low Quality Communities. 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, other City Code requirements, and City policies. A review of the plans was coordinated with the City’s Engineer and Public Safety team, and their comments are incorporated into this staff report. Detailed comments are attached in the City’s Engineer’s Memo and Public Safety Memo. The City Council should provide detailed feedback to help the applicant decide how to proceed. Use The proposed subdivision consists of 16 lots, ranging in size from 0.25 acres to 1.26 acres. Of the 16 lots, two of the lots would be used by the two existing residential structures, one lot (lot 14) would be used by the existing Accessory Dwelling Unit (ADU), and one lot (Lot 6) would be used by the existing bard. Single-family development is a permitted use in low-density residential districts within the MUSA and located within the current stage of the City’s Staging Plan. However, this property is guided for Existing Residential Use in the 2040 Future Land Use Map and is located within the fourth stage of the City’s Staging Plan. The existing barn and sheds on Lots 6 & 9 are accessory structures for 20240 Hackamore Road and 6330 Snyder Road. These structures would not be allowed as a principal structure within the UR or RSF-2 District and would require a new principal structures on each of their lots. Development Rights The site is currently located in the fourth stage of the City’s 2040 Staging Plan. Because of this, they are currently zoned Urban Reserve (UR). The UR district is a district that is intended to preserve areas where urban services are planned, as shown on the 2040 Figure 3 Concept Plan 84 Page 4 of 14 Comprehensive Plan, but not yet available. This is accomplished through enforcement of the City’s Development Rights Program, as well as a large minimum lot area, which will retain these areas in their natural state until sanitary sewer, water, streets and other public infrastructure is available. According to the City’s Development Rights Map, these properties have already exhausted their development rights with the construction of each single-family home. As a result, further subdivision would not be permitted in its current state. Staging The 2040 Staging Plan provides a framework for when different parts of the city will gain access to sanitary sewer and water services, as the system continues to expand with development. Within this plan are four stages. For context, the subject properties are currently located within Stage 4, while access is still limited to properties located within Stage 1. Additionally, the sanitary sewer system is facing capacity constraints within the Southeast District. Currently, all sanitary sewer in the Southeast District is to the L-80 Lift Station located at 19110 73rd Ave. Wastewater from this station is pumped through a forcemain and discharged into a gravity sewer that flows to the Metropolitan Council’s treatment facility in St. Paul. The existing forcemain has enough capacity to accommodate the density of development anticipated for the properties located within Stage 1 in the Southeast District. Additional processing capacity will only become available to the Southeast District once the NE/SE Gravity Connector Trunk is extended and fully connected to the remainder of the district. Currently, this trunk connection is stubbed near the north boundary line of the Rush Creek Reserve development in the Southeast District and the Hope Meadows Development in the Northeast District. Due to current wastewater collection capacity limitations in the Southeast District, properties located in the Southeast District and within Stages 2 through 4 cannot be elevated to Stage 1 without reassigning other properties already designated for Stage 1. The subject property is located in Stage 4 of the 2040 Staging Plan. • The Council may wish to provide feedback on support for relocating the subject property into Stage 1 of the 2040 Staging Plan. Figure 4 Staging Plan 85 Page 5 of 14 Lot Analysis The site is currently zoned Urban Reserve (UR). The lot standards for the existing UR district are as follows: UR Standards Minimum lot area 20 acres Minimum lot width 300 feet Minimum lot depth 300 feet Minimum Principal Structure Setbacks: Front, from Major Roadways* 100 feet Front, from all other streets 50 feet Front Porch (≤ 120 square feet) 40 feet Side 25 feet Rear 30 feet *Major Roadways are state highways and county roads The largest lot within the Concept Plan is Lot 11, Block 1, with an area of 54,728 sq. ft. or 1.26 acres. In a scenario where these properties had additional development rights, the size of the proposed lots would not be large enough to meet the minimum lot area requirements of the UR district. However, once sewer and water are available to the site, the zoning of the properties would change from UR to a corresponding Low Density Residential district. For the purposes of this analysis, the proposed lot sizes would require rezoning the property to a district that allows smaller lot dimensions. The lot standards for the RSF-2 district are as follows: RSF-2 Minimum lot area 11,000 sq ft Minimum lot width 80 feet Minimum Principal Structure Setbacks: Front, from Major Roadways* 100 feet Front, from all other streets 20 feet Front Porch (≤ 120 square feet) 15 feet Side (Living) 10 feet Side (Garage)** 5 feet Rear 30 feet Maximum Principal Building Height 35 feet *Major Roadways are state highways and county roads **Minimum separation between structures on adjacent parcels shall be 15 feet 86 Page 6 of 14 The concept plan proposes 16 lots ranging in size from 11,101 sq. ft. (0.25 acres) to 54,728 sq. ft. (1.26 acres). The RSF-2 district allows a minimum lot area of 11,000 square feet. All proposed lots would meet the minimum lot area requirements of the RSF-2 district. The concept plan also proposes 16 lots with widths ranging from 80 feet to 148 feet. The RSF-2 district allows a minimum lot width requirement of 80 feet. All proposed lots would meet the minimum lot width requirement of the RSF-2 district. The concept plan does not illustrate building pad locations, however, based on the building setback lines, it appears that most lots would be able to comply with the minimum setback requirements of the RSF-2 district. However, there are several lots that appear to be constrained with wetland buffer setback requirements. - Lot 11: Buildable area within the setback requirements is 2,862 sq. ft., with a depth of ~41 ft. - Lot 12: Buildable area within setback requirements forms a right-triangle configuration with a total area of ~2,300 sq. ft. (~73 ft x 66 ft x100 ft). - Lot 16: Buildable area within the setback requirements is approximately 2,053 sq. ft. and is ~39 feet at its widest point. Section 1030.020 Subd. 2. of the City Code requires all single family detached homes to have a minimum floor area of 1,100. Given the limited buildable area on the above- mentioned lots, meeting this minimum while also accommodating an attached garage Figure 5 Lots 11, 12, and 16 with measurements labeled 87 Page 7 of 14 may significantly reduce design flexibility and constrain the layout of homes on these lots. Density The properties are currently guided as Existing Residential in the 2040 Comprehensive Plan. This land use designation does not contemplate future subdivision and anticipates a density of 0.5 units per acre. To allow development on the site, the two parcels would need to be guided to a land use category that allows for single-family residential development at a density higher than 0.5 units per acre. Based on the data provided from the concept plan and the City’s predevelopment density formula (which is what the City uses to evaluate density at the concept plan and preliminary plat stages of a development), the pre-developable area is ~7.43 acres (8.96 gross acres – 1.56 acres of wetland). With 16 lots proposed, the pre-development density is estimated at 2.15 units per acre. This number is likely to change as development moves forward depending on factors such as wetland buffers or loss of any lots to meet other requirements. With a density of 2.15 units per acre, this proposal aligns with the density requirements of the Conservation Residential land use category, which allows subdivision at a density of 2 to 3 units per acre. The Conservation Residential category was adopted with the following intention: This land use designation identified areas for residential development at an average density of 2 to 3 units per acre. It is expected to primarily accommodate single-family homes, but twin-homes would also be allowed by the Zoning Ordinance. This land use category will be used sparingly for sites within the 2040 MUSA boundary where a lower density is desirable due to the extent of natural resource preservation within a development site. The applicant’s narrative suggests that the development’s goal would be to preserve and respect existing wetland resources and drainage patterns and minimize unnecessary grading and infrastructure impacts. The concept plan appears to minimize impact to wetlands. In reviewing the Natural Resource Communities Quality Ranking Map, the wetlands on the subject property are classified as low-quality. For context, low- and medium-quality wetlands are common throughout the city. Based on the concept plan, staff did not identify natural resource preservation measures beyond what would ordinarily be required for a non-conservation residential development. A previous Conservation Residential development did include significant preservation of high-quality natural features, such as DNR-protected wetlands. In comparison, the wetlands present on the subject property do not carry that same designation and are classified as low-quality wetlands. 88 Page 8 of 14 • The Council should discuss whether the natural resources present, warrant the Conservation Residential Land Use designation. o Specifically, the Council should consider whether the presence of only low-quality wetlands is sufficient justification for a property to change its land use guidance to Conservation Residential. Architectural Design Requirements All urban residential zoning districts must comply with the design requirements provided in Section 1040.040 Subd. 8 of the Zoning Ordinance. The applicants and potential builders should review this section of the Ordinance in its entirety. A minimum of 5 different front elevation styles must be provided. No example elevations were provided for evaluation. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent, and roofing materials as compared to the two homes on each side and the three homes directly facing the home under consideration. The front elevation shall have material consisting of brick, stone, stucco, fiber cement board, redwood, cedar, or a similar material. Additionally, the front elevation shall have no more than 75% of any one type of exterior finish unless the finish is brick, stucco, and/or stone. Further, if vinyl siding is proposed, it must be used in combination with the above-mentioned materials, and a minimum of 3 different variations in color, style, and/or material is required. The building materials and percentages would need to be confirmed on the example elevations provided in the preliminary plat application. The residential architectural standards require the front elevation to consist of doors, windows, and variations of the wall face with the use or architectural elements such as pilasters or columns, wainscots, or canopies. Garages must be architecturally styled to match the exterior design of the home and must not comprise more than 55% of the viewable ground floor street-facing linear building frontage. Architectural elements, measurement and percentage of garage structure must be confirmed with a preliminary plat application. Allowable roofing materials include asphalt shingles, wood shingles, concrete, clay, ceramic tile, or residential steel roofing with hidden fasteners. Roof overhangs must be at least 12 inches. Each façade that faces a street shall receive equal architectural treatment as the front elevation in terms of materials and articulation. This would apply to lots 2 and 14. Lot 14 currently contains the applicant’s existing ADU. If the site were rezoned to RSF-2, and subdivided according to this plan, the building materials on the north façade of the ADU would be required to be upgraded to meet the requirement of Section 1040.045 Subd. 8 of the Zoning Ordinance. The existing architecture may satisfy this requirement, but more information would need to be provided. If the existing architecture does not meet this standard, a variance would be required at least from this standard, or the applicant would have to upgrade the existing house. 89 Page 9 of 14 All other elevations that are not visible from a street must make an effort to incorporate elements from the front elevation, and each side elevation must include at least one window or door opening. Additionally, a maximum of 18 inches of foundation may be exposed on any elevation. Accessory Structures The site currently contains an Accessory Dwelling Unit (ADU), a pole barn, and two sheds. Below is a summary of the Zoning considerations for each accessory structure in relation to the proposed subdivision: - Accessory Dwelling Unit (ADU): The existing ADU is located at the southeast corner of Snyder Road and Valley View Road. The floor area of the living portion of the existing ADU is 800 sq. ft., which is an allowed size for an ADU. However, the concept plan shows this structure as the principal dwelling unit for Lot 14. Section 1030.030 Subd. 2. requires the floor area of a principal dwelling unit to be at least 1,100 sq. ft. As a result, the applicant would need to either construct an expansion or request a variance. - Pole Barn: The concept plan shows the existing 1,575 sq. ft. pole barn remaining on Lot 7. It is unclear whether the applicant intends to construct a new residential structure on this lot, or if they plan to leave the pole barn as the only structure on the lot. Section 1030.020 Subd. 2 restricts accessory buildings from being constructed on a lot prior to the construction of the principal building, except for agricultural buildings. As such, Lot 6 would require the construction of a single-family home. However, Lot 6 is only 0.54 acres in size. For a property of this size, the maximum allowable footprint of accessory structures is 1,250 sq. ft. or 25 percent of the rear yard, whichever is less. Because the structure exceeds this limit, it would need to be removed or reduced in size to meet this requirement. Figure 6 Existing ADU shown on Lot 14 Figure 7 Existing pole barn shown on Lot 6 90 Page 10 of 14 - Sheds: The site also contains two sheds, one 250 sq. ft. shed, and one 345 sq. ft. shed. The concept plan shows both sheds on Lot 9. Both sheds appear to predate the City’s setback requirements and are considered legal non- conforming structures. However, if the property is subdivided and rezoned to RSF-2, the structures would be subject to the setback requirements found in Section 1030.020 Subd. 3.E.2., which prohibit accessory structures in the urban residential district from being located in the front yard. While the concept plan does not illustrate the building pad location, the existing accessory structures on Lot 9 appear to be setback ~30 feet from the front property line. Assuming the principal structure would comply with the minimum front yard setback of 50 feet, the sheds would be located in the front yard. This placement would likely not meet the setback requirements for accessory structures in urban residential zoning districts. The applicant would need to either remove both structures, remove one structure and relocate the other, or relocate both structures. Further, for properties not located in the UR and RR district, Council approval of a conditional use permit (CUP) is required for the placement of more than one accessory structure exceeding 200 sq. ft. in area. Both accessory structures on Lot 9 exceed 200 sq. ft., meaning that a CUP would be required if both structures were to remain on the lot. Streets & Access The concept plan shows all 16 lots relying on the existing roadways for access…. As part of this development, streets serving the new lots would need to be upgraded to meet the street design requirements of The Southeast District Plan (Appendix B in the Zoning Ordinance). Hackamore Road is classified as Connector Street. Connector streets in the Southeast District must comply with the Southeast District Street standards as shown below: Figure 8 Existing sheds shown on Lot 9 91 Page 11 of 14 Snyder Road and Valley View Road are both classified as Local Streets. Local streets in the Southeast District must comply with the Southeast Street standards as shown below: Parking The City’s parking standards are outlined in Section 1060.050 of the Zoning Ordinance. Single-family homes require two parking spaces per unit. This is typically satisfied with garages and driveways for single-family homes. Trails and Parks Figure 9 Connector Road Design Requirements of SE District Figure 10 Local Road Design Requirements of SE District 92 Page 12 of 14 The 2040 Parks & Trails Plan shows a proposed on-road trail is shown along Hackamore Road and Snyder Road. This easement would be located within the Right-of- Way (ROW) along both roadways and will be factored into the ROW dedication requirements of the formal plat. Park dedication credit is not provided for on- road trails. Park dedication will be handled as cash-in-lieu of land and will be due for all new residential lots based on the fee schedule adopted at the time of final plat approval. Lighting Street lighting will be required as part of the development. Proposed lighting locations were not provided on the concept plan. The final street lighting locations are subject to review by Public Safety with the final plan and must comply with the performance standards of Section 1060.040 of the Zoning Ordinance. The style of light is determined by the applicable utility company. Landscaping A landscaping plan was not provided with this concept plan. The applicant will need to comply with the City’s landscaping standards outlined in Section 1060.070 of the Zoning Ordinance, as well as the specific landscaping standards of the Southeast District as described in Appendix B of the Zoning Ordinance. Buffer Ordinance The site is currently zoned UR, however, review of the lot analysis showed that this development is not compatible with this zoning district. For the sake of evaluating the buffer yard ordinance at this stage, the proposed development would be considered an RSF-2 zoning district. Properties to the west and north are zoned UR. A buffer yard class “A” is required for RSF-2 developments abutting properties zoned UR. However, the site is separated from the UR properties by Snyder Road and Valley View Road. Table 3 under Section 1060.070 Subd. 2.J. states that local roads satisfy the Buffer Yard Class A requirement. The site abuts properties zoned PUD to the east, with an underlying zoning district of RSF-3. No buffer yards are required where an RSF-2 development abuts an RSF-3 neighborhood. Utilities Figure 11 2040 Parks and Trails Plan 93 Page 13 of 14 The concept plan shows a utility connection to the sanitary sewer and water system located within the Tavera development to the east. If development proceeds, additional details regarding connection points, pipe sizing, routing, easements, and related infrastructure requirements must be evaluated by the City Engineer. As discussed in the Staging section of this report, sanitary sewer service for this development is anticipated to be provided through the L-80 Lift Station located near Cook Lake. Capacity at the L-80 Lift Station is limited by Metropolitan Council allocations and currently provides enough capacity for the areas already designated for Stage 1 in the Southeast District. Allocating a portion of this capacity to the proposed development could reduce future service availability for properties already located within Stage 1. If the development were to move forward, an infrastructure feasibility study will be needed to confirm utility routing, infrastructure sizing, and connection locations. The attached Engineering Memo provides greater detail on the utility considerations for this proposal. Stormwater Management The concept plan shows two biofiltration ponds. A stormwater management plan shall be provided by the applicant to confirm the proposed stormwater facilities are in accordance with the City of Corcoran and Elm Creek Watershed Management Commission Standards. Wetlands The 2040 Wetland Location and Classifications Map identifies a Seasonally Flooded Basin across much of the northern parcel and portions of the southern parcel, along with a small area of open water on the northern parcel. The Natural Resource Communities Quality Ranking map classifies these wetlands as Upland Community and Low Quality Communities. A wetland delineation was conducted to review the wetland boundary and type in 2021. The Notice of Decision was issued by the City on 7/12/2021 and was valid for a 5-year period. An updated wetland delineation would be needed if the applicant proceeds with the development. Next Steps The concept plan process provides an opportunity for the applicant to get information from the City that can be incorporated into a formal development application. If Council supports the concept, the next steps would be as follows: 1. Infrastructure feasibility study. 2. Application for preliminary plat, rezoning, comprehensive plan amendment, and variances if necessary. 94 Page 14 of 14 3. Application for a final plat. 4. Recommendation Staff recommend the City Council review and discuss the concept plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the City Council are considered advisory only and shall not constitute a binding decision on the request. Summary of Discussion Points for Council • The Council may wish to provide feedback on support for relocating the subject property into Stage 1 of the 2040 Staging Plan. • The Council should discuss whether the natural resources present, warrant the Conservation Residential Land Use designation. o Specifically, the Council should consider whether the presence of only low-quality wetlands is sufficient justification for a property to change its land use guidance to Conservation Residential. Attachments: 1. Engineer Memo 2. Applicant’s Narrative 3. Concept Plan 4. 2040 Future Land Use Map 5. 2040 Staging Plan 95 Memo To: Kevin Mattson, PE Public Works Director From: Steve Hegland, PE HAI Dan Boyum, PE Project: SHH Concept Review Date: August 13, 2026 Exhibits: This Memorandum is based on a review of the following documents: 1. Concept Plan – Snyder Addition by Demarc Land Surveying and Engineering Dated 6/25/25 Comments: General: 1. Comments provided are preliminary based on the concept plan provided. Additional comments should be anticipated on future submittals that include more details of the development. 2. In addition to engineering comments, the proposed concept plan is subject to planning, zoning, and land-use requirements and shall meet other applicable codes of the City of Corcoran, NPDES, ECWMC, Hennepin County, etc. 3. The development indicates that two of the lots will be occupied by the existing homes and a barn is located on lot 6. It is assumed that the structure on lot 6 will be removed and replaced with a house. 4. Developer shall be responsible for coordinating with small utility companies to ensure that small utilities necessary to support the development are available to extended to the proposed homes. Plat: 1. The applicant shall have all drainage and utility easements provided and shown and all platting requirements met per the City Code. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. 2. Easements should be provided over all infrastructure used for the maintenance, conveyance and treatment of stormwater. This includes identifying pond and BMP access routes and encompassing them in easements. 3. Easements should be provided over any/all public infrastructure. 4. Any existing easements should be provided to the City for review. Vacation of existing easements currently in place requires a City process and should be identified in the project schedule. 5. Easements over utilities shall be no less than 20’ in width and shall be wide enough to provide adequate access to utility based on the depth. 6. Additional ROW shall be provided along Hackamore Road to provide a 40-ft half ROW per collector standards. 96 August 13, 2026 SHH Concept Review Kevin Mattson, PE Public Works Director Page 2 of 3 Transportation 1. The proposed development will access the new residential lots from Snyder Road and Valley View Road. One existing residence is anticipated to retain its current access from Hackamore Road. No additional access points should be permitted along Hackamore Road. 2. The development will require improvements to Snyder Road and Valley View Road to accommodate utility installation and provide access to the proposed homes. As part of the development, these roadways should be reconstructed in accordance with current City standards to adequately support the proposed development and anticipated traffic demands. 3. Sidewalks and trail facilities shall be incorporated into the development plan in accordance with applicable City Code requirements and comprehensive plan. 4. All roadways within the development should be constructed using an urban street section that conforms to current City standards. This section shall include curb and gutter, storm sewer infrastructure, and stormwater management facilities designed to collect, convey, and route runoff to stormwater ponds for treatment and rate control. 5. Site plans shall include all required street signage, street lighting, and related traffic control devices necessary to support the development, consistent with City standards and regulatory requirements. Grading /Stormwater 1. A stormwater management plan shall be provided to confirm that stormwater management is in accordance with City of Corcoran and Elm Creek Watershed Management Commission Standards. 2. It is assumed that all wetland buffers will be established with this development. A buffer establishment plan shall be provided noting the details on where existing buffer vegetation will be preserved, and how and when the new buffers will be planted as well as a plan and schedule for the maintenance. 3. Preparation of and compliance with a SWPPP shall be required for construction. 4. An existing low area is noted on the plans. All drainage paths shall be reviewed and areas of trapped water should be addressed with the plans. All homes shall be reviewed to ensure that adequate separation to pond HWL and EOF’s is provided with the development. 5. 2% drainage shall be maintained on all drainageways and swales and no slopes shall be steeper than 4:1. Watermain/Sanitary Sewer 1. The proposed development intends to connect to the public sanitary sewer and water systems within the adjacent Tavera Development. As planning progresses, additional details regarding connection points, pipe sizing, routing, easements, and related infrastructure requirements will be developed and evaluated. 2. Sanitary sewer service for this development is anticipated to be provided through the L-80 Lift Station located near Cook Lake Highlands until the trunk sewer is ultimately extended from NE Corcoran. Capacity at the L-80 Lift Station is limited by Metropolitan Council allocations and currently provides approximately the available sewer capacity designated for the existing SE Corcoran staging area. Allocating a portion of this capacity to the proposed development could reduce future service availability for properties within the staging area until the trunk sewer extension is completed. While the lift station is not currently operating at capacity, these projections are based on forecasted land use assumptions and may vary as development occurs and actual demand becomes known. 97 August 13, 2026 SHH Concept Review Kevin Mattson, PE Public Works Director Page 3 of 3 3. Should the development move forward, an infrastructure feasibility study will be completed to confirm utility routing, infrastructure sizing, and connection locations. The study will also verify that the existing water and sewer infrastructure can adequately serve the proposed development. 4. It is assumed that the existing homes within the development area will be connected to the City's public sewer and water systems as part of the project and will be subject to all applicable connection and service fees. 5. The sewer and water systems shall be constructed in accordance with the City of Corcoran Code and City Details. End of Comments 98 99 10 0 C c p e d T t p e d c m p I N V = 9 8 6 . 5 5 c m p I N V = 9 8 6 . 7 3 9 8 6 . 3 P o w e r P o l e M m a i l b o x 9 8 9 . 1 9 8 8 . 6 9 8 8 . 4 988.6988.6 986.4 988.1 985.5 Power Pole G u y A n c h o r 987.4 P o w e r P o l e P o w e r P o l e W W e l l A / C E Elec. Meter G Gas Meter S a n . C l e a n o u t S a n . C l e a n o u t 9 8 6 . 7 9 8 3 . 7 S i g n M m a i l b o x T t p e d C c p e d S i g n cmp INV=982.359 8 7 . 3 cmp INV=982.48 9 8 3 . 3 9 8 3 . 5 9 8 4 . 4 9 8 3 . 8 987.6 9 8 5 . 2 9 8 6 . 1 P o w e r P o l e 988.0988.2988.4 9 8 8 . 5 9 8 8 . 7 9 8 8 . 8 9 8 8 . 9 9 8 8 . 7 9 8 8 . 6 9 8 8 . 3 9 8 8 . 0 9 8 7 . 9 9 8 5 . 1 9 8 5 . 4 9 8 6 . 3 9 8 5 . 9 9 8 5 . 7 9 8 7 . 3 9 8 6 . 5 9 8 6 . 6 9 8 5 . 2 9 8 5 . 7 9 8 6 . 3 9 8 5 . 9 9 8 7 . 0 9 8 6 . 0 9 8 4 . 2 9 8 4 . 7 9 8 4 . 6 9 8 6 . 3 9 8 4 . 8 9 8 6 . 9 9 8 6 . 0 1 0 " c e d a r 9 8 7 . 5 9 8 3 . 6 6 9 . 4 O v e r h e a d W i r e s O v e r h e a d W i r e s R E S I D E N C E 3 0 WEST LINE OF THE E 1/2 OF THE W 1/2 OF THE SW 1/4 OF THE SE 1/4 OF SEC. 35, TWP. 119, R. 23 EAST LINE OF THE E 1/2 OF THE W 1/2 OF THE SW 1/4 OF THE SE 1/4 OF SEC. 35, TWP. 119, R. 23 40.1 O v e r h e a d W i r e s 3 0 . 0 3 0 . 0 SNYDER ROAD V A L L E Y V I E W R O A D 5 0 . 0 38.3 N 8 9 ° 5 0 ' 2 3 " W 3 0 1 . 6 4 S 8 9 ° 5 0 ' 2 3 " E 3 0 1 . 4 6 D r i v e w a y No . 6 3 3 0 9 8 6 98 6 986 9 8 4 9 8 6 990 988 992 1 6 " C M P 16"CMP 16" Prop. Culvert 11 7 . 2 SETTLE R S ROAD H A C K A M O R E R O A D 3333 60 S O U T H L I N E O F T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C . 2 , T W P . 1 1 8 , R . 2 3 N 8 9 ° 3 9 ' 3 7 " W 3 0 1 . 7 7 S 00°56'42" E 1295.48 N 00°55'56" W 1294.52 60 60 6 0 6 0 RESIDENCE No.20240 BARN 1 2345 6 7 8 91011 1213 14 15 16 80 . 0 0 85 . 1 0 109.66 90.00 121.92 125.00 87.00 85.00 141.00 80.00 80.00 80.00 80.00 80.00 14 8 . 0 0 14 8 . 0 0 14 8 . 0 0 29 1 . 6 1 29 1 . 6 0 29 1 . 5 8 29 1 . 5 5 29 1 . 5 3 29 1 . 5 1 80 . 5 8 195.67 12 2 . 4 9 12 4 . 2 0 35' 35.0 119.98 14 8 . 0 4 14 3 . 7 3 12 6 . 2 7 10' R/W Dedication 5' R / W D e d i c a t i o n BI O F I L T R A T I O N BIOFILTRATION EX I S T I N G LO W A R E A 10 10 5 Edge of Bituminous Co n c r e t e D e c k Sh e d Sh e d C o n c r e t e S O U T H L I N E O F T H E O F T H E N O R T H 7 8 7 . 6 3 F E E T O F T H E E 1 / 2 O F T H E W 1 / 2 O F T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C . 3 5 O v e r h e a d W i r e s E d g e of B i t u m i n o u s N O R T H L I N E O F T H E E 1 / 2 O F T H E W 1 / 2 O F T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C . 3 5 , T W P . 1 1 9 , R . 2 3 B i t u m i n o u s B i t u m i n o u s 2 5 ' A V E R A G E W E T L A N D B U F F E R 1 0 ' W e t l a n d B u f f e r E d g e o f D e l i n e a t e d W e t l a n d Building Under Construction P r o p o s e d 1 0 ' D r a i n a g e & U t i l i t y E a s e m e n t f o r S e w e r & W a t e r f r o m D e v e l o p m e n t t o t h e E a s t ADJOINING OWNER; TRAIL DUSTERS SADDLE CLUB ADJOINING OWNER; Ruth McKown E D G E O F D E L I N E A T E D W E T L A N D F: \ s u r v e y \ 3 5 - 1 1 9 - 2 3 - h e n n e p i n \ s n y d e r A d d i t i o n \ 0 1 S u r v e y i n g - 8 9 9 6 1 \ 0 1 C A D \ 0 1 S o u r c e \ 0 1 S u r v e y B a s e . d w g 1 OF 1 SHEET NO. PROJECT: 89961REVISIONS DRAWN BY: CHECKED BY: CONCEPT PLAN FIELD BY: RP FB No: 1117-14 7601 73rd Avenue North Minneapolis, Minnesota 55428 (763) 560-3093 DemarcInc.comGRP SURVEY FOR: Legal Description 6330 Snyder Road PID No. 35-119-23-43-0002 The North 787.63 feet of the East Half of the West Half of the Southwest Quarter of the Southeast Quarter of Section 35, Township 119, Range 23, Hennepin County, Minnesota. Except Road. 20240 Hackamore Road PID No. 35-119-23-43-0003 That part of the East Half of the West Half of the Southwest Quarter of the Southeast Quarter lying South of the North 787.63 feet of Section 35, Township 119, Range 23, Hennepin County, Minnesota. Except Road. Miscellaneous Notes Property Address: 6330 Snyder Road, Corcoran, MN 55340 PID No.: 35-119-23-43-0002 and Property Address: 20240 Hackamore Road, Corcoran, MN 55340 PID No.: 35-119-23-43-0003 Area of Parcel = 390512 sq. ft. (8.96 acres) Area of Wetland = 66,921 sq. ft. (1.53 acres) Property is in Flood Zone "X" (area of minimal flooding) per FEMA panel map number 27053C0158F dated 11/04/2016. Title insurance commitment showing property description and any encumbrances of record not provided, survey subject to change. The only easements shown are from plats of record or information provided by client. Property located in Section 35, Township 119, Range 23, Hennepin County, Minnesota. Benchmark: Global Positioning System Delineated wetland location per information from Jacobson Environmental, PLLC. 5821 Humboldt Avenue North Brooklyn Center, MN 55430 612-802-6619 - cell 1 2 3 4 5 6 Legend x000.0 Denotes Existing Elevation Denotes Found Iron Monument Denotes Iron Monument Set Bollard Light Power Pole Hydrant Sanitary Manhole Storm Manhole Water Manhole Catch Basin Telephone Pedestal Riser Cable Pedestal Riser Electric Box or Transformer cped tped 7 000.0 Denotes Proposed Elevation Denotes Surface Drainage DE Zoning & Development Information Proposed Number of Lots = 16 Area of proposed: Lot 1, Block 1 = 52,414 sq.ft Lot 2, Block 1 = 18,000 sq.ft Lot 3, Block 1 = 11,840 sq.ft Lot 4, Block 1 = 11,840 sq.ft Lot 5, Block 1 = 11,840 sq.ft Lot 6, Block 1 = 23,329 sq.ft Lot 7, Block 1 = 23,327 sq.ft Lot 8, Block 1 = 41,111 sq.ft Lot 9, Block 1 = 24,781 sq.ft Lot 10, Block 1 = 25,362 sq.ft Lot 11, Block 1 = 54,728 sq.ft Lot 12, Block 1 = 13,993 sq.ft Lot 13, Block 1 = 11,101 sq.ft Lot 14, Block 1 = 13,582 sq.ft Lot 15, Block 1 = 18,985 sq.ft Lot 16, Block 1 = 16,964 sq.ft Right-of-Way = 17,319 sq.ft Areas subject to change. Property Currently Zoned: UR - Urban Reserve Proposed Zoning: RSF-2 - Single Family Residential 2 Zoning Ordinance Requirements: Minimum Lot Area 11,000 sq. ft. Minimum lot width 80 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 20 feet Front Porch (≤ 120 square feet) 15 feet Side (living) 10 feet Side (garage)** 5 feet Rear 30 feet Minimum separation between structures on adjacent Parcels shall be 15 feet Maximum Principal Building Height 35 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways Refer to City code for additional requirements 8 Wetland Buffers and Setback Requirements High Medium Low Wetland Buffer Average Width: 50’ 25’ 15’ Wetland Buffer Width (Min.): 40’ 20’ 10’ Wetland Buffer Width (Max.):* 60’ 40’ 20’ Structure Setback (from Buffer):** 15’ 15’ 15’ Total Buffer and Setback (Average): 65’ 40’ 30’ *Buffer widths in excess of the listed maximums shall not be used in calculating average buffer width. **These setbacks shall take precedence over other setbacks required in this Chapter. These setbacks apply to structures only—a 5-foot setback is required for roads and parking lots. Trails that serve an interpretive function may be exempted from buffer and setback requirements. TYPE OF SURVEYDEVELOPMENT SNYDER ADDITION Proposed Drainage & Utility Easements are shown thus: BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND 5 FEET IN WIDTH AND ADJOINING INTERIOR LOT LINES. 5 5 10 R/W Line Building Setback Line (see requirements) Delineated Wetland Min. 20' Wetland Buffer (pending final wetland report) DJY CONSTRUCTION, LLC P O Box 46154 Plymouth, MN 55446 06.16.22 city comments Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992 Surveyed this 19th day of November 2020. I certify that this plan, specification, 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. 6-25-25 lot lines 6,7&8 101 C c p e d T t p e d c m p I N V = 9 8 6 . 5 5 c m p I N V = 9 8 6 . 7 3 9 8 6 . 3 P o w e r P o l e M m a i l b o x 9 8 9 . 1 9 8 8 . 6 9 8 8 . 4 988.6988.6 986.4 988.1 985.5 Power Pole G u y A n c h o r 987.4 P o w e r P o l e P o w e r P o l e W W e l l A / C E Elec. Meter G Gas Meter S a n . C l e a n o u t S a n . C l e a n o u t 9 8 6 . 7 9 8 3 . 7 S i g n M m a i l b o x T t p e d C c p e d S i g n cmp INV=982.359 8 7 . 3 cmp INV=982.48 9 8 3 . 3 9 8 3 . 5 9 8 4 . 4 9 8 3 . 8 987.6 9 8 5 . 2 9 8 6 . 1 P o w e r P o l e 988.0988.2988.4 9 8 8 . 5 9 8 8 . 7 9 8 8 . 8 9 8 8 . 9 9 8 8 . 7 9 8 8 . 6 9 8 8 . 3 9 8 8 . 0 9 8 7 . 9 9 8 5 . 1 9 8 5 . 4 9 8 6 . 3 9 8 5 . 9 9 8 5 . 7 9 8 7 . 3 9 8 6 . 5 9 8 6 . 6 9 8 5 . 2 9 8 5 . 7 9 8 6 . 3 9 8 5 . 9 9 8 7 . 0 9 8 6 . 0 9 8 4 . 2 9 8 4 . 7 9 8 4 . 6 9 8 6 . 3 9 8 4 . 8 9 8 6 . 9 9 8 6 . 0 1 0 " c e d a r 9 8 7 . 5 9 8 3 . 6 6 9 . 4 O v e r h e a d W i r e s O v e r h e a d W i r e s R E S I D E N C E 3 0 WEST LINE OF THE E 1/2 OF THE W 1/2 OF THE SW 1/4 OF THE SE 1/4 OF SEC. 35, TWP. 119, R. 23 EAST LINE OF THE E 1/2 OF THE W 1/2 OF THE SW 1/4 OF THE SE 1/4 OF SEC. 35, TWP. 119, R. 23 40.1 O v e r h e a d W i r e s 3 0 . 0 3 0 . 0 SNYDER ROAD V A L L E Y V I E W R O A D 5 0 . 0 38.3 N 8 9 ° 5 0 ' 2 3 " W 3 0 1 . 6 4 S 8 9 ° 5 0 ' 2 3 " E 3 0 1 . 4 6 D r i v e w a y No . 6 3 3 0 9 8 6 98 6 986 9 8 4 9 8 6 990 988 992 1 6 " C M P 16"CMP 16" Prop. Culvert 11 7 . 2 SETTLE R S ROAD H A C K A M O R E R O A D 3333 60 S O U T H L I N E O F T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C . 2 , T W P . 1 1 8 , R . 2 3 N 8 9 ° 3 9 ' 3 7 " W 3 0 1 . 7 7 S 00°56'42" E 1295.48 N 00°55'56" W 1294.52 60 60 6 0 6 0 RESIDENCE No.20240 BARN 1 2345 6 7 8 91011 1213 14 15 16 80 . 0 0 85 . 1 0 109.66 90.00 121.92 125.00 87.00 85.00 141.00 80.00 80.00 80.00 80.00 80.00 14 8 . 0 0 14 8 . 0 0 14 8 . 0 0 29 1 . 6 1 29 1 . 6 0 29 1 . 5 8 29 1 . 5 5 29 1 . 5 3 29 1 . 5 1 80 . 5 8 195.67 12 2 . 4 9 12 4 . 2 0 35' 35.0 119.98 14 8 . 0 4 14 3 . 7 3 12 6 . 2 7 10' R/W Dedication 5' R / W D e d i c a t i o n BI O F I L T R A T I O N BIOFILTRATION EX I S T I N G LO W A R E A 10 10 5 Edge of Bituminous Co n c r e t e D e c k Sh e d Sh e d C o n c r e t e S O U T H L I N E O F T H E O F T H E N O R T H 7 8 7 . 6 3 F E E T O F T H E E 1 / 2 O F T H E W 1 / 2 O F T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C . 3 5 O v e r h e a d W i r e s E d g e of B i t u m i n o u s N O R T H L I N E O F T H E E 1 / 2 O F T H E W 1 / 2 O F T H E S W 1 / 4 O F T H E S E 1 / 4 O F S E C . 3 5 , T W P . 1 1 9 , R . 2 3 B i t u m i n o u s B i t u m i n o u s 2 5 ' A V E R A G E W E T L A N D B U F F E R 1 0 ' W e t l a n d B u f f e r E d g e o f D e l i n e a t e d W e t l a n d Building Under Construction P r o p o s e d 1 0 ' D r a i n a g e & U t i l i t y E a s e m e n t f o r S e w e r & W a t e r f r o m D e v e l o p m e n t t o t h e E a s t ADJOINING OWNER; TRAIL DUSTERS SADDLE CLUB ADJOINING OWNER; Ruth McKown E D G E O F D E L I N E A T E D W E T L A N D F: \ s u r v e y \ 3 5 - 1 1 9 - 2 3 - h e n n e p i n \ s n y d e r A d d i t i o n \ 0 1 S u r v e y i n g - 8 9 9 6 1 \ 0 1 C A D \ 0 1 S o u r c e \ 0 1 S u r v e y B a s e . d w g 1 OF 1 SHEET NO. PROJECT: 89961REVISIONS DRAWN BY: CHECKED BY: CONCEPT PLAN FIELD BY: RP FB No: 1117-14 7601 73rd Avenue North Minneapolis, Minnesota 55428 (763) 560-3093 DemarcInc.comGRP SURVEY FOR: Legal Description 6330 Snyder Road PID No. 35-119-23-43-0002 The North 787.63 feet of the East Half of the West Half of the Southwest Quarter of the Southeast Quarter of Section 35, Township 119, Range 23, Hennepin County, Minnesota. Except Road. 20240 Hackamore Road PID No. 35-119-23-43-0003 That part of the East Half of the West Half of the Southwest Quarter of the Southeast Quarter lying South of the North 787.63 feet of Section 35, Township 119, Range 23, Hennepin County, Minnesota. Except Road. Miscellaneous Notes Property Address: 6330 Snyder Road, Corcoran, MN 55340 PID No.: 35-119-23-43-0002 and Property Address: 20240 Hackamore Road, Corcoran, MN 55340 PID No.: 35-119-23-43-0003 Area of Parcel = 390512 sq. ft. (8.96 acres) Area of Wetland = 66,921 sq. ft. (1.53 acres) Property is in Flood Zone "X" (area of minimal flooding) per FEMA panel map number 27053C0158F dated 11/04/2016. Title insurance commitment showing property description and any encumbrances of record not provided, survey subject to change. The only easements shown are from plats of record or information provided by client. Property located in Section 35, Township 119, Range 23, Hennepin County, Minnesota. Benchmark: Global Positioning System Delineated wetland location per information from Jacobson Environmental, PLLC. 5821 Humboldt Avenue North Brooklyn Center, MN 55430 612-802-6619 - cell 1 2 3 4 5 6 Legend x000.0 Denotes Existing Elevation Denotes Found Iron Monument Denotes Iron Monument Set Bollard Light Power Pole Hydrant Sanitary Manhole Storm Manhole Water Manhole Catch Basin Telephone Pedestal Riser Cable Pedestal Riser Electric Box or Transformer cped tped 7 000.0 Denotes Proposed Elevation Denotes Surface Drainage DE Zoning & Development Information Proposed Number of Lots = 16 Area of proposed: Lot 1, Block 1 = 52,414 sq.ft Lot 2, Block 1 = 18,000 sq.ft Lot 3, Block 1 = 11,840 sq.ft Lot 4, Block 1 = 11,840 sq.ft Lot 5, Block 1 = 11,840 sq.ft Lot 6, Block 1 = 23,329 sq.ft Lot 7, Block 1 = 23,327 sq.ft Lot 8, Block 1 = 41,111 sq.ft Lot 9, Block 1 = 24,781 sq.ft Lot 10, Block 1 = 25,362 sq.ft Lot 11, Block 1 = 54,728 sq.ft Lot 12, Block 1 = 13,993 sq.ft Lot 13, Block 1 = 11,101 sq.ft Lot 14, Block 1 = 13,582 sq.ft Lot 15, Block 1 = 18,985 sq.ft Lot 16, Block 1 = 16,964 sq.ft Right-of-Way = 17,319 sq.ft Areas subject to change. Property Currently Zoned: UR - Urban Reserve Proposed Zoning: RSF-2 - Single Family Residential 2 Zoning Ordinance Requirements: Minimum Lot Area 11,000 sq. ft. Minimum lot width 80 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet Front, From all other streets 20 feet Front Porch (≤ 120 square feet) 15 feet Side (living) 10 feet Side (garage)** 5 feet Rear 30 feet Minimum separation between structures on adjacent Parcels shall be 15 feet Maximum Principal Building Height 35 feet *Major Roadways are Principal Arterial, A Minor Reliever, A Minor Expander and A Minor Connector Roadways Refer to City code for additional requirements 8 Wetland Buffers and Setback Requirements High Medium Low Wetland Buffer Average Width: 50’ 25’ 15’ Wetland Buffer Width (Min.): 40’ 20’ 10’ Wetland Buffer Width (Max.):* 60’ 40’ 20’ Structure Setback (from Buffer):** 15’ 15’ 15’ Total Buffer and Setback (Average): 65’ 40’ 30’ *Buffer widths in excess of the listed maximums shall not be used in calculating average buffer width. **These setbacks shall take precedence over other setbacks required in this Chapter. These setbacks apply to structures only—a 5-foot setback is required for roads and parking lots. Trails that serve an interpretive function may be exempted from buffer and setback requirements. TYPE OF SURVEYDEVELOPMENT SNYDER ADDITION Proposed Drainage & Utility Easements are shown thus: BEING 10 FEET IN WIDTH AND ADJOINING RIGHT OF WAY LINES AND 5 FEET IN WIDTH AND ADJOINING INTERIOR LOT LINES. 5 5 10 R/W Line Building Setback Line (see requirements) Delineated Wetland Min. 20' Wetland Buffer (pending final wetland report) DJY CONSTRUCTION, LLC P O Box 46154 Plymouth, MN 55446 06.16.22 city comments Signed: ____________________________________________ Gregory R. Prasch Registration No. 24992 Surveyed this 19th day of November 2020. I certify that this plan, specification, 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. 6-25-25 lot lines 6,7&8 102 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pion e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 10 Horseshoe Trl C o u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S e t tl e r s Rd Stieg R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C reek RushCreek South F o r k R u sh Creek SouthFor k R u shCr eek 6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 5/27/2029 1/22/2023 1/22/2023 5/27/2029 12/13/22 4/27/2022 4/27/2022 5/27/2029 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\City wide maps\2040 Future Land Use.mxdDate: 10/27/2021 Time: 9:57:35 AM User: LPSRemote Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Agricultural Preserve (Date of Expiration) Open Water Municipal Boundary 2040 MUSA Future MUSA Expansion Area Parcel Boundaries Streams Lake/Open Water Wetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) 103 !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! City of Greenfield City of Maple Grove City of Medina City of Rogers Bechtold Rd Pioneer Trl Trail Haven Rd County Road 116 County Road 30 S c h u t t e R d Oakdale Dr County Road 10 Horseshoe Trl C o u n t y R o a d 5 0 Larsen Rd Willow Dr Hunter Rd County Road 19 Homestead Trl Cain Rd Rolling Hills Rd Country Rd Mohawk Dr Larkin Rd Foxline Dr Strehler Rd Dassel Ln Old S e t tl e r s Rd Stieg Rd Kalk Rd Meister Rd Maple Hill Rd 93rd Ave N Tessmer Rd Blue Bonnet Dr Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Brockton Ln N 109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C reek RushCreek South F o r k R u sh Creek SouthFor k R u shCreek The method and timing ofregional wastewater service tobe determined through future study. 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: \\MSPFSV02\DesignDepot\Library\Software\GIS\Client\City of Corcoran\City wide maps\2040 Staging.mxdDate: 12/2/2020 Time: 9:14:27 AM User: KShay 2020-2025 2025-2030 2030-2035 2035-2040 SE/NE District Gravity Connector Trunk Municipal Boundary 2040 MUSA Future MUSA Expansion Area !!!! !!!! !!!!Future Study Area Parcel Boundaries Streams Lake/Open Water Map 2-22040 Staging Plan 104 STAFF REPORT Agenda Item: 9.a Council Meeting: August 27, 2026 Prepared By: Jay Tobin, City Administrator Topic: Continue Public Hearing - Civic Campus Bonding Action Required: Discussion Summary On August 13, 2026, the City Council was scheduled to consider the proposed 2026-2030 Capital Improvement Plan ("CIP") and preliminary authorization for up to $40 million in General Obligation Capital Improvement Plan Bonds for the proposed Civic Campus. Before opening the public hearing, Council considered and voted on a resolution determining that the CIP bore no relationship to the Comprehensive Plan. The Council voted 3-2 in favor of this determination, however, state law requires a 2/3 (4-1) majority vote to dispense with this requirement. Consequently, the Council determined that Planning Commission review should occur. Council subsequently opened the public hearing and continued it to August 27 without receiving testimony or taking final action on the CIP or Resolution No. 2026-58, reserving such steps until after Planning Commission findings are received. The Planning Commission considered the CIP on August 18 and tabled its Comprehensive Plan consistency review until September 3 to allow additional training and further consideration. Because that review remains pending, staff recommends that Council continue the public hearing on August 27 to September 10 and take no action on Resolution No. 2026-58 at this time. The facility record extends from significant expansion and remodeling of the existing facility beginning within its first decade of operation, through the 2018 Wold study and 2020 renovation, to the comprehensive 2025 BKV Group/Kraus-Anderson assessment. The 2025 assessment distinguishes physical building condition from operational adequacy and space capacity. The existing building is rated in Fair condition, but maintenance of the building does not address the substantial documented space deficit or the specialized operational deficiencies affecting City Hall and Public Safety. The proposed Civic Campus responds to those needs through an integrated municipal operating model supporting Administration (City Clerk, Human Resources, Information Technology, and Communications), Finance, Community Development (Planning, Building Inspections, Permitting, Code Enforcement, and Parks & Recreation), Public Works (Engineering and Utilities), and Public Safety (Police, Fire, and Emergency Management), with support spaces and infrastructure shared across departments where operationally appropriate. The facility and financing record has been developed through multiple public Council discussions, six public open houses held over approximately six months on varying days and at varying times, direct participation by elected officials, department heads, City staff and project consultants, publication of supporting studies and financial information, presentation of the draft schematic design to Council on July 23, and subsequent public display of the draft concepts and renderings during Night to Unite. The action ultimately contemplated by the CIP is not final project approval. Adoption of the CIP and Resolution No. 2026-58 would establish a maximum $40 million CIP bond authorization but would not itself issue bonds, approve final design or project cost, or award a construction contract. Those decisions remain subject to subsequent Council action. Administrative Record Purpose This report includes historical source material, consultant findings, Council proceedings, public- 105 engagement records, financial information, and responses to information requests in order to provide Council and the public with a complete and traceable administrative record. Where questions, differing interpretations, or factual assertions have arisen during the public process, the report identifies the relevant underlying records so those issues can be evaluated against the same source information. Inclusion of this material is intended to document the record and the basis for staff analysis, not to characterize the views, motivations, ethics, or competence of any Council member, resident, consultant, or staff member. Public Process and Community Engagement The Civic Campus planning process has included multiple opportunities for public review and direct interaction with City elected officials, staff, and the City's professional project team. The City conducted six public open houses over the course of approximately six months, scheduling them on different days and at different times to accommodate a range of resident schedules. The Mayor, Council Member Vehrenkamp, all City department heads, supporting staff, and representatives of BKV Group and Kraus-Anderson participated in all six open houses. Participants were available to listen to resident concerns, explain departmental and operational needs, answer questions, discuss facility planning and design, and receive public comments. The draft schematic design was presented to the City Council at its July 23, 2026 meeting. The same draft concepts and project renderings were then shared more broadly with residents during the City's Night to Unite celebrations, providing an additional opportunity for the public to review the evolving design, ask questions, and discuss the project with City representatives. The open houses and Night to Unite outreach supplemented discussion of the project at public City Council meetings and the City's publication and presentation of facility studies, schematic concepts, financing information, tax-impact scenarios, project history, and other supporting materials. The project has remained in planning and schematic design throughout this process; final design, final project cost, construction contracts, and issuance of bonds have not been approved. Council members have also requested additional information during the process. Following the July 23 discussion, Council Member Lanterman submitted written questions regarding project scope, 10-year versus 20-year programming, Police and Utility garage space, tax impacts, petition requirements, terminology used in public information, and construction-cost escalation. Those questions and staff's written responses are included in the packet so that Council and the public have access to the same information. The City's adopted strategic framework identifies an open, honest, and proactive community as important to informed public participation and calls for adaptable, transparent, and proactive decision-making. Documenting this process is not intended to suggest that public engagement has produced definitive agreement on the Civic Campus. It is intended to accurately identify the opportunities provided for residents to receive information, ask questions, express concerns, review the evolving project, and provide comments before Council takes final action. Published Public Information and Direct Notice Public engagement was supplemented by repeated written and digital communication. The City mailed a Civic Campus open-house postcard to residents; published project information and open-house schedules in the quarterly newsletter called Corcoran Horizons that is mailed to every resident and the monthly update called the Corcoran Compass that is published online; mailed the community survey; produced and mailed an information document regarding the project and notice of the August 13 public hearing; maintained a dedicated Civic Campus public-engagement webpage; published Council meeting and agenda-packet information; and produced five Civic Campus-related videos, including four produced within the BKV Group/Kraus-Anderson scope of work and a Mayor's Minute produced by City staff. 106 The January 2026 open-house postcard identified six scheduled engagement events beginning in February and continuing through June, followed by a final engagement prior to the public hearing scheduled during Night to Unite in August. The Spring/Summer 2026 Horizons publication described the project, the purpose of the open houses, the survey process, and the means for residents to obtain additional information. The May and July 2026 Compass publications continued to identify open houses, Council consideration of schematic design, and the August public-hearing schedule. The July public- hearing mailer identified the proposed financing process, the August 4 schematic-design reveal, the August 13 hearing, and the statutory petition process. Community Survey The community survey was one component of the broader engagement record, not the sole basis for the project. The survey was mailed community-wide and administered by Community Perceptions, an independent research firm. Final results presented to Council on May 28, 2026 reported 727 respondents, a 19.6 percent response rate, and a +/-3.71 percent statistical margin of error. On the direct question whether respondents would support the City building a new City Hall and Police Department facility, 56 percent answered yes, 24 percent no, and 20 percent were not sure. The report also provided demographic and precinct cross-tabulations so Council could evaluate variation within the response set. The survey should be treated as one statistically informative data point within the larger record of professional facility analysis, open houses, direct comments, Council proceedings, financial analysis, and published information. Council and Consultant Design Review The schematic-design process also included direct observation and benchmarking of comparable public facilities. On June 12, 2026, a special Council work session included tours of Chanhassen City Hall and the New Hope Police Department by Mayor McKee, Council Members Nichols and Vehrenkamp, the City Administrator, department heads, and representatives of BKV Group and Kraus-Anderson, followed by discussion of observed strengths and areas for improvement. The purpose was to inform development of Corcoran's schematic design through review of operating facilities rather than design from plans alone. Chanhassen and New Hope were selected for the Council-level visits because they reflected aspects of Corcoran's developing project goals and scope. Those visits built upon earlier comparative facility tours by Mayor McKee, staff, and consultants of those two facilities as well as Crystal City Hall and Police Department, Shakopee City Hall and Police Department, Fridley City Hall and Police Department, and Minnetonka City Hall and Police Department. Staff and consultants also toured the Rosemount Police Department and Hennepin County Sheriff's facility as part of the broader benchmarking effort. Background Minnesota Statutes Section 475.521 authorizes cities to finance qualifying capital improvements through General Obligation Capital Improvement Plan bonds following adoption of a five-year Capital Improvement Plan and completion of the required public-hearing process. The proposed 2026-2030 CIP identifies the Civic Campus, including City Hall and public safety facilities, as the capital improvement proposed for financing and establishes a maximum bond authorization of $40 million. The issuance of bonds is also subject to referendum if the City receives a petition signed by voters equal to five percent of the votes cast in the municipality in the last municipal general election and the petition is filed with the City Clerk within 30 days after the public hearing. The proposed Civic Campus is the result of a long-running evaluation of the City's municipal facilities rather than a newly identified need. The existing City Hall/Public Safety facility was constructed in 1994 and has since been expanded, remodeled, and repeatedly evaluated as City operations and the community have grown. Significant facility needs were formally documented by the City as early as 2001-2004, followed by additional professional facility studies in 2018 and 2025. Those evaluations reflect an evolving response to the same fundamental question: whether continued 107 investment in the existing facility can reasonably accommodate the City's long-term operational, public- safety, staffing, space, and infrastructure needs. The City initially responded through renovation and expansion. By 2018, Wold Architects identified significant existing deficiencies and recommended renovation as an interim strategy. The City implemented that strategy through the 2020 renovation rather than immediately undertaking a major new facility project. The 2025 BKV Group/Kraus-Anderson assessment subsequently evaluated the City's facilities comprehensively, including physical condition, operational deficiencies, current and projected space requirements, departmental relationships, and alternatives for meeting those needs. The current Civic Campus concept developed from that work and is intended to provide an integrated municipal facility supporting the City's five departments: Administration (City Clerk, Human Resources, Information Technology, and Communications); Finance; Community Development (Planning, Building Inspections, Permitting, Code Enforcement, and Parks & Recreation); Public Works (Engineering and Utilities); and Public Safety (Police, Fire, and Emergency Management). The planning approach integrates appropriate public-facing, administrative, staff-support, training, emergency-management, technology, and operational functions while maintaining the specialized security and functional requirements of Police operations. This integration also allows appropriate spaces, infrastructure, and support functions to be shared across departments rather than unnecessarily duplicated among separate facilities. Council Direction and Development of the Work The administrative record shows that the facility-planning work developed through recurring Council priorities and Council-authorized steps. Long-range Facility/Land Planning was identified as the City's highest-priority goal in 2022, remained part of the 2023 and 2024 strategic-planning cycles, and was expressed in 2024 as direction to plan intentionally for future City facility needs. The City's long-range financial plans likewise carried a future municipal facility as a planning placeholder before schematic design began. On February 13, 2025, Council conducted a noticed Capital Improvement Plan public hearing involving municipal facilities, including potential Civic Campus land acquisition. The financing discussion expressly distinguished preliminary CIP authority from a later decision to issue bonds or commit to a particular facility solution. In March 2025, Council reviewed the municipal facilities and land blueprint, which called for a staged sequence: assess current and future space needs; inventory and evaluate existing assets; determine how existing assets could be better used or adapted; develop a Civic Campus vision; and then develop a plan. That sequence is consistent with the work subsequently performed. The City then conducted a competitive procurement for the Space Needs Analysis. Twelve proposals were received, four firms were shortlisted and interviewed, and the finalists were evaluated using the established selection criteria. On July 24, 2025, Council authorized staff to engage BKV Group to conduct the City facilities Space Needs Assessment. BKV's proposal was reported as the lowest cost among the four interviewed firms and the second-lowest among all proposals, and staff identified the engagement-intensive work plan, municipal experience, proposed team, and long-range deliverables as reasons for the recommendation. Phase I produced the 2025 Facility Needs Assessment, Facility Condition Assessment, space programming, and master-planning analysis. On November 13, 2025, Council authorized Phase II, moving the work from needs identification into programming, site/design development, cost refinement, financing analysis, and public engagement. On April 9, 2026, Council adopted Resolution No. 2026-31 authorizing professional services through schematic design. Staff and consultants have therefore been carrying out Council-authorized work within a continuing Council review process; final design, final project cost, bond issuance, and construction authorization remain separate Council decisions. 108 Existing Facility: History of Investment and Adaptation The existing City Hall/Public Safety facility was constructed in 1994. The historical record demonstrates that the City has repeatedly evaluated, invested in, and adapted the building as operational needs changed. By late 2001, approximately seven years after construction, the City had formed a Facility Committee to evaluate City Hall and Police Department needs. The committee identified concerns involving Police entrance security and safety, inefficient layout, insufficient office and training space, privacy and security, limited expansion capacity, HVAC deficiencies, and temporary accommodations for ambulance personnel. The committee also specifically considered how population and commercial growth would affect Police service demand. It anticipated increasing calls for service and a gradual increase in Police coverage as the community grew. The City responded through renovation and expansion. The 2004 project included approximately 1,855 square feet of new construction and 1,754 square feet of remodeling, including a four-stall garage, Police operational and office modifications, storage, ambulance and Sheriff's Office space, storm-shelter functions, and mechanical improvements. The 2004 facility study specifically described the expansion as providing Police staffing capacity for approximately ten years or longer, depending on the rate of growth. 2018 Wold Study and 2020 Renovation In 2018, when Corcoran's population was approximately 6,026 and City staffing was approximately 25 employees, the City retained Wold Architects and Engineers to again evaluate City Hall and Police Department needs. Wold concluded that the existing facility was undersized and lacked essential resources for Police operations. The study identified specialized needs including secure detainee intake and holding, interview space, an armory, appropriately sized locker facilities, expanded fleet capacity, training space, and fitness facilities. Wold recommended a phased approach: renovation and reallocation of the existing facility to address immediate and mid-term needs, followed by a larger long-term facility solution as the City continued to grow. Rather than proceed immediately with major new construction, Council chose the near-term renovation strategy. During 2018 and 2019, the City evaluated renovation alternatives, advanced a specific remodel in May 2019, and completed the City Hall/Police renovation in 2020. Additional security, access-control, furniture, and project closeout actions continued through the end of 2020. The 2020 renovation is significant because renovation was not merely considered and rejected. The City implemented the interim component of the facility strategy, reinvesting in the existing building to address immediate needs and defer a substantially larger capital investment. At completion in 2020, Corcoran had approximately 6,185 residents and 25 City employees. The renovation extended the facility's useful life, but it did not eliminate the underlying operational and space limitations identified by Wold. Growth Since the 2020 Renovation The operating environment has changed substantially since that investment. Population increased from approximately 6,185 in 2020 to 7,430 in 2022, 8,631 in 2024, 9,577 in 2025, 109 and approximately 10,515 in 2026. City staffing increased from 25 employees in 2020 to 32 in 2022 and 43 in 2025 and 2026. By 2028, the current planning assumptions project approximately 11,521 residents and 47 City employees. Viewed from the 2018 Wold study to the anticipated 2028 Civic Campus service point, Corcoran's population is projected to increase from approximately 6,026 to 11,521, while City staffing is projected to increase from approximately 25 to 47 employees. The significance of that growth extends beyond the number of offices required. A growing community increases development review, permitting and inspections, Utility and infrastructure responsibilities, financial and records activity, public interaction, emergency-management responsibilities, Police calls and investigations, evidence and equipment requirements, fleet needs, and the administrative and technology functions necessary to support those services. 2025 Facility Condition, Operational and Space Needs Assessments The 2025 BKV Group/Kraus-Anderson Facility Needs Assessment evaluates three related but distinct issues: physical condition, operational adequacy, and space capacity. These findings should be considered together. Physical Condition The existing City Hall/Public Safety building is rated in Fair condition. The assessment does not characterize the building as condemned or incapable of continued physical use. Kraus-Anderson identifies approximately $1.74 million in deferred maintenance for the existing City Hall/Public Safety building. That figure answers a limited question: what investment is anticipated to maintain and renew components of the existing structure. The Facility Condition Assessment expressly does not address whether the facility provides adequate space or operational functionality. Identified physical needs include HVAC work, heat pumps approaching or reaching the end of useful life, zoning and ventilation concerns, exterior-building work, accessibility-related improvements, replacement of the existing fire panel, and recommended fire suppression. Accordingly, the condition assessment addresses anticipated maintenance and renewal of the existing structure; it does not provide a cost estimate for addressing the separate operational and space needs identified in the facility-planning record. Space Capacity The original 2025 assessment identified approximately 64,808 gross square feet of current City Hall and Police operational need compared with approximately 12,600 gross square feet in the existing building. That represents a difference of approximately 52,200 gross square feet between the existing facility and the originally identified current operational program. Subsequent programming refined the City Hall/Police program downward, but the existing building remains substantially undersized. Maintenance expenditures address physical building components but do not add operational capacity. Maintaining and replacing systems within approximately 12,600 square feet does not create the additional space identified through the space-needs analysis. Public Safety Operational Deficiencies The 2025 operational assessment separately identifies operational, configuration, safety, and capacity 110 deficiencies in addition to the physical maintenance items identified in the Facility Condition Assessment. Police has no room for additional staff or support functions. Locker rooms are at capacity and inadequately ventilated. Existing restroom arrangements require staff and detainees to share facilities. Booking and intake areas are described as drastically undersized, creating safety concerns during detainee processing. The reception and records area is also substantially undersized and raises CJIS, ballistic-protection, and staff-safety concerns. Evidence processing lacks appropriate sinks, eyewash facilities, and pass-through lockers. Weapons cleaning lacks appropriate ventilation. Equipment, supplies, and evidence compete for limited storage. The facility lacks adequate dedicated space for training, defensive tactics, simulation, fitness, wellness, and related Public Safety functions. The existing four-stall garage does not adequately accommodate the current fleet and is also used for equipment, supplies, evidence-related functions, and other activities for which the space was not originally designed. The Department also lacks an adequate dedicated training room. A relatively small room must simultaneously serve as the Emergency Operations Center, briefing room, training room, and employee break space. These are operational, configuration, safety, and capacity deficiencies rather than component- replacement issues. Integrated Municipal Operating Model The current Civic Campus proposal is based on an integrated municipal operating model that combines general municipal functions with specialized Public Safety functions while maintaining the separations required for secure Police operations. The facility supports Administration, Finance, Community Development, Public Works, and Public Safety while maintaining required separation for specialized secure Police functions. Certain Public Safety functions necessarily remain dedicated, including evidence, detainee processing, patrol operations, investigations, secure circulation, armory, locker, and fleet functions. Other functions can appropriately be shared. The current planning model integrates public reception and customer service, meeting functions, selected staff-support spaces, training and wellness functions, circulation, technology, building infrastructure, and other support areas where consolidation is operationally appropriate. Public Works participation is also broader than garage space. Engineering and Utility functions are closely connected through development review, infrastructure planning, Water and Sewer operations, permitting, construction activity, and resident/customer service. Utility office and workspace are therefore incorporated with related City Hall and Engineering functions while Utility vehicles, equipment, and field- support functions are accommodated in operational areas. Under the integrated model, appropriate support functions and infrastructure may be shared across departments. In a separated-facility model, some of those functions could instead be provided at more than one location, including public reception, meeting and staff-support areas, technology systems, mechanical and electrical infrastructure, parking, site circulation, utilities, and other site improvements. The current record does not provide a consultant calculation assigning a fixed dollar or square-foot 111 savings solely to integration. No specific quantified savings is therefore attributed to the integrated model. The model permits shared functions where appropriate while maintaining specialized functions that must remain separate. Police-Only Facility Alternative - Scope and Remaining Municipal Needs A standalone Police facility would address a significant portion of the City's documented Public Safety deficiencies and would represent a smaller immediate project scope than the current integrated Civic Campus proposal. It would not, however, address the broader municipal facility needs documented through the City's planning process. A Police-only project would leave unresolved City Hall staffing and operational limitations; Community Development and public-service needs; Public Works/Utility office and operational needs; existing- building capital requirements; and future decisions regarding the continued use and investment needs of the existing City Hall. It could also require appropriate support spaces and site/building infrastructure to be provided at more than one location. A Police-only alternative would therefore have a smaller immediate construction scope while leaving other documented municipal facility needs for continued use of existing facilities or separate future capital decisions. A long-term comparison would need to account for both the needs addressed by the Police facility and the remaining municipal needs, including any future facilities, expansions, or duplicated support infrastructure. Broader Capital Planning The Civic Campus is being considered during a period in which several other significant municipal capital demands are approaching. The City's facility assessment identifies a substantial future need for expansion of Public Works. Current planning materials identify the existing Public Works facility at approximately 24,900 gross square feet compared with a substantially larger long-term identified need. The City's long-term planning also anticipates the need for a future in-city fire station. The BKV facility assessment estimated a new fire station at approximately $15.8 million to $17.1 million under the study assumptions. The City also faces substantial future costs associated with approximately 32 miles of gravel roads, including both continuing annual maintenance and eventual road-improvement decisions. These capital demands are not presented as projects to be funded simultaneously. They provide context for long-range sequencing of major municipal investments. The Civic Campus is therefore being considered within a broader capital context that also includes Public Works, fire protection, roads, Utilities, parks, and other infrastructure. The roadway obligation is also documented independently of the Civic Campus discussion. During the May 8, 2025 Council meeting, Public Works reported that the City maintained approximately 70 miles of roadway, was adding approximately two miles annually, and did not yet have a comprehensive capital program addressing the accumulated roadway-maintenance need. That contemporaneous record is relevant to the long-range sequencing discussion because the Civic Campus is not the City's only substantial capital obligation. City Center Drive Site - Existing Infrastructure and Cost Considerations Current planning materials identify several existing-property and infrastructure factors that affect the cost comparison between the City Center Drive site and development of a comparable municipal campus on 112 an undeveloped site. The City already owns the property, eliminating the need to acquire a comparable parcel for the project. Current planning materials estimate the avoided land-acquisition cost at more than $4 million. The site also benefits from sewer and water infrastructure previously extended to the area and roadway and turn-lane improvements previously constructed in conjunction with surrounding development. Current planning materials estimate avoided Utility-extension costs at more than $1 million and avoided roadway/turn-lane costs at more than $1 million. Taken together, current planning materials estimate more than $6 million in land-acquisition and infrastructure costs that would not be incurred at City Center Drive under the assumptions used for that comparison. These figures are planning estimates rather than construction bids or cash reimbursements. They are included to identify cost elements that may differ by site; development of another site could require acquisition or infrastructure expenditures that have already been addressed at City Center Drive. Site and Alternative Evaluation The City Center Drive location was not the only property considered during the facility-planning process. The 2025 BKV master-planning work evaluated existing City facilities and multiple City-owned properties against operational, access, utility, security, site-capacity, and cost criteria. Alternative private property was also appraised as part of the City's consideration of acquisition options. The current site was advanced because it is City-owned, is located within the planned Town Center area, has access and visibility from City Center Drive, and benefits from previously constructed roadway and Utility infrastructure. The BKV site criteria expressly identify proximity to major thoroughfares, public accessibility, emergency and routine vehicle circulation, utility access, compatible neighboring uses, acquisition cost, and development impediments as relevant considerations for public-safety facilities. The October 9, 2025 master-planning materials identified the City Center Drive site as having good connectivity to future City Center development, visibility, separated secure/public circulation potential, and capacity for future expansion, while also identifying wetland-related site analysis as a condition requiring further evaluation. Comparative Municipal Facility Information Comparable municipal projects are provided as context, not as a formula for determining Corcoran's facility size or cost. Facility programs differ by services provided, year of construction, project scope, site conditions, security requirements, parking/fleet assumptions, and local development patterns. Geographic area is included because population alone does not describe the service territory of a municipality. Community Population used in comparison Land area (sq. mi.) Facility size Planning budget / cost Approx. cost / SF Corcoran 10,515 35.8 78,000 SF $46M Council NTE $590/SF Rogers 14,000 25.4 55,000 SF $40.5M $735/SF Big Lake 11,500 7.0 55,600 SF $33M $594/SF Mendota Heights 12,000 9.1 46,300 SF $31-$33M $670-$713/SF Land area is based on U.S. Census Bureau 2020 land-area data; project figures are based on the municipal comparison materials assembled for the Civic Campus review. Geographic area is contextual only and does not independently determine appropriate facility size. Approximate cost per square foot is calculated from the listed planning budget/cost and facility size 113 and is included for comparative context only. Financial Comparison of Alternatives The financial comparison among alternatives includes both immediate project cost and the municipal facility needs that would remain under each approach. Continued use of the existing facility would defer a larger near-term construction project while requiring continued investment in building systems and leaving documented operational and space needs for later resolution. Staging identified needs into multiple future projects may similarly reduce near-term scope and capital requirements while shifting some costs and decisions to later phases. Written information previously provided to Council identified a 10-year facility alternative at approximately $42.9 million, with approximately $8.3 million in later expansion, compared with approximately $48.5 million for the corresponding 20-year alternative. These planning estimates provide context for comparing immediate project scope with potential later design, mobilization, construction, escalation, and operational-disruption costs. Current Schematic Design Status and Council Parameters Council's current project direction establishes a completed facility not to exceed 78,000 gross square feet and a total project budget not to exceed $46 million. Those project controls are distinct from the proposed statutory maximum of $40 million in CIP bond principal. Schematic design remains in progress. The August 19, 2026 BKV working floor plans are marked "Not for Construction" and total approximately 79,373 gross square feet. The August 20, 2026 Kraus- Anderson preliminary schematic-design estimate is approximately $47.65 million. Because the current working design and estimate remain above Council's established parameters, they should not be understood as a change in Council direction or as final project commitments. BKV Group, Kraus- Anderson, and staff are expected to continue refining program, design, and cost to bring the project into alignment with the 78,000-GSF and $46-million Council parameters before schematic design is finalized. The August 20 cost information remains a planning estimate rather than a bid or guaranteed maximum price and includes design contingency, escalation, construction contingency, and an overall planning range. The current square footage, room configuration, component costs, and total estimate are therefore interim schematic-design information subject to further Council-directed refinement. Financing Framework and Tax Impact The proposed $40 million represents the maximum CIP bond principal authorized under the proposed Plan. It is a financing ceiling, not the total project budget, and does not require issuance of the full authorized amount. Northland Securities' CIP presentation addresses the statutory financing framework, debt capacity, and current tax-impact assumptions. Actual property-tax impacts will depend upon the amount ultimately borrowed, interest rates at issuance, growth in the City's tax base, individual property values, timing of borrowing, Utility participation, outside funding, and final debt structure. The funding strategy contemplates Water and Sewer participation for eligible project costs and continued pursuit of federal and other outside funding. Current planning includes approximately $10 million of Water and Sewer participation. The City also pursued approximately $10 million in State funding, submitted three federal Community Project Funding requests totaling approximately $18.6 million, and submitted a separate $2 million Congressionally Directed Spending request. No pending appropriation, grant, or other outside funding is treated as available revenue unless formally awarded, legally eligible, and approved. 114 On July 31, 2026, the City was notified that all three Community Project Funding requests had been included in draft House Appropriations Committee legislation at a combined amount of $2.55 million: $1.8 million for Corcoran Public Safety Facilities, $250,000 for a Multi-Agency Skills Training and Emergency Response Facility, and $500,000 for Indoor and Outdoor Facilities and Equipment. Those amounts remain subject to congressional action and enactment. Separately, the City's $2 million Congressionally Directed Spending request for an Emergency Operations Center and interoperable communications systems was submitted to the Senate Appropriations Committee for consideration and has not been awarded. The City's State funding request was not funded in the 2026 legislative session. Earlier Council materials also documented support letters from approximately a dozen neighboring cities and public agencies for the regional public-safety components of the funding requests. The relevance of these efforts to the financing hearing is that the proposed $40 million CIP bond authorization is a maximum financing authority, not an assumption that the entire authorized amount will ultimately be supported by property taxes. The amount actually borrowed and the resulting tax impact may be reduced by eligible Utility participation, outside funding that is ultimately awarded, final project refinement, and other financing decisions subsequently approved by Council. Construction Cost Escalation During the August 13 discussion, potential construction-cost escalation of approximately $250,000 per month was referenced. Staff subsequently clarified that the figure was an in-house planning illustration based upon applying the upper end of a previously discussed 4-6 percent annual construction-cost escalation range to a $50 million overall project amount. At 6 percent, $50 million equates to approximately $3 million annually, or approximately $250,000 per month. The figure is not a financing estimate from Northland Securities or bond counsel and is not a guaranteed monthly cost. Actual escalation will depend upon project scope, schedule, labor and material markets, and bidding conditions. August 13 Council Action and Continued Public Hearing Prior to opening the scheduled public hearing on August 13, Council discussed whether the proposed CIP should first be reviewed by the Planning Commission under Minnesota Statutes Section 462.356, subdivision 2. Council considered Resolution No. 2026-60, which would have made the findings necessary to proceed without Planning Commission review. Resolution No. 2026-60 did not receive the required 2/3 (4-1) majority vote. Staff advised that Planning Commission review could occur on August 18. Following that discussion, the Mayor opened the public hearing and Council continued it to August 27 without receiving testimony. No final action was taken on the CIP or Resolution No. 2026-58. Planning Commission Review The Planning Commission considered the CIP on August 18. During the meeting, Council Members Lanterman and Friedrich, speaking as residents, and other members of the public addressed the Commission regarding the proposed Civic Campus and the Commission's Comprehensive Plan consistency review. Council Member Lanterman specifically urged the Commission to conduct its own full and independent review and noted that the Commission could request additional information before acting. Following public comment and Commission discussion, the Planning Commission determined that additional Comprehensive Plan training and further consideration were appropriate and tabled its consistency review until September 3, 2026. What Council Is - and Is Not - Deciding on August 27 115 The Council is not being asked to approve the CIP or Resolution No. 2026-58 on August 27. The Council is not issuing bonds. The Council is not approving final project design, final square footage, final project cost, or a construction contract. The recommended August 27 action is procedural: continue the public hearing to September 10 so that the Planning Commission's September 3 findings can become part of the record before Council considers final action. Financial/Budget No new financial obligation is created by continuing the public hearing from August 27 to September 10. If Council ultimately adopts the 2026–2030 Capital Improvement Plan and Resolution No. 2026-58, the resolution would provide preliminary authorization for General Obligation Capital Improvement Plan Bonds in a principal amount not to exceed $40 million. That future potential action would not itself require issuance of the full amount. Actual borrowing would depend upon final project scope and cost, Utility participation, outside funding, market conditions, and subsequent Council actions. Options 1. Re-open the public hearing and continue it to September 10, 2026, pending completion of Planning Commission review and submission of findings to the City Council. 2. Continue the public hearing to another specified date. 3. Take other procedural action as advised by the City Attorney. Recommendation Staff recommends that the City Council re-open the public hearing and continue it to September 10, 2026. The Planning Commission is scheduled to resume and complete its review on September 3. Continuing the hearing to September 10 allows the Commission's review to be completed and their findings incorporated into the record before Council considers final action on the Capital Improvement Plan or Resolution No. 2026-58. Council Action Re-open the public hearing initially opened on August 13, 2026 and continue the public hearing to September 10, 2026, pending completion of Planning Commission review of the proposed 2026-2030 Capital Improvement Plan's compliance with the Comprehensive Plan. No final action on the Capital Improvement Plan or Resolution No. 2026-58 is recommended on August 116 27 because Planning Commission review remains pending. Attachments 1. 1994 building plans.pdf 2. BKV Council_schematic-design_presentation 23 July 2026.pdf 3. BKV_Group_2025_Final_Corcoran_Facility_Needs_Assessment_Study 3 NOV 25.pdf 4. BKV_in-process_schematic-design_floor_plans_as of 19 August 2026.pdf 5. Resolution No. 2026-58.pdf 6. CIP Slides, 3 Scenarios.pdf 7. Corcoran Civic Campus Open House Dates Postcard (Updated 1.28.2026).pdf 8. Proposed 2026-2030 Five-Year Capital Improvement Plan.pdf 9. July_24_2025_Space_Needs_Analysis_documents.pdf 10. Wold_Architects_and_Engineers_2018_Space_Needs_and_Facility_Analysis.pdf 11. Public Safety Facility Study Final April 22 2004.pdf 12. Spring_2026_Community_Survey_instrument_mailed_to_households.pdf 13. Community_Perceptions_-_May_28_2026_Final_Community_Survey_Report.pdf 14. Council_Member_information_follow up request_and_responses to Council.pdf 15. 2022_2023_2024_and_2025_Core_Strategies__Goals__Measurables.pdf 16. BKV_2025_Final_Corcoran_Space_Needs_and Facility Condition Assessment_9 OCT 25.pdf 17. Corcoran 2025 and 2024 Long Term Financial Management Plan.pdf 18. Council_Member_Delay Cost Questions_and_responses to Council.pdf 19. Kraus-Anderson_schematic-design_cost estimate as of 20 August 2026.pdf 20. Corcoran_Horizons__Corcoran_Compass_Civic_Campus_publications.pdf 21. Night_to_Unite__Civic_Campus_materials 4 August 2026.pdf 22. Maxfield Research on Economic Development May 14 2026.pdf 117 11 8 11 9 12 0 City of Corcoran Civic Campus Schematic Design Update July 23, 2026 | Council Meeting 121 City of Corcoran | BKV GROUP | 2 AGENDA Schematic Design Phase Progress Next Steps Discussion 122 City of Corcoran | BKV GROUP | 3 DESIGN PROGRESS 123 City of Corcoran | BKV GROUP | 4 SITE PLAN (POND) (FARM FIELD) (WOODS) (BAND SHELL) (POLICE PARKING & GARAGE ACCESS) (STAFF PARKING) (PUBLIC PARKING) 124 City of Corcoran | BKV GROUP | 5 1670 SFLOCKER ROOM 444 SFMECHANICAL 58 SFVAULT 60 SFVAULT 290 SFEVIDENCE STOR 162 SFEVID. PROCESSING 215 SFEVID. INTAKE 871 SFEVIDENCE 130 SFDECON SHOWER216 SF UTILITIES MUD ROOM168 SFSHARED SERGEANT168 SFSHARED SERGEANT168 SFSHARED SERGEANT 607 SF SECUREDCORRIDOR 411 SF SECUREDCORRIDOR 136 SFGUN CLEANING 118 SFARMORY50 SFRANGE STOR 48 SFVEST 14974 SFGARAGE 2509 SFFIRING RANGE 120 SFRESERVE STOR.197 SFCOPY/ TEAM 120 SFDRONE 121 SFFIELD EQUIP. 100 SFQTR. MSTR. 108 SFQUIET ROOM 115 SFSOCIAL WORK 75 SFJAN. 3871 SFGARAGE 10 6 S F SW A T A R M O R Y 45 S F EL E C . 45 SFVESTIBULE 54 SFSALLYPORT 951 SF VEHICLE SALLY PORT 1169 SFHARD INTERVIEW 155 SFSTORAGE 150 SFK9 311 SFLARGE EVIDENCE 275 SFSWAT 193 SFSTAIR 55 SFELEV 180 SFELEV. LOBBY 37 SFREPORT 159 SFCONFERENCE ROOM 500 SFROLL CALL 38 SFREPORT 80 SFDATA 71 SF EXPLORERSSTORAGE 100 SFDECON RR69 SFLAUNDRY 121 SFDUTY BAGS 1717 SFOPEN OFFICE 921 SFFITNESS 109 SFRR/ SHOWER 77 SFLOCKERS 809 SFEVIDENCE GARAGE 187 SFSTAIRS Department LegendCIRCULATIONCITY HALLPOLICEPUBLICSHARED ArchitectureInterior DesignLandscape ArchitectureEngineering222 North Second StreetLong & Kees Bldg Suite 101Minneapolis, MN 55401612.339.3752www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLECONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION PLAN NORTH TRUE NORTH Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a ll / 2 7 4 7 . 0 2 C o r c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 7/ 2 1 / 2 0 2 6 4 : 3 8 : 5 4 P M Author Checker 2747-02 1 LOWER LEVEL CORCORANPOLICE & CITYHALL 1 1/16" = 1'-0" 1 LOWER LEVEL -PRESENTATION FLOOR PLAN ISSUE # DATE DESCRIPTION *GSF AREA BY LEVELLevelAreaLOWER LEVEL 40,968 SFLEVEL 1 20,980 SFLEVEL 2 16,215 SFTOTAL GSF 78,163 SF FLOOR PLAN | LOWER LEVEL THE NEED Support efficient operations through optimized workflows and flexible spaces that can adapt to future staffing, service, and technology needs. THE SOLUTION The design will improve operational efficiency by aligning spaces with how staff work today while remaining flexible enough to meet the community’s evolving needs for decades to come. Investing in a flexible, durable facility ensures the City can continue providing high-quality services while maximizing the long-term value of every taxpayer dollar. 125 City of Corcoran | BKV GROUP | 6 168 SFPUBLIC WORKS DIR.120 SFDEVEL. SUPER.120 SFDISTR. LEAD120 SFDIR. SUPER.178 SF COMMUNITYDEVELOPMENT DIR. 120 SFUTILITIES SUPER.120 SF PARKS AND REC.MGR 120 SFCITY PLANNER 120 SF CONSTRUCTIONSERVICE MGR. 294 SF PUBLIC MEETINGROOM 244 SF PARKS AND REC STOR. 187 SFMEDIA STOR. 72 SFWELLNESS 57 SFPHONE 500 SFBREAK 51 SFSTOR. 14 3 S F BU I L D I N G S T O R A G E 151 SFVESTIBULE 1473 SFLOBBY RRRR RR RR 112 SFSTORAGE 5090 SFOPEN OFFICE ROOF AREA ROOF AREA 94 SFADMIN. MANAGER 112 SFDEPUTY CHIEF 157 SFDEPUTY DIRECTOR 191 SF PUBLIC SAFETYDIRECTOR 144 SFLT INVEST.144 SFLT. PATROL100 SFCRIME ANALYST100 SF SPECIALINVESTIGATION120 SFDET.143 SFDET. SGT. 101 SF VISITINGINVESTIGATION 101 SF SPECIALINVESTIGATIONS 113 SF INVESTIGATIONS TEAM COLLAB. 100 SFINVEST. STOR. 120 SFDIGITAL EVIDENCE 153 SF DRONE CONTROL ROOM 128 SFMAIL/ COPY 102 SFDET. 102 SFDET. 100 SF OUTREACHSTORAGE 100 SFSOCIAL WORKER 115 SFPD DATA 3173 SFRECORDS186 SF OUTREACHSTORAGE 373 SFMAJOR CASES 512 SFBREAK ROOM 114 SFARCHIVE SUPPLIES 94 SFMOTHERS ROOM 121 SFINTERVIEW 257 SFLOBBY 52 SFRR 94 SFINTERVIEW 149 SFWAITING ROOM 227 SFSTAIR 52 SFELEC. 259 SFCONFERENCE 249 SF MED. CONFERENCE ROOM88 SFMAIL 55 SFELEV. 62 SFRR59 SFRR 441 SFUTILITIES ROLL CALL 75 SFRR 43 SFVEST.86 SFSTORAGE Department LegendCIRCULATIONCITY HALLPOLICEPUBLIC ArchitectureInterior DesignLandscape ArchitectureEngineering222 North Second StreetLong & Kees Bldg Suite 101Minneapolis, MN 55401612.339.3752www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLECONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION PLAN NORTH Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a ll / 2 7 4 7 . 0 2 C o r c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 7/ 2 1 / 2 0 2 6 4 : 3 8 : 5 7 P M Author Checker 2747-02 2 LEVEL 1 CORCORANPOLICE & CITYHALL 2 1/16" = 1'-0" 1 LEVEL 1 -PRESENTATION FLOOR PLAN ISSUE # DATE DESCRIPTION *GSF AREA BY LEVELLevelAreaLOWER LEVEL 40,968 SFLEVEL 1 20,980 SFLEVEL 2 16,215 SFTOTAL GSF 78,163 SF FLOOR PLAN | LEVEL 1 THE NEED Enhance staff health, wellness, safety, and security while maintaining appropriate public access. THE SOLUTION Provide a safe, healthy, and secure work environment that supports employee well-being while balancing the City’s commitment to accessible public services. The new facility will incorporate modern safety and security measures that protect staff, visitors, and sensitive operations while creating welcoming public areas that are easy to navigate. Thoughtful design will promote employee well-being through healthy indoor environments, natural light, and ergonomic workspaces, while enhancing safety with secure circulation, controlled access, and clear separation of public and staff areas. 126 City of Corcoran | BKV GROUP | 7 FLOOR PLAN | LEVEL 2 OPEN TO BELOW CA-WS STAIR 140 SFIT MANAGER184 SFFINANCE DIRECTOR 249 SFCITY ADMIN.168 SFAST. CITY ADMIN. 137 SF HR DIRECTORMANAGER 200 SFHR INTERVIEW 146 SFSERVER 95 SFHR FILES 121 SFIT WORK RM. CITY ADMIN. COLLAB 408 SF MEDIUM CONFERENCE ROOM CO P Y 66 SFELEC. ROOF AREA RO O F A R E A ROOF AREA OPEN TO BELOW 1386 SF TRAINING EOC ROOM 55 SFELEV 272 SF ELECTIONS STORAGE 240 SFEOC STORAGE 232 SFMENS RESTROOM 3 244 SF WOMANS RESTROOM 3 249 SFBROADCAST 80 SFJAN 1575 SFCOMMUNITY ROOM 38 SFCOAT 27 SFELEC. 12 1 S F TA B L E S T O R A G E 36 SFSTORAGE 12 1 S F TA B L E S T O R A G E 1682 SFCOUNCIL CHAMBER 2097 SFCORRIDOR 471 SFOPEN OFFICE 80 SFSTORAGE 225 SFSTAIRS 58 SFAV 111 SFKITCHENETTE ROOF AREA Department LegendCIRCULATIONCITY HALLPUBLIC ArchitectureInterior DesignLandscape ArchitectureEngineering222 North Second StreetLong & Kees Bldg Suite 101Minneapolis, MN 55401612.339.3752www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLECONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION PLAN NORTH TRUE NORTH Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a ll / 2 7 4 7 . 0 2 C o r c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 7/ 2 1 / 2 0 2 6 4 : 3 9 : 0 0 P M Author Checker 2747-02 3 LEVEL 2 CORCORANPOLICE & CITYHALL 3 1/16" = 1'-0" 1 LEVEL 2 -PRESENTATION FLOOR PLAN ISSUE # DATE DESCRIPTION*GSF AREA BY LEVELLevelAreaLOWER LEVEL 40,968 SFLEVEL 1 20,980 SFLEVEL 2 16,215 SFTOTAL GSF 78,163 SF THE NEED Improve the public experience through clear access and welcoming civic spaces that reflect community values, providing public gathering areas, and site amenities. THE SOLUTION Creating a civic campus that is inviting, accessible, and representative of the community it serves. The new City Hall and Police Station swill provide convenient public access, and spaces that make interactions with City government straightforward and comfortable. Public meeting rooms, gathering spaces, and outdoor amenities can support civic engagement, community events, and everyday use beyond traditional business hours. The site’s design will reflect the City’s identity and values while incorporating landscaping, accessibility, parking, pedestrian connections, and other amenities that enhance the overall visitor experience. 127 City of Corcoran | BKV GROUP | 8 VISIONING IMAGES | MATERIALS & RURAL ELEMENTS 128 City of Corcoran | BKV GROUP | 9 VISIONING IMAGES | INSPIRATIONAL ARCHITECTURE 129 City of Corcoran | BKV GROUP | 10 AXON VIEWS (LOOKING NE)(LOOKING SE) (LOOKING SW)(LOOKING NW) 130 City of Corcoran | BKV GROUP | 11 DESIGN STUDIES 131 City of Corcoran | BKV GROUP | 12 DESIGN STUDIES 132 City of Corcoran | BKV GROUP | 13 EXTERIOR RENDERING | DESIGN VISION 133 City of Corcoran | BKV GROUP | 14 EXTERIOR RENDERING | DESIGN VISION 134 City of Corcoran | BKV GROUP | 15 EXTERIOR RENDERING | DESIGN VISION 135 City of Corcoran | BKV GROUP | 16 EXTERIOR RENDERING | DESIGN VISION 136 City of Corcoran | BKV GROUP | 17 EXTERIOR RENDERING | DESIGN VISION 137 City of Corcoran | BKV GROUP | 18 EXTERIOR RENDERING | DESIGN VISION 138 City of Corcoran | BKV GROUP | 19 NEXT STEPS 139 City of Corcoran | BKV GROUP | 20 NEXT STEPS Finalize Schematic Design Phase (Early September) • Floor Plan Refinements • Exterior Design Approach • Implementation Schedule & Cost Estimate By creating a welcoming and functional civic destination, the City strengthens public trust, encourages community involvement, and demonstrates responsible investment in infrastructure that will serve residents for generations. 140 thank you 141 222 North Second Street, Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com CORCORAN CITY FACILITIES FACILITY NEEDS ASSESSMENT STUDY NOVEMEBER 3RD, 2025 Paul Michell BKV Group, Partner O: 612.339.3752 M: 816.405.7585 pmichell@bkvgroup.com 142 i | Corcoran Facility Needs Assesment Study | 2147.01 | BKV Group PLANNING COMMITTEE CITY OF CORCORAN CONSULTANT TEAM BKV GROUP Jay Tobin City Administrator Nalisha Williams Asst. City Administrator Kevin Mattson Public Works Director/City Engineer Matt Gottschalk Director of Public Safety Paul Michell, AIA Government Practice Leader, Partner-in-Charge Michael Healy, AIA Project Manager, Partner Craig Carter, AIA Fire/EMS Practice Leader, Partner Madisyn Ahrens Architectural Designer Kelly Naylor, CID Senior Interior Designer, Partner OERTEL ARCHTECTS Andrew Cooper, AIA Public Works Specialist KRAUS-ANDERSON CONSTRUCTION Mike Phillips Senior Project Manager Mauri Solomon, CFM Facility Assessment Manager 143 ii | Corcoran Facility Needs Assesment Study | 2147.01 | BKV Group Section Page 01 Executive Summary ............................................. 4 02 Overview & Process ........................................... 15 Overview & Objectives.....................................16 Information Gathering .....................................16 Long Term Planning .........................................17 Growth Projections ..........................................18 Development of Study Results.........................18 03 Existing Facilities ................................................ 20 Corcoran Police Station FOA ............................21 Existing Facility Photos .....................................25 Corcoran City Hall FOA .....................................29 Existing Facility Photos .....................................30 04 Functional Needs ............................................... 32 Introduction .....................................................33 Space Standards ...............................................33 Space Needs Process ........................................33 Space Needs Planning ......................................34 Summary of Function and Space Needs ..........34 05 Development Scenarios ..................................... 37 Introduction .....................................................38 Parking Needs ..................................................39 Site Utilization and Minimum Needs ...............39 Building Configuration Options .......................41 Master Planning Options .................................43 06 Project Costs ...................................................... 50 07 Study Conclusions .............................................. 53 APPENDIX Space Programs Master Planning Options Cost Estimates Staff Survey Results Summary Facility Condition Assessment 144 4 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 01 | EXECUTIVE SUMMARY 145 SECTION 01 | EXECUTIVE SUMMARY 5 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group INTRODUCTION BKV Group was selected by the City of Corcoran to complete a space needs assessment and master planning study for the City Hall, Public Works, Police and Fire Department. In addition, BKV Group completed an operational needs assessment of each Department’s current facilities, identifying the operational deficiencies and limitations of the existing facilities based on industry’s best practices. This study was conducted with the objective to provide an adequate and impartial assessment of needs, utilizing national standards for space program development, with departmental history and culture in mind. The intent of this study is to identify the current and future operational space needs for City Hall, Public Works, Police Department and Fire Department, and to develop conceptual options for addressing the spatial needs, along with the associated costs of those options, so that the City can plan for future growth and the best utilization of its facilities now and into the future. The scope of this study considers options for both standalone facilities for the respective departments, as well as the potential for combined facilities. The fire protection service for the city of Corcoran, Minnesota is provided via contracts across three separate fire service entities, depending on location within the city. The city divides its territories into three service-areas for fire protection -Hanover Fire Department (serves part of Corcoran), Rogers Fire Department and the West Suburban Fire District (also serves part of Corcoran). 146 SECTION 01 | EXECUTIVE SUMMARY 6 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group MISSION “The City of Corcoran will provide high quality public services in a cost effective, responsible, and professional manner.” - City of Corcoran “…to provide a sense of security for the people by protecting life and property, enforcing laws and ordinances, and providing quality service to the community.” - Corcoran Police Department “…a commitment to maintaining and improving safety through police and fire protection.” - Corcoran Fire Department, City of Corcoran METHODOLOGY This Needs Assessment contains information that focuses on the direction of the development process and forms the foundation of our design recommendations for modern municipal facilities. Development options revolved around planning to accommodate 20-years of departmental growth. To ensure the process was considerate of the needs specific to the City of Corcoran, BKV Group began this study by engaging in stakeholder meetings with the representatives of each department. The following were explored and reviewed with stakeholders to define recommended scenarios: 1. Projected space needs for each department, based on the following factors: o Personnel Counts (including current, 10-year, and 20-year projections) o Activities Performed o Accessory Support Spaces 2. Desirable building configurations, test-fit onto both the existing site and an alternate site: o For a combined City Hall and Police Department o For standalone fire facilities o Expansion of Public Works facility 3. Site Feasibility Review 4. Probable Cost Estimates EVALUATION OF EXISTING FACILITIES BKV Group completed a Facility Operational Assessment (FOA) of the existing facilities. The two primary components to the FOA are as follows: 1. Review how the existing facilities may be impacting: o Day-to-day operations o Adequate training o Personnel health and wellness o Compliance with OSHA regulations 147 SECTION 01 | EXECUTIVE SUMMARY 7 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group o Compliance with National Standards o Overall accessibility and inclusion 2. Compare the existing space available with the projected space needs for efficient operations: o Assess the immediate and long-term effects on operations due to the constraints of the existing facility Refer to Section 3 ‘Existing Facilities’ for the results of the Facility Operational Assessment. SUMMARY OF SPACE NEEDS ASSESSMENT Public Safety Overview The Corcoran Police Department currently has twenty-seven (27) sworn officers comprised of Police and Deputy Chiefs, Patrol and Detective Sergeants, Patrol Officers, a School Resource Officer, and Search & Rescue K9. Additionally, there are eight (8) non-sworn personnel including Administrative Record Specialists. A volunteer Police Reserve Unit completes the departmental structure of the police facilities. There is currently no Corcoran Fire Department within the city limits. The city divides its territories into three service-areas for fire protection -Hanover Fire Department (serves part of Corcoran), Rogers Fire Department and the West Suburban Fire District (also serves part of Corcoran). Public Works In 2013, the city built a 24,900 SF Public Works Facility, on a roughly 11 acre site on the west side of Corcoran. The current facility provided a consolidation of several sites into one location. Currently, the existing building has 1,700 SF of Office / Administrative and staff support functions, 12,600 SF of vehicle for vehicle storage of approximately six large vehicles and 10 medium sized vehicles, 4,925 SF of fleet maintenance, which includes a 1,700 SF wash bay, and a cold storage lean-to structure, that was recently enclosed to provide covered, cold storage of approximately 5,700 SF. The existing facility is served by a well and septic system, and fire suppression is provided for the entire facility, with a underground surge tank that is housed within the building footprint. The current PW Facility project began with a space needs program for best practices that provided a program for best practices in 2012, for a 39,000 SF facility on roughly 10 acres of useable site area. Since the construction of the current facility was constructed, the City of Corcoran has increased in population, has a continued growth and demand for municipal services forecast, which includes a recently formed utilities department that did not exist at the time of the original project. As the community grows and develops, several key service areas and deliveries are impacted. Urban streets and rural roads, both exist in Corcoran, and are likely to continue to exist, which increases the need for equipment designed to maintain both road types. Additionally, the city water and sewer delivery follows similar development to the roads, in that both municipal water treatment and delivery, as well as city sanitary services exist in the more developed eastern portions of the city, while the western portions have well and septic systems, with no immediate plans for municipal services to be delivered to these portions of the city. 148 SECTION 01 | EXECUTIVE SUMMARY 8 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Personnel Projections The number of personnel in each department is the primary determinant of the space requirement. Therefore, a properly sized building requires projecting the appropriate number of personnel who will occupy the building. BKV worked with department leaders in ascertaining likely personnel growth in the department over the next 20- years. These discussions were informed by current city population estimates, US census information, and historical population increase rates over the last several decades. Current personnel counts are indicated in the table below. The forecasted personnel increase for Police reflects an understanding that the level of service to the citizens of Corcoran should be maintained at or above its current level. The forecasted personnel for the Fire Department considers as a future volunteer Fire Department with the ability to convert to paid-on-call or duty crew model. POLICE DEPARMENT PERSONNEL PROJECTIONS DIVISION 2025 ACTUAL STAFF 2035 PROJECTED STAFF 2045 PROJECTED STAFF Administration/Records 5 8 11 Patrol 28 40 54 Investigations 2 5 7 Evidence 0 0 0 STAFF TOTALS 35 53 72 - Table 1.1 – FIRE DEPARMENT PERSONNEL PROJECTIONS DIVISION 2025 ACTUAL STAFF 2035 PROJECTED STAFF 2045 PROJECTED STAFF Volunteer Personnel 30 35 40 STAFF TOTALS 30 35 40 - Table 1.2 – CITY HALL PERSONNEL PROJECTIONS DIVISION 2025 ACTUAL STAFF 2035 PROJECTED STAFF 2045 PROJECTED STAFF Staff 33 43 52 STAFF TOTALS 33 43 52 - Table 1.3 – 149 SECTION 01 | EXECUTIVE SUMMARY 9 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Space Needs Assessment Workshops were held with representatives from all departments to review their current operations and discuss their future goals and needs. Additionally, electronic staff surveys were conducted to collect data from all current staff gaining valuable feedback on the operational needs and aspirations of the department. Once all operational functions and staff projections were identified through stakeholder meetings, square footage was assigned to each functional area to develop the overall department space program and building area (gross square footage). Corcoran City Hall The following is a summary of the space needs identified for the City Hall: CITY HALL EXISTING SPACE UTILIZATION 2025 CURRENT SPACE NEED 10-YEAR PROJECTED SPACE NEED 20-YEAR PROJECTED SPACE NEED Subtotal, Personnel & Space (nsf): 6,700 10,863 11,471 12,126 Building Envelope Factor (12%): - 4,492 5,788 4,234 TOTAL PROPOSED (GSF): - 41,929 54,024 60,162 - Table 1.4 – Corcoran Police Department The following is a summary of the space needs identified for the Police Department: POLICE DEPARTMENT EXISTING SPACE UTILIZATION 2025 CURRENT SPACE NEED 10-YEAR PROJECTED SPACE NEED 20-YEAR PROJECTED SPACE NEED Subtotal, Personnel & Space (nsf): 5,200 37,437 48,236 55,928 Building Envelope Factor (12%): - 4,492 5,788 4,234 TOTAL PROPOSED (GSF): - 41,929 54,024 60,162 *The existing area does NOT include public areas, mechanical, electrical, data rooms that are included in projected department space needs. - Table 1.5 – The 20-year projected space needs of the department include the following items: · Police Administration, Records, Investigations, Patrol office spaces · 40-person community/training room/EOC · Law enforcement personnel lockers and shower facilities · Evidence processing and storage facilities · Temporary holding and interview spaces · Soft interview spaces · Staff breakroom · Spaces to support staff health & wellness · Dedicated equipment storage rooms · 36 stall indoor squad garage · Gun Range · Cold Storage 150 SECTION 01 | EXECUTIVE SUMMARY 10 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Corcoran Police Department and City Hall Combined The following is a summary of the space needs identified for the Fire Department: POLICE DEPARTMENT/CITY HALL COMBINED EXISTING SPACE UTILIZATION 2025 CURRENT SPACE NEED 10-YEAR PROJECTED SPACE NEED 20-YEAR PROJECTED SPACE NEED Subtotal, Personnel & Space (nsf): 11,900 57,864 69,271 77,618 Building Envelope Factor (12%): - 6,944 8,313 9,314 TOTAL PROPOSED (GSF): - 64,808 77,584 86,932 - Table 1.6 – Corcoran Fire Department The following is a summary of the space needs identified for the Fire Department: FIRE DEPARTMENT 2024 CURRENT SPACE NEED 10-YEAR PROJECTED SPACE NEED 20-YEAR PROJECTED SPACE NEED Subtotal, Personnel & Space (nsf): 13,271 15,823 19,063 Building Envelope Factor (12%): 1,593 1,899 2,288 TOTAL PROPOSED (GSF): 14,864 17,722 21,351 - Table 1.7 – The 20-year projected space needs of the department include the following items: · Fire Administration office space and meeting area · 40-person community/training room/EOC · 7 bunk rooms with 3 restroom/shower facilities · Firefighter dayroom space · Physical conditioning & fire training spaces · Personnel and equipment decontamination spaces · Dedicated turnout gear storage room · Equipment, medical & hose storage spaces · 3 apparatus bays Corcoran Public Works The following is a summary of the space needs identified for the Public Works: PUBLIC WORKS EXISTING FACILITY 2025 CURRENT SPACE NEED 5-YEAR PROJECTED SPACE NEED 10-YEAR PROJECTED SPACE NEED 20-YEAR PROJECTED SPACE NEED TOTAL SQUARE FOOTAGE: 24,900 74,201 109,921 130,402 174,202 - Table 1.8 – Space Programming was completed for a single, centralized facility with all work divisions under one roof. Each forecasted space need was escalated using a growth factor determined by a ratio of plow routes to population served, with a forecasted total population of 27,000 people, equating to 16 plow routes in 2045. The design team reviewed current staffing and equipment inventories for Public Works departments of Streets and Parks. The design team also reviewed current and forecasted equipment and staffing for the Utilities 151 SECTION 01 | EXECUTIVE SUMMARY 11 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Department, which includes water services, sanitary service, and rural and urban stormwater feature maintenance. Design team members met with staff to review the staff and equipment numbers, and to identify and prioritize immediate needs to help the department serve the community. There were four priority categories determined during that discussion. Priority 1: Now and 5-Year projected needs [A current shortfall of space] · Conditioned vehicle storage · Office Space / Staff amenity o Meeting area o Lockers · Parks Maintenance Workshop · Water Shop · Sewer Shop · Salt Storage · Fuel Dispensing Priority 2: 5 – 10 year projected needs [Immediate Growth needs] · Fleet maintenance · Sign Making · Sand Storage · Site Work Area · Compost / Yard Waste Facility Priority 3: 10 – 20 year projected needs [Ideal for immediate and future addressing] · Parks and Recreation Programming Storage · Larger site work area · Engineering Staffing Priority 4: 20+ year projected needs [Future Growth Consideration] · Exterior uncovered parking · Additional unheated storage Refer to Section 4 ‘Functional Needs’ for the Space Needs Assessment. SUMMARY OF MASTER PLANNING OPTIONS Site Development Overview The result of the Space Needs Assessment portion of the study determines the total building area that is required for each facility. Once we have this total area, and once we understand our critical operational adjacencies, we can begin to understand our area “footprint”, which allows us to explore our site “test-fits”. The result of these determinations allows for the creation of desirable building configurations for our sites. “Footprint” is both the total area placed on ground level and the configuration of the overall building perimeter. 152 SECTION 01 | EXECUTIVE SUMMARY 12 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group “Test-fit” is taking this footprint and using it to determine the site area requirement, or a given site’s ability to meet the site area requirement for building development. Site Analysis Process The appropriateness of any site is related to the site’s ability to meet certain minimum requirements. Of primary importance is a site with enough area to support building development. The building footprint area, parking required, and the portion of the site that is capable of being built upon after allowing for building setbacks and terrain impediments determine the minimum size of the site. The two main components to a site analysis process are: 1. The ability of a given site to support the established space needs and parking required 2. Determining if a site best meets the operational goals of the respective departments An ideal site would not only provide the acreage needed for a building and parking but also allow for facility and parking expansion. Also important are: · Adequate open space to create a pleasant and inviting environment for the public and staff · Adequate buffer space to provide distance and decrease vulnerability from threats · Prioritizing green space to benefit the health and well-being of the building occupants, and provide views to the outdoors and greenspace · Utilizing green space to promote greater design flexibility · Sufficient space to manage stormwater runoff from the proposed site improvements Evaluations Of Potential Sites The City Hall and Police Department are currently co-located on a site where growth and expansion opportunities are limited. Due to the limitations of the existing site for City Hall and Police, it was recommended that the City determine other potential sites for evaluation. The City identified two alternate sites located one at 19000 79th Avenue and the other site located on County Road 10. Expansion of the Public Works facility was explored at its current location. Although ideally Public Works operations would be relocated to a more centralized location with the city for more efficient operations. With alternate site identified fore the City Hall and Police Department. The existing City Hall location was explored as an option for the future Fire Station. The goal of the space needs assessment and the subsequent development of the conceptual building configurations and site development scenarios are to equip the City with the information needed to determine which site(s) and which scenario(s) will best accommodate the space needs for ideal operations for each respective department. Please refer to Section 5 ‘Development Scenarios’ for additional information. 153 SECTION 01 | EXECUTIVE SUMMARY 13 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group SUMMARY OF PROBABLE CONSTRUCTION COST A statement of probable cost is developed utilizing rough order of magnitude square footage unit costs based our database of average costs for recently constructed municipal facilities. Project costs consist of both hard costs and soft costs. · Hard costs are the “bricks and mortar” construction cost of the building plus site development cost. · Soft costs are those needed for the development of the project such as professional services, furnishings, equipment, and technology. Since this project is only in the planning phase, these costs are established from 2026 construction values with escalation added to reflect a more realistic budget for the project upon the prospective bid-year of 2027. Historically, construction costs have had an average annual escalation factor of 5-6%. If the project timeline pushes out, the cost estimate should be revisited prior to starting the project. The following table outlines the estimated project costs for viable development options included as part of this study: COST ESTIMATES DEVELOPMENT OPTION Low-range High-range New City Hall/Police Station $48,500,000 $52,400,000 New Fire Station $15,800,000 $17,100,000 Expansion Public Works tbd tbd - Table 1.9 – The above figures represent a prospective construction commencement in 2027. Historically, construction costs have had an average annual escalation factor of 5-6%. Cost estimates do not include potential site acquisition costs. Facility Condition Assessment Conducting a Facility Conditions Assessment (FCA) provides valuable information for a community’s facilities. Each facility component tells a story about its health, longevity, and operational needs. By taking a structured approach, organizations can gain deep insights into the state of their buildings and infrastructure, ensuring efficient maintenance, budget allocation, and long-term planning. A narrative-driven methodology for FCAs turns data collection and analysis into a comprehensive and actionable strategy. As the City determines a path forward through this master planning process, long-term costs for improvements or replacement will need to be considered. Through gaining an understanding of the conditions of existing facilities and the resulting costs, the City can gain a full understanding of necessary capital improvement costs to guide their decision-making. Kraus-Anderson completed Facility Condition Assessments on five (5) municipal facilities, including City Hall/Public Safety, Public Works, Old Public Works, Parks Maintenance, and the Shooting Range. The assessment identified approximately $5.25M in deferred maintenance and capital needs over the next 10 years. The city divides its territories into three service-areas for fire protection -Hanover Fire Department (serves part of Corcoran), Rogers Fire Department and the West Suburban Fire District (also serves part of Corcoran). Refer to the Facility Condition Assessment Executive Summary included in the Appendix of this study. Additionally, an electronic copy of the FCA dashboard has been provided as a tool for the City to use managing deferred maintenance in the future. 154 SECTION 01 | EXECUTIVE SUMMARY 14 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Please refer to Section 5 ‘Development Scenarios’ and Section 6 ‘Project Costs’ for additional information. CONCLUSION Deficiencies of the current facilities are readily apparent with the most obvious being a shortage of space limiting efficient operations and the growth of either department. The current site and facilities do not provide suitable potential for all department’s long-term operations and goals to be met, such as supporting additional staff growth, addressing changing gender ratios, training functions, health/wellness, security, adequate operational space, and vehicle/equipment storage needs. Planning a facility that accommodates 20-years of growth is prudent planning for the long term and is the most practical usage of public funds, especially given the marginal difference in total building space between the current need and 20-years beyond. To address the constraints of the existing site and facilities it is recommended to consider the following options: 1. Build a new City Hall and Police Department on an alternate site 2. Address Public Works operational space needs at existing site 3. Construct a standalone Fire Station With the conceptual development scenarios and probable construction costs established, decisions to be made affecting the advancement of the project pertain to the acceptance of the recommended space needs program, identifying the most feasible development scenario, providing funding, the planning for expenditure of funds, and commencing with further site analysis and selection, design, and construction. 155 15 | Corcoran City Facilities | 2747.01 | BKV Group 02 | OVERVIEW & PROCESS 156 SECTION 02 | OVERVIEW & PROCESS 16 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group STUDY OVERVIEW The function and purpose of this need assessment study is to establish the functional needs and development options for the City of Corcoran Departments, and to establish an estimate of the costs to construct new/expanded facilities to meet their long-term operational needs. This study will consider the current immediate needs and projected department growth for a period at 20-years into the future. STUDY OBJECTIVES The study process will support these primary objectives: · Evalua8on of the exis8ng facili8es and document strengths and weaknesses rela8ve to func8on and opera8onal efficiencies. · Define and document current func8onal needs. This includes func8ons for personnel, work ac8vi8es, and necessary support spaces. · Document accepted projected staffing increases rela8ve to projected popula8on growth so that necessary service levels are maintained and/or created. · Define and document current and future facility func8onal space needs for planning periods being considered. · Define and document cri8cal rela8onships between personnel, work ac8vi8es, and necessary support spaces. · Develop and document configura8on op8ons and scenarios for the development of new or expanded facili8es. · Develop and document both public and staff parking needs. · Define and document the minimum site needs for the successful development of the project. · Es8mate the probable project development costs for the iden8fied development op8ons. Project development costs will include normal building and site development construc8on costs as well as other known costs the City will incur to complete the project. INFORMATION GATHERING The study commenced on August 21, 2025. These initial information gathering sessions are critical for BKV Group to gain an understanding of current and planned future operations. Of paramount importance is to learn how each department operates currently and how they could operate more efficiently in the future. Frequently, the constraints of existing facilities can limit the views on operations. The BKV team guided the project stakeholders through a process that conveyed national standards for municipal facilities and what is typically expected to deliver appropriate public service. Stakeholders were challenged to look beyond the constraints of their current facilities and consider needs relative to ideal operational efficiency. A tour of the existing facilities was conducted to allow a cursory review of existing conditions and utilization of both interior spaces and the site. The following summarizes the process which has resulted in the findings and recommendations documented herein: · Mee8ngs were conducted in group format with division leadership and other stakeholders. This format promotes discussion and collabora8on without a singular voice determining project needs. Through ini8al 157 SECTION 02 | OVERVIEW & PROCESS 17 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group conversa8ons, BKV gained an understanding of the unique quali8es of Corcoran’s facilities, as well as how their opera8ons are an8cipated to evolve. · Current opera8ons were discussed as well as any issues faced that are caused by the exis8ng facili8es. Stakeholders were asked to consider how they might best operate without considera8on to how the exis8ng facili8es impact or hamper efficiencies. · Through these mee8ngs with stakeholders, a list of func8onal needs was developed for each division. These func8onal needs relate to personnel, work ac8vity areas, and other necessary support spaces. In subsequent steps in the planning and design process, each func8onal need becomes a physical space within the new facility. With stakeholder input, each func8onal need was increased as required to address future growth and opera8onal needs. · With an understanding of the above considera8ons, a building space program was developed collabora8vely with stakeholders. · With stakeholder input, BKV documented cri8cal adjacencies and opera8onal rela8onships necessary for op8mum efficiency. This process allows the stakeholders to influence how interac8ons between personnel, work ac8vity, and support areas will occur and promote the highest level of efficiency. · Through these group discussions, current site parking needs were also developed. Needs for both fleet, apparatus, and personal vehicles were documented. Parking needs for the future were extrapolated based upon an8cipated growth and func8onal needs. LONG TERM PLANNING The largest influence on construction cost is space itself. Therefore, determining adequate, but not excessive space needs through this study process is critical to controlling costs. This requires consideration for growth of the City and the resulting department growth required to deliver the level of service that your community expect. Determining the right planning period to accommodate reasonable growth is critical. If a shorter planning period is selected, the building will become inadequate much sooner. Planning Period Public buildings are expected to last for decades and typical life spans exceed 50 years. It is impossible to predict the number of occupants who will use a building or how operations or technology will evolve and influence facility needs at a point so far into the future. Even if an attempt were made to size a facility for that timeframe, the building would have significant portions of unused space at occupancy. It is not prudent use of public funds to operate and maintain significant amounts of empty space, even if it is more economical to construct the space today. That said, planning and designing a facility that accommodates no growth is also not prudent use of public funds. Considering that the design and construction of a new facility frequently takes at least two years, planning for today will result in a facility that is undersized and overcrowded when initially occupied. The most responsible course of action is to accommodate reasonable growth. For these reasons, this study considers and compares ideal space requirements for both current needs and 20- year planning. A planning period of 20 years provides for a reasonable facility adequacy, fiscal practicality, and a general understanding of how operations may evolve. Further, planning for growth yields only a nominal increase in space requirements and limited unused space at building occupancy. We do not recommend planning beyond 20 years, nor do we recommend planning for less than 20 years. 158 SECTION 02 | OVERVIEW & PROCESS 18 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Growth Beyond the Planning Period What happens after the year 2045 when the planning period has been exceeded? The facility should still have many years of useful life remaining. Planning theory states that at the end of the planning period, the facility should be a “perfect fit” for the facility occupants and the planned functions. If staffing grows faster or slower, it just means that the perfect fit will occur a little sooner or a little later. Even then, some unanticipated personnel could be added with little negative impact to the building space. It may be required to make minor modifications to the facility at some point in the future, or to expand the building if enough acreage can be spared for the project. It is unlikely that the expanded building will ever see a large enough personnel increase that would create a space deficiency comparable to the existing situation. GROWTH PROJECTIONS The single largest influence on facility size is space itself. Space needs are impacted by the number of occupants and the activities that occur. An adequately sized facility requires a reasonable determination on the appropriate number of occupants both now, and to accommodate future growth. While it is the intent for planning to align with future realities, it is impossible to know exactly what the future holds. Should actual growth be nominally different than projections made, this does not mean that there will be lower levels of operational efficiencies or that the building constructed will not be appropriately sized for City use. As discussed earlier, it simply means that the “perfect fit” will be slightly earlier or slightly later than the projections made for the planning period. This needs assessment study is not a management/staffing analysis and BKV Group does not advocate for a particular level of staffing or make any recommendations for increases in staffing. However, planning for growth is necessary and reflects a prudent use of public funds. BKV Group facilitated conversations with department leadership to understand probable and necessary growth for a 20-year planning period. DEVELOPMENT OF STUDY RESULTS With information gathering completed, BKV Group utilized our understanding of the project needs, probable growth, and standards for this project type to complete programming, define space and site needs, and establish development options and associated cost estimates for consideration. The following activities were completed by BKV Group using our professional judgement and expertise: · U8lizing na8onal standards for, needed space for each func8onal area was established based upon space required to accommodate specific opera8ons. U8lizing industry standards gives credibility to the resul8ng overall space needs which directly affects project cost. This also provides assurance to the City that the new facility will be suitable at the 8me it is occupied, as well as for a reasonable period into the future. · Alterna8ve building configura8ons were developed to establish probable building footprints. The explora8on and conceptualiza8on of building footprint scenarios - along with site development needs such as parking, equipment, storage, and poten8al room for expansion - allows for the es8ma8on of site area required to be iden8fied, assis8ng the City in choosing an adequate loca8on for a new facility. · Probable overall project costs were es8mated to develop a new facility that meets the documented needs. Es8mates were prepared by applying current square footage costs for typical new facili8es built around the country, adjusted to the region, and with cost assump8ons in the local market verified with construc8on professionals. U8lizing typical square footage costs ensures that the budget is adequate, but not excessive. 159 SECTION 02 | OVERVIEW & PROCESS 19 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Credibility results when a realis8c budget is developed based on standards for the project type at the outset and will avoid cost overruns. 160 20 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 03 | EXISTING FACILITIES 161 SECTION 03 | EXISTING FACILITIES 21 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group INTRODUCTION A key step in the Needs Assessment is reviewing existing facilities to inform decision-making about their strengths, weaknesses, and potential use. This allows for comparisons between current facilities and the needs identified in the programming process. The Facility Operational Assessment (FOA) was performed observing and documenting the functionality of the existing facilities and how they may be impacting the day- to-day operations, including the health and wellness of staff. This assessment compares present operations and workflows against industry best practices. The FOA included both on-site observation, conversations, and surveys with staff to better understand the existing facilities and how they are utilized. The Facility Operational Assessment was conducted on August 13, 2025. STAFF SURVEYS Another component of the Needs Assessment was an anonymous online survey of staff to gather qualitative data on their use and perception of the existing facility. Survey results are included in the Appendix. CORCORAN POLICE STATION FACILITY OPERATIONAL ASSESSMENT The following are general observations and deficiencies that were observed at the time of this assessment. 1. The Corcoran Police Department occupies approximately 5,200 sf in a shared facility located with City Hall. The Police Department has outgrown the area available within the facility and the facilities provided do not provide adequate functions for ideal operations based on national best practices. 2. The department has several trailers and equipment that is stored outside in a secure yard area. 3. The Police Department utilizes an offsite outdoor gun range for training. The range is very minimal and can not accommodate larger training groups. 4. The Police Department does not have a defined lobby space that restricts unauthorized access to staff areas and operational areas. This creates an increased risk to staff and complexities with CJIS compliance. 5. The public entry vestibule has a ballistic resistant window facing the records area, however staff are not confident the rest of the wall area is reinforced with the same ballistic resistance placing staff at risk. 6. The records area is extremely undersized for the three staff members that office from this space and the configuration of the seating does not allow computer monitors to be shielded from public view creating issues with CJIS compliance. 7. The facility does not provide adequate space to hold sensitive conversations or to provide separation between potential offenders, witnesses and victims coming to the station. 8. The facility does not allow space to encourage community engagement and interaction with the Police Department. Corcoran Police Station 162 SECTION 03 | EXISTING FACILITIES 22 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 9. Staff and squad parking are within a secure lot mostly visible in front of the facility. Parking availability is becoming limited. 10. Most of the police fleet are stored outside exposed to the extreme weather conditions. The facility has a four-stall garage which cannot accommodate all fleet and equipment. The garage is also used for general equipment/supply storage, weapon cleaning, defensive tactical training, and evidence storage. · Police fleets are equipped with advanced equipment that in many cases exceeds the value of the vehicle itself. This equipment’s functionality and longevity is put at risk by being stored outdoors with extreme swings in temperature and environmental conditions prevalent in the region. This also leaves the vehicles exposed to weather-related damage such as hail. · There are costs associated with continually running squads to maintain proper temperature to support the equipment and medical supplies within the vehicle, both regarding fuel and wear on the vehicle’s components. There is additional staffing costs related to clearing vehicles of snow and relocating vehicles during plowing events. 11. Long term growth and space needs for the Police Department are constrained by the existing facilities; there is no room for department growth, whether it is personnel, equipment, or storage. · Private offices and workstations are at capacity with current staffing levels. Office spaces are being utilized by 2-3x more people than intended. · Restroom facilities are undersized for number of staff. · The locker room cannot accommodate the current staffing levels nor any additional staff. The locker room has access to only one restroom. The restroom is the sole staff restroom for police. This leads to constraints when staff are changing, showering, or using the restroom facility. 12. A common theme was the need for additional meeting space. · The Police Department does not have a meeting room to support department training or public/shared use. Currently there is an approximately 350 SF space meant to function as the Emergency Operations Center (EOC) and is used day to day for briefing, training, and break area. This is the only dedicated meeting space the Police Department has access to. · The department does not have access to a room that can function as a major case room, providing a space that can be secured, allowing evidence to be gathered and investigators to collaborate. · Both a large-scale (50+) public meeting room and conference style (8+) would meet desired functionality of the department’s current needs to host both in-house training and function as an Emergency Operations Center (EOC) · The facility does not have a dedicated break room. Currently this function occurs within the single briefing/training/EOC space that has been setup with an assortment of furniture and small kitchenette. This area does not function well as a break room, and the dedication of one is recommended for the improvement of staff amenities and wellness. · There is only one soft interview room and it is located within the operational area of the police department. It is not best practice to allow individuals to be interviewed within the secure area of the police station due to the risk it places on staff and the potential for sensitive information to be seen or heard. Placing an interview suite directly adjacent to the public lobby would contain this function while also providing a suitable space for interviewing victims and children. · There are minimal acoustic provisions around the soft and hard interview rooms. Interview activities usually occur in a more casual, but private space directly off a public lobby that addresses the dignity of the victims and is welcoming to children. 13. There is a general lack of available storage space throughout the facility. Files, supplies, and equipment are stored throughout the facility in less-than-ideal spaces to support efficient operations. 163 SECTION 03 | EXISTING FACILITIES 23 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group · Storage for duty bags is limited and mixed with other equipment. Ideally duty bags would be stored in a convenient location with direct access to the squads and within a dedicated area. · Field support equipment is currently stored and intermixed within general storage. This equipment should be stored in a dedicated space with direct easy access to the squads. · The facility does not have adequate space for a dedicated armory space, currently items are stored within a mechanical room and in multiple locations around the facility. · The facility does not have adequate storage or workspace to maintain “new” technology such as drones and robotics. · There is very limited space to store additional supplies and equipment used to day to day, requiring items to be purchased as needed. · Garage space is limited. The available 4-bay garage is used for overflow of various items including equipment, supplies, and evidence. 14. Inadequate evidence processing area. · Evidence has various storage needs that require improved accommodation, including: a better refrigerated storage solution, additional large evidence storage, the inclusion of a faraday area for digital forensics, additional long-term evidence storage, staging areas in an evidence garage bay, and more efficient storage flow for the intake/evidence workspace. · The evidence processing area does not have pass-thru evidence lockers requiring additional handling of evidence and making chain of custody more difficult. · The evidence processing area does not have a hand sink or eyewash station nearby to comply with OSHA and national standards. 15. There is a critical gap in wellness functions at the current facility, and the space to introduce them is does not exist. Providing wellness spaces within Police facilities encourages staff to maintain their health and wellness goals before or after their shifts and is a good tool for recruitment and retaining staff. Of need and concern are: · A physical conditioning area for staff to exercise on site. Currently, fitness equipment is stored in the garage making it difficult to access. Physical endurance is not only a necessity for officers to perform their day-to-day duties, the process of working out also assists with lowering cortisol levels within the body, which is thought to contribute to the high frequency of heart disease seen in first responders. For police officers, who frequently experience high-stress situations, regular exercise can help mitigate these effects and offer a wide range of physical, mental, and emotional benefits. A fitness space can be a shared amenity for all city staff if properly planned. · A space for defensive tactical training is not provided on site, limiting the availability and frequency available to officers for training. Defensive tactical mats and equipment are stored in the garage. Defensive tactical training is crucial in policing for several reasons, as it equips officers with the skills, knowledge, and strategies necessary to protect themselves, others, and maintain control in potentially dangerous or high-pressure situations. · The facility does not have a bunk space available for staff to spend the night in the event of a long/late shift or inclement weather. · Staff do not have access to a wellness/decompression space · A mother’s room is located off the public space on the city hall side of the facility. 16. Proper HVAC controls are important to maintain healthy indoor air quality levels, adequate ventilation, and occupant comfort. Some areas of concern include: · Ventilation within the evidence processing and storage areas to mitigate exposure to harmful substances, this includes providing dedicated room exhaust and a fume hood for extraction. 164 SECTION 03 | EXISTING FACILITIES 24 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group · Ventilation within the weapon cleaning area to remove potentially harmful fumes and reduce lead exposure. · Adequate ventilation within the locker and shower rooms to control humidity and odors. 17. Intoxilyzer / Hard Interview · The intake area is drastically undersized to accommodate safe movement of detainees, the tight circulation space leaves staff at risk if a person become combative. · The adjacency of the hard interview room and intake space makes acoustic separation difficult if detaining and interviewing more than one person. · The holding facility does not have a restroom, requiring detainees to use staff restrooms within the secure area of the facility. This not only puts additional staff at risk but is a logistical nightmare. · The lack of holding facilities requires staff to transport detainees to county facilities, this typically takes an officer off the street for 1.5-2 hours. 18. Security / Access Control: · The current facility has minimal electronic access control and security surveillance system coverage both indoor and outdoor. Additional coverage of entry points and critical spaces such as evidence intake and storage is recommended to comply with national best practices. The issues noted above have a high probability of causing inefficiency in the day-to-day duties of all divisions. It was apparent that the facilities are not meeting the current and future needs of the Police Department. Considering that growth within the limits of the current facilities is not feasible, future staff efficiency will be impacted in a significant way. EXISTING FACILITY PHOTOS The following photos are intended to document the general condition and operational deficiencies that were observed at the time of the assessment. 165 SECTION 03 | EXISTING FACILITIES 25 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Weapon cleaning area. Evidence and multi-purpose work area. Staff mailboxes and printer area. Armory storage room. Private office. Records staff work area & records public counter. Secure parking and yard area behind garage. Equipment storage trailer within secure yard area. Records counter within secure operational area. Public entrance vestibule. Police briefing/training/EOC space. Records/administrative staff work area at public window. 166 SECTION 03 | EXISTING FACILITIES 26 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Police kitchette counter for breaks. Shared Lt and Detective office area. Patrol work area. Soft interview room. Patrol area equipment counter. Evidence intake counter. 167 SECTION 03 | EXISTING FACILITIES 27 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Intake area. Hard interview area. Police restroom off locker room. Locker room area. Evidence storage room. Garage area. 168 SECTION 03 | EXISTING FACILITIES 28 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group Weapon cleaning and maintenance area in garage. Duty bag storage in garage. Fitness equipment stored in garage. Defensive tactical training equipment in garage. Outdoor firing range. Cold storage shed at firing range. 169 SECTION 03 | EXISTING FACILITIES 29 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group CORCORAN CITY HALL FACILITY OPERATIONAL ASSESSMENT The Facility Operational Assessment was conducted on August 13, 2025. The following are general observations and deficiencies that were observed at the time of this assessment. 1. The Corcoran City Hall occupies approximately 6,700 sf in a shared facility located with the Police Department. 2. The public lobby size functions well for the city currently. Daylighting, views, and historical displays are important features of this public space that are valued by the community. 3. The welcome desk operationally is in a poor location detached from the rest of the city hall staff and support areas. This location does not function well and creates inefficiencies throughout the day. 4. The welcome desk did not appear to be reinforced with ballistic resistant panels below the counter which is best practice today. The window system is not ballistic resistant. 5. The council chambers was discussed functioning well for the city’s current needs. Staff noted that they do not think the dais has been outfitted with ballistic resistant panels which would be a recommended improvement to reduce potential risk to staff and council. 6. A large workroom is located on the opposite side of the public lobby from the city hall office space. This space would function better adjacent to the staff office space. 7. Most staff work from workstations located in a large open office setting. This space is currently at capacity with no room for additional staff. The configuration of workstations and quantity of staff in this space makes acoustics an issue and holding phone calls/virtual meetings difficult. 8. There is a lack of private offices available for staff who have positions that may require a need for acoustic separation and privacy. 9. Smaller private spaces for taking phone calls or virtual meetings that require focus are not available to staff who utilize workstations. 10. Support spaces such as the break room are directly off the open office area which can lead to distractions for those individuals that work nearby this space and food odors traveling into the larger workspace. 11. There is an immediate need for additional meeting space and collaboration space for staff. 12. The facility lacks space for storage of items such as election storage, plan storage, and engineering supplies. Corcoran City Hall 170 SECTION 03 | EXISTING FACILITIES 30 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group EXISTING FACILITY PHOTOS The following photos are intended to document the general condition and operational deficiencies that were observed at the time of the assessment. City hall open office area. Public lobby and reception desk. City hall open office area. City hall break room. 171 SECTION 03 | EXISTING FACILITIES 31 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group City hall large conference room. City hall small conference room. Large work room. Council chambers. Small meeting area. Reception window staff work area. 172 32 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 04 | FUNCTIONAL NEEDS 173 SECTION 04 | FUNCTIONAL NEEDS 33 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group INTRODUCTION Our planning process is intended to promote discussion of every space element identified, and separate wants from needs. These initial discussions focused primarily on functional and operational issues alone, which ensures the development of a facility containing the space required for the department to provide the service expected by the community in a safe and efficient manner without unnecessary or excessive space. Maintaining a functional mindset during these initial information gathering sessions means keeping stakeholders focused on how they operate and not necessarily on specific rooms or spaces. The remainder of this section will: · Outline key factors in the determination of the overall space needs · Document space standards for functional areas · Catalog the functional space needs for each division or function of the facilities · Provide discussion on other key considerations that will impact the future design of your new facility SPACE STANDARDS The space assigned to each functional area can be subjective if not based upon a framework rooted in standards for this project type. Standards are based on national averages and best practices developed from numerous historical projects adapted to the unique needs of your department. Ultimately, space is assigned based on the planner’s professional history and experience in the project type, and an understanding for what is required in a public building for proper operations. Even then, standards are not the definitive measure of space requirements. It is critical that planning consider the unique needs of the department and users who will occupy the new facility, thus all spaces and quantities are thoroughly reviewed with the stakeholder group to gain consensus and understanding. When determining the space required for each function area, the following are primary considerations: · Number of personnel assigned to that area · Frequent peak number of visitors to a given area · Necessary furnishings, equipment, and fixtures necessary for the assigned staff to perform BKV Group also worked with the stakeholder group to determine the appropriate size of spaces such as private offices and workstations based on the staff position, duties, and required privacy to complete their work. Overall, office and workstation sizes were standardized by staff position, rank, etc. as much as possible throughout the planning process. SPACE NEEDS PROCESS BKV Group began the space needs process by documenting all currently budgeted personnel within each department. Discussions with department leadership also established what staffing increases should realistically be expected for the department to operate efficiently and deliver the services the community expects. This study is not intended to be a management/staffing analysis but establish space needs and resulting site needs. The forecasted space needs are based on reasonably expected increases in population and staff, and reasonably anticipated enhancements to operations. The development of subsequent activity spaces to support the facility 174 SECTION 04 | FUNCTIONAL NEEDS 34 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group personnel were then formed upon known operations in each respective department and the Architect’s expertise in the planning and development of municipal facilities. The compilation of the current needs forms the baseline from which all future space need projections are developed. SPACE NEEDS PLANNING With an understanding of the functional areas required and the staff assigned to each and their intended work activities, BKV Group estimated and assigned the appropriate space for current needs. For functions that do not have staff assigned to them, the space need is determined by the activities intended. For areas such as lobbies or communal space such as conference rooms, training areas, and break rooms, the frequent peak occupants will drive determination of the space need. For each planning period – current and 20-year – the following information is shown in the tables for each identified function: · Staff & Spaces Required: This is shown as both current/needed for current as well as future planned staff for the 20-year planning periods. This typically equates to offices or workstations needed. · Unit Space Required: The amount of net square footage required per area required for each staff, function, or space. · Usable Area (Space Need) Required: The net space required for each identified functional area to support the assigned staff, the frequent peak occupancy, and their work activities that occur in the space. Areas not identified during the programming process include accessory support space, circulation space such as hallways, and unavailable, but necessary space created by the thickness of walls and other unusable areas. To document the necessary space created by these non-operational areas, planners typically utilize what is called a net-to-gross multiplier to convert the net (usable) space requirement to gross (overall) space requirement. This multiplier is based on the planner’s experience and through historical precedence for the project type. What results at the bottom of each division space program table is the gross square footage required for each division. Refer to the comprehensive space program included in the appendix section of this report for the detailed space needs of each department. SUMMARY OF FUNCTION AND SPACE NEEDS For the Corcoran City Hall, Public Works, Police and Fire Departments, all divisions fell short on the available square footage to support long-term growth and efficient operations within the constraints of the existing facility. The following tables indicate the determination of all the functional areas needed within each division or function, and gross space assigned to each for the proposed facilities. Gross space refers to the net usable space within each identified area plus the previously mentioned needed circulation and accessory space. Also applied are net- to-gross multipliers to account for exterior envelope and wall space to calculate the overall area required for the proposed facility. This overall space figure is the sum of the total floor areas of the building measured to the outside face of the exterior walls. This information is shown for current need as well as the 10-year and 20-year planning period. 175 SECTION 04 | FUNCTIONAL NEEDS 35 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group CITY HALL AREA 2025 CURRENT NEED 10-YEAR PROPOSED NEED 20-YEAR PROPOSED NEED CITY ADMINISTRATION 1,173 1,173 1,235 FINANCE 499 499 499 HUMAN RESOURCES 459 521 709 COMMUNICATIONS IT COMMUNITY DEVELOPMENT 218 413 1,892 281 476 2,141 281 538 2,250 PUBLIC WORKS PROSECUTOR CITY HALL COMMON AREAS COUNCIL CHAMBERS 1,040 0 3,114 2,055 1,212 0 3,114 2,055 1,446 0 3,114 2,055 Subtotal, Personnel & Space: 10.863 11,471 12,064 Circulation Factor 14% 1,521 1,606 1,689 Building Envelope Factor 12% 1,304 1,377 1,448 TOTAL PROPOSED GROSS SF 14,454 15,201 - Table 4.1 - POLICE DEPARTMENT DIVISIONS 2025 CURRENT NEED 10-YEAR PROPOSED NEED 20-YEAR PROPOSED NEED ADMINISTRATION 2,554 2,911 3,235 PATROL 3,413 4,066 4,456 INVESTIGATIONS 1,674 2,106 2,376 EVIDENCE 1,953 1,953 1,953 INTERVIEW 2,482 2,482 2,482 TRAINING 8,902 8,902 8,902 FLEET 11,138 20,138 26,438 PUBLIC AREAS 1,273 1,273 1,273 COMMON AREAS 2,998 3,310 3,673 BUILDING SERVICES SWAT 1,543 1,053 1,543 1,098 1,543 1,143 Subtotal, Personnel & Space: 38,980 49,779 57,471 Building Envelope Factor 12% 4,678 5,974 6,897 TOTAL PROPOSED GROSS SF 43,658 55,753 64,368 - Table 4.2 – 176 SECTION 04 | FUNCTIONAL NEEDS 36 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group FIRE DEPARTMENT AREA 2025 CURRENT NEED 10-YEAR PROPOSED NEED 20-YEAR PROPOSED NEED PUBLIC AREAS 2,095 2,495 2,495 OFFICE AREAS 610 1,160 1,160 FIREFIGHTER AREAS 3,046 3,296 3,296 APPARATUS BAYS/SUPPORT 6,900 8,172 11,412 BUILDING SUPPORT 620 700 700 Subtotal, Personnel & Space: 12,671 15,823 19,063 Circulation Factor 13% 1,647 2,057 2,478 Building Envelope Factor 12% 1,521 1,899 2,288 TOTAL PROPOSED GROSS SF 15,839 19,779 23,829 - Table 4.3 – PUBLIC WORKS 2025 CURRENT NEED 10-YEAR PROPOSED NEED 20-YEAR PROPOSED NEED DIRECTOR 144 144 144 ADMIN. ASSISTANT 48 96 192 UTILITY SUPERINTENDENT 48 48 48 WATER RESOURCE TECH 0 0 48 UTILITY LEAD 48 48 48 DEVELOPMENT SUPER. 120 120 120 GIS TECH 0 48 48 ENGINEERING TECH 72 72 72 ENGINEERING INTERNS 0 36 72 BUILDING SUPPORT 320 320 320 Subtotal, Personnel & Space: 800 832 1,112 Efficiency Factor 30% 240 280 334 TOTAL PROPOSED GROSS SF 1,040 1,212 1,446 - Table 4.4 – 177 37 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 05 | DEVELOPMENT SCENARIOS 178 SECTION 05 | DEVELOPMENT SCENARIOS 38 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group INTRODUCTION This section will investigate various planning options regarding how a building might be developed successfully to address the identified space needs. The first step of this process will be to analyze different site development scenarios that could be used on sites of differing densities and acreage. How much space is occupied by the building footprint alone is a portion of the determination of site acreage needed. Investigating various scenarios, and determining site configuration options, gives the City a tool to consider various possibilities that could meet their needs on variety of sites. DETERMINING SITE ADEQUACY Minimum site area is determined in part by the building and parking demands, but also the degree of open space desired. It is frequently advantageous to plan for a reasonable degree of open space to accommodate expansion beyond anticipated growth, as well as to provide site design and amenities fitting of a public building. Determining if a site can meet the needs of a particular user group and building type is rooted in: 1. The site area available for development. 2. The ability of the site to support operations. For public safety, the ideal site must support efficient operations and a multitude of key criteria that are important for public safety projects. Such criteria include: · Central location with proximity and connection to major thoroughfares and arterials · Compatible neighboring land uses with potential for positive impact in the community · Visibility in the community, public accessibility, and wayfinding · Ability to support emergency and routine vehicle circulation · Access to utilities such as water, electric, natural gas, and sewer · Avoidance of floodplains, railways, and other potential hazards · Interagency adjacencies · Refueling convenience · Security and employee safety Lastly, the fiscal concerns of site adequacy must also be considered. Development impediments (utility availability, terrain difficulties, and similar) bear impacts on both cost and constructability. Acquisition cost must also be considered as it relates to the overall project. Providing other criteria are met, public or institutional land is typically available at low or no cost. Acquiring commercially viable property comes at a higher cost. Site acquisition cost, if any, should be considered in the overall project budget. 179 SECTION 05 | DEVELOPMENT SCENARIOS 39 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group PARKING NEEDS One of the most significant drivers of site use is parking. It must be determined how well a given site will support adequate parking. The demand for both public and staff parking must be calculated as part of the planning process. Therefore, this study estimates the number of required parking spaces on-site for the personnel using the facilities, currently and at 20-years. In the table below staff and public parking is established for the total off- street parking need; this does not include indoor parking for department fleet vehicles. STAFF PARKING NEED PUBLIC (VISITOR) PARKING Staff Personnel Peak Reduction STAFF TOTAL City Hall 52 (3) 50 80 Police 40 (3) 37 5 Total Parking 92 (6) 87 105 - Table 5.1 - It is highly recommended for public safety facilities that public and staff parking areas be separated and staff parking areas be secure, if possible, for reasons relating to the safety and security of staff while navigating between the building and parking areas. Fleet parking for patrol and unmarked/take-home vehicles will be provided separately in a secure, enclosed fleet garage. Public parking needs are largely driven by the large 100 person capacity training / community spaces. A total of 85 public parking spaces are required to meet visitor needs for the police and city hall for this reason. The proper amount of staff parking is driven by the total number of personal and fleet vehicles at the site simultaneously. Personal vehicles are those vehicles driven to the facility by personnel who own the vehicle. Fleet vehicles are all department owned vehicles provided to staff, for shared use or assigned to specific personnel. Staff parking demand has been adjusted for customary sick time or leave that may be reasonably anticipated using a 5% factor. For public safety facilities, staff working and on site are also typically able-bodied. For that reason, ADA parking needs are added to the base parking need so that necessary usable spaces are not limited. SITE UTILIZATION AND MINIMUM NEEDS With the overall building area and parking needs identified, it is possible to determine the recommended minimum site acreage through exploration of various site utilization scenarios. Beyond the building footprint, necessary parking and other paved areas, other open areas will fill the balance of the minimum site acreage needed for proper project development. These areas provide room for: · Security buffers · CPTED (crime prevention through environmental design) principles · Future building expansion · Greater design flexibility · Stormwater management 180 SECTION 05 | DEVELOPMENT SCENARIOS 40 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group · Enhancing the overall environment To gain an understanding of minimum site acreage needs under ideal conditions, we looked at typical site planning requirements that could be expected to meet the needs of your program, including an additional 10% expansion beyond the current 20-year planning period, and a site open area of 40%. This is referred to as a low-density site development, more common in suburban locations. A high-density site development scenario was also reviewed including 0% for additional expansion and a site open area of 10%. The following site needs were determined based on the planning configurations and density scenarios: - Table 5.1 - - Table 5.2 - 181 SECTION 05 | DEVELOPMENT SCENARIOS 41 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group - Table 5.3 - BUILDING CONFIGURATION OPTIONS In the consideration of the various development scenarios, we must consider the functional needs for the facility and how that space is distributed throughout the building both horizontally and vertically. Proper placement of functions inside the building is of paramount concern to ensuring operational efficiency. There are two primary factors that impact placement of specific functional areas within a building: 1. The first are internal influences such as critical adjacencies for ideal operations. While compromises are usually possible, placement of functional areas without regard to these adjacencies will result in unintended negative impacts to operations. 2. The second are external influences such as access to daylight and public access/accessibility to community-based program areas. The follow tables provide a range of building configuration options for one-story and two-story facilities with a lower level. With each proposed building configuration, the projected 20-year space needs were used to provide consistent parameters throughout the planning process. 182 SECTION 05 | DEVELOPMENT SCENARIOS 42 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group COMBINED CITY HALL & POLICE FACILITY CONFIGURATION OPTIONS - Table 5.4 - 183 SECTION 05 | DEVELOPMENT SCENARIOS 43 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group - Table 5.5 - MASTER PLANNING OPTIONS Since each concept plan being considered uses the same programmed building area, the primary differences between the planning options exploring the new site will be in how that footprint is configured, and how the remainder of the site is developed in response to that footprint. These differences will be seen in how the site is configured to accommodate: · Site access · On-site staff and public parking · Building setbacks, landscape buffer zones and standoff zones · Outdoor common spaces and secure yard areas · Stormwater management · Possibility for future expansion 184 SECTION 05 | DEVELOPMENT SCENARIOS 44 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 19000 79th Avenue | Development Option A for City Hall & Police Facility This development option represents a new two-story City Hall and Police facility to meet the departments 20-year operational needs located on greenfield site off City Center Drive. Secure parking for police fleet as well as support spaces are proposed in the lower level on the northern side. The site has ample room for the established operational needs and allows space for future expansion if needed. Based on the available information, development of this site may require adjustments to existing wetland area, this is something the city should continue to review future. This site has great potential to be utilized for a new City Hall and Police facility. The location is adjacent to the future “city center” development to the south and located on an improved street with available access to utilities. The area is also located within a walkable district with connection to established paths. Visitor parking and site access is aligned off City Center Drive at the southern portion of the site. The public parking area has potential to connect to future development south of the site. Staff parking is kept separate in secure area with access from the north and screened by the building from public view. - Option A – 185 SECTION 05 | DEVELOPMENT SCENARIOS 45 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group County Road 10 Site | Development Option B for City Hall & Police Facility This development option represents a new two-story City Hall and Police facility to meet the departments’ 20- year operational needs located on a greenfield site north of Heritage Park. Secure parking for police fleet as well as support spaces are proposed on the lower level. This option takes advantage of the established topography allowing for access to the lower level on the southern side. The site has ample room for the established operational needs and allows space for future expansion if needed. This site has good potential to be utilized for a new City Hall and Police facility with great visibility from Highway 10. The adjacency to the Heritage Park may also be a benefit with potential to connect the site with walking trails. However, this site does not have current access to utilities which would be an additional cost and the site is located off a County Highway requiring turn lanes to be constructed for safe site access. Visitor parking and site access is aligned to the west at a planned access location off Highway 10. Staff parking is kept separate in a secure area with access from the east and screened by the building from public view. - Option B - 186 SECTION 05 | DEVELOPMENT SCENARIOS 46 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 8200 County Road 116 | Development Option A for Corcoran Fire Station This development option represents a new single-story fire station with the ability to expand to meet the departments’ 20-year operational needs. The proposed facility is located on existing city hall site and would require the city hall to be relocated prior to constructing the fire station. The fire station proposed with drive through bays for safety, redundancy, and flexibility of use. This location provides great visibility within the community to the department and its proposed location would be nearby the relocated city hall and police facility just to the south on City Center Drive. The proposed location within the city limits is ideal for response. The response apron from the apparatus has direct access onto Highway 116. Public traffic and returning apparatus have access from City Center Drive limiting additional turn lanes and access point off Highway 116, improving safety. - Option A – 187 SECTION 05 | DEVELOPMENT SCENARIOS 47 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 8200 County Road 116 | Development Option B for Corcoran Fire Station This development option represents a new single-story fire station with the ability to expand to meet the department’s 20-year operational needs. The proposed facility is located on existing city hall site and would require the city hall to be relocated prior to constructing the fire station. The fire station is proposed with drive through apparatus bays for safety, redundancy, and flexibility of use. This location provides great visibility within the community to the department, and its proposed location would be near the relocated city hall and police facility just to the south on City Center Drive. The proposed location within the city limits is ideal for response. The response apron from the apparatus bays has direct access onto highway 116. In comparison to Option A, public traffic and returning apparatus all access the site from Highway 116 requiring multiple curb cuts along the Highway and making this option less ideal. Additionally, compared to Option A the position of the fire station further north on the site lessens the connection to the other city facilities proposed to the south on City Center Drive. The site has ample room to support the fire department’s operational needs with available space for future expansion. The site also allows for a generous rear apron that can be utilized for on-site fire fighter training. - Option B – 188 SECTION 05 | DEVELOPMENT SCENARIOS 48 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 9100 County Round 119 | Development Option Corcoran Public Works Restrictions of the existing facility and site make addition and expansion to the existing facility very difficult, if not improbable. The original construction of this facility in 2013, was designed to be fire suppressed via a well and surge tank. This system was sized only for the facility as constructed, and expansion would require additional wells or expansion of the fire suppression surge tank. As the facility is also served by a septic system, that system was designed for the existing building’s sanitary sewer needs only. Any capacity of the existing septic system would need to be evaluated, but there is probable capacity given the actual sanitary demand of the building. All vehicle area sanitary goes to a separator basin, that is then pumped periodically, and as such that waste does not go to the septic system. Municipal water and sanitary sewer services, are not likely to be delivered to this site, within the life time of the existing or any expansion on this site. The site, while 11 acres, has realistically between seven and eight acres of usable land. The southern quarter of the site is dominated by a delineated wetland and a shoreland setback from a bordering stream/creek that restricts the buildable area of the property. Areas within the setback could be variance to house stormwater of on-grade storage, but not above ground buildings. Additionally, the required setbacks from the implemented well and septic field, make large scale building projects limited in the potential scope. Several test fit iterations were reviewed to understand the capacity of the existing site in ideal conditions. The ideal conditions included items such as an assumption of municipal water and sewer services, which would allow abandonment of the well and septic field, and manipulation of the setbacks of the wetlands and shoreland. The most feasible plan for the existing site, includes a completely separated building, an expansion of on-site parking and expansion of the stormwater feature. This plan, provides enough square footage to nearly meet the current, immediate need as programmed. This plan however, does require a second well and potentially a fire suppression surge tank, similar to the current building, and an expansion of the existing septic field, if capacity is not available. This plan, does not allow future growth, which is most limiting to the newly formed Utilities Department, which has a larger initial growth need for staff and equipment to meet service demands. 189 SECTION 05 | DEVELOPMENT SCENARIOS 49 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group - Existing Site Feasible Expansion – -- Please refer to the Appendix for more information on the Development Concepts--- 190 50 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 06 | PROJECT COSTS 191 SECTION 06 | PROJECT COSTS 51 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group STATEMENT OF PROBABLE COST Given the nature of municipal facilities, construction should include materials and systems that guarantee high levels of durability, security, and resiliency. These systems need to be robust and of high quality to ensure the safety of personnel and are expected to last 50 plus years. The following cost estimate reflects a facility with durable, long-lasting building materials, complying with local and state regulations for essential facilities, as well industry best practices. Alternate building systems and materials can be explored as potential cost savings but may result in a lesser quality building with higher maintenance costs over the lifecycle of the facility. BKV Group collaborated with Kraus-Anderson Construction as an industry partner familiar with the region and building typology to develop a rough order of magnitude (ROM) cost specific to local conditions. Low- and high- cost ranges were provided. The budget, based on national construction cost averages adjusted for the region and verified by municipal facility experts, ensures credibility. Expertise in public safety space needs, site requirements, materials, equipment, and quality is essential for an adequate budget for future project development. Total project cost is a combination of the hard costs required to physically construct a building as well as the soft costs needed to support project development and to ready a completed facility for occupancy. 1. Hard Costs o Hard Costs refer to building construction and normal site development costs and are typically the costs charged by a Contractor to construct the project. 2. Soft Costs o Soft Costs refer to the other costs paid for by the Owner that are critical and necessary for the completion of the project. These other costs include, but are not limited to, professional fees, geotechnical exploration, site surveys, construction phase testing, and furnishings. Market conditions can dramatically affect Hard Costs. Low construction activity in a given region usually results in strong bidder participation and more competitive bids. When construction activity is high there is typically lower bidder participation and higher project construction costs. Because the project design is conceptual at this stage, we always recommend and include a design contingency. This helps to mitigate and accommodate the undefined nature of the specific project details between now and finalization of the bid documents. Escalation costs must be considered for any project that is not immediately commencing construction. An anticipated reasonable average for inflation rates over the next several years was established based on market forecasts. Historically, construction costs have had an annual escalation factor of 5-6%. If the project is planned further out from 2027, the cost estimate should be revisited prior to starting the project. Unforeseen developments such as tariffs have the potential to affect construction cost in a significant way and are not accounted for as part of this estimate. The stated probable costs do not include other outside costs such as potential signalization, improvements to and expansion of roadways, new curb cuts, and improvements in the right-of-way. These are potential things that could be needed that will have costs. Without a design solution for evaluation, those costs cannot be understood as part of this study process. The tables on the following pages illustrate the probable cost for the planning options included as part of this study. 192 SECTION 06 | PROJECT COSTS 52 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group - Table 6.1 – 193 53 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group 07 | STUDY CONCLUSIONS 194 SECTION 07 | STUDY CONCLUSIONS 54 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group FINDINGS & RECOMMENDATIONS BKV Group completed a full review of the existing facilities utilized by the City of Corcoran. BKV completed an in- depth analysis of the City Hall, Public Works, Police and Fire Department’s current and future operational space needs. BKV Group offers the following for the City’s consideration: The existing facilities are undersized and do not meet best practices for all city services. Key deficiencies include limited space, hindering efficient operations and growth. The facilities cannot support long-term needs, such as staff expansion, changing gender ratios, training, health/wellness, safety/security, modern operations, or additional vehicles and equipment. The existing site for the City Hall, Public Works and Police Station are located at 8200 County Road 116, on the other hand, there is no Fire Department within the city of Corcoran. The city divides its territories into three service-areas for fire protection -Hanover Fire Department (serves part of Corcoran), Rogers Fire Department and the West Suburban Fire District (also serves part of Corcoran). The 79th Avenue site is suitable for a City Hall,and Police Station. Based on the available information, development of this site may require adjustments to existing wetland area, this is something the city should continue to review future. This site has great potential to be utilized for a new City Hall and Police facility. The location is adjacent to the future “city center” development to the south and located on an improved street with available access to utilities. The area is also located within a walkable district with connections to established paths. The County Road 10 site takes advantage of the established topography allowing for access to the lower level on the southern side. The site has ample room for the established operational needs and allows space for future expansion if needed. However, this site does not have current access to utilities which would be an additional cost and the site is located off a County Highway requiring turn lanes to be constructed for safe site access. For the Fire Department, we proposed facility is located on existing city hall site located at 8200 County Road 116 and would require the city hall to be relocated prior to constructing the fire station. This location provides great visibility within the community to the department, and its proposed location would be nearby the relocated city hall and police facility just to the south on City Center Drive. The proposed location within the city limits is ideal for response. The response apron from the apparatus has direct access onto Highway 116. Public traffic and returning apparatus have access from City Center Drive limiting additional turn lanes and access point off Highway 116, improving safety. Another proposed design option for the Fire Department is also located on the existing city hall site at 8200 County Road 116. This would require the city hall to be relocated prior to constructing the fire station. The proposed location within the city limits is ideal for response. The response apron from the apparatus bays has direct access onto highway 116. In comparison to Option A, public traffic and returning apparatus all access the site from Highway 116 requiring multiple curb cuts along the Highway and making this option less ideal. Additionally, compared to Option A the position of the fire station further north on the site lessens the connection to the other city facilities proposed to the south on City Center Drive. 195 SECTION 07 | STUDY CONCLUSIONS 55 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group TIMELINE / NEXT STEPS With the space needs, development options and probable costs defined, the initial feasibility and conceptual planning phase is complete. The subsequent design phases of planning a facility will take up the longest duration of the total design process. The next step typically begins with commencing schematic design. The schematic design phase is one of the initial stages in the architectural planning process. During this phase, architects and designers focus on conceptualizing and defining the basic layout and form of a project based on the project’s program, budget, and site constraints. Combined, the overall design process and construction duration can typically last over two years for a complex project. So that we may illustrate a typical design-bid-build project approach we have included the preliminary project schedule below and summary of completed work to date. The final schedule will be determined between the City and the selected design/construction teams. The work listed below consists of the overall services subject to BKV’s Agreement with the City of Corcoran. Forthcoming work is not currently a part of our Agreement, although we are available to assist with any further questions or needs to support the City in advancing the project to fulfill the immediate and long-term operational needs of the City Hall, Public Works, Fire and Police Departments. WORK COMPLETED · Programming / Space Needs Assessment · Facility Operational Assessment (FOA) · Concept Planning & Site Feasibility · Cost Estimating FUTURE PROJECT PHASES & PRELIMINARY PROJECT SCHEDULE The following is proposed phasing for the projects explored within this study. · Phase 1: Relocation of City Hall and Police · Phase 2: Expansion / Renovation of Public Works · Phase 3: Construct Fire Station The following is an estimated schedule for future development for a typical phase of your project. This schedule would be comparable for a project being competitively bid or delivered via the construction manager delivery method. However, with the construction management delivery method, work onsite could commence somewhat earlier utilizing multiple bid packages, realizing some schedule efficiencies. 1. BASIC ARCHITECTURAL SERVICES (9 – 12 months) a. Schematic Design Phase i. Refine floor plans ii. Refine site design iii. Narrative of construction materials iv. Building code analysis v. Update cost estimate b. Owner Approval 196 SECTION 07 | STUDY CONCLUSIONS 56 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group c. Design Development Phase i. Refine/revise floor plan ii. Refine/revise site plan iii. Develop interior elevations iv. Update narrative of construction materials v. Develop specific construction details vi. Finalize implementation of code response vii. Specify select products and materials viii. Develop security and access concepts ix. Develop interior design x. Preliminary engineering xi. Update cost estimate d. Owner Approval e. Construction Documents Phase i. Bid drawings & technical specifications ii. Final engineering f. Owner Approval & Permit Review g. Bidding Phase i. Consider substitution requests ii. Issue contract addendum iii. Open bids h. Construction Contract Procurement i. Construction Administration i. Construction observation (conformance to the design documents) ii. Progress reports iii. Develop and issue change orders iv. Process applications for payment v. Review submittals vi. Conduct punch list inspections vii. Certify substantial completion viii. Warranty period (as needed) 2. CONSTRUCTION (12 – 16 months) Once funded, the City’s next steps will be to select and contract with an Architecture and Engineering team to complete the Contract Documents. There will be other necessary project professionals such as Surveyors and Geotechnical Engineers, that will need to be selected and contracted with to allow the project to progress effectively. If the City elects to utilize a Construction Manager, we advise that they be brought onboard during the schematic design phase to allow the greatest benefit to the City. Having a Construction Manager involved early allows them to collaborate with the City and design team to ensure constructability, budget and schedule conformance. 197 SECTION 07 | STUDY CONCLUSIONS 57 | Corcoran Facility Needs Assessment Study | 2147.01 | BKV Group CONCLUSION We hope the City of Corcoran has found this information helpful and that it will assist in your decision-making process. We want to thank you for the opportunity to work with your team and the trust you placed in us to guide your planning process. Thank you! Sincerely, The BKV Group Team 198 Department Legend CITY HALL POLICE SHARED SUPPORT DRIVE THRU BAYWASH BAY TRUCK BAY ELEV.228 SF STAIR B 85 SF HOLDING CELL 85 SF HOLDING CELL 67 SF SALLY PORT 106 SF INTERVIEW 82 SF RELEASE 100 SF SALLYPORT 56 SF VAULT 65 SF VAULT 24 SF JAN. 246 SF INTAKE ELEV. 4712 SF UTILITIES GARAGE 640 SF PARTS AND STORAGE 950 SF PHYSICAL CONDITIONING 307 SF MECHANICAL 2443 SF LOCKER ROOM 489 SF STORAGE 91 SF QUIET ROOM 90 SF QUIET ROOM 161 SF SGT. SHARED OFFICE 161 SF SGT. SHARED OFFICE 161 SF SGT. SHARED OFFICE 518 SF ROLL CALL 99 SF DATA 63 SF REPORT 62 SF REPORT 138 SF STORAGE 2860 SF SHOOTING RANGE 858 SF MAT ROOM 150 SF ARMORY 170 SF WEAPON CLEANING 87 SF SOUNDLOCK 59 SF RR 389 SF VESTIBULE 124 SF STORAGE 343 SF SQUAD READY AREA 510 SF LARGE EVIDENCE 1039 SF EVIDENCE TRAILER PARKING 2867 SF UTILITIES GARAGE 289 SF K9 196 SF FIELD FORCE 143 SF DRONE 181 SF EVIDENCE INTAKE 239 SF EVIDENCE PROCESSING 639 SF EVIDENCE 327 SF OUTREACH STORAGE 78 SF SWAT AROMRY 106 SF INTERVIEW 394 SF SWAT 983 SF INTAKE GARGE 11345 SF PD GARAGE 262 SF STAIR C 203 SF ELEC. 208 SF MUD ROOM 328 SF STAIR A 86 SF RR/ SHOWER 168 SF COPY 1529 SF OPEN OFFICE 85 SF RR/ SH LOCKERS LO C K E R S DUTY BAGS DU T Y B A G S 85 SF HOLDING CELL 80 SF RR 41 SF STORAGE Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS NOT F O R CONS T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a l l / 2 7 4 7 . 0 2 C or c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 8/ 1 9 / 2 0 2 6 8 : 3 7 : 0 0 A M Author Checker 2747-02 1 LEVEL 1 (GARAGE) CORCORAN NEW CITY HALL & POLICE FACILITY 1 1/8" = 1'-0" 1 LOWER LEVEL - PRESENTATION FLOOR PLAN *GSF AREA BY LEVEL Level Area LEVEL 1 43,662 SF LEVEL 2 19,472 SF LEVEL 3 16,239 SF TOTAL GSF 79,373 SF ISSUE #DATE DESCRIPTION 199 LEVEL 1 ROOF AREA SHARED OUTDOOR PATIO LEVEL 1 ROOF AREA Department Legend CITY HALL POLICE PUBLIC DN UP 120 SF DIR. SUPR. 120 SF DIST. LEAD 120 SF PW DIR. 120 SF COMM. DEVEL. 120 SF PLANNER 120 SF PARK & REC MNGR 152 SF CONSTRUCTION SERVICE MGR. 276 SF PUBLIC MEETING ROOM 92 SF WELLNESS 450 SF BREAK 80 SF COPY / SUPPLIES 268 SF BUILDING STORAGE 54 SF RR 55 SF RR 63 SF RR 63 SF RR 790 SF RECORDS 90 SF OFFICE STORAGE 271 SF MAJOR CASES 99 SF DATA ROOM 204 SF STO/ DTF 512 SF BREAK ROOM 133 SF INTERVIEW 171 SF LOBBY 59 SF RR 99 SF INTERVIEW 128 SF WAITING ROOM 120 SF LT INVEST. 120 SF LT. PATROL 103 SF DET. 103 SF DET. 103 SF DET. 107 SF ADMIN. MNGR. 150 SF DEPUTY CHIEF 150 SF DEPUTY CHIEF 241 SF CHIEF 471 SF STAIR 121 SF DET. 120 SF DET. SGT. 88 SF IT OFFICE 222 SF DIGITAL EVIDENCE EXAM 248 SF CONFERENCE 227 SF DRONE/ RCC 648 SF TEAM COLLAB. 136 SF MAIL/ COPY 105 SF SOCIAL WORKER 55 SF ELEV. 46 SF VEST. 63 SF RR 81 SF JANITOR 453 SF TEAM COLLAB. 43 SF PHONE 120 SF DEVE. SUV. 61 SF RR 97 SF ARCH STOR. 122 SF WELLNESS 57 SF JAN. 61 SF RR 42 SF ELEC. 1194 SF CORRIDOR 99 SF INVEST. STORAGE 108 SF ANALYST 161 SF COMM. DEV. DIR. 145 SF SUB-LOBBY 216 SF ELECTION STORAGE 32 SF ELECTRICAL 3699 SF OPEN OFFICE 279 SF BUILDING STORAGE ELEV. 279 SF PD LOBBY Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS NOT F O R CONS T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a l l / 2 7 4 7 . 0 2 C or c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 8/ 1 9 / 2 0 2 6 8 : 3 7 : 0 0 A M Author Checker 2747-02 2 LEVEL 2 CORCORAN NEW CITY HALL & POLICE FACILITY 2 1/8" = 1'-0" 1 LEVEL 1 - PRESENTATION FLOOR PLAN *GSF AREA BY LEVEL Level Area LEVEL 1 43,662 SF LEVEL 2 19,472 SF LEVEL 3 16,239 SF TOTAL GSF 79,373 SF ISSUE #DATE DESCRIPTION 200 OPEN TO BELOW 156 SF COPY 167 SF OFFICE 159 SF IT OFFICE 91 SF STORAGE LEVEL 2 ROOF AREA ROOF AREA LEVEL 1 ROOF AREA 298 SF BUILDING STORAGE 519 SF CONFERENCE ROOM 3065 SF COMMUNITY ROOM 26 SF STORAGE 26 SF ELEC. 116 SF TABLE STORAGE 85 SF TABLE STORAGE 2019 SF CORRIDOR 73 SF JANITOR Department Legend CITY HALL PUBLIC LEVEL 2 ROOF AREA 62 SF STORAGE 154 SF EOC STORAGE LEVEL 1 ROOF AREA 192 SF BROADCAST DN DN ELEV290 SF MENS RESTROOM 3 292 SF WOMANS RESTROOM 3 1878 SF COUNCIL CHAMBER 308 SF STAIR 173 SF STAIR 272 SF CORRIDOR 154 SF CATERING KITCHEN 55 SF IT MANAGER 231 SF CONFRENCE ROOM 194 SF OOFICE 194 SF OFFICE 143 SF SERVER 117 SF HR CONF. RM 65 SF RR 65 SF RR 105 SF IT WORKROOM 146 SF HR OFFICE 2051 SF OPEN OFFICE 138 SF COLLAB Architecture Interior Design Landscape Architecture Engineering 222 North Second Street Long & Kees Bldg Suite 101 Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS NOT F O R CONS T R U C T I O N CERTIFICATION Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a l l / 2 7 4 7 . 0 2 C or c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 8/ 1 9 / 2 0 2 6 8 : 3 7 : 0 1 A M Author Checker 2747-02 3 LEVEL 3 CORCORAN NEW CITY HALL & POLICE FACILITY 3 1/8" = 1'-0" 1 LEVEL 2 - PRESENTATION FLOOR PLAN *GSF AREA BY LEVEL Level Area LEVEL 1 43,662 SF LEVEL 2 19,472 SF LEVEL 3 16,239 SF TOTAL GSF 79,373 SF ISSUE #DATE DESCRIPTION 201 4906-0864-6847.2 CITY OF CORCORAN, MINNESOTA RESOLUTION NO. 2026-58 RESOLUTION ADOPTING A CAPITAL IMPROVEMENT PLAN AND PROVIDING PRELIMINARY APPROVAL FOR THE ISSUANCE OF GENERAL OBLIGATION BONDS THEREUNDER BE IT RESOLVED by the City Council of the City of Corcoran, Minnesota (the “City”) as follows: Section 1.Background. 1.01.Pursuant to Minnesota Statutes, Section 475.521, as amended (the “Act”), cities are authorized to adopt a capital improvement plan and carry out programs for the financing of capital improvements. 1.02.The City has caused to be prepared a five (5) year capital improvement plan for the years 2026 through 2030 (the “Capital Improvement Plan”). 1.03.On the date hereof, the City Council held a public hearing, after publication in the City’s official newspaper of a notice of public hearing at least ten (10) days but no more than twenty-eight (28) days before the date of the hearing, on the Capital Improvement Plan and the issuance of one or more series of general obligation bonds thereunder (the “Bonds”) in a maximum principal amount of $40,000,000 to finance various capital improvements, including without limitation the construction and equipping of a civic campus building containing a city hall and public safety facility in the City (the “Capital Improvements”). 1.04.In considering the Capital Improvement Plan, the City Council has considered for each project and for the overall Capital Improvement Plan: 1.the condition of the City’s existing infrastructure, including the projected need for repair and replacement; 2.the likely demand for the improvement; 3.the estimated cost of the improvement; 4.the available public resources; 5.the level of overlapping debt in the City; 6.the relative benefits and costs of alternative uses of the funds; 7.operating costs of the proposed improvements; and 8.alternatives for providing services more efficiently through shared facilities with other local government units. Section 2.Capital Improvement Plan. 2.01.The Capital Improvement Plan is hereby approved. The City Council finds that the Capital Improvement Plan will provide for certain capital improvements which serve the interests of the City as a whole. 2.02.Pursuant to Minnesota Statutes, Section 462.356, subdivision 2, the City Council, by at least a two-thirds vote of all of its members, finds that the Capital Improvement Plan does not impact and does not have a relationship to the City’s comprehensive plan; therefore, the City Council dispenses with the 202 4906-0864-6847.2 requirements of Minnesota Statutes, Section 462.356, subdivision 2 relating to planning commission review of the Capital Improvement Plan. 2.03.City staff are hereby authorized to do all other things and take all other actions as may be necessary or appropriate to carry out the Capital Improvement Plan in accordance with any applicable laws and regulations. 2.04.The City gives preliminary approval to the issuance of the Bonds in the maximum principal amount of $40,000,000; provided that if a petition requesting a vote on issuance of the Bonds, signed by voters equal to five percent (5%) of the votes cast in the last municipal general election, is filed with the City Clerk within thirty (30) days of the date hereof, the City may issue the Bonds only after obtaining approval of a majority of voters voting on the question at an election. Section 3.Miscellaneous. 3.01.City staff are hereby authorized to do all other things and take all other actions as may be necessary or appropriate to carry out the intent of this resolution in accordance with the Act. 3.02.The Mayor and City Administrator are authorized and directed to execute and deliver any agreements, certificates or other documents that the City determines are necessary to implement this resolution. 3.03.This resolution shall be in full force and effect following its approval. Approved by the City Council of the City of Corcoran, Minnesota this 13th day of August, 2026. Mayor ATTEST: City Administrator 2 203 City of Corcoran, Minnesota Overview of Capital Improvement Plan August 13, 2026 204 What is the public hearing about? Approval of Capital Improvement Plan ❑The City is proposing to build a new City Hall and Police Station ❑To fund a portion of the cost, the City plans to issue up to $40 million in CIP Bonds ❑Minnesota law requires a public hearing before bonds like these can be issued ❑Public hearing — is the publics opportunity to ask questions and share comments 2 205 What is a Capital Improvement Plan (CIP)? Plan is required for the City to finance municipal facilities ❑A Capital Improvement Plan (CIP) is a formal document that: ✓Identifies major facility needs over a 5-year period (2026–2030) ✓Matches those needs with funding sources ✓Ensures spending is planned, transparent, and cost-effective ❑Minnesota law (Section 475.521) allows cities to fund certain facilities — like city halls and public safety buildings — through a CIP without a full public referendum, unless residents petition for one 3 206 Why Does Corcoran Need a New Facility? Current City Hall was built in 1994. A lot has changed. 4 Then (1994)Now (2026) Smaller population Population has grown over 200% Adequate space ~40% less space than currently needed Modern building Settled cracks, aging windows/doors, outdated HVAC 207 What are the Facility Needs? A professional Facility Needs Assessment (Nov 2025) found: 5 •Police staff are using trailers for storage — no room for training or private offices •Office spaces are used by 2–3 more people than they were designed for •The facility lacks modern safety and confidentiality features required for a police department •An additional 75,032 square feet is needed to serve the community for the next 20 years •Expanding at the current site is not feasible due to property restrictions 208 What is the City Proposing to Build? A new Civic Campus: City Hall + Public Safety Facility 6 ❑Proposed project will provide: ▪A modern, welcoming City Hall for residents to access city services ▪A fully equipped Police Station with proper training, storage, and safety features ▪Adequate meeting space for staff and the public ▪A facility designed to serve Corcoran for the next 20+ years ❑Estimated Total Project Cost to be Financed with CIP Bonds is $40 million ❑City is working to secure other sources of funding for the project 209 How Does the CIP Bonds work? General Obligation Capital Improvement Plan (CIP) Bonds 7 ❑City will issue CIP Bonds — essentially a long-term loan — of up to $40 million ❑Bonds will be repaid over 25–30 years ❑Repayment comes from property taxes ❑City's full faith and credit backs the bonds — the strongest possible security for bondholders, which helps secure the lowest possible interest rate ❑Why bonds and not cash reserves? The City does not have sufficient reserves to fund a project of this size. Bonding is the most cost- effective option available. 210 What Other Funding Sources will be Needed? City is working to secure other funding sources 8 ❑City may issue general obligation revenue bonds to finance costs of the project that benefit the enterprise funds (water and sewer funds) ▪Long range finance plans for the enterprise funds includes anticipated costs to pay a portion of the project if determined by the City Council ❑City may accept federal or state grants that may be appropriated for the project 211 What Impact will CIP Bonds have on City Taxes? The impact depends on property values and how fast the City's tax base grows 9 Growth Scenario Median Home ($595,000) — Peak Annual Impact 5% NTC Growth ~$584/year (Pay 2032) 10% NTC Growth ~$442/year (Pay 2032) 14% NTC Growth ~$360/year (Pay 2030) ❑Three scenarios were modeled based on annual growth in the City's Net Tax Capacity (NTC): A few important notes: ▪Tax impacts begin in Pay 2028 (no impact in 2026 or 2027) ▪The faster Corcoran's tax base grows, the lower the impact per property ▪Assumes City cash contribution of ~$2.15 million will be applied to offset debt service costs These are estimates for planning purposes only, based on rates as of July 2026. 212 Is the City Borrowing within Its Limits? Yes — the City is within legal limits 10 Minnesota law sets strict caps on municipal debt. Here's how Corcoran measures up: Statutory Debt Limit (3% of estimated market value) ✓Maximum allowed: $67,643,352 ✓Current debt: $8,025,000 ✓After new bonds: Well within the limit CIP Annual Debt Service Limit (0.16% of market value) ✓Maximum allowed per year: $3,607,645 ✓Estimated peak annual payment: ~$3,056,735 ✓Within the limit The City's credit rating is Aa2 — a strong rating, helping secure favorable interest rates for taxpayers. 213 What About Shared Facilities? City explored it – here’s what was found 11 City actively looks for opportunities to share services and reduce costs. For example: •Corcoran already shares fire services with Hanover, Rogers, and the West Suburban Fire District However, for a City Hall and Police Station, sharing is not practical or cost-effective because: •These facilities serve the public and staff on a daily, ongoing basis •Police operations require confidentiality, security, and dedicated space •The nature of municipal services makes co-location with other governments impractical 214 The Process: What Happens Next? Here’s where the city is at and what comes next: 12 ❑Facility Needs Assessment Completed (Nov 2025) ❑CIP Prepared ❑Public Hearing Notice Published ❑PUBLIC HEARING — Tonight, August 13, 2026 ❑City Council Vote to Approve CIP (requires 3/5 majority) ❑30-Day Petition Window Opens ❑Bond Sale (late 2026 or 2027) ❑Construction Begins The Reverse Referendum — Right to Petition If residents equal to at least 5% of votes cast in the last general election sign a petition within 30 days of tonight's hearing, the bonds cannot be issued without a public vote. 215 Summary: The Case for this Project 13 Factor Finding Need Current facility is overcrowded, aging, and inadequate Demand Population has grown 200%+ since 1994; needs will continue to grow Cost $40M CIP Bonds is cost-effective financing option Fiscal Responsibility Well within all state debt limits; strong Aa2 credit rating Tax Impact Phased in starting 2028; reduced as tax base grows Alternatives Shared facilities not practical for this type of project 216 Thank You Northland Securities, Inc. 150 South 5th Street, Suite 3300 Minneapolis, Minnesota 55402 800-851-2920 www.northlandsecurities.com/public_finance Member FINRA and SIPC Registered with SEC and MSRB Tammy Omdal Managing Director Dir: 612-851-4964 tomdal@northlandsecurities.com 14 217 Page 1 of 3 Pay 2028 Pay 2029 Pay 2030 Pay 2031 Pay 2032 Pay 2033 $1,238,555 $1,733,977 $2,275,845 $2,462,250 $2,929,500 $2,931,337 $25,545,198 $26,822,458 $28,163,581 $29,571,760 $31,050,348 $32,602,866 Tax rate impact of bonds 4.848%6.465%8.081%8.326%9.435%8.991% Property Type Estimate Taxable Market Value of Property Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Residential Homestead $200,000 $83 $111 $139 $143 $162 $154 $250,000 $110 $146 $183 $188 $213 $203 $300,000 $136 $181 $227 $234 $265 $252 $350,000 $162 $217 $271 $279 $316 $301 $400,000 $189 $252 $315 $324 $367 $350 $450,000 $215 $287 $359 $370 $419 $399 $500,000 $242 $322 $403 $415 $470 $448 *Median Value for Pay 2026 $595,000 $300 $400 $500 $515 $584 $556 $600,000 $303 $404 $505 $520 $590 $562 $700,000 $364 $485 $606 $624 $708 $674 $800,000 $424 $566 $707 $729 $826 $787 $900,000 $485 $646 $808 $833 $943 $899 $1,000,000 $545 $727 $909 $937 $1,061 $1,011 Commercial / Industrial $250,000 $136 $181 $226 $233 $264 $251 $1,000,000 $614 $819 $1,024 $1,055 $1,195 $1,139 $2,000,000 $1,252 $1,670 $2,087 $2,151 $2,437 $2,323 $3,000,000 $1,891 $2,521 $3,151 $3,247 $3,679 $3,506 $5,000,000 $3,167 $4,223 $5,278 $5,439 $6,163 $5,873 $7,000,000 $4,443 $5,924 $7,406 $7,631 $8,646 $8,240 $10,000,000 $6,358 $8,477 $10,597 $10,919 $12,372 $11,790 Assumptions: 5/ City Bonds included term of 30 years for CIP Bonds in 2026. 2026 2027 2028 2029 2030 Total $40,000,000 $0 $0 $0 $0 $40,000,000 2026 2027 2028 2029 2030 Total $0 $1,228,945 $730,898 $190,867 $0 $2,150,710 Example Property Tax Impact Total approximate average annual debt service levy for bond payments (includes 5% statutory coverage) Pay 2026 City Net Tax Capacity (NTC) - with 5% annual growth CITY HALL & POLICE STATION City of Corcoran, Minnesota Example Annual Property Tax Impact as of July 27, 2026 - 5% NTC Growth 7/ Cash Contribution to Debt Service Fund to offset debt service levy: 1/ Estimated average rate for bonds is based on rates for tax-exempt, non-bank qualified, 'Aa2' credit rating, rates as of July 17, 2026. 2/ Estimated term of Bonds estimated based on estimated useful life of assets financed with Series 2026A Bonds. 3/ Tax impact is calculated based on the City's Net Tax Capacity (NTC) for Pay 2026. The analysis assumes 5.0% annual increase in NTC. 4/ Tax Impact on Property Type means the estimated annual city tax to be paid by the property directly related to the Project to be financed. 6/ Analysis assumes the following par amount of Bonds issued by year (to fund construction costs, capitalized interest, and cost of issuance): Preliminary for Planning Purposes Only, Page 1 of 3 7/28/2026218 Page 2 of 3 Pay 2028 Pay 2029 Pay 2030 Pay 2031 Pay 2032 Pay 2033 $1,238,555 $1,733,977 $2,275,845 $2,462,250 $2,929,500 $2,931,337 $28,036,000 $30,839,600 $33,923,560 $37,315,916 $41,047,508 $45,152,258 Tax rate impact of bonds 4.418%5.623%6.709%6.598%7.137%6.492% Property Type Estimate Taxable Market Value of Property Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Residential Homestead $200,000 $76 $96 $115 $113 $122 $111 $250,000 $100 $127 $152 $149 $161 $147 $300,000 $124 $158 $188 $185 $200 $182 $350,000 $148 $188 $225 $221 $239 $217 $400,000 $172 $219 $261 $257 $278 $253 $450,000 $196 $250 $298 $293 $317 $288 $500,000 $220 $280 $334 $329 $356 $324 *Median Value for Pay 2026 $595,000 $273 $348 $415 $408 $442 $402 $600,000 $276 $351 $419 $412 $446 $406 $700,000 $331 $422 $503 $495 $535 $487 $800,000 $387 $492 $587 $577 $624 $568 $900,000 $442 $562 $671 $660 $714 $649 $1,000,000 $497 $633 $755 $742 $803 $730 Commercial / Industrial $250,000 $124 $157 $188 $185 $200 $182 $1,000,000 $560 $712 $850 $836 $904 $822 $2,000,000 $1,141 $1,452 $1,733 $1,704 $1,844 $1,677 $3,000,000 $1,723 $2,192 $2,616 $2,573 $2,783 $2,532 $5,000,000 $2,886 $3,673 $4,382 $4,310 $4,662 $4,241 $7,000,000 $4,049 $5,153 $6,148 $6,047 $6,541 $5,950 $10,000,000 $5,793 $7,373 $8,797 $8,653 $9,359 $8,513 Assumptions: 5/ City Bonds included term of 30 years for CIP Bonds in 2026. 2026 2027 2028 2029 2030 Total $40,000,000 $0 $0 $0 $0 $40,000,000 2026 2027 2028 2029 2030 Total $0 $1,228,945 $730,898 $190,867 $0 $2,150,710 7/ Cash Contribution to Debt Service Fund to offset debt service levy: Pay 2026 City Net Tax Capacity (NTC) - with 10% annual growth 1/ Estimated average rate for bonds is based on rates for tax-exempt, non-bank qualified, 'Aa2' credit rating, rates as of July 17, 2026. 2/ Estimated term of Bonds estimated based on estimated useful life of assets financed with Series 2026A Bonds. 3/ Tax impact is calculated based on the City's Net Tax Capacity (NTC) for Pay 2026. The analysis assumes 5.0% annual increase in NTC. 4/ Tax Impact on Property Type means the estimated annual city tax to be paid by the property directly related to the Project to be financed. 6/ Analysis assumes the following par amount of Bonds issued by year (to fund construction costs, capitalized interest, and cost of issuance): CITY HALL & POLICE STATION City of Corcoran, Minnesota Example Annual Property Tax Impact as of July 27, 2026 - 10% NTC Growth Example Property Tax Impact Total approximate average annual debt service levy for bond payments (includes 5% statutory coverage) Preliminary for Planning Purposes Only, Page 2 of 3 7/28/2026219 Page 3 of 3 Pay 2028 Pay 2029 Pay 2030 Pay 2031 Pay 2032 Pay 2033 $1,238,555 $1,733,977 $2,275,845 $2,462,250 $2,929,500 $2,931,337 $30,112,054 $34,327,742 $39,133,626 $44,612,333 $50,858,060 $57,978,188 Tax rate impact of bonds 4.113%5.051%5.816%5.519%5.760%5.056% Property Type Estimate Taxable Market Value of Property Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Tax Impact on Property Type Residential Homestead $200,000 $71 $87 $100 $95 $99 $87 $250,000 $93 $114 $131 $125 $130 $114 $300,000 $115 $142 $163 $155 $162 $142 $350,000 $138 $169 $195 $185 $193 $169 $400,000 $160 $197 $226 $215 $224 $197 $450,000 $183 $224 $258 $245 $256 $224 $500,000 $205 $252 $290 $275 $287 $252 *Median Value for Pay 2026 $595,000 $255 $313 $360 $342 $356 $313 $600,000 $257 $316 $363 $345 $360 $316 $700,000 $308 $379 $436 $414 $432 $379 $800,000 $360 $442 $509 $483 $504 $442 $900,000 $411 $505 $582 $552 $576 $506 $1,000,000 $463 $568 $654 $621 $648 $569 Commercial / Industrial $250,000 $115 $141 $163 $154 $161 $141 $1,000,000 $521 $640 $737 $699 $730 $641 $2,000,000 $1,062 $1,305 $1,502 $1,426 $1,488 $1,306 $3,000,000 $1,604 $1,970 $2,268 $2,152 $2,246 $1,972 $5,000,000 $2,687 $3,299 $3,799 $3,605 $3,762 $3,303 $7,000,000 $3,769 $4,629 $5,330 $5,058 $5,279 $4,633 $10,000,000 $5,394 $6,624 $7,626 $7,237 $7,553 $6,630 Assumptions: 5/ City Bonds included term of 30 years for CIP Bonds in 2026. 2026 2027 2028 2029 2030 Total $40,000,000 $0 $0 $0 $0 $40,000,000 2026 2027 2028 2029 2030 Total $0 $1,228,945 $730,898 $190,867 $0 $2,150,710 7/ Cash Contribution to Debt Service Fund to offset debt service levy: Pay 2026 City Net Tax Capacity (NTC) - with 14% annual growth 1/ Estimated average rate for bonds is based on rates for tax-exempt, non-bank qualified, 'Aa2' credit rating, rates as of July 17, 2026. 2/ Estimated term of Bonds estimated based on estimated useful life of assets financed with Series 2026A Bonds. 3/ Tax impact is calculated based on the City's Net Tax Capacity (NTC) for Pay 2026. The analysis assumes 5.0% annual increase in NTC. 4/ Tax Impact on Property Type means the estimated annual city tax to be paid by the property directly related to the Project to be financed. 6/ Analysis assumes the following par amount of Bonds issued by year (to fund construction costs, capitalized interest, and cost of issuance): CITY HALL & POLICE STATION City of Corcoran, Minnesota Example Annual Property Tax Impact as of July 27, 2026 - 14% NTC Growth Example Property Tax Impact Total approximate average annual debt service levy for bond payments (includes 5% statutory coverage) Preliminary for Planning Purposes Only, Page 3 of 3 7/28/2026220 2 0 2 6 S c h e d u l e C i v i c C a m p u s OPENHOUSE Fe br u ar y 1 2 Be llweth er Prairi e Club A m enity Ce nter 10:30 a.m.–noo n M a rc h 3 St. Th o mas th e A postle Cath oli c Churc h 6 -7:3 0 p.m. A p ri l 2 8 Corcoran P ubli c Works Facili ty 6–7:30 p.m . M ay 6 Sai nt Th ere se of Corcoran 10:30 a.m.–noo n J u n e 2 Ho pe Commu nity Churc h 6–7:30 p.m . (+Live strea m) A u g u s t 4 Corcoran P ubli c Works Facili ty a t Corcoran Ni ght to U nite 2 026 6–7:30 p.m . More In form a ti on 221 8200 COUNTY ROAD 116CORCORAN, MN 55340 Jo in us in t h e coming mon ths for our publ ic e ng agem ent opportu n it ies rega rd ing the Corcora n Civi c Ca mpus. S chedul e can be found o n the revers e side of this card or yo u can s can the QR code above for mo re d etails and i nformation on the o n goi n g Space Needs Asse ssm ent pro jec t . 7 63-42 0 -2 288 w ww.cor co ra nmn.g o v 222 4899-3121-7599.4 2026 through 2030 Five-Year Capital Improvement Plan for the City of Corcoran, Minnesota Adopted August 13, 2026 223 Page 2 4899-3121-7599.4 City of Corcoran, Minnesota Five-Year Capital Improvement Plan 2026 through 2030 I. INTRODUCTION In 2003, the Minnesota State Legislature adopted a statute (Section 475.521, referred to herein as the “CIP Act”) that allows cities to issue municipal bonds under a capital improvement plan without the usual referendum requirement (except for the so-called “reverse referendum” described in Section III). The CIP Act applies to capital improvements consisting of city halls, public works, and public safety facilities. The 2005 Legislature added towns to the meaning of a municipality and town halls and libraries to the meaning of a capital improvement under the CIP Act. Throughout this plan, the term “capital improvement” refers only to those improvements identified in the CIP Act, as summarized above. Capital expenditures for other public improvements in the City will be financed through other means and are not governed by this plan. As part of the authorization process to issue capital improvement plan bonds, the CIP Act requires municipalities to prepare a five-year capital improvement plan that includes information specified in the statute, and different than the information that municipalities often provide in a more detailed “budget CIP.” This document, therefore, is the “bond CIP” intended to supplement the “budget CIP” to meet the specific requirements of the CIP Act. II. PURPOSE A capital improvement is a major expenditure of municipal funds for the acquisition or betterment to public lands, buildings, or other improvements used as a city hall, town hall, library, public safety, or public works facility, which has a useful life of 5 years or more. For the purposes of the CIP Act, capital improvements do not include light rail transit or related activities, parks, roads/bridges, administrative buildings other than city or town hall, or land for those facilities. A Capital Improvement Plan (CIP) is a document designed to anticipate Capital Improvement expenditures and schedule them 224 Page 3 4899-3121-7599.4 over a five-year period so that they may be undertaken in the most efficient and cost-effective manner possible. A CIP allows the matching of expenditures with anticipated income. As potential expenditures are reviewed, the municipality considers the benefits, costs, alternatives and impact on operating expenditures. The City of Corcoran (the “City”) believes the capital improvement process is an important element of responsible fiscal management. Major capital expenditures can be anticipated and coordinated so as to minimize potentially adverse financial impacts caused by the timing and magnitude of capital outlays. This coordination of capital expenditures is important to the City in achieving its goals of adequate physical public assets, preservation of public assets, and sound fiscal management. In these financially difficult times , good planning is essential for the wise and prudent use of limited financial resources. III. THE CAPITAL IMPROVEMENT PLANNING PROCESS The process begins with analysis of the City’s five-year capital improvement needs and funding sources. The City may solicit input from citizens and other governmental units at an early stage, if desired. The City Council then directs staff or consultants to prepare a plan that sets forth the estimated schedule, timing and details of specific capital improvements by year, together with the estimated cost, the need for the improvement, and the sources of revenue for the improvement. The City Council then holds a public hearing on the CIP, with notice published not more than 30 days and not less than ten days before the hearing. The City Council may either approve the CIP immediately after the hearing or based on input may make revisions and approve the CIP at a later meeting. The City Council must approve the issuance of CIP bonds by a 3/5ths vote of its membership. However, the bonds are subject to a so -called “reverse referendum.” If a petition signed by voters equal to at least 5% of the votes cast in the City in last general election is filed with the City Clerk within 30 days after the public hearing regarding the bonds, the bonds may not be issued unless approved by the voters (by a majority of those voting on the question). Further, the maximum debt service in any year on all outstanding CIP Bonds is 0.16% of the estimated market value of property in the City, using the 225 Page 4 4899-3121-7599.4 estimated market value for the taxes-payable year in which the bonds are issued. After the CIP has been approved and bonds have been authorized, the City works with its municipal advisor to prepare a bond sale and repayment schedule. Assuming no petition for a referendum is filed, the bonds are sold, and when proceeds from the sale of the bonds (and any other identified revenue sources) become available, the expenditures for spec ified capital improvements can be made. In subsequent years, the process is repeated as expenditures are completed and as new needs arise. Capital improvement planning looks five or more years into the future from the date of the CIP. The City Council, using the process outlined in this CIP, may review this CIP annually or biannually, taking into account proposed expenditures, making priority decisions and seeking funding for those expenditures it deems necessary for the City. IV. PROJECT(S) SUMMARY The capital improvements contemplated to be financed through issuance of general obligation capital improvement plan bonds (referred to as the “CIP Bonds”) in the five-year period of this plan (2026 through 2030) is the construction and equipping of a civic campus building containing a city hall and public safety facility (the “Project”). The CIP Bonds are proposed to be issued in 2026 in a principal amount not to exceed $40,000,000. At this time, the City does not anticipate any other capital improvements contemplated to be financed through the issuance of capital improvement plan bonds in years 2027 through 2030. The CIP Act requires the City Council to consider eight factors in preparing the CIP: 1. Condition of the City’s existing infrastructure, including projected need for repair or replacement. 2. Likely demand for the improvement. 3. Estimated cost of the improvement. 4. Available public resources. 5. Level of overlapping debt in the City. 6. Relative benefits and costs of alternative uses of funds. 226 Page 5 4899-3121-7599.4 7. Operating costs of the proposed improvements. 8. Alternatives for providing services most efficiently through shared facilities with other cities or local governments. The City has considered the eight points as they relate to the Project through issuance of CIP Bonds. The findings are as follows: Conditions of City Infrastructure and Need for the Project The current City Hall that houses city staff and public safety staff was constructed in 1994. BKV Group completed a Facility Needs Assessment Study on November 3, 2025 (the “Study”) which assessed the condition of the current facility. The Study shows that the current facility requires repairs to address settled gap and crack hazards, replacement of windows and doors, and improved HVAC and fire protection systems. Even if those repairs are made, the current City Hall has approximately 40% less space than needed to meet current staffing and operational needs and lacks space for public and staff meetings. Since 1994, the population of the City has grown by over 200% and its facility space needs have increased as well. The current City Hall is not expected to have the capacity to meet future city and public safety staffing needs. Currently, public safety staff use trailers and equipment for storage, do not have sufficient onsite space for training, have office space utilized by 2-3 more people than intended, and lack sufficient safety and confidentiality features necessary for a modern police force. Space constraints are expected to increase as the City and staffing levels grow within the next 20 years. According to the Study, to meet the projected long -term growth of the City over the next twenty years, an additional 75,032 square feet is required to provide facilities for city and public safety staff. The police department needs more space and a more modern facility to deal with the increased need for services due to a wide range of societal and caseload changes. Expansion at the current site of City Hall is not feasible due to restrictions on the current City Hall property. Demand for Project The City has been considering the Project since 2025. The Project will be used by the public, City staff, and public safety staff on a daily basis. As described in the previous section, the current city hall does not include enough space for current city and public safety staff. The Project is needed to help support the long-term operational needs for City Hall and the Police Department and to 227 Page 6 4899-3121-7599.4 help improve the public experience by providing welcoming and safe space for the public to access city services. Estimated Cost of the Project The City estimates the cost of the Project to be financed with the CIP Bonds to be $40,000,000, including the cost of financing. The City may amend this CIP or pursue other financing options for later phases, if any, of the Project or other municipal buildings in accordance with the Act. The City does not currently have any immediate plans for additional financing under this CIP Plan. Availability of Public Resources The City does not have sufficient cash reserves on hand to finance construction of the Project without issuing bonds. The CIP Bonds for the Project will be paid with ad valorem property taxes. The CIP Bonds will be secured by the City’s full faith and credit . Relative Costs and Benefits of Alternative Uses of the Funds The City has explored alternative options to finance the Project and finds that the issuance of CIP Bonds is the most cost-effective option for the City among the other limited options available for the Project. The issuance of general obligation bonds provides the lowest-cost borrowing option for the City. Operating Costs of the Proposed Project It is expected that ongoing operating expenses of the new City Hall and Public Safety facility will increase due to a larger facility. However, a decrease in repairs and maintenance costs and utility costs to new, more efficient construction will offset some of the increased costs. Options for Shared Facilities with Other Cities or Local Government The City seeks opportunities to share governmental services with other local government entities when appropriate. In particular, the City currently shares contracts for fire services with Hanover, Rogers, and West Suburban Fire District. However, in this instance the City does not find that it is effective or cost efficient to share its public safety building or city hall with other 228 Page 7 4899-3121-7599.4 governmental entities due to the nature of the municipal facility and the services provided therein. Level of Overlapping Debt As of August 2, 2026, the level of overlapping debt in the City is depicted in the table below: Issuer 2025/2026 Tax Capacity Value(1) 2025/2026 Tax Capacity Value in City(1) Percentage Applicable in City Outstanding General Obligation Debt(2) Taxpayers’ Share of Debt Hennepin County $2,885,601,120 24,227,434 0.84% 1,222,750,000 $10,271,100 ISD No. 279, Osseo 311,792,688 3,698,405 1.19 396,880,000 4,722,872 ISD No. 284, Wayzata 253,511,796 6,160,535 2.43 159,805,000 3,883,262 ISD No. 877, Buffalo 75,488,861 5,451,022 7.22 61,785,000 4,460,877 ISD No. 879, Delano 39,594,358 1,650,621 4.17 47,110,000 1,964,487 ISD No. 883, Rockford 23,559,924 7,266,851 30.84 18,575,000 5,728,530 Metropolitan Council 6,503,726,905 24,227,434 0.37 12,100,000(3) 44,770 Metro Transit 5,665,367,373 24,227,434 0.43 223,650,000(4) 961,695 Three Rivers Park District 2,121,317,192 24,227,434 1.14 52,925,000 603,345 Hennepin Co. RR Authority 2,885,601,120 24,227,434 0.84 71,980,000 604,632 Total Indirect Debt: $ 33,245,570 V. FINANCING THE CAPITAL IMPROVEMENT PLAN The total principal amount for the CIP Bonds is not to exceed $40,000,000. This amount represents the maximum principal amount of CIP Bonds that may be issued under this plan. Principal and interest on the CIP Bonds will be paid through ad valorem property taxes over the term of the CIP Bonds, further shown in Appendix A. In the financing of the CIP, two significant statutory limitations apply. (1) Tax Capacity Value is after tax increment deduction and fiscal disparity adjustments. (2) As of July 2, 2026. (3) Metropolitan Council has $12,100,000 of general obligation debt outstanding as of December 31, 2025. This debt is payable fro m ad valorem taxes levied on all taxable property within the Metropolitan Taxing District. This amount excludes $1,122,348,000 of general obligation debt payable from wastewater and sewer revenues, and lease agreements. (4) Metropolitan Transit has $223,650,000 of property tax supported general obligation debt outstanding as of December 31, 2025. Transit debt is issued by the Metropolitan Council for public transit operations and is payable from ad valorem taxes levied on all taxable property within the Metropolitan Transit District. This amount excludes $181,410,000 of general obligation debt payab le from revenues. 229 Page 8 4899-3121-7599.4 1. Under Chapter 475, with few exceptions, municipalities cannot incur debt in excess of 3% of the assessor’s estimated market value for the municipality. In the City, the 2025/2026 estimated market value is $2,254,778,400. Therefore, the total amount of outstanding debt cannot exceed $67,643,352. As of August 2, 2026, the City has $8,025,000 subject to the legal debt limit. Consequently, issuance of the CIP Bonds will be well within the overall statutory debt limit for the City. 2. A separate limitation under the CIP Act is that, without referendum, the total amount of principal and interest in any one year on all CIP Bonds issued by the City cannot exceed 0.16% of the total estimated market value in the municipality. In the City, that maximum annual debt service amount is $3,607,645. The maximum annual principal and interest payment on the CIP Bonds proposed to be issued under this CIP is estimated to be approximately $2,769,000. When combined with any outstanding general obligation capital improvement plan bonds of the City, the maximum annual principal and interest payment in any one year is approximately $3,056,735. Consequently, debt service on the CIP Bonds will be well within the annual limits under the CIP Act. Details regarding the proposed terms of the CIP Bonds under this CIP are shown in Appendix A. The Bonds will be repaid over a 25-year period. The bond amount will not exceed the maximum principal amount of CIP Bonds referred to above. The City anticipates issuing bonds in the second half of 2026 or 2027 with acquisition and construction of the Project to start thereafter. However, the City may delay the Project and the issuance of CIP Bonds until subsequent years of this Plan and postpone the issuance of any general obligations, or issue any general obligation bonds in more than one series, so long as the total general obligation bonds so issued do not exceed the maximum amount authorized in this Plan. 230 Page A-1 4899-3121-7599.4 APPENDIX A ESTIMATED CIP BOND TERMS *Continued on the next page. 231 Page A-2 4899-3121-7599.4 232 STAFF REPORT Agenda Item: 8.a Council Meeting: July 24, 2025 Prepared By: Jay Tobin, City Administrator Topic: Contract Award for Space Needs Analysis Action Required: Authorization Summary On June 23rd, 2025, City Council authorized staff to publish an RFP (Request For Proposals) for "Space Needs Analysis" to achieve the goals of: space needs assessment; asset inventory and valuation; establishment of a clear vision for a civic campus; and the initial development of a civic campus plan in support of the strategic objective of developing a "municipal facilities and land blueprint" as identified under the core strategy to "provide high quality, innovative services" within City Council's 2025 Core Strategies-Objectives-Goals-Measurables as approved on March 27th, 2025. Twelve consultants submitted proposals by the July 11th, 2025 deadline. Our staff panel consisting of: City Administrator, Assistant City Administrator, Director of Public Safety, Director of Public Works/Engineer, and Community Development Director) reviewed, discussed, and evaluated submissions on July 14th, 2025 using the criteria established in the published RFP. Evaluation Criteria: 1. Past record of experience and performance of similar projects, including references (20%) 2. Qualifications of staff assigned to the project, including commitment to this project (10%) 3. Project Understanding and Work Plan, including schedule (30%) 4. Fee (40%) Consultants that summitted proposals and their fees listed alphabetically: BKV Group - $25,960 Brunton - $39,500 Collaborative Design Group - $56,000 HCM Architects - $55,100 ICS - $24,500 ISG Inc - $38,600 JLG Architects - $38,500 Kodet Architectural Group - $61,250 Leo A. Daly - $39,000 Momentum Design Group - $41,000 Meyer Group Architecture - $48,565 Wold Architects & Engineers - $24,400 Four consultants were selected for deeper and broader face-to-face in interviews conducted on July 233 16th, 2025 consisting of: BKV, JLG, ISG, and Leo A. Daly. Staff recommendation will be published in an update prior to the Council Meeting in order to allow for some necessary follow-up/clarification following the interviews (i.e. references, questions, etc) to ensure staff has the best information to base their recommendation. UPDATED/ADDED on 7/23/25 BKV is identified as the preferred consultant to complete Corcoran’s Space/Needs Analysis for city facilities for several reasons spelled out according to the evaluation criteria identified in the RFP. 1. Past record of experience and performance of similar projects, including references (20%) BKV is a nationally recognized firm that came to the table with subconsultants Oertel Architects, and Kraus Anderson. Their collective breadth of experience in completing similar assessments and analysis for other cities is unmatched (200 listed). The submission outlined details of similar projects with Roseville, South St Paul, Golden Valley, Red Wing, Buffalo, Fridley, Brooklyn Center, Rosemount, and Orono. City Administrator Tobin also spoke with the Chanhassen City Administrator to discuss BKV’s work on Chanhassen’s Civic Campus construction, as well as their Community Center planning. 2. Qualifications of staff assigned to the project, including commitment to this project (10%): The five personnel on this project attended the interview to include: Paul Michell (BKV - Partner-in- Charge); Michael Healy (BKV - Project Manager/Public Safety Planner); Kelly Naylor (BKV - City Hall Planner/Interior Designer); Andrew Cooper (Oertel Architects – Maintenance Planner); Mauri Solomon (Kraus Anderson – Facility Assessment Manager). 3. Project Understanding and Work Plan, including schedule (30%): Clear understanding of the project with a work plan that offered the most engagement opportunities (8 total) – they call “work shops”. Each work shop has clear focus to ensure the right stakeholders are participating and the necessary data is provided. BKV offers deliverables in their process that were not offered by other consultants that will assist the City as helpful tools that when maintained/updated will provide important data impacting future projects and decisions. 4. Fee (40%): BKV’s fee of $25,960 was the lowest of the 4 consultants interviewed and second lowest of the 12 proposals submitted. Staff recommends that City Council authorize entering into agreement with BKV to complete the Space Needs Analysis per the specifics laid out in the RFP. Financial/Budget The "Space Needs Assessment" is the begins the process to identify city facility requirements to include: assessment of needs and assets, engagement of stakeholders and development of plans, and refinement to adoption of final plans that meet City Facilities requirements. Expenses for the entire process were projected in the $300,000 in the 2025A Bond spend plan. Options 1. Authorize staff to move forward with engagement of BKV to conduct the space needs assessment for city facilities. 234 2. Provide staff other direction. Recommendation Authorize staff to move forward with engagement of BKV to conduct the space needs assessment for city facilities. Council Action Authorize staff to move forward with engagement of recommended contractor to conduct the space needs assessment for city facilities. Attachments 1. RFP_for_Space_Needs_Analysis.pdf 2. BKV_Proposal_for_Corcoran_FacilitiesSNA_2025-07-11.pdf 235 I. INTRODUCTION CITY OF CORCORAN SPACE NEEDS ANALYSIS FOR CITY FACLITIES REQUEST FOR PROPOSALS The City of Corcoran is issuing this Request for Proposals (RFP) for professional services needed for completion of a facilities space needs planning study. This is a publicly advertised RFP for qualified architectural/planning firms. A. RFP Content. This RFP contains the following sections: I. Introduction II. Project Information III. Proposal Requirements B. Addenda/Clarifications. Any changes to this RFP will be made by written addendum. Verbal modification will not be binding. C. Pre-Contractual Expenses. The city will not be responsible for any pre-contractual expenses. Pre- contractual expenses are defined as expenses incurred by the Consultant including, but not limited to: 1. Preparing its proposal in response to this RFP; 2. Submitting the proposal to the City of Corcoran; 3. Negotiating with the City any matter related to their proposal; or 4. Any other expenses incurred by the Consultant prior to the date of execution of the Professional Services Agreement. D. Contract Award. Issuance of this RFP and receipt of proposals does not commit the City of Corcoran to award a contract. The City of Corcoran reserves the right to postpone the award for its own convenience, to accept or reject any or all proposals received in response to this RFP, to negotiate with Contractors, to cancel all or part of this RFP, or to phase and/or adjust the size of the project so as to stay within budgetary limitations. The City’s standard form of contract for professional services is attached for reference. E. Contact Person. The City contact for specific questions regarding information in this RFP is Jay Tobin, City Administrator, (763) 248-1888, jtobin@corcoranmn.gov A. Project Summary. The City of Corcoran owns and operates three facilities of various ages and also owns property at different geographic locations around the City. Based on varying age and condition of the facilities, along with the current and future needs of the City, a facilities space needs planning study (the “Study”) is being sought to determine feasible options and help guide decision making by the City Council. The completed Study is the first integral phase of what is anticipated to be three phases for this city facilities initiative: • Phase I: Facilities space needs planning study • Phase II: Public engagement, site designs, communication plan, refined financial plan • Phase III: Construction documents, bidding, construction management, project closeout II. PROJECT INFORMATION 236 B. Project Scope. The objective of the Study is to develop options, and the associated costs of those options, on how the city could plan for its facilities now and into the future. The specific properties anticipated to be included in this study are indicated below, but the breadth of the investigation will vary with each property. The Study is required to be completed by the end of October 2025. It’s not anticipated to have a robust public outreach or engagement campaign as part of the Study, but engagement with city staff, the City Council and key stakeholders will be needed. The selected firm shall assess each property to prepare a summary that provides a baseline needs analysis, the general condition, operational efficiency, and a listing of factors that may impact its future use. The Study shall not include in-depth structural, utility, IT, code compliance, etc., but assessments should include enough information to give an overview of operating costs, potential major replacements, deficiencies, use of space, potential for expansion and remaining service life. The city will provide existing building/site plans and other available records to the consultant in electronic (pdf) format. The firm selected shall meet with key staff to obtain feedback about current use, constraints, future needs, etc. The city would generally like to know what feasible options exist for the construction of new facilities compared to investment in existing facilities. The feasibility of these options shall include, but not be limited to: • Cost • Efficient use of space and access - Space planning shall be based on projected growth in the 2040 Comp Plan • Sustainability and assessment of current assets • Adherence to Strategic Priorities • Levels of service for the public • Land availability • Partnerships with stakeholders • Safety, Security, Code compliance, and Employee Wellness C. Facilities/Properties: 1. City Hall a. PID 24-119-23-23-0001 b. 8200 County Road 116, Corcoran c. Original construction date 1994, renovated in 2020 d. Home to City Departments for Administration, Community Development, Public Safety, and Public Works e. Scope: High level assessment of current and future space needs offering options for a new Civic Campus that adds Fire Service spaces. 2. Public Works a. PID 18-119-23-13-0001 b. County Road 19 c. Original construction date 2014 d. Home to Operations Team, equipment storage and repair, material storage, and fuel farm. e. Scope: High level assessment of service life and space needs planning with options for remodel and expansion onsite. 237 III. PROPOSAL REQUIREMENTS 3. Old Public Works a. PID 10-119-23-41-0003 b. 9525 Cain Road, Corcoran c. Original construction on site 1950 d. Home to storage of Public Works and Public Safety vehicles and equipment e. Scope: High level assessment of service life and space needs planning with options for remodel and expansion onsite. 4. Former Rockford School Property (specifically the North-West 19.7 acres) a. PID 23-119-23-34-0001 b. Along County Road 10 (adjacent to City Park) c. Purchased in 2018 d. 19.7 acres (total PID is 59.95 acres) e. Scope: High level assessment of potential to relocate a new Civic Campus to this location. 5. County Road 116 (North of City Hall) a. PID 13-119-23-32-0001 b. City has owned since 1996 c. 78.97 acres d. Scope: High level assessment of potential to relocate a new Civic Campus to this location. Facilities not specifically included in the Study include water treatment plants, current park spaces, and utility structures. Developed options shall include a general summary narrative description, a physical design concept sketch, pros/cons of the option, optimal schedule of implementation, and estimated project cost. The scope of this Study is meant to be high-level, with the understanding that any selected option would require further investigation prior to implementation. The final Study shall be delivered electronically (.pdf) along with ten (10) hard copies. D. Project Schedule. The following is a preliminary project schedule to use as a guide. Consultants shall prepare a detailed schedule based on their specific work plan developed. At a minimum, the Consultant shall include one (1) work session with the City Council to review options and one (1) presentation at a City Council meeting for presentation and acceptance of the Study. RFP Released Proposal Due Interviews (if necessary) City Council Approval Contract Award Kick-off Meeting City Council Workshop City Council Presentation & Acceptance June 25, 2025 July 11, 2025 (Noon) July 16, 2025 July 24, 2025 July 24, 2025 Week of August 11, 2025 TBD TBD A. Submission of Proposal. Submit the proposal electronically via email to: Jay Tobin City of Corcoran City Administrator - jtobin@corcoranmn.gov 238 Proposals shall be received by Noon, July 11, 2025. Proposals received after this time will not be accepted. Acknowledgement of receipts of all Addenda is required. B. Proposal Format. Proposals shall be submitted in electronic (PDF) format and be printable on two- sided 8½" x 11" paper, with all text clear of binding. Use of 11" x 17”-fold-out sheets for tables, fees or schedules is permissible but shall be limited. The proposal should be clear and understandable when reproduced in black and white. There is no page limit, but the information included should be responsive to this RFP. Do not include an overabundance of marketing materials; rather the information submitted should be concise, relevant and specific for this project. C. Consultant Team. Background of firm, including sub-consultants, showing previous relevant work experience. Identify key team members and areas of responsibility. D. Project Understanding, Work Plan and Schedule. The Consultant shall provide a brief, concise description that demonstrates the Consultant's understanding of the project and what needs to be done to successfully complete the scope of work. The work plan shall include a preferred proposal and alternate proposal with a detailed schedule outlining any decision points, deliverables, methodology, meetings, etc. E. Fee. The Consultant shall consider all hourly rates for each personnel, all materials and equipment, sub-consultants, overhead and all expenses required to complete the project scope as outlined in this RFP. A total not-to-exceed fee that aligns with the submitted work plan shall be indicated and used for the evaluation. F. References. The Consultant shall provide references for which the Consultant has provided comparable work within the last 5 years. References shall include contact information to verify the work performed. G. Exceptions and Deviations. The Consultant may include other services outside the scope of this RFP that the Consultant feels may be needed or that would add value to the project. Any exceptions to the requirements in this RFP, including the language in the contractual terms of the City’s standard Professional Services Agreement, must be noted in the proposal. If the Consultant proposes changes to the scope of work, include a description of the reason for the change and added/deducted costs if any. H. Evaluation of Proposals. The proposals received will be evaluated per the criteria shown below to determine which one best meets the objectives of the project and the needs of the city. The city may choose to conduct oral interviews to assist in making the final consultant selection. Evaluation Criteria: 1. Past record of experience and performance of similar projects, including references (25%) 2. Qualifications of staff assigned to the project, including commitment to this project (10%) 3. Project Understanding and Work Plan, including schedule (25%) 4. Fee (40%) Based upon review and evaluation, the City Administrator will recommend to the City Council the appointment of the Consultant judged to be the most responsive and responsible for the services requested. The final decision of the Consultant selection will be made by the City Council. It is anticipated that the recommendation will be submitted to the City Council for consideration on July 24, 2025. 239 PROFESSIONAL SERVICES AGREEMENT AGREEMENT made this day of , 20 , by and between the CITY OF CORCORAN, a Minnesota municipal corporation ("City") and "Consultant"). IN CONSIDERATION OF THEIR MUTUAL COVENANTS, THE PARTIES AGREE AS FOLLOWS: 1. SCOPE OF SERVICES. The City retains Consultant for . 2. CONTRACT DOCUMENTS. The following documents shall be referred to as the "Contract Documents," all of which shall be taken together as a whole as the contract between the parties as if they were set verbatim and in full herein: A. This Professional Services Agreement; B. Request for quote – dated , 20 ; C. Insurance Certificate; D. Consultant’s , 20 proposal for (“Proposal”). In the event of conflict among the provisions of the Contract Documents, the order in which they are listed above shall control in resolving any such conflicts, with Contract Document “A” having the first priority and Contract Document “D” having the last priority. 3. COMPENSATION. Consultant shall be paid by the City for the services described in the Proposal a not to exceed fee of Dollars ($ , inclusive of expenses. Services performed directly by Consultant shall be paid at an hourly rate in accordance with the Proposal, subject to the not to exceed fee. The not to exceed fees and expenses shall not be adjusted if the estimated hours to perform a task, the number of required meetings, or any other estimate or assumption is exceeded. Consultant shall bill the City as the work progresses. Payment shall be made by the City within thirty-five (35) days of receipt of an invoice. 4. DOCUMENT OWNERSHIP. All reports, plans, models, diagrams, analyses, and information generated in connection with performance of this Agreement shall be the property of the City. The City may use the information for its purposes. 5. CHANGE ORDERS. All change orders, regardless of amount, must be approved in advance and in writing by the City. No payment will be due or made for work done in advance of such approval. 240 6. COMPLIANCE WITH LAWS AND REGULATIONS. In providing services hereunder, Consultant shall abide by all statutes, ordinances, rules and regulations pertaining to the provisions of services to be provided. 7. STANDARD OF CARE. Consultant shall exercise the same degree of care, skill, and diligence in the performance of the services as is ordinarily possessed and exercised by a professional consultant under similar circumstances. No other warranty, expressed or implied, is included in this Agreement. City shall not be responsible for discovering deficiencies in the accuracy of Consultant’s services. 8. INDEMNIFICATION. Consultant shall indemnify and hold harmless the City, its officers, agents, and employees, of and from any and all claims, demands, actions, causes of action, including costs and attorney's fees, arising out of or by reason of the execution or performance of the services provided for herein and further agrees to defend at its sole cost and expense any action or proceeding commenced for the purpose of asserting any claim of whatsoever character arising hereunder. 9. INSURANCE. Consultant shall secure and maintain such insurance as will protect Consultant from claims under the Worker’s Compensation Acts, automobile liability, and from claims for bodily injury, death, or property damage which may arise from the performance of services under this Agreement. Such insurance shall be written for amounts not less than: Commercial General Liability $2,000,000 each occurrence/aggregate Automobile Liability $2,000,000 combined single limit Professional Liability $2,000,000 each occurrence/aggregate The City shall be named as an additional insured on the general liability policy on a primary and non- contributory basis. Before commencing work, the Consultant shall provide the City a certificate of insurance evidencing the required insurance coverage in a form acceptable to City. 10. INDEPENDENT CONTRACTOR. The City hereby retains Consultant as an independent contractor upon the terms and conditions set forth in this Agreement. Consultant is not an employee of the City and is free to contract with other entities as provided herein. Consultant shall be responsible for selecting the means and methods of performing the work. Consultant shall furnish any and all supplies, equipment, and incidentals necessary for Consultant’s performance under this Agreement. City and Consultant agree that Consultant shall not at any time or in any manner represent that Consultant or any of Consultant's agents or employees are in any manner agents or employees of the City. Consultant shall be exclusively responsible under this Agreement for Consultant’s own FICA payments, workers compensation payments, unemployment compensation payments, withholding amounts, and/or self-employment taxes if any such payments, amounts, or taxes are required to be paid by law or regulation. 241 11. SUBCONTRACTORS. Consultant shall not enter into subcontracts for services provided under this Agreement without the express written consent of the City. Consultant shall comply with Minnesota Statutes § 471.425. Consultant must pay subcontractors for all undisputed services provided by subcontractors within ten (10) days of Consultant’s receipt of payment from City. Consultant must pay interest of one and five-tenths percent (1.5%) per month or any part of a month to subcontractors on any undisputed amount not paid on time to subcontractors. The minimum monthly interest penalty payment for an unpaid balance of One Hundred Dollars ($100.00) or more is Ten Dollars ($10.00). 12. CONTROLLING LAW/VENUE. This Agreement shall be governed by and construed in accordance with the laws of the State of Minnesota. In the event of litigation, the exclusive venue shall be in the District Court of the State of Minnesota for Carver County Minnesota. 13. MINNESOTA GOVERNMENT DATA PRACTICES ACT. Consultant must comply with the Minnesota Government Data Practices Act, Minnesota Statutes Chapter 13, as it applies to (1) all data provided by the City pursuant to this Agreement, and (2) all data, created, collected, received, stored, used, maintained, or disseminated by Consultant pursuant to this Agreement. Consultant is subject to all the provisions of the Minnesota Government Data Practices Act, including but not limited to the civil remedies of Minnesota Statutes Section 13.08, as if it were a government entity. In the event Consultant receives a request to release data, Consultant must immediately notify City. City will give Consultant instructions concerning the release of the data to the requesting party before the data is released. Consultant agrees to defend, indemnify, and hold City, its officials, officers, agents, employees, and volunteers harmless from any claims resulting from Consultant’s officers’, agents’, city’s, partners’, employees’, volunteers’, assignees’ or subcontractors’ unlawful disclosure and/or use of protected data. The terms of this paragraph shall survive the cancellation or termination of this Agreement. 14. COPYRIGHT. Consultant shall defend actions or claims charging infringement of any copyright or software license by reason of the use or adoption of any software, designs, drawings or specifications supplied by it, and it shall hold harmless the City from loss or damage resulting therefrom. 15. PATENTED DEVICES, MATERIALS AND PROCESSES. If the Contract requires, or the Consultant desires, the use of any design, devise, material or process covered by letters, patent or copyright, trademark or trade name, the Consultant shall provide for such use by suitable legal agreement with the patentee or owner and a copy of said agreement shall be filed with the City. If no such agreement is made or filed as noted, the Consultant shall indemnify and hold harmless the City from any and all claims for infringement by reason of the use of any such patented designed, device, material or process, or any trademark or trade name or copyright in connection with the services agreed to be performed under the Contract, and shall indemnify and defend the City for any costs, liability, expenses and attorney's fees that result from any such infringement. 242 16. RECORDS. Consultant shall maintain complete and accurate records of hours worked and expenses involved in the performance of services. 17. ASSIGNMENT. Neither party shall assign this Agreement, or any interest arising herein, without the written consent of the other party. 18. WAIVER. Any waiver by either party of a breach of any provisions of this Agreement shall not affect, in any respect, the validity of the remainder of this Agreement. 19. ENTIRE AGREEMENT. The entire agreement of the parties is contained herein. This Agreement supersedes all oral agreements and negotiations between the parties relating to the subject matter hereof, as well as any previous agreements presently in effect between the parties relating to the subject matter hereof. Any alterations, amendments, deletions, or waivers of the provisions of this Agreement shall be valid only when expressed in writing and duly signed by the parties, unless otherwise provided herein. 20. TERMINATION. This Agreement may be terminated by the City for any reason or for convenience upon written notice to the Consultant. In the event of termination, the City shall be obligated to the Consultant for payment of amounts due and owing including payment for services performed or furnished to the date and time of termination. Dated: , 20 . CITY OF CORCORAN BY: Tom McKee, Mayor BY: Jay Tobin, City Manager Dated: , 20 . BY: Its 243 Commission No. 182066 Space Needs Study: Corcoran City Hall & Police Department Space Needs and Facility Analysis City of Corcoran 8200 County Rd 116 Corcoran, Minnesota 55340 Draft: September 13, 2018 244 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 2 Commission No. 182066 Table of Contents Introduction 3 Committee Members 4 Study Methodology 5 Space Needs Committee Meeting Schedule 6 Facility Analysis 7-12 Program – Existing & Proposed 13-17 Options Analysis 18 Recommendation 19 Recommendation Analysis and Diagrams 20-23 Budget Projections 24-25 Appendix A – Meeting Minutes 26-45 245 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 3 Commission No. 182066 INTRODUCTION Wold Architects and Engineers and the City of Corcoran Space Needs Committee are pleased to submit to the Corcoran City Council, this Space Needs Analysis and Recommendation. The Space Needs Committee wishes to thank the City Council for authorizing the formation of this Committee, and to City staff for their efforts in providing the Committee with the information necessary to aide their study and advance the development of their recommendation. Thank you for the consideration of this project recommendation. Joel Dunning, AIA, LEED AP Wold Architects and Engineers 246 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 4 Commission No. 182066 SPACE NEEDS COMMITTEE Brad Martens, City Administrator Jessica Beise, City Clerk/Administrative Services Coordinator Matt Gottschalk, Director of Public Safety Kevin Mattson, Public Works Director WOLD ARCHITECTS AND ENGINEERS Joel Dunning Jonathan Loose Derek Gallagher Zachary Battaglia 247 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 5 Commission No. 182066 STUDY METHODOLOGY To arrive at the conclusions in this report, meetings and discussions occurred among the Wold team, the Space Needs Committee, and City of Corcoran and Corcoran Police Department staff. This effort included an analysis of existing facilities and space needs, as well as a study of future growth. Existing Space Use Documentation The Space Needs Committee toured the existing City Hall/Police Department facility with Wold to gather information about current space use. Wold interviewed staff about current deficiencies and future needs. Facility and Building Systems Analysis In addition to space use and needs, Wold reviewed and documented the existing facility to aid in planning for future upgrade and replacement projects that could be planned in conjunction with or between major project phases. This included a review of mechanical and electrical systems, the condition of existing finishes, and accessibility. Programming and Phasing Information gathered during facility tours and staff interviews was organized into a space program, a document that records how existing space is allocated to certain functions by department. Future staffing projections were used to establish a future space program which was organized into phases. Project Option Development Using the future space program, Wold developed options for future space use. Project options included diagrams representing a remodeling and expansion of the existing facility. Options also included a proposed new Police Department Facility in the long term at an undetermined site. Wold developed these options with the Space Needs Committee over the course of several iterations through meetings and correspondence. Through this process, the Space Needs Committee refined the future space program and the proposed project phases. Budget Projections After refining the proposed project phases, Wold developed projected budgets for the two project phases that were established by the Space Needs Committee. Budget projections were produced for a range of project start dates to aid the city in planning for project schedules and funding. 248 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 6 Commission No. 182066 SPACE NEEDS COMMITTEE MEETING SCHEDULE Meeting #1 February 8, 2018 Kickoff Meeting Introductions Example Project Review Project Goals/Expectations Establish Guiding Principals Review Programmatic Deficiencies Meeting #2 February 14, 2018 Staff Interviews Document Corcoran City Hall Document Corcoran Police Department Discuss Current Deficiencies Discuss Projected Staff Growth Meeting #3 February 28, 2018 Programming Review Existing Space Program Establish Phased Future Space Program Tour Corcoran Public Works Facility Meeting #4 March 28, 2018 Project Options Discuss Future Project Options Refine Space Needs Refine Project Phases Meeting #5 May 9, 2018 Project Budgets Updated Project Options Review Projected Project Budgets Meeting #6 June 8, 2018 Building Systems Analysis Document Mechanical/Electrical Systems Meeting #7 -TBD- City Council Presentation 249 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 7 Commission No. 182066 FACILITY ANALYSIS Wold Architects and Engineers toured through the existing City Hall and Police facility to assess the major building systems and components the following is a summary of the findings: ARCHITECTURAL ANALYSIS Architectural Issues • Public toilet facilities in City Hall do not meet current accessibility code and finishes show signs of wear. • The asphalt shingle roof on the City Hall portion of the building is likely over 20 years into a 30 year life. The shingles show signs of staining, but little sign of damage. Based on current conditions, reroofing is not required in the short-term, though the long-term projects planned for the facility should take replacement into account. • A portion of the masonry wall on the north side of the building shows signs of settling. This has led to cracking and separation of brick mortar joints in the affected area which could lead to water infiltration. Additionally, a portion of the adjacent sidewalk is separating from the wall which indicates that the problem is likely caused by a problem with the foundation. Recommendations: • Replace damaged brick, excavate and correct foundation. o Priority: 1 • Renovate public City Hall toilet facilities. o Priority: 2 • Replace asphalt shingle roof at City Hall. o Priority: 3 250 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 8 Commission No. 182066 ELECTRICAL SYSTEMS ANALYSIS Electrical Distribution System: • 1994 and 2004 Construction • Electrical service is original to the building. The service is 600A, 240/120V utility service made up of three separate disconnects feeding electrical panels. The service does not need upgrading at this time and could accommodate the proposed remodel. • All panels are original to the building and in good condition. There are some spare breakers to accommodate additional circuits. The building panels are within their life expectancy and upgrading is not recommended at this time, but they should be replaced in the next 10 years. Additional panels may be required to handle additional building loads. • There is an existing generator located at the exterior of the building’s electrical service. This is original to the building and is in good condition. Replacement is not recommended at this time. • There is one transfer switch to back up the entire building. This is original to the building and not recommended for replacement at this time. Interior Lighting: • The building fixtures are fluorescent parabolics and lensed troffers. The police fixtures were updated during the 2004 remodel and the city hall side fixtures are original to the building. It is recommended that these be upgraded to LED fixtures at the next remodel requiring ceiling reconfiguration. Dimmed fixtures use less energy than fixtures on at 100 percent. Maintenance cost for LED fixtures is reduced compared to fluorescents due to LED fixtures not requiring lamp replacement. o The council chambers lighting is made up of CFL/incandescent fixtures and it is recommended that they be upgraded to LED at next remodel of council chambers space. • The interior of the building is manual only controls via toggle switches. It is recommended to add automatic occupancy controls at the next lighting fixture upgrade to reduce energy use. • Exit lights are original, but in good condition, and are located in all paths of egress. Upgrading is not recommended at this time. 251 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 9 Commission No. 182066 Site Lighting: • All pole mounted parking lights are LED. • Building mounted lights are fluorescent floods on motion sensors. It is recommended to upgrade these to LED. • Exterior canopy and downlights are compact fluorescent. It is recommended that these be upgraded to LED. • Exterior lights are controlled via time clock. All exterior areas are well lit according to the owner. Fire Alarm: • Fire alarm system is in good condition and the owner noted no issues. Replacement is not recommended at this time. • System provides coverage in all code required location. Telecom/Data: • Category 5e cabling used throughout the building. Recommendations: • Replace original panels within 10 years when they are past their life expectancy. o Priority: 2 • Upgrade Telecom/Data cabling to Category 6a throughout the building. o Priority: 2 • Upgrade interior fixtures to LED lighting to allow for dimming control of fixtures. (Fixtures in spaces untouched by other construction) o Priority: 3 • Upgrade exterior building mounted lights to LED. o Priority: 2 252 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 10 Commission No. 182066 MECHANICAL SYSTEMS ANALYSIS Heating and Ventilation: • Existing construction 1994, 2004, 2009 • The building is primarily heated and ventilated through eight(8) packaged central geothermal units with overhead distribution and underground return ductwork. They are connected to a ground- source closed-loop well-field. The units are a legacy product manufactured by GeoComfort installed around 2009. There are two(2) separate internal geothermal loops for each set of four(4) units. The circulating pumps utilize VFD technology. In general the units are in good condition and will reach their life expectancy in the next 10 years. The underground distribution ductwork has been recently cleaned. There have been no major signs of deterioration, but regular inspections are recommended. • Venmar plate-and-frame energy recovery units provide tempered fresh air for the geothermal units. • The garage space includes gas-fired unit heaters for heating as well as an exhaust fan with an electronic damper wall louver for ventilation. • The lobby space is a large volume space with vaulted ceilings that could benefit from destratification fans. • The building includes NG service and a local LP back-up tank for the garage space. • The kitchen includes a type 1 hood and exhaust fan that appears to have the proper chemical suppression systems and ductwork construction. It was noted that the range top/oven is an older open pilot-light model. • The exhaust fans in toilet rooms are in need of replacement and may not comply with current code. Temperature Control: • Each geothermal unit utilizes its own 7-day programmable thermostat. A combination of this controls strategy along with the use of existing ductwork in place from the original construction and the zones being larger, there are common complaints regarding the varying space temperatures. As a separate item, a more central building automation system could be considered. • Air Conditioning: • Cooling for the building is through the geothermal units. As noted in the TC description, the combination of several rooms to a single unit does create disparate temperatures during certain weather conditions. • The primary server rack for the building is placed in an open storage room with no dedicated cooling system. 253 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 11 Commission No. 182066 Plumbing: • The building includes three localized water heaters. Two being electric, the other propane. All of them are at or near their life expectancy. The atmospheric propane-fired heater does not appear to have proper fresh air intake infrastructure for combustion air. • A single tank electromechanical softener treats the buildings’ domestic water distribution system. • The building plumbing fixtures are beginning to show signs of age and eventual scale build-up. Major renovations should consider replacement with new fixtures utilizing more low-flow options. Fire Protection: • The building is not sprinklered. Recommendations: • Provide destratification fans for the lobby space. o Priority: 1 • Replace toilet room exhaust fans. o Priority: 1 • Replace plumbing fixtures; utilize low flow fixtures where feasible with flow and pressure (This item accounts for replacement of fixtures not included in the accessibility upgrades to the public toilet rooms.) o Priority: 2 • Provide split-system computer room cooling unit for the server area and create separate room. o Priority 3 254 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 12 Commission No. 182066 COST SUMMARY Deferred Maintenance Construction Costs – Phase 1 • Replace damaged brick, excavate and correct foundation. o Priority: 1 (Phase 1)……………………………………………………. $18,000 • Renovate public City Hall toilet facilities. o Priority: 2 (Phase 1)……………………………………………………. $52,000 • Replace original electrical panels. o Priority: 2 (Phase 1)……………………………………………………. $30,000 • Upgrade Telecom/Data cabling to Category 6a throughout the building. o Priority: 2 (Phase 1)……………………………………………………. $22,000 • Replace remaining plumbing fixtures throughout building. o Priority: 2 (Phase 1)................................................................................. $10,000 • Replace toilet room exhaust fans. o Priority: 1 (Phase 1)…………………………………………………… $15,000 • Provide split-system computer room cooling. o Priority: 2 (Phase 1)……………………………………………………. $30,000 • Provide destratification fans for the lobby space. o Priority: 2 (Phase 1)……………………………………………………. $5,000 TOTAL PHASE 1: $182,000 Deferred Maintenance Construction Costs – Phase 2 • Replace asphalt shingle roof at City Hall. o Priority: 3 (Phase 2)……………………………………………………. $60,000 • Upgrade interior fixtures to LED. (Fixtures untouched by other construction) o Priority: 3 (Phase 2)……………………………………………………. $36,000 • Upgrade exterior building mounted lights to LED. o Priority: 2 (Phase 2)…………………………………………………… $11,000 TOTAL PHASE 2: $107,000 255 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 13 Commission No. 182066 PROGRAM – EXISTING & PROPOSED Wold Architects and Engineers reviewed existing building plans with City Hall and Police Department staff to determine how existing spaces are used. This information was used to produce an Existing Building Program which was organized by department. Staff also informed Wold about existing spatial deficiencies and future staff projections. This information was used to generate a Proposed Program. This program was further refined into two phases through an iterative process of developing layout options. The Existing Building Program and the final two-phase Proposed Program can be found in the following pages. 256 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Space Program Summary Existing Building Program Proposed Program Phase 1 Departmental Summary EXISTING NEW 1.10 Council/Community 4,970 s.f.3,635 s.f.3,995 s.f. 2.10 City Hall Shared 724 s.f.922 s.f.1,651 s.f. 2.20 City Admin 474 s.f.597 s.f.833 s.f. 2.30 Building and Inspections 95 s.f.3,635 s.f.3,995 s.f. 2.40 Planning 64 s.f.25 s.f.201 s.f. 2.50 Public Works 64 s.f.135 s.f.135 s.f. 2.60 Code Enforcement 0 s.f.56 s.f.56 s.f. 2.70 Finance 64 s.f.56 s.f.313 s.f. 3.10 Police Administration 615 s.f.984 s.f.2,442 s.f. 3.20 Investigations 0 s.f.120 s.f.770 s.f. 3.30 Patrol 190 s.f.25 s.f.1,148 s.f. 3.40 Booking 80 s.f.80 s.f.1,400 s.f. 3.50 Evidence 100 s.f.210 s.f.1,680 s.f. 3.60 Police Support Spaces 500 s.f.715 s.f.4,466 s.f. 3.70 Police Squad Garage 970 s.f.970 s.f.11,228 s.f. 4.00 Ambulance 245 s.f.120 s.f.245 s.f. Total USF 9,155 s.f.12,285 s.f.11,179 s.f.23,133 s.f. x 1.20 Total GSF 12,520 s.f.12,520 s.f.12,520 s.f.28,000 s.f. 1.00 PUBLIC 1.10 Council/Community Council Chamber 865 s.f.-- Community Room/Council Chamber 2,140 s.f.2,140 s.f.2,140 s.f. Dais Storage --140 s.f. A/V Equipment Room -60 s.f.60 s.f. Conference Room 360 s.f.190 s.f.360 s.f. Coats 130 s.f.70 s.f.70 s.f. Table Storage 180 s.f.180 s.f.180 s.f. Kitchen 235 s.f.235 s.f.235 s.f. Storage (Elections)140 s.f.140 s.f.190 s.f. Lobby 920 s.f.620 s.f.620 s.f. Council/Community Net Area Total:4,970 s.f.3,635 s.f.3,995 s.f. Net to Usable SF Factor Council/Community USF Needed 2.00 CITY HALL 2.10 City Hall Shared Drop-in Workstation 64 s.f.56 s.f.56 s.f. Drop-in Workstation --56 s.f. Contract Drop-in (IT)-25 s.f.25 s.f. Reception Workstation 270 s.f.56 s.f.56 s.f. Copy 135 s.f.135 s.f.60 s.f. Kitchen/Break Room 80 s.f.140 s.f.340 s.f. Storage 175 s.f.200 s.f.200 s.f. Lobby Conference Room -250 s.f.250 s.f. Large Conference Room --380 s.f. Secondary Conference Room --64 s.f. Supplies Storage --100 s.f. Quiet Room -60 s.f.64 s.f. City Hall Shared Net Area Total:724 s.f.922 s.f.1,651 s.f. Net to Usable SF Factor City Hall USF Needed 2.20 City Admin City Administrator Brad Martens 230 s.f.180 s.f.180 s.f. Assistant City Administrator 140 s.f.180 s.f. Proposed Program Phase 2 s:/Ci-Stillwater/Police/122219/Stillwater Police Space Program.xlsx Comm. No. 182066257 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Space Program Summary Existing Building Program Proposed Program Phase 1 Proposed Program Phase 2 City Clerk Jessica Beise 180 s.f.140 s.f.140 s.f. Administrative Assistant Michelle Friedrich 64 s.f.56 s.f.56 s.f. Recreation Coordinator -56 s.f.56 s.f. Part-Time Admin Assistant -25 s.f.25 s.f. Administrative Services Director --140 s.f. Management Analysis --56 s.f. City Admin Net Area Total:474 s.f.597 s.f.833 s.f. Net to Usable SF Factor City Admin USF Needed 2.30 Building and Inspections Zoning/Code Compliance Mike Pritchard 70 s.f.56 s.f.56 s.f. Building Inspections (Contract)-25 s.f.25 s.f. Address Files 25 s.f.-- Building and Inspections Net Area Total:95 s.f.81 s.f.81 s.f. Net to Usable SF Factor Building and Inspections USF Needed 2.40 Planning Planning (Contract)Kendra 64 s.f.25 s.f.25 s.f. City Planner --56 s.f. Community Development Coordinator --120 s.f. Planning Net Area Total:64 s.f.25 s.f.201 s.f. Net to Usable SF Factor Planning USF Needed 2.50 Public Works Public Works Director Kevin Mattson 64 s.f.135 s.f.135 s.f. Public Works Net Area Total:64 s.f.135 s.f.135 s.f. Net to Usable SF Factor Public Works USF Needed 2.60 Code Enforcement Part-time Employee Wk Stn -56 s.f.56 s.f. Code Enforcement Net Area Total:0 s.f.56 s.f.56 s.f. Net to Usable SF Factor Code Enforcement USF Needed 2.70 Finance Finance Director --145 s.f. Deputy Clerk/Accountant Joe Rotz 64 s.f.56 s.f.56 s.f. Accountant --56 s.f. Utility Billing Employee --56 s.f. Finance Net Area Total:64 s.f.56 s.f.313 s.f. Net to Usable SF Factor Finance USF Needed 3.00 POLICE 3.10 Police Administration Public Lobby 60 s.f.60 s.f.300 s.f. Police Reception Work Area Paula Steelman 145 s.f.150 s.f.240 s.f. Copy/Work Area 80 s.f.64 s.f.120 s.f. Supplies/File Storage - -80 s.f. Public Safety Director Matt Cottschalk 230 s.f.220 s.f.230 s.f. Police Lieutenant Ryan Burns 100 s.f.180 s.f.150 s.f. Community Service Officer Space -80 s.f.64 s.f. Interview/Safe Room -150 s.f.180 s.f. Conf/Secure Interview Room -80 s.f.80 s.f. Conference Room (14-15)- -300 s.f. s:/Ci-Stillwater/Police/122219/Stillwater Police Space Program.xlsx Comm. No. 182066258 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Space Program Summary Existing Building Program Proposed Program Phase 1 Proposed Program Phase 2 Police Administration Net Area Total:615 s.f.984 s.f.1,744 s.f. Net to Usable SF Factor x 1.40 Police Administration USF Needed 2,442 s.f. 3.20 Investigations Drug Taskforce Agent - -100 s.f. Detective (& Case MGMT & Drug Taskforce in short/midterm)-120 s.f.100 s.f. Detective - -100 s.f. Forensic Office - -100 s.f. Case Management Room - -150 s.f. Investigations Net Area Total:0 s.f.120 s.f.550 s.f. Net to Usable SF Factor x 1.40 Investigations USF Needed 770 s.f. 3.30 Patrol Squad Room (Combined w/ EOC) 190 s.f.-360 s.f. Report Writing Room (Combined w/ EOC) - - 180 s.f. Reserves Equipment -25 s.f.140 s.f. Patrol Sergeant Office (Shared by 2)- -140 s.f. Patrol Net Area Total:190 s.f.25 s.f.820 s.f. Net to Usable SF Factor x 1.40 Patrol USF Needed 1,148 s.f. 3.40 Booking Vehicle Sally Port - -600 s.f. Booking / Intoxilizer 80 s.f.80 s.f.240 s.f. Holding Cells (2)- -160 s.f. Booking Net Area Total:80 s.f.80 s.f.1,000 s.f. Net to Usable SF Factor x 1.40 Booking USF Needed 1,400 s.f. 3.50 Evidence Evidence Storage Room 100 s.f.110 s.f.800 s.f. Evidence Processing -100 s.f.100 s.f. Crime Lab --200 s.f. Technology Evidence Room 100 s.f. Evidence Net Area Total:100 s.f.210 s.f.1,200 s.f. Net to Usable SF Factor x 1.40 Evidence USF Needed 1,680 s.f. 3.60 Police Support Spaces EOC 370 s.f.425 s.f.400 s.f. Training Room --600 s.f. Equipment Room - -250 s.f. Armory/Ammo Storage - -80 s.f. Weapon Cleaning 50 s.f. 50 s.f.110 s.f. Lockers/Changing 80 s.f.170 s.f.750 s.f. Police Toilet/Shower 70 s.f.70 s.f. Fitness Facility - -600 s.f. Quiet Room - -80 s.f. Lunchroom - -250 s.f. Police Support Spaces Net Area Total:500 s.f.715 s.f.3,190 s.f. Net to Usable SF Factor x 1.40 Police Support Spaces USF Needed 4,466 s.f. 3.70 Police Squad Garage Vehicle Storage 840 s.f.840 s.f.2,000 s.f. Squad Supplies 130 s.f.130 s.f.130 s.f. Specialty Vehicle Storage --2,260 s.f. s:/Ci-Stillwater/Police/122219/Stillwater Police Space Program.xlsx Comm. No. 182066259 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Space Program Summary Existing Building Program Proposed Program Phase 1 Proposed Program Phase 2 Evidence Vehicle Storage --500 s.f. K9 Unit Kennel - -100 s.f. Police Squad Garage Net Area Total:970 s.f.970 s.f.4,990 s.f. Net to Usable SF Factor x 2.25 Police Squad Garage USF Needed 11,228 s.f. 4.00 Ambulance Ambulance Lounge 175 s.f.120 s.f.175 s.f. Ambulace Toilet/Shower 70 s.f.-70 s.f. Ambulance Net Area Total:245 s.f.120 s.f.245 s.f. Net to Usable SF Factor Ambulance USF Needed s:/Ci-Stillwater/Police/122219/Stillwater Police Space Program.xlsx Comm. No. 182066260 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 18 Commission No. 182066 OPTIONS ANALYSIS The Space Needs Committee reviewed several rounds of options. Diagrams for these options are included with the meeting minutes in Appendix A of this report. Key features of these options, as well as the rationale behind their elimination are listed below: • Additions to the existing Police Department to meet long-term space needs. This option is not recommended as the site is constrained on the south side by an existing septic field. • Conversion of the police department garage to other Police Department functions to meet mid-term space needs. This option is not recommended as the it would require a complicated renovation as well as construction of a new police garage that would face the same space constraints mentioned previously. • A three-phase project approach. This option is not recommended as it would be inefficient from a budget standpoint and would subject stakeholders to prolonged construction. Additional information about the options reviewed and feedback given by the committee can be found in the meeting minutes included in Appendix A of this report. 261 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 19 Commission No. 182066 RECOMMENDATION The Space Needs Committee was formed to objectively review space needs and facility options of the current Corcoran City Hall and Police Station facility. The committee held six meetings over the course of several months. Wold Architects and Engineers facilitated these meetings to aid in developing goals, review spatial and maintenance deficiencies of the existing facility, and study future space use options. The Space Needs Committee recommendation is based on the following rationale: 1. The existing facility is undersized and lacking in essential resources for current Police Department functions, posing security risks and liabilities for all facility stakeholders. 2. Similarities between the space needs for the Council Chamber and Community Room allow these functions to be combined. 3. A remodeling project better aligns with mid-term funding resources. 4. Expanding Police Department functions into the City Hall side of the facility could address some Police Department space needs in the mid-term without the need for construction of additions or a new facility. 5. Long-term City Hall space needs and staffing projections will fill the existing City Hall/Police Department facility. 6. Due to the specialized nature of police facilities, the existing building is better suited to City Hall functions in the long term. 7. Mid-term modifications should incorporate into the long-term use of the existing facility. Based on the reasons above, the Space Needs Committee recommends the following: 1. Phase 1: a. A remodeling project of the existing facility addressing current deficiencies by the following measures: i. Relocate the Council Chamber, combining it with the Community Room to free space for other functions in the facility. ii. Expand City Hall functions into the existing Council Chamber. iii. Expand Police Department functions into the City Hall side of the facility while maintaining a clear lockdown point between the two functions. 2. Phase 2: a. A new Police Department facility at either an adjacent or remote site to the existing facility. b. A remodeling project which converts the entire existing facility to City Hall functions. 262 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 20 Commission No. 182066 RECOMMENDATION ANALYSIS The Space Needs Committee developed its recommendation through discussions around floor plan diagrams developed by Wold in conjunction with the space program included in this report. A final draft of the diagrams are included in the following pages. Included with these diagrams is a floor plan documentation of the existing facility based on existing drawings, site observations, and staff interviews conducted by Wold. 263 VEHICLE STORAGE (800 SF) AMBULANCE LOUNGE (175 SF) AMBULANCE TOILET (70 SF) MECH (50 SF) EOC (370 SF) COPY (80 SF) POLICE LIEUTENANT (100 SF) BOOKING/ INTOXILIZER (80 SF) PUBLIC SAFETY DIRECTOR (230 SF) PUBLIC LOBBY (60 SF) POLICE RECEPTION (135 SF) PUBLIC WORKS DIRECTOR (64 SF) TOILET (64 SF) SQUAD ROOM (190 SF) CHANGING ROOM (80 SF) EVIDENCE STORAGE (100 SF) CITY ADMINISTRATOR (230 SF) MECH (105 SF) STOR (175 SF) KITCHENETTE (80 SF) COPY (135 SF) CITY CLERK (180 SF) COUNCIL CHAMBERS (865 SF) RECEPTION (270 SF) LOBBY (920 SF) JAN (15 SF)MEN'S TOILET (170 SF) WOMEN'S TOILET (200 SF) COATS (130 SF) CONFERENCE (360 SF) TABLE STOR (180 SF) KITCHEN (235 SF) COMMUNITY ROOM (2,140 SF) STOR (140 SF) MECH (140 SF) ACCOUNTANT (64 SF) DROP-IN (64 SF) ZONING/ CODE COMPLIANCE/ BUILDING INSPECTIONS (64 SF) PLANNING (64 SF) ADMINISTRATIVE ASSISTANT (64 SF) ADDRESS FILES (25 SF) SQUAD SUPPLIES (130 SF) EXISTING FLOOR PLAN EXISTING POLICE DEPARTMENT SPACES EXISTING CITY HALL SPACES COLOR KEY MAIN ENTRY C:\Users\dgallagher\Documents\Corcoran City Hall & Police (Central)_dgallagher.rvt 9/6/2018 12:11:56 PM City of Corcoran Space Needs and Facility Analysis September 13, 2018 Comm No: 182066\\Wae-srv-mn.woldae.com\StPaul\CI-Corcoran\City Hall-Police\Corcoran City Hall & Police (Central).rvt EXISTINGPage 2126 4 VEHICLE STORAGE (800 SF) SQUAD SUPPLIES (130 SF) POLICE LOCKERS (170 SF) POLICE TOILET (70 SF) MECH (50 SF) EOC/ SQUAD/ REPORT ROOM (425 SF) POLICE LIEUTENANT (180 SF) BOOKING/ INTOXILIZER (80 SF) PUBLIC LOBBY (60 SF) POLICE RECEPTION (150 SF) TOILET (64 SF) STOR/ ADDRESS FILES (200 SF) CITY ADMINISTRATOR (180 SF) MECH (105 SF) LUNCH AREA (140 SF) JAN (15 SF) MEN'S TOILET RENOVATIONS (170 SF) WOMEN'S TOILET RENOVATIONS (200 SF) CONFERENCE (190 SF) TABLE STOR (180 SF) KITCHEN (235 SF) COUNCIL CHAMBERS/ COMMUNITY ROOM (2,140 SF) ELECTIONS STORAGE (140 SF) MECH (140 SF) INTERVIEW/ SAFE ROOM (150 SF) COPY/ WK RM (64 SF) CONF/ SECURE INTERVIEW ROOM (80 SF) EVIDENCE PROCESSING (100 SF) EVIDENCE STORAGE (190 SF) LOBBY (620 SF) PUBLIC SAFETY DIRECTOR (220 SF) CONFERENCE (250 SF) WK STN (56 SF) WK STN (56 SF) WK STN (56 SF) RESERVES EQUIP (25 SF) CSO/ RESERVES AREA (80 SF) DEMOUNTABLE DAIS AND PLATFORM WK STN (56 SF) DETECTIVE/ CASE MGMT/ DRUG TASKFORCE (120 SF) UNLABELED WORKSTATIONS (9): -ACCOUNTANT -BUILDING INSPECTIONS -CITY PLANNER -CODE COMPLIANCE -DROP-IN -DROP-IN -RECREATION COORDINATOR -UTILITY BILLING -ZONING/BUILDING INSPECTIONS COPY/ WK RM (135 SF) WK STN (56 SF) WK STN (56 SF) WK STN (56 SF) WK STN (56 SF) ASSISTANT CITY ADMINISTRATOR (140 SF) (2) CONTRACT (50 SF) PUBLIC WORKS DIRECTOR (135 SF) CITY CLERK (140 SF) QUIET ROOM (60 SF) ADMINISTRATIVE ASSISTANT (56 SF) PART-TIME ADMIN ASSISTANT (25 SF) (1) CONTRACT (25 SF) WEAPONS CLEANING (50 SF) WK STN (56 SF)AMBULANCE LOUNGE (120 SF) COATS (70 SF) A/V EQUIP ROOM (60 SF) PROPOSED FLOOR PLAN - PHASE 1 EXISTING AND/OR REPROGRAMMED POLICE DEPARTMENT SPACES REQUIRING NO CONSTRUCTION EXISTING AND/OR REPROGRAMMED CITY HALL SPACES REQUIRING NO CONSTRUCTION COLOR KEY RENOVATED POLICE DEPARTMENT SPACES OR NEW FURNISHINGS RENOVATED CITY HALL SPACES OR NEW FURNISHINGS MAIN ENTRY C:\Users\dgallagher\Documents\Corcoran City Hall & Police (Central)_dgallagher.rvt 9/6/2018 12:11:57 PM City of Corcoran Space Needs and Facility Analysis September 13, 2018 Comm No: 182066\\Wae-srv-mn.woldae.com\StPaul\CI-Corcoran\City Hall-Police\Corcoran City Hall & Police (Central).rvt PHASE 1Page 2226 5 STOR/ ADDRESS FILES (200 SF) MECH (105 SF) BREAK ROOM (340 SF) JAN (15 SF)MEN'S TOILET (170 SF) WOMEN'S TOILET (200 SF) COATS (70 SF)CONFERENCE (360 SF) TABLE STOR (180 SF) KITCHEN (235 SF) COUNCIL CHAMBERS/ COMMUNITY ROOM (2,140 SF) DAIS STORAGE (140 SF) MECH (140 SF) LOBBY (620 SF) CONFERENCE (250 SF) ADMINISTRATIVE ASSISTANT (56 SF) WK STN (56 SF) WK STN (56 SF) WK STN (56 SF) PART-TIME ADMIN ASSISTANT (25 SF) AMBULANCE LOUNGE (175 SF) DEMOUNTABLE DAIS AND PLATFORM (2) CONTRACT (50 SF) WK STN (56 SF) COPY/ WORK AREA (60 SF) WK STN (56 SF) WK STN (56 SF) WK STN (56 SF) WK STN (56 SF) WK STN (56 SF) A/V EQUIP ROOM (60 SF) ADMIN SERVICES DIRECTOR (140 SF) COMM DEV COORDINATOR (120 SF) ELECTIONS STOR (190 SF) CONFERENCE (380 SF) SUPPLIES (100 SF) FINANCE DIRECTOR (150 SF) WK STN (56 SF) WK STN (56 SF) UNLABELED WORKSTATIONS (11): -ACCOUNTANT -ACCOUNTANT -BUILDING INSPECTIONS -CITY PLANNER -CODE COMPLIANCE -DROP-IN -DROP-IN -MANAGEMENT ANALYSIS -RECREATION COORDINATOR -UTILITY BILLING -ZONING/BUILDING INSPECTIONS ASSISTANT CITY ADMINISTRATOR (180 SF) (1) CONTRACT (25 SF) CITY ADMINISTRATOR (180 SF) PUBLIC WORKS DIRECTOR (135 SF) CITY CLERK (140 SF) AMBULANCE TOILET (70 SF) EQUIPMENT LOCKERS (80 SF) CITY VEHICLE/ MISC STORAGE (1,250 SF) OTHER CONSTRUCTION: NEW POLICE STATION 28,000 SF MECH (50 SF) TOILET (64 SF) QUIET ROOM (64 SF) CONFERENCE (80 SF) EXIT VEST (60 SF) PROPOSED FLOOR PLAN - PHASE 2 EXISTING AND/OR REPROGRAMMED CITY HALL SPACES REQUIRING NO CONSTRUCTION COLOR KEY RENOVATED CITY HALL SPACES OR NEW FURNISHINGS MAIN ENTRY C:\Users\dgallagher\Documents\Corcoran City Hall & Police (Central)_dgallagher.rvt 9/6/2018 12:11:57 PM City of Corcoran Space Needs and Facility Analysis September 13, 2018 Comm No: 182066\\Wae-srv-mn.woldae.com\StPaul\CI-Corcoran\City Hall-Police\Corcoran City Hall & Police (Central).rvt PHASE 2Page 2326 6 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 24 Commission No. 182066 BUDGET PROJECTIONS The Space Needs Committee reviewed budget projections developed by Wold. An explanation of how these budgets were produced follows below. The complete report is included in the following pages. Budget information reflects the two recommended project phases. Project total costs are given for each phase followed by the projected cost over a range of potential construction years accounting for inflation. These projections are intended as tools to assist in establishing funding goals for future projects, rather than detailed project estimates. Projects will undergo a rigorous estimation process during project design phases should the City proceed with them. Renovations and New Construction Renovation of the existing building is projected on a cost per square foot basis. This includes costs for selective demolition, new construction, mechanical and electrical modifications resulting from new construction, and security upgrades. Low and high cost projections are provided for renovations as this type of project is inherently less predictable than new construction. The new building construction cost for the proposed new Police Station was generated using the required square footage identified in the Proposed Building Program along with a square foot cost based on recent new police station projects designed by Wold. Deferred Maintenance These costs are broken out as a separate line item for each phase. These represent building systems upgrades and building maintenance costs identified and recommended by the Facility Analysis included in this report. Miscellaneous Project Costs This multiplier represents additional costs incurred outside of the cost of construction. This includes design fees, contractor fees, testing fees, permit fees, and contingency. Phase 2 miscellaneous costs also include furniture and equipment for both the new police station and the renovations to City Hall. Furniture Phase 1 includes a significant redesign of the open office in City Hall as well as a number of new and reconfigured private offices. New furniture will be required to accommodate more compact workspaces throughout. As there is a significant furniture package required for Phase 1, it is represented by a separate line item in the budget projection. Furnishing costs for Phase 2 are included in Miscellaneous Project Costs. 267 City of Corcoran Space Needs and Facility Analysis September 13, 2018 1.0 Phase 1 1.1 City Hall Renovations Low High Light Renovations 3,600 s.f. x $ 60 /s.f. - $ 80 /s.f. $ 216,000 $ 288,000 Medium Renovations 2,100 s.f. x $ 90 /s.f. - $ 110 /s.f. $ 189,000 $ 231,000 Heavy Renovations 980 s.f. x $ 120 /s.f. - $ 140 /s.f. $ 118,000 $ 137,000 Deferred Maintenance -- -- -- -- -- -- -- $ 182,000 $ 182,000 Subtotal 705,000$ 838,000$ Miscellaneous Project Costs 25% $ 176,000 $ 210,000 Furniture 120,000$ 120,000$ Project Total Cost (2019 Midpoint of Construction) 1,001,000$ 1,168,000$ Low High 1,041,000$ 1,215,000$ Projected Budget with an Average Annual 1,083,000$ 1,264,000$ Construction Inflation Rate of 4%1,126,000$ 1,315,000$ 1,171,000$ 1,368,000$ 1,218,000$ 1,423,000$ 2.0 Phase 2 2.1 New Police Station New Building Construction Cost 28,000 s.f. x $ 275 -- 7,700,000$ Miscellaneous Project Costs 35% -- 2,695,000$ Project Total Cost (2019 Midpoint of Construction) -- 10,395,000$ -- 10,811,000$ -- 11,243,000$ -- 11,693,000$ -- 12,161,000$ -- 12,647,000$ Projected Budget with an Average Annual -- 13,153,000$ Construction Inflation Rate of 4% -- 13,679,000$ -- 14,226,000$ -- 14,795,000$ -- 15,387,000$ 2.2 City Hall Renovations Low High Light Renovations 800 s.f. x $ 60 /s.f. - $ 80 /s.f. $ 48,000 64,000$ Medium Renovations 800 s.f. x $ 90 /s.f. - $ 110 /s.f. $ 72,000 88,000$ Heavy Renovations 130 s.f. x $ 120 /s.f. - $ 140 /s.f. $ 16,000 18,000$ Deferred Maintenance -- -- -- -- -- -- -- $ 107,000 107,000$ Subtotal 243,000$ 277,000$ Miscellaneous Project Costs 35%85,000$ 97,000$ Project Total Cost (2019 Midpoint of Construction) 328,000$ 374,000$ Low High 341,000$ 389,000$ 355,000$ 405,000$ 369,000$ 421,000$ 384,000$ 438,000$ 399,000$ 456,000$ 415,000$ 474,000$ Projected Budget with an Average Annual 432,000$ 493,000$ Construction Inflation Rate of 4%449,000$ 513,000$ 467,000$ 534,000$ 486,000$ 555,000$ 505,000$ 577,000$ 2025 Projected Budget 2028 2020 2030 2026 2027 2020 2021 2022 2023 2024 2026 2027 2029 Year at Midpoint 2021 of Construction of Construction Year at Midpoint 2020 of Construction 2025 Low High Low High Projected Budget 2022 2023 2024 2028 2029 2021 2022 2023 2024 Year at Midpoint Projected Budget s:/Ci-Stillwater/Police/122219/Stillwater Police Space Program.xlsx Page 25 Comm. No. 182066268 City of Corcoran Space Needs and Facility Analysis September 13, 2018 Page 26 Commission No. 182066 APPENDIX A – MEETING MINUTES 269 MEMORANDUM To: Attendees From: Derek Gallagher | DG Date: February 9, 2018 Comm. No: 9999 Subject: City of Corcoran Space Needs Study Kick-Off Meeting February 7, 2018 Meeting Minutes bmartens@ci.corcoran.mn.us jbeise@ci.corcoran.mn.us kmattson@ci.corcoran.mn.us mgottschalk@ci.corcoran.mn.us jdunning@woldae.com Attendees: Brad Martens, City of Corcoran Jessica Beise, City of Corcoran Kevin Mattson, City of Corcoran Matt Gottschalk, City of Corcoran Joel Dunning, Wold Architects and Engineers Derek Gallagher, Wold Architects and Engineers dgallagher@woldae.com The Core Group from the City of Corcoran met with Wold to discuss the Space Needs Study process and establish preliminary guiding principles. Discussion Topics: A.Wold introduced the Space Needs Study Process. 1.Tasks: a.Organizational Meeting b.Tour Similar Facilities (Optional) c.Analysis of Current and Future Requirements d.Analysis of Existing Buildings e.Creation of a Square Footage Program f.Options Analysis g.Gain Approvals 2.Phases: a.Needs Assessment (One month Timeframe): 1)Finding Facts – Projection and Needs Determination 2)Review of Resources – Condition of Facilities 3)Criteria – Planning for an Ideal Operational Model b.Options Development (Timeframe determined by Core Group) 270 MEMORANDUM Page 2 of 3 3. Role of the Core Group: a. High Level Collaboration – Involve all stakeholders. b. Inclusive Planning Process – Planning needs room by room. c. Ownership of Decisions – Addressing functional and operational needs. d. The group will be tasked with consensus building and identifying wants versus needs. e. Establishing Guiding Principles: The primary goals and objectives of the project. 4. The Facility Analysis Process explores conditions and deficiencies in the following areas: a. Site b. Exterior c. Interior d. Accessibility e. Life Safety f. Hazardous Materials g. Mechanical Systems h. Electrical Systems i. Space Summary j. Technology k. Expandability B. The group reviewed a number of example projects to foster conversation about Guiding Principles: 1. Cottage Grove City Hall/Police 2. Richfield City Hall/Police/Fire 3. River Falls Police C. In addition to the City’s established Mission Statement, Vision Statement, and Values Statements, the group discussed a preliminary list of Guiding Principles: 1. Reinforce role as the ‘Gateway to Town Center’. 2. Highlight rural/natural setting. 3. Balance rural character with the needs of a growing community. 4. Prioritize staff approachability but not at the expense of safety. 5. Consider long-term goals with any short-term solutions to space needs. 6. Provide modern staff support spaces. 7. Encourage interaction between departments. 8. Technological efficiency. 9. Provide functional EOC services/facility for community. 10. Address changing support at the county level. 11. Providing facilities for community use (i.e. a community room) was discussed. The group will discuss this with other stakeholders to determine whether this is an ongoing priority. D. The group discussed a number of items that could become Criteria later in the process: 1. Meet the needs of a staff that is projected to grow by an average of one full time employee per year. 2. Indoor parking facilities are a long-term priority. 3. Expanded evidence storage. 271 MEMORANDUM Page 3 of 3 4. Police locker and changing facilities. 5. Improve flow and efficiency for interface between police department and the public. 6. Police interview spaces. 7. Provide city staff support spaces. 8. Security improvements for city administration facilities. 9. Long-term solution to storage deficiency (Expanded, offsite, or digital archives). 10. Balance space sizes with needs of users (e.g. office sizes). 11. Joel explained that some facility improvements such as improved accessibility, life safety upgrades, lactation rooms, energy efficiency etc. would be required by building code or OSHA. Wold can provide guidance in planning for these items. E. The group determined that touring other facilities in the area would be beneficial. F. Next Steps: 1. Wednesday, February 14, 2018, 1:00 p.m. – Wold will conduct walk-throughs with the City Staff and Police Departments and gather programming information. 2. Wednesday, February 28, 2018 – Core Group Meeting. 3. Wold will facilitate a time for the engineering team to meet with Public Works supervisor. 4. Wold will determine appropriate facilities for the group to tour in early March. cc: Andrew Dahlquist, Wold CM/MN/Promo/CI_Corcoran/min/2.7.18 272 MEMORANDUM To: Attendees From: Derek Gallagher | DG Date: February 20, 2018 Revised February 21, 2018 Comm. No: 9999 Subject: City of Corcoran Space Needs Committee Programming Meeting February 14, 2018 Meeting Minutes bmartens@ci.corcoran.mn.us jbeise@ci.corcoran.mn.us mgottschalk@ci.corcoran.mn.us jdunning@woldae.com Attendees: Brad Martens, City of Corcoran Jessica Beise, City of Corcoran Matt Gottschalk, City of Corcoran Joel Dunning, Wold Architects and Engineers Derek Gallagher, Wold Architects and Engineers dgallagher@woldae.com Representatives from the City of Corcoran met with Wold to tour the City Hall/Police facility and discuss existing space uses and needs. Discussion Topics: A.Police Department 1.The group toured the police department. Wold documented the existing spaces and determined current program usage. 2.Short and mid-term needs/changes (1-3 years): a.The Public Works Director is currently housed in the Police Department. The recently hired Detective will require this office space. b.More Evidence Storage. c.Evidence Processing space. d.Private Locker/Changing Room. e.Shower adjacent to Changing Room. f.Garage is short by two (2) stalls for current vehicle fleet. g.Kennel Space for K9 Unit. h.Interview Room off Lobby. i.Community Service Officers space (storage and small workspace). 3. Mid-term Needs/Changes (3-5 years): a.Adding a Drug Task Force Agent. b.Case Management Room. 273 MEMORANDUM Page 2 of 3 c. One (1) additional Full-time Police Officer. d. Large Conference Room for 15-20 people quarterly meetings. e. Dedicated Equipment Room. f. Lunchroom. g. Plan for three to five (3-5) additional part-time Patrol Officers. h. Plan for two (2) additional full-time Patrol Officers. 4. Long-term Needs/Changes (5+ years): a. Space for three (3) full-time employees at front counter. b. Office space for two (2) full-time Patrol Sergeants. c. Sally port. d. Two (2) Holding Cells. e. Crime Lab space (depending on changes at county level). f. Locker Room with properly sized lockers. g. Armory with space for weapon cleaning/maintenance. h. Space for extended fleet currently housed at Public Works. i. Training Room. j. Fitness Facility. B. City Hall 1. The group toured City Hall. Wold documented the existing spaces and determined current program usage. 2. Short and mid-term needs/changes (1-3 years): a. Space for Public Works Director (moving from Police Department). b. Adding part-time code enforcement employee. c. Reconfigure permanent record storage and plan for additional future storage. d. Another Conference Room. e. Panic button at front desk. f. Quiet Room. g. It was noted that some workstations could be located in the reception area if security is addressed. h. A small window for reception to provide more direct customer service to public. i. It was noted that more functions could be shifted to open office configurations. j. Accessibility improvements. k. Security improvements to Dias. l. Adding Recreation Coordinator. 3. Mid-term Needs/Changes (3-5 years): a. Adding City Planner. b. Adding Utility Billing employee. c. Adding part-time Administrative Assistant. 4. Long-term Needs/Changes (5+ years): a. Adding Administrative Services Director. b. Adding part-time Management Analysis employee. c. Adding Community Development Coordinator. d. Additional A/V Equipment in City Council Chambers. e. Staff Lunchroom. 274 MEMORANDUM Page 3 of 3 C. Next Steps: 1. The Space Needs Committee will meet on Wednesday, February 28, 2018 to review the existing program and discuss future needs. cc: Kevin Mattson, City of Corcoran kmattson@ci.corcoran.mn.us Andrew Dahlquist, Wold adahlquist@woldae.com MF/Promo/CI_Corcoran/min/2.14.18 275 MEMORANDUM To: Attendees From: Derek Gallagher | DG Date: March 6, 2018 Comm. No: 9999 Subject: City of Corcoran Space Needs Committee Programming Meeting February 28, 2018 Meeting Minutes bmartens@ci.corcoran.mn.us jbeise@ci.corcoran.mn.us mgottschalk@ci.corcoran.mn.us kmattson@ci.corcoran.mn.us jdunning@woldae.com Attendees: Brad Martens, City of Corcoran Jessica Beise, City of Corcoran Matt Gottschalk, City of Corcoran Kevin Mattson, City of Corcoran Joel Dunning, Wold Architects and Engineers Derek Gallagher, Wold Architects and Engineers dgallagher@woldae.com Representatives from the City of Corcoran met with Wold to tour the City Hall/Police facility and discuss existing space uses and needs. Discussion Topics: A.The group discussed a space program of the existing City Hall and Police Department as well as draft versions of future space needs in the short term (1 year), mid-term (3 years), and long term (5-10 years). B.The group discussed City Council/Community space needs: 1.The Council Chamber could be combined with the Community Room. 2.The Lobby does not need to be as large as it is currently. 3.Elections Storage is adequately sized. 4.There is a need for a public Coats Room, thought the flow would ideally be reworked. 5.The program should include increased Data Room sizes and a separate A/V Equipment Room. C.The group discussed City Hall space needs: 1.City Hall Shared: a.There will likely be two (2) people who need access to the Reception Desk in the mid-term, though the Reception Area could still be reduced in size. b.Add two (2) Contract Drop-in Workstations at 25 SF each. c.Add another 64 SF Drop-in Workstation for future. 2.City Admin: a.The City Administrator Office could be reduced to 180 SF. 276 MEMORANDUM Page 2 of 3 b. The City Clerk Office could be reduced to 150 SF. c. The Administrative Services Director Office should be 150 SF. 3. Building and Inspections 4. Planning 5. Public Works: a. The Public Works Director should have a larger office. 6. Code Enforcement 7. Finance: a. It was noted that staff organization will eventually include a Finance Department and that Utility Billing should be reclassified under this department. D. The group discussed Police Department space needs: 1. Police Administration: a. The current Copy/Work Area is undersized for booklet-making needs. b. A Files and Supplies Storage Room should be added adjacent to the Copy/Work Area. c. Should plan long-term for a second Interview Room. d. The Police Lieutenant’s office should increase in size in the mid to late-term program. e. The Director of Public Safety Office would ideally be larger, though this could be supplemented by a conference room. 2. Investigations: a. Two (2) Detective’s Offices will be required long-term. b. A Forensic Office will be added to the late-term space needs. c. The Interview Room(s) should be located near the investigators. 3. Patrol: a. The program calls for 180 SF for the Report Writing Room which is enough space for four (4) to six (6) carrels. b. The Reserves Room should be increased to 140 SF. c. A single 140 SF office is sufficient for both future Patrol Sergeants. 4. Booking 5. Evidence: a. The Evidence Processing and Crime Lab spaces should be combined into one (1) 200-250 SF space. 6. Police Support Spaces: a. It was noted that the EOC is not adequate in size. The EOC and Training Room would ideally be adjacent and could be combined into one (1) large space potentially with a movable partition. b. It was noted that with the correct technology there is often not a need for a dedicated Video Viewing Room for the Interview Room or an A/V Room for the EOC. The program should reflect more space for Data though. c. The short to mid-term Lockers/Changing space listed at 200 SF would allow for lockers in an enclosed room, but would not be large enough for showers and toilets. 277 MEMORANDUM Page 3 of 3 7. Police Squad Garage: a. The Specialty Vehicle Storage should be increased to also allow for the two (2) existing 42-foot trailers. E. Ambulance: 1. There is no space need for Ambulance Parking in the Police Garage. 2. The existing Ambulance spaces are sufficient as-is. F. Next Steps: 1. The Space Needs Committee will meet on Tuesday, March 13, 2018 at 10:00 a.m. to review the updated program and preliminary floor plan diagrams. cc: Andrew Dahlquist, Wold MV/Promo/CI_Corcoran/min/2.28.18 278 MEMORANDUM To: Attendees From: Derek Gallagher | DG Date: March 15, 2018 Comm. No: 182066 Subject: City of Corcoran Space Needs Committee Meeting March 13, 2018 Meeting Minutes bmartens@ci.corcoran.mn.us mgottschalk@ci.corcoran.mn.us kmattson@ci.corcoran.mn.us jdunning@woldae.com Attendees: Brad Martens, City of Corcoran Matt Gottschalk, City of Corcoran Kevin Mattson, City of Corcoran Joel Dunning, Wold Architects and Engineers Derek Gallagher, Wold Architects and Engineers dgallagher@woldae.com Representatives from the City of Corcoran met with Wold to discuss draft space use options. Discussion Topics: A.The group reviewed draft floor plans for each of the three (3) space needs phases discussed previously. These phases are described generally below and are also attached to these minutes. 1.Short Term: a.Council Chambers combined with Community Room. b.Open workstations relocated to former Council Chambers. c.Former City Administrator office converted to Kitchen / Breakroom. d.New Conference Room in City Hall Lobby. e.Police Department offices and lockers located in former City Hall spaces. f.Added Interview / Safe Room and modified Public Safety Director Office. g.Squad Room converted to Evidence Storage. 2.Mid Term: a.Vehicle Storage relocated to garage addition to the south. b.Several new and existing Police Department spaces relocated to expanded former Police Garage. c.City Hall expanded west to allow for more office space. 3.Long Term: a.Police Department functions removed from City Hall side of building. b.Former Police Department replace with new structure between existing City Hall and Police Garage from mid-term phase. 279 MEMORANDUM Page 2 of 2 B. The group reviewed the options and discussed several items. 1. It was noted that the Council Chambers A/V Equipment Room could be shifted to a later phase. 2. It was noted that an open Conference Room in the City Hall Lobby might be more feasible due to the vaulted ceiling and need for access to the adjacent gardens. 3. The group discussed potential options to improve the flow to the City Hall Copy Room. 4. Access to the Mechanical Room and coordination with the existing equipment layout will need to be considered. Wold will explore other options, potentially with offices located in the former Council Chamber. 5. Ideally, staff would not have to pass the City Manager’s office to access the Breakroom. 6. The kennel will need to be relocated in order to maintain a space for weapons cleaning in the Police Garage. 7. It would be preferable to enlarge the Public Safety Director’s Office rather than add a small conference room. It was also noted that the new orientation would require new furniture. 8. The current lockers / changing area should be allocated for Reserves Equipment. 9. The CSO Area and Police Copy Work Area should be swapped. Some basic copy functions should be added to Police Reception as well. The CSO Area should be open to the EOC / Squad Room. 10. The group discussed the possibility of using the existing Ambulance Lounge as a Police Department Locker Room and relocating the Ambulance lounge. Wold will explore options. 11. It was noted that expanding to the South might not be ideal due to the location of the Septic Drain Field. 12. Two (2) construction phases are probably more feasible than the current three (3) phase plan. Ideally, all major construction (e.g. additions or a new building) would take place in a single phase. C. Next Steps: 1. The group will further review the options presented at the meeting and provide additional feedback about the ideal number and scope of construction phases before the next meeting. 2. The group will note any missing / extra workstations currently shown on the plans. 3. Wold will refine the short-term floor plan diagram based on feedback given at the meeting and will incorporate feedback about the mid and long term space needs as it becomes available. 4. The group will meet again on Wednesday, March 28, 2018 at 1:00 p.m. to discuss revised drawings. cc: Andrew Dahlquist, Wold CM/MN/CI_Corcoran/182066/min/3.13.18 280 281 282 283 284 MEMORANDUM To: Attendees From: Derek Gallagher | DG Date: May 15, 2018 Comm. No: 182066 Subject: City of Corcoran Space Needs Committee Meeting May 9, 2018 Meeting Minutes bmartens@ci.corcoran.mn.us mgottschalk@ci.corcoran.mn.us kmattson@ci.corcoran.mn.us Attendees: Brad Martens, City of Corcoran Matt Gottschalk, City of Corcoran Kevin Mattson, City of Corcoran Joel Dunning, Wold Architects and Engineers jdunning@woldae.com Derek Gallagher, Wold Architects and Engineers dgallagher@woldae.com Representatives from the City of Corcoran met with Wold to review updated bubble diagrams and discuss preliminary budget projections. Discussion Topics: A.The group reviewed bubble diagrams for the two proposed project phases. The diagrams have been updated to reflect the feedback below and are attached to these minutes. 1.The Drug Taskforce Agent should be at a drop-in workstation in the Detective Office/Case Management Room in order to provide the Police Lieutenant Office with enough space. 2.The group discussed the possibility of shifting the Interview Room south to align with the reception area and create a more usable Conference Room in the second construction phase. This option is reflected on the attac hed plans, though the exact layout of this space can be determined in more detail during design. B.Wold will conduct a cursory Building Analysis to determine whether any building systems should be updated along with the proposed construction. C.It was noted that there is no fire suppression in the existing building. However, code requirements for exiting are unlikely to change significantly since the proposed project would eliminate some assembly space in the building. The group would like to reach out to the Fire Marshal about the proposed changes. D.The building will be occupied during construction, which will affect cost and will require phasing coordination. This will occur later in the process. 285 MEMORANDUM Page 2 of 2 E. The group discussed preliminary budget projections, which are attached to these minutes. 1. It was noted that the numbers presented are based on average cost per square foot for similar projects, and therefore, represent conservative budget numbers as opposed to detailed estimates. 2. Wold could conduct a more detailed analysis or have an in-depth estimate conducted by a third party if the group determines this in necessary. 3. A discussion among city staff is required to determine if scope could be reduced or shifted to a later phase before the group reports to City Council. 4. It was noted that a decision will need to be made about modifying/adding utility services with the proposed projects. 5. The first construction phase should include renovations of the public toilet rooms including new partitions and sinks at a minimum. Next Steps: A. Wold’s engineers will conduct a cursory building analysis. B. City staff will reach out to the Fire Marshal with information about the project. C. City staff will discuss potential scope and phasing changes as well as determine whether additional budget projections/estimates are necessary. D. Brad Martens will determine whether additional existing construction documents are available and send them to Derek at Wold. Attachments cc: Andrew Dahlquist, Wold CM/CI_Corcoran/182066/min/5.9.18 286 287 288 4 Public Safety Facility Study Background, Process & Recommendations April 22, 2004 Draft 289 5 Facility Committee The Facility Committee was formed in late 2001 to study future needs and alternatives Facility Committee Members John Bucher, Council Member David Andersen, Planning Commissioner George Gmach, Former Council Member Paul Schutte, Police Chief Sue Vergin, City Administrator 290 6 Issues Identified ➢Security and safety of current police entrance ➢Housing ambulance team in temporary trailer ➢Inefficiencies in the current layout ➢Office space ➢Training area ➢Privacy and security of staff and visitors/detainees ➢Planning for the future 291 7 Need for a Longer Look ➢Staffing projections correlated with population – how much space is enough? ➢Relative comparisons to other communities ➢Analysis of public facilities best practices ➢Broader look beyond public safety to other eventual uses of the space after police use 292 8 Research Question ➢What is the relative role of police agencies serving Corcoran? ➢Corcoran PD covers 911 calls when on duty, patrols all roads within the City and has primary responsibility for non-911 calls in the City and community policing activities ➢Hennepin County covers 911 calls, patrols county and state highways and provides transport of prisoners, jail services and crime lab support 293 9 Research Question ➢How will population growth impact the Corcoran Police Department? ➢Expect calls to increase in proportion to population and commercial development ➢More crime and domestic disturbances ➢More business related crime (fraud, theft) ➢More complaint and general service calls ➢Expect traffic related activity to increase (this will increase whether or not Corcoran grows) 294 10 Research Question ➢What are expected responses to growing police services needs? ➢Gradually increase coverage hours to a full time department ➢Seek efficiencies through technology and prioritization of services ➢Seek to retain significant Hennepin County support for as long as the Sheriff is willing 295 11 2000 Census = 5630 / Projections are based on Comp Plan Data Present population based on building permits pulled to date for new home construction Present 2002 2003 2005 Year 2010 2015 Year 2020 Population 5,744 5,916 7,690 10,380 14,325 17,240 Police Dept Chief 1 1 1 1 1 1 Sergeant 0 0 0 1 2 2 Officers 3 3 5 7 10 13 Office Support 0.75 0.75 1 1.5 2 2 Total Officers 4 4 6 9 13 16 Total Off per 1000 0.7 0.7 0.8 0.9 0.9 0.9 Total Police Staff 4.75 4.75 7 10.5 15 18 Squads/Vehicles 3 3 4 6 9 10 Annual Budget $371,330 $423,291 Projections for Corcoran Police Department 296 12 Police Staff vs Population Corcoran vs Metro Communities 0 5 10 15 20 25 30 35 0 5,000 10,000 15,000 20,000 25,000 Population T o t a l P o l i c e S t a f f Buffalo Farmington Prior Lake SavageElk River Rogers Medina West Henn Big Lake Dayton Corcoran (Projected) 2003 2005 2010 2015 2020 297 13 Total cities Group I Group II Group III Group IV Group V Group VI (10,653 (70 cities,(162 cities,(389 cities,(760 cities,(1,763 cities,(7,509 cities, cities;250,000 100,000 50,000 25,000 10,000 under population and over;to 249,999;to 99,999;to 49,999;to 24,999;10,000; 182,456,027)population population population population population population 52,879,728)24,457,039)26,808,264)26,374,112)27,930,903)24,005,981) TOTAL CITIES: 10,653 cities; population 182,456,027: Number of officers 428,365 154,116 46,124 47,762 47,960 54,413 77,990 Average number of officers per 1,000 inhabitants 2.3 2.9 1.9 1.8 1.8 1.9 3.2 West North Central: 1,159 cities; population 12,573,771: Number of officers 24,577 5,480 2,384 2,907 3,143 3,803 6,860 Average number of officers per 1,000 inhabitants 2 2.5 1.7 1.4 1.5 1.8 2.5 by Geographic Region and Division by Population Group [2002 estimated population] Population group FBI Uniform Crime Report -- Program Crime in the United States, 2002 Table 71 (Selected Data) Full-time Law Enforcement Officers as of October 31, 2002 Number and Rate per 1,000 Inhabiants Geographic region/division 298 14 Group I Group II Group III Group IV Group V Group VI (70 cities,(162 cities,(389 cities,(760 cities,(1,763 cities,(7,509 cities, 250,000 100,000 50,000 25,000 10,000 under and over;to 249,999;to 99,999;to 49,999;to 24,999;10,000; population population population population population population 52,879,728)24,457,039)26,808,264)26,374,112)27,930,903)24,005,981) TOTAL CITIES: 10,653 cities; population 182,456,027: Number of employees 558,892 205,573 61,739 62,203 61,343 68,513 99,521 Average number of employees per 1,000 inhabitants 3.1 3.9 2.5 2.3 2.3 2.5 4.1 West North Central: 1,159 cities; population 12,573,771: Number of employees 31,694 7,713 3,038 3,702 4,055 4,828 8,358 Average number of employees per 1,000 inhabitants 2.5 3.5 2.2 1.8 2 2.2 3.1 by Geographic Region and Division by Population Group [2002 estimated population] Population group FBI Uniform Crime Report -- Crime in the United States, 2002 Table 70 (Selected Data) Full-time Law Enforcement Employees (includes civilians) as of October 31, 2002 Number and Rate per 1,000 Inhabiants Geographic region/division Total cities (10,653 cities; population 182,456,027) 299 15 Research Activities ➢Visited police departments to gather information about current public safety facilities best practices ➢What is the Corcoran situation likely to look like in five to ten years (Independence)? ➢What is the Corcoran situation likely to look like beyond ten years (Elk River)? ➢How have other communities responded? 300 16 Assumptions of the Project ➢Controlled access to the department is desirable for officer and public safety ➢City’s own police force is a desirable, positive service to Corcoran community ➢A provision for NMMC (North Memorial Medical Center) ambulance teams shortens emergency response time to the community 301 17 Assumptions of the Project ➢Labor cost is the largest portion of running a police operation ➢Physical plant and equipment should support efficiency in use of labor ➢Proposed space will improve and preserve efficiency of labor 302 18 Assumptions of the Project ➢Space for Hennepin County deputies promotes shorter response time and cooperation between agencies ➢Demand for police service will increase as central city and neighborhoods grow ➢Interest rates are at a historic low ➢Bids are expected to be competitive 303 19 Trend in Bond Rates 304 20 Additional Consideration ➢Should the facility be modified to accommodate fire fighting equipment? ➢Fire services are currently contracted with 4 communities ➢Need a long-range fire protection plan ➢Need to determine proper location of facility ➢Need an equipment and services transition plan ➢Police and Fire may not necessarily share a facility ➢Committee determined further consideration to be premature until these factors are addressed 305 21 Solution ➢Remodel entry and chief’s office ➢Convert existing garage into operational space ➢Add dedicated space for ambulance crew and deputies ➢Replace and expand existing garage ➢Include a reinforced area for storm shelter 306 22 Business Alternatives ➢Leasing space from a private building owner was determined to be difficult and expensive ➢Using a lease purchase approach was determined to be more expensive than bonding ➢Building and owning was determined to be the least expensive solution and easily offset any temporary excess capacity costs 307 23 Project Features ➢Space to accommodate police staff for about 10 years or longer, depending on growth rate ➢Secure entry system ➢Additional secure parking/storage for cars and equipment ➢Storm shelter area for City Hall 308 24 Additional Benefits ➢Dedicated space for HC Sheriff deputies ➢Dedicated space for ambulance crew ➢Future ability to use space for other purposes ➢Corrections to existing HVAC system to reduce maintenance costs ➢Compatibility of design with existing building and surrounding area 309 25 Scope of the Project ➢1,663 square feet of police office space ➢255 square feet of ambulance team space ➢88 square feet of Hennepin County space ➢72 square feet of common space ➢1,352 square feet of parking and storage space ➢Secure entry area ➢Correction of HVAC problems 310 26 Estimated Cost ➢The total estimated cost is expected to be under $350,000, including the cost of architecture, engineering and financial consulting ➢The proposed method of finance is a $350,000 bond sale, which will spread the cost over ten years (cost will be spread over a growing base as development occurs) – Interest will be an estimated $81,941.25 ➢Total principal and interest estimate = $431,941.25 311 Dear Community Members: Corcoran’s population has grown by more than 50% over the last decade and is projected to continue to grow. I’m proud that we continue to be a desirable destination for families and businesses looking to move to our region. This growth has also created additional demand for public services. The City Hall/Police Department building is out of space and needs significant maintenance . Due to existing site constraints, the current building cannot feasibly be expanded. Since 2018, the City has projected the construction of a new facility in its 2027 long -range financial plan. To take this step as a City, we need your feedback through this community-wide survey. To keep all feedback confidential, survey responses are collected by Community Perceptions, an independent research firm. TWO WAYS TO TAKE THIS SURVEY Online: (Saves postage expense) Go to: www.Survey2000.com Enter your code: Paper: Return to City Hall or mail it to Community Perceptions, PO Box 607, Slinger, WI 53086. The survey code can be used only once. To obtain additional surveys for other adults in your household, please call City Hall at 763-420-2288. Survey deadline: May 4, 2026 If you need additional support to complete this survey (including a different language), please contact City Hall. Survey results will be reported at a City Council meeting and available on our website. Thank you for taking the time to complete this survey! Sincerely, Tom McKee Mayor Learn more about our facility challenges by watching a video and reading the full facility needs study at corcoranmn.gov/our_community/civic_campus_public_engagement Or attend an upcoming Open House informational session: April 28, 6-7:30 p.m. Corcoran Public Works Facility 9100 County Road 19 May 6, 10:30 a.m.-noon Saint Therese of Corcoran 19800 79th Place August 4, 6-7:30 p.m. Night to Unite at Corcoran Public Works Facility 9100 County Road 19 June 2, 6-7:30 p.m. Hope Community Church 19951 Oswald Farm Road 312 Facility Challenges The existing City Hall/Police Station was built in 1994 with the Council Chambers, a community room, and office space for six full-time employees. A remodel was completed in 2021 to buy time for a future facility to be built, resulting in the removal of the City’s community room. Since then, demands for services have increased faster than projected, which means we outgrew this space 5 years faster than initially expected. The current building has several challenges: Lack of space (Cannot be addressed within the current facility) Last year, an outside consultant assessed all city facilities and found that City Hall and Public Safety staff need 41% more space than what they have now. Projections show the problem will get worse. We will need almost twice as much space in the next 20 years. More specifically: ➢ City Hall office space is too small and has limited areas for staff and public meetings. ➢ There is not enough storage space for records, equipment, and maintenance supplies. ➢ Police locker rooms are at capacity and do not have adequate ventilation . ➢ The facility does not have space for officer training or hosting city-wide or staff events. ➢ The garage is too small. As a result, expensive police equipment is stored outside. Inadequate safety/security (Cannot be addressed within the current facility) ➢ The facility lacks adequate security measures. ➢ The police reception layout makes complying with privacy laws difficult. ➢ The Police Station has only one restroom available for both staff and detainees. ➢ The booking area is too small, which places staff at risk in the event of a combative detainee. ➢ Areas of the building lack proper fire protection. ➢ The evidence room is too small to properly process evidence. ➢ The weapon cleaning area lacks proper ventilation, exposing officers to lead and chemicals. Aging infrastructure (Estimated cost to address: More than $2 million) ➢ The HVAC system is inefficient, lacks automated temperature control, and is at the end of its useful life. ➢ Windows, doors, and roof sections are in poor condition and need to be replaced. Because we cannot feasibly expand the facility, the City does not believe investing in it is a responsible use of taxpayer dollars. We propose building a new facility on City Center Drive. Would you support the City building a new City Hall and Police Station ? Yes No Not sure If you would not support building a new facility, what should the City do to solve its space challenges? 313 Recommended Plan The City has been planning to build a new facility for nearly a decade. The City Center Drive site fits our long-range plan to have this area serve as a community hub for services and resident needs. The new building would: ➢ Be built on land the City already owns (saving $4 million in land acquisition) and already has infrastructure like sewer, water, and street improvements (saving an additional $2 million). ➢ Be designed for future expansion. ➢ Include a garage for maintenance equipment and police cars. ➢ Include adequate safety and security features. We could take two approaches to building a new facility to meet our space needs: Option 1: Meet space needs for 10 years, expand in the future This option would be less costly now, but more expensive in the future as construction costs rise. Industry estimates show the cost to fully expand would increase by 4% each year. Current cost $42.9 million + Cost of future expansion (10 years from now) + $8.3 million Total $51.2 million Option 2: Meet space needs for 20 years This option would be more expensive now, but less expensive in the long -term because the work would all be done at once and it avoids future increases in construction costs. Current cost $48.5 million Total $48.5 million The City has been planning since 2018 to issue a bond (take out a loan) to pay for this project. We are exploring other funding sources to reduce the impact on our taxpayers. Which approach should the City take to building a new City Hall and Police Department? Option 1 Option 2 I would support either approach Not sure If you are not sure, what are the main reasons? 314 Future of Current Building The City will need to create a plan for the current building. No decisions on what to do with this facility have been made yet. We would like the community’s input to develop ideas. Comments/questions/suggestions regarding the future of the current facility: Respondent Information What is your age? 18-24 25-34 35-44 45-54 55-64 65+ Is your primary residence in the City of Corcoran? Yes No Not sure If yes, do you rent or own? Rent Own Which precinct do you live in? (See map at right.) 1 2 3 Which school district do you live in? (See map at right.) Buffalo-Hanover-Montrose Delano Osseo Rockford Wayzata How would you like to receive information from us? (Select all that apply.) Website Emails Newsletters (mailed) Newsletters (online) Crow River News Social media Council meetings Other: On a scale of 0 – 10, how likely would you be to recommend Corcoran to a friend or family member? 0 1 2 3 4 5 6 7 8 9 10 Extremely Unlikely Neutral Extremely Likely If you’d like to explain why you gave us this rating, please use the space below: Thank you for your participation! We sincerely value your time and input. 315 Community Survey Report May 28, 2026 City of Corcoran 316 Our mission is to help community leaders gather, organize, and use data to make strategic decisions. •Founded in 2002 to provide independent research •Helped more than 1,300 communities navigate the strategic planning and referendum planning process 317 •May 8, 2026 survey deadline •727 respondents •19.6%response rate •+/-3.71%statistical margin of error Survey Information 318 What is your age? 0% 3% 12% 12% 19% 54% 18-24 25-34 35-44 45-54 55-64 65+ 319 If yes, do you rent or own? Rent 5% Own 95% 320 Which precinct do you live in? 41% 26% 33% 3 2 1 321 Which school district do you live in? 5% 15% 17% 31% 32% Delano Wayzata Osseo Rockford Buffalo-Hanover- Montrose 322 How do you like to receive information from us? 2% 6% 8% 9% 23% 29% 40% 71% Other Crow River News Social media Council meetings Newsletters (online) Website Emails Newsletters (mailed) 323 Facility Challenges 324 Facility Challenges 325 Would you support the City building a new City Hall and Police Department facility? 56% 24%20% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Yes No Not sure 326 Would you support the City building a new City Hall and Police Department facility? (By age) 67% 21% 12% 53% 32% 15% 52% 28% 20% 54% 24%22% 59% 21%20% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Yes No Not sure 25-34 35-44 45-54 55-64 65+327 Would you support the City building a new City Hall and Police Department facility? (By precinct) 49% 28% 23% 66% 17%17% 58% 24% 18% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Yes No Not sure 1 2 3 328 Would you support the City building a new City Hall and Police Department facility? (By school district) 47% 30% 23% 47% 38% 15% 66% 17%17% 60% 19%21% 68% 22% 10% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Yes No Not sure B-H-M Delano Osseo Rockford Wayzata 329 Recommended Plan 330 Recommended Plan 331 Which approach should the City take to building a new City Hall and Police Department facility? 23% 36% 15% 26% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Option 1 Option 2 Either Not sure 332 Which approach should the City take to building a new City Hall and Police Department facility? 38% 51% 26% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Option 1 + either Option 2 + either Not sure 333 Which approach should the City take to building a new City Hall and Police Department facility? (By age) 54% 67% 8% 37% 51% 30% 43%47% 31%35% 46% 31% 37% 56% 22% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Option 1 + either Option 2 + either Not sure 25-34 35-44 45-54 55-64 65+334 Would you support the City building a new City Hall and Police Department facility? (By precinct) 37% 45% 30% 42% 60% 17% 36% 53% 26% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Option 1 + either Option 2 + either Not sure 1 2 3 335 Would you support the City building a new City Hall and Police Department facility? (By school district) 37% 44% 33% 39% 53% 26% 44% 60% 15% 38% 56% 22% 36% 58% 24% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Option 1 + either Option 2 + either Not sure B-H-M Delano Osseo Rockford Wayzata 336 Future of Current Building •Comments indicate interest in repurposing the building for community use. Suggestions include: •Community Center for meetings or event rentals •A Senior Center •Recreational space for youth/families •Other comments suggest selling the building to an outside entity to generate revenue and offset the costs of the new facility. 337 On a scale of 0 – 10, how likely would you be to recommend Corcoran to a friend or family member? 4% 1% 5% 2% 3% 18% 6% 11% 19% 11% 20% (Extremely Unlikely) 0 1 2 3 4 (Neutral) 5 6 7 8 9 (Extremely Likely) 10 Corcoran Score: 6.81 338 What did we learn? •A majority of respondents support building a new City Hall and Police Station. •A majority of respondents prefer Option 2 (meet space needs for 20 years) to Option 1 (meet space needs for 10 years) •This is the preferred option for respondents in all age groups, precincts, and school districts. 339 Thank you! 340 34 1 34 2 34 3 34 4 34 5 From:Jay Tobin Cc:Matthew Gsellmeier; Matt Gottschalk; Nalisha Williams; Natalie Davis; Kevin Mattson; Joe Pavey; Deb Johnson Bcc:Tom McKee; Dean Vehrenkamp; Mark Lanterman; Michelle Friedrich; Jeremy Nichols Subject:FW: Questions. Please share with Council Date:Wednesday, July 29, 2026 3:47:00 PM Attachments:image001.png Mayor and Council – Refinement of 30% schematic design continues – below are questions received which BKV and Kraus Anderson have responded to in RED. As we continue to refine – this week we have continued to further synchronize/deconflict the spaces (this week focused on the utilities and police department operations identifying some missed pinch points that added some space (i.e. the mat room was too narrow and would be dangerous), as well as increase to Elections Storage as Council Member requested) = 4,000 square foot increase from 78,000 to 82,000 square feet in present DRAFT. **I believe it’s prudent to strive to keep building footprint to max of 78,000 square foot and to work within that**…please remember that schematic design is the roughly 30% strategic solution – which allows us to get to bottom line numbers – and details will continue to be worked out over many more discussions and revisions as we do fine tuning for how to best fully optimize use of the space throughout the life cycle ahead of us. Please let me know if you have further questions. Respectfully- Jay From: Mark Lanterman <mlanterman@corcoranmn.gov> Sent: Wednesday, July 29, 2026 10:13 AM To: Jay Tobin <jtobin@corcoranmn.gov> Cc: Tom McKee <tmckee@corcoranmn.gov> Subject: Re: Questions. Please share with Council Please share with Council. 346 Thanks Jay, Thanks for sending the underlying documents — going back through the November assessment answered part of what I was after. Two things worth surfacing for Council. On 10-year vs. 20-year: the refined ~78,000 sq ft design is nearly identical to the 10-year program originally scoped at ~77,600 sq ft, so it looks like we've pulled the 20-year building down to roughly the 10-year footprint while still meeting the longer horizon. If that's the right read, it's a good story for residents — I'd just like to confirm it and get a rough sense of what a purpose-built 10-year option would cost today versus the ~$46 million we're carrying. It is my understanding that the square footage presented at the most recent City Council meeting was approximately 78,000 SF. However, based on BKV's meeting with the City earlier this week, the proposed changes have increased the program by approximately 4,000 SF, resulting in a total programmed area of approximately 82,000 SF. Based on our previous concept estimates, the anticipated total project cost – including contingencies, escalation, general conditions, soft costs, and all other project-related expenses – was approximately $575 per square foot. At 82,000 SF, this equates to an estimated total project cost of approximately $47.15M. On the garage: the assessment already shows the fleet garage at ~20,100 net sq ft for the 10- year need versus ~26,400 for the 20-year. I'd like that delta priced — what the smaller version saves, weighed against the Water and Sewer Fund contribution and the utility operations the space supports. I understand those funds come with strings; I'd just like Council to see the tradeoff explicitly. Based on the current programmed square footage of 22,500 SF (Police Department = 14,000 SF | Utilities = 8,500 SF) and an anticipated construction cost of $250 per square foot, the estimated construction cost, as currently designed, is $5.625M. Using the revised square footage identified in the email above, the estimated construction cost would be approximately $5.025M at 20,100 SF and approximately $6.60M at 26,400 SF. This represents a potential cost variance of approximately $1.575M, depending on the final programmed square footage. This isn't about revisiting the 20-year direction — I just want us able to say we put the alternatives side by side before the August 13 vote. Rough ranges would be plenty. Your 347 recommendation to hold final funding decisions until the federal picture clears makes good sense to me. Thanks as always for the work. Best, Mark From: Jay Tobin <jtobin@corcoranmn.gov> Sent: Tuesday, July 28, 2026 5:49 PM Subject: FW: Questions. Please share with Council Mayor and Council, At Council Member Lanterman's request, I'm sharing his email and my response with the full Council. For additional context, I've attached the following documents: November 2025 Facility Needs Assessment Community Survey Current Schematic Floor Plans As reflected in the attached Facility Needs Assessment and Community Survey, both 10-year and 20-year facility programs were developed, evaluated, and presented to the Council and the community before the project advanced. The survey identified an estimated project cost of $42.9 million for the 10-year option, with an estimated $8.3 million future expansion (total $51.2 million), and $48.5 million for the 20-year option. Following that process, the Council directed staff to proceed with the 20-year planning horizon. Since then, staff and BKV have worked collaboratively to refine the building program. This was not a value engineering exercise or an effort to reduce scope. Rather, the focus has been on maximizing multi-use spaces wherever practical, eliminating unnecessary duplication, and ensuring that each programmed space serves a critical operational purpose. Through that collaborative effort, the current schematic design has been refined to approximately 78,000 gross square feet while remaining projected to meet the City's 20-year operational space needs. The current estimate is approximately $38.2 million in construction costs and $46 million in total project costs, below the original planning estimate for the 20-year program. 348 With respect to the garage, it is an operational component of the project, not simply a parking structure. It is programmed to support both Police Department and Public Utilities operations, including fleet, equipment, and operational support functions. Approximately $10 million of the current funding plan is anticipated to come from the Water and Sewer Funds. To appropriately utilize those funds, the project must directly support utility operations, and the Public Utilities program—including the garage and related operational spaces—was developed accordingly. Staff also continues to pursue external funding opportunities that could further reduce the City's financing obligation. We are awaiting clarification from the federal government regarding $2 million in Congressionally Directed Spending (CDS) for the Emergency Operations Center and up to $18.6 million in Community Project Funding (CPF) requests supporting community spaces, public safety facilities, and regional emergency response and training functions. As with all federal funding opportunities, these requests remain contingent upon congressional appropriations and are not guaranteed. Recognizing that uncertainty, my recommendation is that, following the August 13 public meeting and Council's not-to-exceed bonding decision, and after the September 14 conclusion of the reverse referendum period, the City pause any final Civic Campus funding decisions until there is greater clarity regarding the federal budget. Any federal funding ultimately awarded would reduce the City's current not-to-exceed $36 million Civic Campus bonding authorization. Finally, Council Member Lanterman is correct that several images included in the presentation were precedent images intended to illustrate architectural character and design concepts rather than depict the Corcoran project. We'll make that distinction clearer in future presentations. Please let me know if you have any questions. Respectfully, Jay From: Mark Lanterman <mlanterman@corcoranmn.gov> Sent: Friday, July 24, 2026 3:44 PM To: Jay Tobin <jtobin@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov> 349 Subject: Questions. Please share with Council Hi Jay, Thanks again for the schematic design update last night — I know these meetings are a lot, and I appreciate how you and staff walked everyone through it. At the meeting I asked BKV a couple of questions, and I wanted to put them in writing so we have them down and can get the answers back to Council. First, our survey offered residents a choice between a 10-year and a 20-year facility, and we landed on the 20-year design. Any sense of what the 10-year version would run and what the differences are? It'd help to be able to show folks what the other option actually looks like. Second, the lower-level garage is roughly 19,000 square feet — about a quarter of the building. Could we get that priced on its own, along with what a smaller version might save? Totally understand the case for building ahead of growth; I'd just love to be able to weigh it separately. One small thing while I'm at it — a couple of the renderings on the design-studies slide show a Texas flag and what looks like Texas landscaping. I'm guessing those are reference or precedent images from other projects, but could you confirm which images in the deck are Corcoran-specific design versus inspiration? I just want to be clear on that when residents ask. Really what I'm hoping for is to give Council a priced, right-sized option to look at before the August 13 vote. Would that be doable on that timeline? Even a rough range and a sense of when you could have more would be a big help. More than happy to hop on a call if that's easier. Thanks again for all your work on this — it's appreciated. Best, Mark 350 From:Jay Tobin Bcc:Tom McKee; Mark Lanterman; Michelle Friedrich; Dean Vehrenkamp; Jeremy Nichols Subject:FW: Questions. Please share with Council Date:Tuesday, July 28, 2026 5:49:00 PM Attachments:25-1113_Corcoran Council Work Session.pdf image001.png Spring 2026 City of Corcoran Community Survey - Draft 10.pdf 26-0724_Corcoran SD Progress Floor Plans.pdf Mayor and Council, At Council Member Lanterman's request, I'm sharing his email and my response with the full Council. For additional context, I've attached the following documents: November 2025 Facility Needs Assessment Community Survey Current Schematic Floor Plans As reflected in the attached Facility Needs Assessment and Community Survey, both 10-year and 20-year facility programs were developed, evaluated, and presented to the Council and the community before the project advanced. The survey identified an estimated project cost of $42.9 million for the 10-year option, with an estimated $8.3 million future expansion (total $51.2 million), and $48.5 million for the 20-year option. Following that process, the Council directed staff to proceed with the 20-year planning horizon. Since then, staff and BKV have worked collaboratively to refine the building program. This was not a value engineering exercise or an effort to reduce scope. Rather, the focus has been on maximizing multi-use spaces wherever practical, eliminating unnecessary duplication, and ensuring that each programmed space serves a critical operational purpose. Through that collaborative effort, the current schematic design has been refined to approximately 78,000 gross square feet while remaining projected to meet the City's 20-year operational space needs. The current estimate is approximately $38.2 million in construction costs and $46 million in total project costs, below the original planning estimate for the 20-year program. With respect to the garage, it is an operational component of the project, not simply a parking structure. It is programmed to support both Police Department and Public Utilities operations, including fleet, equipment, and operational support functions. Approximately $10 million of the current funding plan is anticipated to come from the Water and Sewer Funds. To appropriately utilize those funds, the project must directly support utility operations, and the Public Utilities program—including the garage and related operational spaces—was developed 351 accordingly. Staff also continues to pursue external funding opportunities that could further reduce the City's financing obligation. We are awaiting clarification from the federal government regarding $2 million in Congressionally Directed Spending (CDS) for the Emergency Operations Center and up to $18.6 million in Community Project Funding (CPF) requests supporting community spaces, public safety facilities, and regional emergency response and training functions. As with all federal funding opportunities, these requests remain contingent upon congressional appropriations and are not guaranteed. Recognizing that uncertainty, my recommendation is that, following the August 13 public meeting and Council's not-to-exceed bonding decision, and after the September 14 conclusion of the reverse referendum period, the City pause any final Civic Campus funding decisions until there is greater clarity regarding the federal budget. Any federal funding ultimately awarded would reduce the City's current not-to-exceed $36 million Civic Campus bonding authorization. Finally, Council Member Lanterman is correct that several images included in the presentation were precedent images intended to illustrate architectural character and design concepts rather than depict the Corcoran project. We'll make that distinction clearer in future presentations. Please let me know if you have any questions. Respectfully, Jay From: Mark Lanterman <mlanterman@corcoranmn.gov> Sent: Friday, July 24, 2026 3:44 PM To: Jay Tobin <jtobin@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov> Subject: Questions. Please share with Council Hi Jay, Thanks again for the schematic design update last night — I know these meetings are a lot, and I appreciate how you and staff walked everyone through it. At the meeting I asked BKV a couple 352 of questions, and I wanted to put them in writing so we have them down and can get the answers back to Council. First, our survey offered residents a choice between a 10-year and a 20-year facility, and we landed on the 20-year design. Any sense of what the 10-year version would run and what the differences are? It'd help to be able to show folks what the other option actually looks like. Second, the lower-level garage is roughly 19,000 square feet — about a quarter of the building. Could we get that priced on its own, along with what a smaller version might save? Totally understand the case for building ahead of growth; I'd just love to be able to weigh it separately. One small thing while I'm at it — a couple of the renderings on the design-studies slide show a Texas flag and what looks like Texas landscaping. I'm guessing those are reference or precedent images from other projects, but could you confirm which images in the deck are Corcoran-specific design versus inspiration? I just want to be clear on that when residents ask. Really what I'm hoping for is to give Council a priced, right-sized option to look at before the August 13 vote. Would that be doable on that timeline? Even a rough range and a sense of when you could have more would be a big help. More than happy to hop on a call if that's easier. Thanks again for all your work on this — it's appreciated. Best, Mark 353 Page 1 of 2 2022 City of Corcoran Core Strategies, Short-Term Goals, and Measurables Core Strategy Enhancing Corcoran’s sense of place and identity. Strategic Objectives 1. Engage residents through proactive outreach and communication. 2. Provide and/or support high quality community events for community gathering. 3. Identify and develop a place where people identify with Corcoran. Short-Term Goals 1. Consider current methods of communication and public involvement, including the website and newsletter, to share codes, requirements, and City information and explore/implement preferred alternatives Measurables 1. Review options for an online ordinance software that allows users to view the City Code more efficiently. Staff has contacted two vendors. 2. Review the City’s information related to requirements for permits/land use applications and make updates to the City’s website. 3. Hire the Human Resources/Communications Assistant position. Authorization requested for the Human Resources position on 7/28 with Communications Position in August. Core Strategy Provide diverse community amenities and recreational opportunities. Strategic Objectives 1. Plan for and provide multi-seasonal and multi-use trail and park systems. 2. Provide high quality parks that are unique, innovative, and accessible. Short-Term Goals 1. Facility/land planning program for a long-term development of infrastructure and amenities, including parks, community center, facilities, and wetland bank potential 2. Park Dedication/Park needs review and updates, including mapping of park property and potential Three Rivers collaborations Measurables 1. Inventory all City owned properties. 2. Create a facilities subcommittee and create a work plan to understand the City’s need for facilities. Assigned members to the subcommittee 3. Adopt the plan for phase 1 City Park improvement project. The Parks and Trails Commission reviewed survey data; staff is working with Stantec to make necessary plan changes to bring forward a final draft. 4. Inventory the City’s trails. Core Strategy Maintain excellence in safety and security for our community. Strategic Objectives 1. Promote public safety engagement with the community. 2. Maintain position as one of the safest cities in Minnesota. Short-Term Goals 1. Review code enforcement policy and impacts on staffing/budget. Measurables 1. Schedule a work session to discuss code enforcement policy and create priorities. Held a work session to discuss code enforcement priorities. 2. Take code enforcement actions based on the updated priority list. Enacted a code enforcement program based on the feedback. 354 Page 2 of 2 Core Strategy Ensure high quality, market driven growth. Strategic Objectives 1. Be innovative in molding market forces and organic growth into the community. 2. Protect natural character, environmental features, and agricultural roots. 3. Preserve our distinguishing features through market driven development. 4. Be responsive to the needs of businesses, both current and prospective. Short-Term Goals 1. Complete review of specific sections of the City Zoning Code, including but not limited to the following: ▪ a review of the PUD process to simply and better align to Comp Plan goals ▪ Consider setback requirements in residential subdivisions ▪ review/modify buffer zones between neighboring zones, public areas and/or developments ▪ finding ways to incentive natural resource preservation or enhancements ▪ Consider credits for tree plantings, encouraging more mature trees ▪ Development densities in non-MUSA areas ▪ shared/private driveways ▪ zoning restrictions regarding ecologically significant natural areas ▪ smaller developments (less than 20 acres), storage buildings ▪ Public notice policy Measurables 1. Approve ordinance update work plan, begin review. Held work sessions to better understand the work plan and provided direction to staff on the remaining 2022 priorities at the 7/14 meeting. Core Strategy Provide high quality, innovative municipal services. Strategic Objectives 1. Maintain fiscal stability and affordability. 2. Perform exceptionally within the structure of limited government services. 3. Excel at managing change. Short-Term Goals 1. Develop a long-term financial model, including future revenue forecasts, comprehensive infrastructure financial planning, and long-term tax rate trend analysis. 2. Review options for infrastructure revenue increases, including stormwater utility fund. Measurables 1. Update the Five-Year Financial Management Plan with expanded commercial and industrial growth. Staff has met with the City’s Financial Planner and will present a draft in the coming months. 2. Inventory the City’s streets, identifying maintenance needs and approximate costs for future repair and replacement. 3. Implement a stormwater area charge. A feasibility study was commissioned and will be presenting options for a stormwater area charge. 355 Page 1 of 4 2023 City of Corcoran Core Strategies, Short-Term Goals, and Measurables Core Strategy Enhancing Corcoran’s sense of place and identity. Strategic Objectives 1.Engage residents through proactive outreach and communication. 2.Provide and/or support high quality community events for community gathering. 3.Identify and develop a place where people identify with Corcoran. Short-Term Goals 1.Identify/Plan City trail corridors, including off- road trail plan, more input/direction from Parks and Trails & Planning Commission. Measurables 1.Create a map of existing trails that can be utilized for reviewing future trails by 4th quarter. Status Update – September 22 1.Map creation has begun in coordination with the trail maintenance program. Core Strategy Provide diverse community amenities and recreational opportunities. Strategic Objectives 1.Plan for and provide multi-seasonal and multi-use trail and park systems. 2.Provide high quality parks that are unique, innovative, and accessible. Short-Term Goals 1.Develop a new approach for creating park standards, design and more rapidly construct dedicated parks. 2.Develop a trail maintenance plan. Measurables 1.Hire an engineering consultant to assist in outlining processes for park creation and construction which can be utilized to develop City Park and dedicated parks. Status Update – September 22 1.RFQ for Park Design Services is out and interviews are anticipated on October 10th 2.Need to schedule a Work Session when the Attachment Item: 2a4. 356 Page 2 of 4 2. Meet with the Parks and Trails Commission in a work session to outline a park standards document. 3. Create a plan for trail maintenance to bring forward to the Parks and Trails Commission by the end of the 2nd quarter. 4. Bring the trail maintenance plan forward to the Council for review by the end of the 3rd quarter. Park Consultant is brought on board. 3. Staff has met to outline a draft and the trail maintenance policy was brought to Parks and Trails Commission in July and staff was provided feedback to incorporate in the final draft. 4. A final draft of the trail maintenance policy will be brought to the Council in October. Core Strategy Maintain excellence in safety and security for our community. Strategic Objectives 1. Promote public safety engagement with the community. 2. Maintain position as one of the safest cities in Minnesota. Short-Term Goals 1. Evaluate road designations and pedestrian crossings/crosswalk standards to ensure pedestrian safety. 2. Deploy automatic license plate readers for use by Police/Public Safety. 3. Accelerate planning and action for fire, rescue, and first responder services. Measurables 1. Host a work session to understand desires for pedestrian crossing/crosswalk standards by the end of 2nd Quarter. 2. Create a financial and deployment plan for automatic license plate readers. 3. Complete two action steps within phase one of the Fire Service Action Plan. Status Update – September 22 1. Held a work session on March 9 and are reviewing a draft policy on June 8. 2. Staff has begun work on the financial and deployment plan. A work session will be scheduled in the 4th Quarter. 3. Staff will be working on the action steps. 357 Page 3 of 4 Core Strategy Ensure high quality, market driven growth. Strategic Objectives 1. Be innovative in molding market forces and organic growth into the community. 2. Protect natural character, environmental features, and agricultural roots. 3. Preserve our distinguishing features through market driven development. 4. Be responsive to the needs of businesses, both current and prospective. Short-Term Goals 1. Review zoning around commercial and industrial, consider types of land uses, buffers, impacts. 2. Finish the PUD project, end cookie-cutter developments. Measurables 1. Approve an ordinance update work plan related to underlying zoning for commercial and industrial land uses by end of 3rd Quarter. 2. Incorporate feedback from the Joint Work Session; bring back a draft for review by the end of 2nd Quarter. Status Update – September 22 1. Staff met with Council on September 14th to being to develop a workplan. 2. Adopted the PUD Ordinance Amendment at the May 25 meeting. Core Strategy Provide high quality, innovative municipal services. Strategic Objectives 1. Maintain fiscal stability and affordability. 2. Perform exceptionally within the structure of limited government services. 3. Excel at managing change. Short-Term Goals 1. Align budget process with population growth + inflation Measurables 1. Draft the 2024 budget to meet the goal of equaling growth and inflation. Status Update – September 22 1. Staff drafted the 2024 preliminary budget with this philosophy in mind The General Fund Budget increased by 10.7% lower than the 7.4% population increase and inflation 6% (as of 2/2023 from Bureau of Labor Statistics) The total levy with debt service in 358 Page 4 of 4 increase was 17.1% 359 STAFF REPORT Added Agenda Item: 11a. Council Meeting July 11, 2024 Prepared By Jay Tobin Topic UPDATE to 2024 Core Strategies-Short term Goals-Measurables Action Required Review Update and Provide Guidance Summary January 3, 2024, City Council met in work session focused on strategic planning with the intended outcome of verifying 2024 goals and measurables for the City. January 11, 2024 staff has updated the goals and measurables to reflect work session discussions, and Council approved and the 2024 Core Strategies, Short-term Goals, and Measurables. This report attempts to provide an update on the current status of 2024 Core Strategies, Short-term Goals, and Measurables and requests to add two measurables and to delay one measurable until 2025. Specifically, to add a measurable regarding the need to develop a Cannibis Ordinance prior to the end of the existing moratorium. Staff also request to add a measurable of “Clarify “Business Park Code” to ensure it aligns with desired outcomes” under the core strategy of ”Ensure high quality, market driven growth”. Staff and property owners believe that it would be beneficial to clarity Council’s desired outcome and to ensure that business park code aligns. Finally, staff request a delay of the measurable of “developing a subcommittee” to support the goal of “Planning intentionally for future city facility needs” until 2025. Staff believes it most beneficial to focus efforts on resolving current staffing shortages and addressing emerging operational demands in order to create the staff capacity necessary to effectively and intentionally plan for the future facility needs. Financial/Budget N/A Council Action Review update to goals and measurable and provide guidance on the 2024 Core Strategies, Short-term Goals, and Measurables. Attachments 1.UPDATED 2024 Core Strategies, Short-term Goals, Measurables 2.Property Owner Email 360 Added Attachment Item: 11a1. 2024 City of Corcoran Core Strategies, Short-Term Goals, and Measurables Core Strategy Enhancing Corcoran’s sense of place and identity. Strategic Objectives 1.Engage residents through proactive outreach and communication. 2.Provide and/or support high quality community events for community gathering. 3.Identify and develop a place where people identify with Corcoran. Short-Term Goals 1.Identify/Plan City trail corridors, including off- road trail plan, more input/direction from Parks and Trails & Planning Commission. Measurables 1a. Create a map of existing trails that can be utilized for reviewing future trails by end of Q1. 1b. Parallel planning City Park and Boardwalk in Bellwether with update to Council Q2 Comments 1a. Map was completed on March 26,2024. 1b. Bellwether 10 brief on August 8,2024 will address plan for the boardwalk/bridge while City Park planning is continuous with ongoing updates (most recently July 11, 2024) Core Strategy Provide diverse community amenities and recreational opportunities. Strategic Objectives 1.Plan for and provide multi-seasonal and multi-use trail and park systems. 2.Provide high quality parks that are unique, innovative, and accessible. Short-Term Goals 1.Continue defining and refining park development and design standards. 2.Review Parks & Trails resourcing and timing. Measurables 1.Update Park standards adding OSP - Q1 2.Brief Parks & Trails funding sources/uses - Q1 3.Joint work session: Parks & Trails Commission – Q2 Measurables 1.Resolution 2024-64 on Park Standards approved by City Council on June 13, 2024 2 and 3. Briefed funding sources/uses during Joint Session on April 25, 2024. Page 1 of 3 361 Core Strategy Maintain excellence in safety and security for our community. Strategic Objectives 1.Promote public safety engagement with the community. 2.Maintain position as one of the safest cities in Minnesota. Short-Term Goals 1.Continue exploring potential of automatic license plate readers for use by Police/Public Safety. 2.Intentional future planning for fire, rescue, and first responder services. Measurables 1. Plan/execute brief on potential of automatic license plate readers – Q1 2. Review and reassess Fire Service Action Plan with focus on patient outcomes –Q3 3. Cannabis Ordinance -Q4 Comments 1.ALPR briefed February 2, 2024, contract approved April 4, 2024 Core Strategy Ensure high quality, market driven growth. Strategic Objectives 1.Be innovative in molding market forces and organic growth into the community. 2.Protect natural character, environmental features, and agricultural roots. 3.Preserve our distinguishing features through market driven development. 3.Be responsive to the needs of businesses, both current and prospective. Short-Term Goals 1.Continue to review zoning, land uses, and commercial/industrial alternatives. 2. Continue to review code to ensure it aligns with desired outcomes. 3.Explore potential of “financial modeling” to inform zoning and guiding in development. Measurables 1.Joint work session with Planning Commission to discuss zoning – Q1 2.Code update addressing city discretion to allow density less than 3 – Q2 3.Identify “financial modeling” firms – Q1 4.Clarify “Business Park” Code to ensure it aligns with desired outcomes – Q4 Comments 1.Joint session with Planning Commission executed on May 21, 2024 2.The new land use designation of “Conservation Residential” with a density of 2-3 units per acre did not require a zoning change 3.Northland Memo on Property Tax System (Financial Modeling) provided on April 1, 2024. Page 2 of 3 362 Core Strategy Provide high quality, innovative municipal services. Strategic Objectives 1.Maintain fiscal stability and affordability. 2.Perform exceptionally within the structure of limited government services. 3.Excel at managing change. Short-Term Goals 1.Maximize interest income. 2.Plan intentionally for future city facility needs. 3.Identify and prioritize current and future staffing needs. Measurables 1.Brief on investments and use/potential uses of interest – Q2 2.Sub-committee meet and update – Q3 3.Brief staffing as part of budgeting process – Q3/Q4 Comments 1.4M/PMA Rep briefed Council on March 28, 2024 2.Staff recommend strategic planning for facilities move to 2025 3.City Organizational Re-organization briefed and approved by Council on April 23, 2024 Page 3 of 3 363 STAFF REPORT Agenda Item: 8a. Council Meeting March 27, 2025 Prepared By Jay Tobin Topic 2025 Core Strategies-Objectives-Goals- Measurables Action Required Review Update and Provide Guidance Summary January 13, 2025, City Council and Department Heads met in work session focused on strategic planning with the intended outcome of SWOT analysis of Core Strategies to serve as a foundation in developing 2025 Strategic Objectives for the City. March 3, 2025, City Council and Department Heads met in work session focused on strategic planning to unpack SWOT analysis with the intended outcome of identifying 2025 Strategic Objectives for each Core Strategy for the City. March 14, 2025, Department Heads met for off-site strategic planning session with the intended outcome of identifying Goals to align with the 2025 Strategic Objectives which Council identified for each Core Strategy for the City. Staff will continue to update measurables once the goals are affirmed. Financial/Budget N/A Council Action Review and provide guidance on the 2025 Core Strategies, Goals, and Measurables. Attachments 1. 2025 Core Strategies, Goals, Measurables 364 Agenda Attachment Item: 8a1. 2025 City of Corcoran Core Strategies, Short-Term Goals, and Measurables Core Strategy Enhancing Corcoran’s sense of place and identity. Strategic Objective 1.Celebrate sense of place Goals 1.Gateway signage 2.City Park Re-name Measurables 1. Comments Core Strategy Provide diverse community amenities and recreational opportunities. Strategic Objective 1.Strategic Park Plan Goals 1.Establish clear vision for Strategic Park Plan. 2.Develop Action Plan. 3.Implement Action Plan Measurables 1. Comments Page 1 of 3 365 Core Strategy Maintain excellence in safety and security for our community. Strategic Objectives 1. Fire Service Plan 2. Diversify sustainable revenue streams Goals 1a. Review existing Fire Services Plan 1b. Affirm/Adjust Fire Service Vision 1c. Refine Fire Service Action Plan 1d. Implement Fire Service Action Plan 2a. Inventory and assess service area funding gaps 2b. Identify potential sources to address funding gaps 2c. Develop diversified revenue plan to address funding gaps 2d. Ensure policies and procedures align with diversified revenue plan 2e. Implement diversified revenue plan Measurables 1. Comments Core Strategy Ensure high quality, market driven growth. Strategic Objective 1. Clear City vision for intentional growth Goals 1. Identify and adopt strategies to protect natural resources by ordinance. 2. Ensure policies and procedures align with vision for intentional growth. 3. Complete feasibility study of County Road 30 corridor. Measurables 1. Comments Page 2 of 3 366 Core Strategy Provide high quality, innovative municipal services. Strategic Objective 1. Municipal facilities and land Blueprint Goals 1. Space needs assessment. 2. Asset inventory and valuation. 3. Establish clear vision for Civic Campus. 4. Develop Civic Campus Plan Measurables 1. Comments Page 3 of 3 367 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 City of Corcoran October 09, 2025 | Council Work Session Facility Needs Assessment Study 368 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 PROJECT UPDATE •Facility Condition Assessments (FCA) •Facility Operational Assessments (FOA) •Space Needs Assessments & Staff Surveys •Master Planning •Cost Estimates •Next Steps & Discussion 369 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY CONDITION ASSESSMENT 370 City of Corcoran: FACILITY CONDITION ASSESSMENTS 371 Agenda •Executive Summary •Facility Condition Index (FCI) •Expected 10-Year Annual Maintenance Plan •Criticality Breakdown by Facility •Facility Condition Assessments •Conclusion/Next Steps 372 Facility Condition Assessment: City Hall/Public Safety •Completed Facility Condition Assessment (FCA) on five (5) municipal facilities, including City Hall/Public Safety, Public Works, Old Public Works, Parks Maintenance, and the Shooting Range. The assessment identified approximately $5.25M in deferred maintenance and capital needs over the next 10 years •Four (4) of the five (5) buildings were identified in “Fair” Condition, with one (1) in “Critical” Condition •City Hall/Public Safety (1994/2004/2020/2024): In fair condition with recent renovations, but original infrastructure and systems approaching replacement age •Public Works (2013): In fair condition, with replacement of equipment due in 2033 •Old Public Works (1965): In fair condition, siding and roof was recently replaced •Parks Maintenance (1974): In critical condition requiring comprehensive renovation •Shooting Range (2012): In fair condition with special construction replacement needs 373 Facility Condition Index (FCI) Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI City Hall/Public Safety 12,563 1994, 2004, 2020, 2024 $ 400 $ 5,025,200 $ 1,740,244 0.2839 Public Works 30,845 2013 $ 500 $ 15,422,500 $ 2,579,326 0.1371 Old Public Works 3,763 1965 $ 200 $ 752,600 $ 160,071 0.1743 Parks Maintenance 1,595 1974 $ 300 $ 478,500 $ 359,378 0.6156 Shooting Range $ - $ 404,244 374 Expected 10-Year Annual Maintenance Costs $- $200,000 $400,000 $600,000 $800,000 $1,000,000 $1,200,000 $1,400,000 $1,600,000 $1,800,000 $2,000,000 Sum of 2026 Sum of 2027 Sum of 2028 Sum of 2029 Sum of 2030 Sum of 2031 Sum of 2032 Sum of 2033 Sum of 2034 Sum of 2035 City of Corcoran- Expected Annual Facility Maintenance Costs Shooting Range City Hall/Public Safety Parks Maintenance Old Public Works Public Works 375 Criticality Breakdown by Facility Shooting Range, $404,244 , 8% City Hall/Public Safety, $1,740,244 , 33% Parks Maintenance, $359,378 , 7%Old Public Works, $160,071 , 3% Public Works, $2,579,326 , 49% 376 Facility Condition Assessment: City Hall/Public Safety Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI City Hall/Public Safety 12,563 1994, 2004, 2020, 2024 $ 400 $ 5,025,200 $ 1,740,244 0.2839 02-Sitework/Building Earthwork, $236,011 , 13% 05-Exterior Enclosure, $450,065 , 26% 06-Roof, $2,438 , 0% 07-Interior Construction, $13,504 , 1% 08-Equipment Furniture, $1,040 , 0%11-Fire Protection, $57,750 , 3% 12-Plumbing, $13,650 , 1% 13-HVAC, $793,844 , 46% 14-HVAC Controls, $80,568 , 5% 15-Electrical, $89,050 , 5% 16-Audio/Visual, $- , 0%17-Electronic Safety and Security, $2,325 , 0% 377 Facility Condition Assessment: City Hall/Public Safety 02-Sitework/Building Earthwork •West end of building has large gap between the sidewalk and building, trip hazard requires repair •Sidewalk at multiple locations showing heaving and caulking issues requires spot repairs 05-Exterior Enclosure •Windows throughout the building approaching replacement age require pane and seal replacement •Multiple doors in poor condition require replacement with ADA-compliant hardware •Step-cracking at west end of building to be repaired, structural study maybe required 06-Roof •Minor soffit repair 378 Facility Condition Assessment: City Hall/Public Safety 11-Fire Protection •Fire panel due for replacement •Fire suppression system recommended in critical areas of building: PD evidence storage and Data Rooms o Costs currently being held outside of 10-year plan 13-HVAC •Garage Ventilation Improvements recommended •Heat Pumps at end of life, replacement recommended – R410A refrigerant •HVAC Zoning throughout facility is an issue. Requires additional heat pumps and remapping of zones with changing of duct work – may require a heavier remodel to achieve this 14-HVAC Controls •Recommended to install a Building Automation System to better control, monitor and make changes to the HVAC system along with sustainability advantages. Currently the building is controlled by local thermostats 379 Facility Condition Assessment: Public Works Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI Public Works 30,845 2013 $ 500 $ 15,422,500 $ 2,579,326 0.1371 02-Sitework/Building Earthwork, $458,663 , 18% 05-Exterior Enclosure, $137,550 , 5% 06-Roof, $931,425 , 36% 07-Interior Construction, $252,668 , 10% 08-Equipment Furniture, $188,760 , 7% 09-Special Construction, $57,750 , 2% 11-Fire Protection, $46,365 , 2% 12-Plumbing, $129,525 , 5% 13-HVAC, $126,689 , 5% 14-HVAC Controls, $200,493 , 8% 15-Electrical, $35,788 , 1% 17-Electronic Safety and Security, $13,650 , 1% 380 Facility Condition Assessment: Public Works 02-Sitework/Building Earthwork •Hoop storage in critical condition requires possible structural reinforcement and re-strech of fabric roof •Sidewalk trip hazard at the door to the vehicle garage, at the Mechanical Room Door, at the front sidewalk, at the concrete apron, at the wash-bay, and the man door •Parking lot due for crack fill, seal coat and restripe 05-Exterior Enclosure •Windows missing caulking due to bird activity, due for re- sealing •Areas of EFIS repairs needed •Tuckpointing of joints along tilt-up panels 06-Roof •Roof will be due for replacement in 2033 381 Facility Condition Assessment: Public Works 07-Interior Construction •Interior remodel recommended in 2033 08-Equipment Furniture •Appliances recommended replacement in 2033 •Lifts and Hoists recommended replacement in 2033 08-Special Construction •Air compressor replacements for tools as well as dry fire system 11-Fire Protection •Fire Panel due for replacement in 2033 •Fire Pump Controller due for replacement in 2033 382 Facility Condition Assessment: Public Works 12-Plumbing •Hotsy due for replacement in 2033 •Water Heater due for replacement in 2033 •Water Softener due for replacement in 2033 •Sump Pumps due for replacement in 2033 13-HVAC •RTU due for replacement in 2033 •MUA (4) due for replacement in 2033 •Circulation Pumps (2) due for replacement in 2033 14-HVAC Controls •Recommended Building Automation to be installed to better control, monitor and make changes to the HVAC system along with sustainability advantages 383 Facility Condition Assessment: Old Public Works Criticality (All) Current Condition (All) Replacement Year (All) Building Old Public Works Row Labels Sum of Total (with Inf.) 02-Sitework/Building Earthwork 66,394$ 05-Exterior Enclosure 34,125$ 06-Roof -$ 07-Interior Construction 33,352$ 09-Special Construction 13,000$ 13-HVAC 11,250$ 15-Electrical 1,950$ Grand Total 160,071$ 02-Sitework/Building Earthwork, $66,394 , 42% 05-Exterior Enclosure, $34,125 , 21% 06-Roof, $- , 0% 07-Interior Construction, $33,352 , 21% 09-Special Construction, $13,000 , 8% 13-HVAC, $11,250 , 7%15-Electrical, $1,950 , 1% Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI Old Public Works 3,763 1965 200$ 752,600$ 160,071$ 0.1743 384 Facility Condition Assessment: Old Public Works 02-Sitework/Building Earthwork •Parking lot in poor condition recommended mill and overlay •Trip hazard at main entrance door 05-Exterior Enclosure •Overhead garage door is in poor condition and requires replacement 15-Electrical •Electrical panel is original recommended replacement 385 Facility Condition Assessment: Parks Maintenance Facility List Facility SF Original Construction Pres. Day Repl. Costs Building Repl. Cost 10-Year DM Costs FCI Parks Maintenance 1,595 1974 $ 300 $ 478,500 $ 359,378 0.6156 02-Sitework/Building Earthwork, $89,148 , 25% 05-Exterior Enclosure, $60,450 , 17% 06-Roof, $- , 0% 07-Interior Construction, $189,631 , 53% 12-Plumbing, $8,450 , 2% 13-HVAC, $9,750 , 3%15-Electrical, $1,950 , 0% 386 Facility Condition Assessment: Parks Maintenance 02-Sitework/Building Earthwork •Parking lot – cost included to pave parking lot •Sidewalk around north side of building needs replacement due to heaving/trip hazards 05-Exterior Enclosure •All exterior doors are in poor condition and should be replaced 07-Interior Construction •Restrooms are not ADA compliant •Interiors are dated and need updating 15-Electrical •Electrical panel is an original 1974, should be replaced 387 Conclusion/Next Steps •Completed Facility Condition Assessment (FCA) on five (5) municipal facilities, including City Hall/Public Safety, Public Works, Old Public Works, Parks Maintenance, and the Shooting Range. The assessment identified approximately $5.25M in deferred maintenance and capital needs over the next 10 years •“Do Nothing plan” i.e. if the city does nothing, this is the expected maintenance cost on the city facilities •FCA does not address space adequacy needs •City to determine, based on FCA findings, on next steps in regards to City Hall/Public Safety facility future needs •City should rebalance the Public Works 10-year plan to prepare for upcoming future maintenance and capital needs •City will need to make a decision on the future of the Parks Maintenance building 388 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT 389 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT | CITY HALL •No room for additional staff •Poor operational flow and adjacency of welcome desk and workroom to staff office spaces •Acoustic and comfort issues within open office area due to number of staff working in space •Limited storage available •No ballistic resistant protection at council dais or welcome desk •Council chambers and lobby size functions well 390 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT | POLICE •There is no room for additional staff regarding office space or support functions •Locker rooms are at capacity and do not have adequate ventilation; no changing bench •Only one restroom is available for staff causing issues at shift change; this restroom also is used by detainees placing staff at risk •Booking area is drastically undersized placing staff at risk in the event of a combative detainee •Reception/records area is drastically undersized for the number of staff utilizing the space; lack of ballistic resistance places staff at risk •Public reception counter is open to police operations creating issues with CJIS compliance and placing staff at risk 391 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT | POLICE •Evidence processing area does not have a hand sink or eyewash; adding evidence pass-thru lockers would uphold chain-of-custody •Weapon cleaning area does not have proper ventilation to prevent lead and chemical exposure •Limited storage available for equipment and supplies •Facility does not provide space to support officer training and wellness goals such as a decompression, physical fitness, defensive tactical, simulator, or gun range •Four stall garage is not adequate for size of fleet requiring expensive equipment to be stored outside 392 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY OPERATIONAL ASSESSMENT | PUBLIC WORKS •Current facility cannot support storage, maintenance and staff space needs, and is significantly short of meeting those needs. •The existing facility well and septic systems are not designed to accommodate an increase in building demand and would require augmentation or city services to allow expansion of operations. •The available site area would be able to support meeting current space demands, with relocation of site functions on the site to allow for building expansion. •Phasing of building expansion to meet some immediate needs can be accommodated, but would only meet current needs, not projected needs. Phasing durations would then be obsolete based on projections. •The existing site can support potentially up to the 10-year program projection, with key considerations: o The existing stormwater feature and existing wetlands, coupled with a shoreland overlay setback, would require relocation, mitigation and variance approvals to allow facilitation of meeting any projected needs. o Any site improvements would likely trigger a Hennepin County Traffic Study and an implementation of a dedicated turn lane on northbound, site access traffic. o Any site improvements would require extension of municipal utilities to allow for proper build-outs to occur. 393 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY NEEDS ASSESSMENT 394 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY NEEDS ASSESSMENT | CITY HALL & POLICE •Master planning for 20-year identified operational space need •Identified operational space needs developed through staff interviews and based on national best practices 2025 CURRENT NEEED 10-YEAR PROPOSED NEED 20-YEAR PROPOSED NEED ADMINISTRATION 2,554 2,911 3,235 PATROL 3,413 4,066 4,456 INVESTIGATIONS 1,674 2,106 2,376 EVIDENCE 1,953 1,953 1,953 HARD INTERVIEW 2,482 2,482 2,482 POLICE TRAINING 8,902 8,902 8,902 SWAT 1,053 1,098 1,143 FLEET GARAGE 11,138 20,138 26,438 POLICE PUBLIC AREAS 1,273 1,273 1,273 POLICE COMMON AREAS 2,998 3,310 3,673 37,437 48,236 55,928 Net SF BUILDING SHARED AREAS 8,021 8,021 8,021 BUILDING SERVICES 1,543 1,543 1,543 9,564 9,564 9,564 Net SF CITY ADMINISTRATION 1,173 1,173 1,235 FINANCE 499 499 499 HR 459 521 709 COMMUNICATIONS 218 281 281 IT 413 476 538 COMMUNITY DEVELOPMENT 1,892 2,141 2,250 PUBLIC WORKS 1,040 1,212 1,446 PROSECUTOR 0 0 0 CITY HALL COMMON AREAS 3,114 3,114 3,114 COUNCIL CHAMBERS 2,055 2,055 2,055 10,863 11,471 12,126 Net SF 57,864 69,271 77,618 6,944 8,313 9,314 64,808 77,584 86,932 (Existing Building = 12,600 GSF) COLD STORAGE 2,025 2,025 2,205 2,025 2,025 2,205 Net SF Police & City Hall Shared Areas Subtotal, Personnel & Space: City Hall Police Department Subtotal, Personnel & Space: TOTAL PROPOSED GROSS SQUARE FEET TOTAL PROPOSED USABLE SF Building Envelope Factor Subtotal, Personnel & Space: Police Cold Storage Subtotal, Personnel & Space: COMMENTS SPACE NEEDS SUMMARY 395 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACILITY NEEDS ASSESSMENT | FIRE STATION •Fire station planned with 3 apparatus bays as current need with 2 additional future apparatus bays at 20-years •Proposed operational needs developed through interviews with Hanover, Rogers, and West Suburban Fire Departments •Space standards based on national best practices SPACE NEEDS COMMENTSSUMMARY2025 CURRENT NEEED 10-YEAR PROPOSED NEED 20-YEAR PROPOSED NEED Fire Station Public Areas 2,367 2,819 2,819 Headquarters Areas 689 1,311 1,311 Firefighter Areas 3,442 3,724 3,724 Apparatus Bays & Support 7,797 9,234 12,896 Building Support 701 791 791 Subtotal, Personnel & Space:14,996 17,880 21,541 Net SF TOTAL PROPOSED USABLE SF 14,996 17,880 21,541 Building Envelope Factor 1,800 2,146 2,585 TOTAL PROPOSED GROSS SQUARE FEET 16,796 20,026 24,126 396 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 FACTILITY NEEDS ASSESSMENT | PUBLIC WORKS •Facility planned for current need; future needs require additional site area •Proposed operational needs developed through staff interviews and industry best practices 397 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING 398 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | CITY HALL & POLICE (City Center Drive) •Site has good potential for connectivity to future City Center development with great visibility from City Center Drive •Planned partial 2-story facility with lower level; size based on 20-year programmed space needs •Lower level indoor garage for police fleet •Secure parking area for police and staff separate from public •Ample site area for future expansion •Site would require infilling potential wetland areas (further site analysis required) 399 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 400 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | CITY HALL & POLICE (Heritage Park Site) •Site has great visibility from Highway 10 •Adjacency to Heritage Park is a benefit with opportunity to integrate with walking trails, etc. •Planned partial 2-story facility with lower level; size based on 20-year programmed space needs •Lower level indoor garage for police fleet •Secure parking area for police and staff separate from public •Ample site area for future expansion •Site would require turn lanes be created on Highway 10 •Site would require water and sewer connections 401 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 402 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | FIRE STATION (Option A) •Site has ample space for fire station; would require city hall and police to move offsite •Good visibility and access to Highway 116 •Public site access off City Center Drive is ideal •Building footprint based on 20-year programmed space need with drive-thru apparatus bays •Ample site area for future expansion if needed •Remaining portion of site could be redeveloped for other use 403 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 404 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | FIRE STATION (Option B) •Site has ample space for fire station; would require city hall and police to move offsite •Good visibility and access to Highway 116 •Building footprint based on 20-year programmed space need with drive-thru apparatus bays •Ample site area for future expansion if needed •Requires multiple new curb cuts onto Highway 116 which is not ideal •Remaining portion of site could be redeveloped for other use 405 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 406 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 N MASTER PLANNING | PUBLIC WORKS •Expansions illustrated require extension of city water and sanitary to serve existing and expanded facility. •Abandon septic field and system to allow expansion of site operations. •Expand operational site area to extents shown. Bulky material storage, salt/gravel storage, brine tanks, etc. Get relocated / reconstructed in southeast corner of the site. [17,24,23] trash enclosure gets relocated to northeast corner of the site [16] •Construct a new, unheated storage building along the south side of the site. [19] •Construct a new fuel island in southwest corner of the site. This could be a temporary above ground or long-term service below ground installation, depending on future phase implementation. [20] •Construct new vehicle storage addition, approximately 25,700 sf, as an initial phase of this diagram [13.1] •Demolish existing covered storage [9], and construct new vehicle storage addition, approximately 14,400 sf, as a sequential phase of this diagram [13.2] •Expand existing vehicle maintenance single depth bays, to a double depth bay design, which includes equipment maintenance support areas [6,7,11] •Construct a new workshop area, that can be converted to vehicle maintenance in future phases [12.1] •Construct a new workshop area that is intended as long-term workshop space only [12.2] •Expand office and administrative area to meet this phases space need, with the design capacity to add a second floor (expand the existing upper level storage) [4,5,10] 407 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 MASTER PLANNING | PUBLIC WORKS 408 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 COST ESTIMATES 409 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 •Preliminary cost estimates are based on Rough Order of Magnitude (ROM); utilizing historical construction cost data for similar facilities •Cost estimates include design and construction contingency •Soft Costs include costs not directly tied to the physical construction of the building; they include- Inspections, Permits, A/E fees, Furniture, etc. PRELIMINARY COST ESTIMATES New City Hall & Police Station New Fire Station Expansion Public Works Construction Costs:$40.4M $12.7M tbd Soft Costs:$8.1M $3.1M tbd Total Project Costs (2025): $48.5M $15.8M tbd Total Project Costs (2026): $50.4M $16.5 tbd Total Project Costs (2027): $52.4M $17.1 tbd 410 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 NEXT STEPS 411 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 •Confirm desired master planning approach •Develop implementation plan with staff •Finalize study document and issue final report NEXT STEPS 412 City of Corcoran| Facility Needs Assessment BKV GROUP | October 9, 2025 DISCUSSION 413 2025 Long-Term Financial Management Plan Draft as of October 14, 2025 Northland Securities, Inc. 150 South Fifth Street, Suite 3300 Minneapolis, MN 55402 (800) 851-2920 Member FINRA and SIPC Registered with SEC and MSRB 414 i CONTENTS Letter of Transmittal Introduction and Summary 1Introduction and Summary ............................................................................................................1Revenue Sufficiency ...........................................................................................................................1Rate Calculations ................................................................................................................................3City Tax Rate .................................................................................................................................3Figure 1. - City Tax Levy and Tax Rate ................................................................................3Utility Rates ..................................................................................................................................4Study Approach ..................................................................................................................................5Organization of the Plan .................................................................................................................5TABLE 1 - Property Tax Levy and Tax Rate ................................................................................6TABLE 2 - Projected City Taxes Payable for Example Properties ......................................7CHART 1 - Annual Change in Property Tax Levy and Rate .................................................8CHART 2 - City Tax Capacity (Tax Base) ......................................................................................8CHART 3 - Fund Balance ..................................................................................................................9CHART 4 - Cash Balances ................................................................................................................9CHART 5 - Water Fund Cash Balances ....................................................................................10CHART 6 - Sewer Fund Cash Balances ....................................................................................10CHART 7 - CIP Use of Funds .......................................................................................................11CHART 8 - CIP Source of Funds .................................................................................................11 Background 12Summary .............................................................................................................................................12TABLE 3 - Customer Units and Water Volume Sold ...........................................................13CHART 9 - New Construction and Connection to Municipal Utilities .........................15CHART 10 - Acres of Land Platted ............................................................................................15 Capital Improvement Plan and Debt 16Overview of Plan ..............................................................................................................................16Equipment and Vehicles .......................................................................................................16Water Improvements .............................................................................................................16Sewer Improvements .............................................................................................................16Street Improvements .............................................................................................................16Facility and Parks .....................................................................................................................17Bond Issuance ...................................................................................................................................17TABLE 4 -Capital Improvement Plan ........................................................................................19 Contents 415 ii Contents TABLE 5 - Debt Service ..................................................................................................................22TABLE 6 - Bonds Outstanding ....................................................................................................23CHART 11 - CIP Use of Funds .....................................................................................................24CHART 12 - CIP Source of Funds ...............................................................................................24CHART 13 - Annual Debt Service ..............................................................................................25CHART 14 - Bonds Outstanding ................................................................................................25CHART 15 - Debt Outstanding by Type ..................................................................................26CHART 16 - Bonds Outstanding Existing and New ............................................................26 Financial Plans 27Background ........................................................................................................................................27Summary of Key Factors and Assumptions ...........................................................................27Total Governmental Funds Combined ....................................................................................29CHART 17 - Total Sources and Uses of Funds ................................................................30CHART 18 - Cash Balance and Fund Balance .................................................................30TABLE 7 - Finance Plan ............................................................................................................31General Fund Financial Plan ........................................................................................................32Figure 2 - Tax Levy Revenue ..................................................................................................32CHART 19 - Cash Balance and Fund Balance .................................................................34CHART 20 - Source and Use of Funds ...............................................................................34CHART 21 - % Change in Source and Use of Funds ....................................................34CHART 22 - Use of Funds by purpose ..............................................................................34TABLE 8 - Finance Plan ............................................................................................................35Debt Service Funds Financial Plan ............................................................................................36CHART 23 - Cash Balance and Fund Balance .................................................................37CHART 24 - Source and Use of Funds ...............................................................................37CHART 25 - % Change in Source and Use of Funds ....................................................37CHART 26 - Use of Funds by purpose ..............................................................................37TABLE 9 - Finance Plan ............................................................................................................38Special Revenue Funds Financial Plan .....................................................................................39TABLE 10 - Finance Plan .........................................................................................................40Capital Projects Funds Financial Plan ......................................................................................41TABLE 11 - Finance Plan .........................................................................................................42Park Capital Fund ............................................................................................................................43TABLE 12 - Finance Plan .........................................................................................................44Capital Equipment Fund Financial Plan ..................................................................................45TABLE 13 - Finance Plan .........................................................................................................46Capital Facilities Fund ....................................................................................................................47TABLE 14 - Finance Plan .........................................................................................................48 416 iii Water Fund Financial Plan ............................................................................................................49CHART 27 - Cash Balance by Purpose ..............................................................................51CHART 28 - Ending Unrestricted Net Assets ..................................................................51CHART 29 - Revenue and Expense .....................................................................................51CHART 30 - Customers and Volume ..................................................................................51TABLE 15 - Finance Plan .........................................................................................................52TABLE 16 - Projected Water Revenues ..............................................................................54TABLE 17 - Cash Balances ......................................................................................................57Sewer Fund Financial Plan ...........................................................................................................58CHART 31 - Cash Balance by Purpose ..............................................................................60CHART 32 - Ending Unrestricted Net Assets ..................................................................60CHART 33 - Revenue and Expense .....................................................................................60CHART 34 - Customers and Volume ..................................................................................60TABLE 18 - Finance Plan .........................................................................................................61TABLE 19 - Projected Water Revenues ..............................................................................63TABLE 20 - Cash Balances ......................................................................................................65Storm Water Fund Financial Plan ..............................................................................................66TABLE 21 - Finance Plan .........................................................................................................67 Appendices 68Appendix A - Utility Rate Schedule ..........................................................................................68Appendix B - Property Tax Levy Planned for Debt Service..............................................71 417 iv October 7, 2025 Jay Tobin City Administrator City of Corcoran, MN 8200 Co. Rd. 116 Corcoran, MN 55340 RE: City of Corcoran Long-Term Financial Management Plan Dear Jay: Northland is pleased to present the City of Corcoran with the 2025 Long-Term Financial Management Plan (the “Plan”). The Plan is intended to help inform decisions on property tax and enterprise fee poli- cy decisions, among other financial plans. The Plan provides information to inform decisions both in the near term, and long-term, as near-term decisions often have long-term implications. The Plan was devel- oped working closely with city staff. Northland appreciates the opportunity to provide service to the City. Sincerely, NORTHLAND SECURITIES, INC. Tammy Omdal Managing Director 150 South Fifth Street, Suite 3300, Minneapolis, MN 55402 Main: (612) 851-5900 / Direct: (612) 851-4964 / Email: tomdal@northlandsecurities.com Member FINRA and SIPC | Registered with SEC and MSRB 418 1 Introduction and SummaryINTRODUCTION AND SUMMARY The Financial Management Plan (the “Plan”) offers a guide for the on-going financial management of the City of Corcoran (the “City”). The Plan was first pre- pared in year 2012 and has been updated annually. The Plan contains proposed strategies and identifica- tion of key factors and objectives to monitor with re- spect to future financial performance. Information is included on estimated future property tax levies and municipal fees and charges necessary to fund planned city services, capital improvement plans, and debt ser- vice. The objectives of the study for the Plan are as follows: • Revenue Sufficiency - Develop and populate a forecasting model that will determine the level of revenue needed to satisfy general government and utility enterprises operations, capital improve- ments, and debt service while maintaining ade- quate reserves for future service and capital needs. • Rate Calculations - Model projected tax capacity tax rates for the City and proposed municipal util- ity rates and structure for billing water and sewer services (the “Utilities”) to meet revenue sufficien- cy objectives. The Plan includes anticipated capital improvements for years 2024-2033 (the “CIP”). Estimates were pre- pared by the City as to cost and timing of projects. While the specific timing of future improvements can be uncertain, awareness of the funding demands for projects is important when considering tax levies, rates for fees and charges, and reserves for future capital. Future development will provide increased revenue from charge for services and tax revenue. This includes increased revenue to the Utilities, with revenue from both development fees and usage fees. Development provides increased tax capacity and potential for in- crease in property tax revenue to pay for services. The rate of future development and addition of tax- payers and customers of the Utilities has been and continues to be a significant variable for the Plan. The City should continue to monitor actual development that occurs against the anticipated rate of develop- ment assumed in the Plan. The rate of development will impact the projected revenues and timing of col- lection included in the Plan. Information on the pro- jected housing units to be added is included later in the Plan. Revenue Sufficiency The Study evaluated the sufficiency of revenues to meet current and projected financial requirements over future years for the various accounting “Funds” the City maintains. The Plan determines the tax levies and rates necessary in each year of the projection pe- riod to provide revenue sufficiency. Governmental Funds The City has an adopted Fund Balance Policy (dated April 25, 2025) that states the following with respect to minimum fund balance for the General Fund, among other statements included in the policy: • The City will maintain an unassigned fund balance in the General fund of an amount not less than 42% of the next year’s budgeted expenditures of the General fund. This will assist in maintaining an adequate level of fund balance to provide for cash 419 2 Introduction and Summary flow requirements and contingency needs because major revenues, including property taxes and oth- er government aids are received in the second half of the City’s fiscal year. Enterprise Funds For purposes of the Plan, the revenue objective for the Water Fund and the Sewer Fund focused on providing revenue sufficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and oth- er reserve purposes Funding Depreciation for the Utilities The funding of depreciation, or setting aside of funds to replace depreciated infrastructure, is an important element for establishment of sufficient rates for the Utilities. The Study focused on the City’s asset man- agement practices to maintain and expand infrastruc- ture at future estimated costs. Rather than focus on “funding depreciation” we find it is better to gain a strong understanding of the expect- ed future costs and, maybe more importantly, their timing, and plan for replacement of infrastructure and facilities. Using a planned schedule for capital im- provements and the incorporation of those plans into the Study does that. Capital improvement plans com- bined with financial management targets are critical elements that allow for the setting of rates that meet City goals. Financial management targets begin with criteria for evaluating overall financial condition. For instance, do projections show sufficient revenues to cover planned operating and capital improvement expenses? The Utilities must do better than break even, but by how much? The Plan helps to answer these questions by allocating the projected year-end cash balance to defined pur- poses. The defined purposes include planned capital acquisition and reserves for future capital. The Plan provides a second criteria to evaluate reve- nue sufficiency for the Utilities. The Plan sets a target (a floor) to maintain an unrestricted net position in the Utility Funds no lower than 50% of the subsequent year’s estimated expenditures. The majority of revenue for municipal utility opera- tions comes from user charges, maintaining an unre- stricted net position that is equal to at least 50% of ex- penditures will help to ensure that sufficient resources are available to fund basic functions between receipts of user charges. The target (or floor) for ending unrestricted net posi- tion is meant to be an equivalent of the target for an unrestricted fund balance for the General Fund. Equity is reported as a fund balance in the General Fund and as a net asset within the Water Fund and the Sewer Fund. Fund balance and net assets are the difference between fund assets and liabilities reflected on the bal- ance sheet or statement of net assets. 420 3 Introduction and SummaryRate Calculations The Study focused on preparing projections for future annual tax capacity rates for the City, and reviewing the rates for the fees and charges of the Utilities. The Study did not include a review and analysis of other fees and charges, only the fees for the Utilities. City Tax Rate Future tax levy increases are projected to be necessary to fund planned expenditures and to maintain ade- quate cash balances across all City funds. The increase in the City’s tax rate is estimated based on assump- tions in the Plan for changes to the City’s tax capacity from growth in the taxable market value of property within the City. The projected City tax levy by year and tax capacity is shown in Figure 1. The key items or assumptions for the Plan that im- pact the estimated City tax rate include the following, among other items: Tax Collection Year City Tax Levy % Change Tax Levy City Net Tax Capacity % Change NTC City Tax Rate 2025 9,159,263 9.4%20,467,851 8.3%0.42727 2026 11,917,360 30.1%23,217,284 13.4%0.49533 2027 14,049,635 17.9%25,141,559 8.3%0.54223 2028 16,269,106 15.8%26,744,610 6.4%0.59272 2029 16,753,113 3.0%27,994,017 4.7%0.58355 2030 17,629,924 5.2%28,789,450 2.8%0.59789 Figure 1. Snapshot of Projected City Tax Levy, City Net Tax Capacity, and City Tax Rate as Included in the Plan (*2025 is Actual) • Taxable market value, not inclusive of new con- struction, is projected to increase by 3.0% annually. • Fiscal disparities contribution and corresponding distribution of tax revenue is estimated to remain constant (at preliminary Pay 2026 amounts) over the planning period. The actual impact of the met- ro-wide fiscal disparities program varies from year to year. • It is assumed that the City will increase the tax levy to support additional planned spending in the General Fund related to growth of the community. Details on the specific items, which includes staff positions, are included in the Finance Plan section. • General fund non-tax revenue is estimated to in- crease by 2.0% and current expenditures by 3.0%. There are no assumed major changes to non-tax revenue. Based on more recent economic condi- tions, the 3.0% assumption for expenditures may be low for certain expenses but the focus of the Plan is long-term. • The Plan assumes the City will add approximately 149 new single-family housing units annually on average between 2026-2030. For purposes of esti- mating market value of property, the average new home is estimated at $525,000 with valuation in- flated 3.0% annually. • The Plan assumes the City will add approximately 508 new rental multi-family housing units (in to- tal) between 2026-2030. For purposes of estimating market value of property, the average rental unit is estimated at $275,000 per unit with valuation in- flated 3.0% annually. 421 4 Introduction and Summary • The Plan assumes an increase in taxable market value from construction of new commercial prop- erty in the City at approximately $1.0 million per year. This is intended to be a conservative assump- tion for planning purposes. • The Plan assumes the City will issue $50 million in bonds in 2027 to finance a new municipal campus/ building. The debt service to be paid from taxes (80%), water revenues (10%) and sewer revenues (10%). The increase to the City’s tax levy beginning in year 2028 is estimated at approximately $2.7 million for payment of debt service for the project. • The Plan includes the City’s estimated share of the Hennepin County improvement project for County Road 10 in the City. The estimated total cost of the project is $25 million, with an estimated local cost share of $5.5 million for the City. The Plan assumes the City will issue bonds in 2030 to finance its por- tion of the cost. Utility Rates The City currently has a two-part rate structure for charging fees for water and sewer services, comprised of both fixed and variable charges. This structure re- covers a portion of system costs in a fixed charge, rec- ognizing that the Utilities have certain fixed costs and customer service costs that are incurred year-round. These fixed costs are incurred regardless of the level of water usage. It is projected that approximately 45% of the Water Fund expenses, including depreciation, are fixed and for the Sewer Fund it is estimated at 30%. The percent- ages vary somewhat from year to year. Fixed expenses as a percent of total expenses is projected to decrease somewhat over time as the number of customers in- crease and volume of water usage grows. For usage or metered volume-based rates, based on the results of the study, there are no recommended changes in the structure. As the number of customers increases potential changes to the structure may be needed. The Plan anticipates the City adopts planned increases to rates for water and sewer services as proposed in the Plan. This includes increasing the water and sewer services fees. Appendix A includes the proposed util- ity rates by year as assumed for the Plan. 422 5 Introduction and SummaryStudy Approach The following steps were taken as part of the study for the Plan: • City provided historical financial data along with current budget plans and capital improvement plans. • City provided the assumptions for future residen- tial units to be constructed and connected to the Utilities. • Information provided by the City was organized, analyzed, and used to support the development of the Plan. The prior year data included in the Plan is reconciled with the City’s audited financial state- ments for year 2023 and 2024. Organization of Plan The Plan is organized into five sections: 1. Introduction and Summary provides information on revenue sufficiency and rate calculations. 2. Background provides historical and statistical con- text for the Utilities. 3. CIP and Debt provides information on plans for equipment, facilities, and maintaining and expand- ing the water and sewer systems. This includes estimates on project costs, timing, and sources of funds. Information on outstanding debt obligation and debt service is included. 4. Financial Plans provides the financial plans (pro forma) for the City funds. The financial plans in- clude historical, current, and projected sources and uses of funds and estimated ending cash bal- ances. Financial plans take into account capital im- provement plans, both existing and planned debt issuance, and proposed rates. 5. Appendices provide additional data and graphics. 423 6 Introduction and SummaryTABLE 1 2024 2025 2026 2027 2028 2029 2030 2031 Property Tax Levy by Payable Year General Fund 7,187,648 7,974,335 10,214,624 12,305,792 11,719,170 12,178,881 12,688,903 13,015,548 Debt Service - Equipment 474,587 472,907 933,962 972,550 1,046,154 1,065,212 1,119,838 1,047,362 Debt Service - Facilities, Parks, and County Roads 712,021 712,021 768,774 771,293 3,503,782 3,509,021 3,821,183 3,942,936 Total Property Tax Levy 8,374,256 9,159,263 11,917,360 14,049,635 16,269,106 16,753,113 17,629,924 18,005,846 Less Fiscal Disparities Distribution 359,809 414,037 417,124 417,124 417,124 417,124 417,124 417,124 Net Spread Levy 8,014,447 8,745,226 11,500,236 13,632,511 15,851,982 16,335,989 17,212,800 17,588,722 Tax Capacity (TC) Gross Tax Capacity (TC) Real Property 19,067,434 20,713,629 23,606,106 25,530,381 27,133,432 28,382,839 29,178,272 29,864,907 Gross Tax Capacity (TC) Personal Property 589,036 570,808 570,808 570,808 570,808 570,808 570,808 570,808 Total Gross TC 19,656,470 21,284,437 24,176,914 26,101,189 27,704,240 28,953,647 29,749,080 30,435,715 Less Tran Line TC / Rounding Adjustment 3,365 2,867 2,867 2,867 2,867 2,867 2,867 2,867 Less Fiscal Disparities TC 755,406 813,719 956,763 956,763 956,763 956,763 956,763 956,763 Less Tax Increment Financing TC ------- Net Tax Capacity 18,897,699 20,467,851 23,217,284 25,141,559 26,744,610 27,994,017 28,789,450 29,476,085 City Tax Rate 42.410%42.727%49.533%54.223%59.272%58.355%59.789%59.671% Total Property Tax Levy Annual % Change 17.0%9.4%30.1%17.9%15.8%3.0%5.2%2.1% Net Tax Capacity Annual % Change 16.3%8.3%13.4%8.3%6.4%4.7%2.8%2.4% City Tax Rate Annual % Change 0.7%0.7%15.9%9.5%9.3%-1.5%2.5%-0.2% ProjectedCertified City of Corcoran Summary of Property Tax Levy, Tax Capacity, and Tax Rate Note: Projected 2026 Gross Tax Capacity (TC) for Real Property Property is from Hennepin County report dated 7/1/2025. Pay 2026 amounts for Gross Tax Capacity Personal Property, Fiscal Disparities Distribution and Contribution amounts are placeholder amounts and are subject to change pending the City's receipt of information from Hennepin County. Amounts for 2027-2031 are estimated amounts for planning purposes only, actual amounts will vary. 424 7 Introduction and SummaryTABLE 2 City of Corcoran Projected City Taxes Payable for Example Properties 2026 2027 2028 2029 2030 Residential Example Property 1 $300,000 $309,000 $318,270 $327,818 $337,653 Residential Example Property 2 $525,000 $540,750 $556,973 $573,682 $590,892 Residential Example Property 3 $700,000 $721,000 $742,630 $764,909 $787,856 Residential Example Property 4 $1,000,000 $1,030,000 $1,060,900 $1,092,727 $1,125,509 Commercial Example Property 1 $1,000,000 $1,030,000 $1,060,900 $1,092,727 $1,125,509 Commercial Example Property 2 $2,000,000 $2,060,000 $2,121,800 $2,185,454 $2,251,018 Commercial Example Property 3 $5,000,000 $5,150,000 $5,304,500 $5,463,635 $5,627,544 Commercial Example Property 4 $10,000,000 $10,300,000 $10,609,000 $10,927,270 $11,255,088 Residential Example Property 1 $1,389 $1,574 $1,780 $1,814 $1,922 Residential Example Property 2 $2,631 $2,987 $3,386 $3,455 $3,669 Residential Example Property 3 $3,715 $4,209 $4,761 $4,850 $5,141 Residential Example Property 4 $5,572 $6,303 $7,119 $7,241 $7,664 Commercial Example Property 1 $9,907 $11,170 $12,576 $12,753 $13,459 Commercial Example Property 2 $19,813 $22,340 $25,153 $25,507 $26,917 Commercial Example Property 3 $49,533 $55,850 $62,881 $63,766 $67,293 Commercial Example Property 4 $99,066 $111,699 $125,763 $127,533 $134,585 Residential Example Property 1 20.0%13.3%13.1%1.9%6.0% Residential Example Property 2 20.3%13.5%13.3%2.1%6.2% Residential Example Property 3 20.0%13.3%13.1%1.9%6.0% Residential Example Property 4 19.8%13.1%12.9%1.7%5.8% Commercial Example Property 1 19.4%12.8%12.6%1.4%5.5% Commercial Example Property 2 19.4%12.8%12.6%1.4%5.5% Commercial Example Property 3 19.4%12.8%12.6%1.4%5.5% Commercial Example Property 4 19.4%12.8%12.6%1.4%5.5% Residential Example Property 1 $232 $185 $206 $33 $109 Residential Example Property 2 $443 $356 $398 $70 $213 Residential Example Property 3 $619 $494 $552 $89 $291 Residential Example Property 4 $921 $731 $816 $122 $423 Commercial Example Property 1 $1,610 $1,263 $1,406 $177 $705 Commercial Example Property 2 $3,220 $2,527 $2,813 $354 $1,410 Commercial Example Property 3 $8,051 $6,317 $7,032 $885 $3,526 Commercial Example Property 4 $16,102 $12,633 $14,063 $1,770 $7,052 Note: City Tax Payable is estimated for 2026-2030. Actual amount will vary. Valuation of the example properties is assumed to increase by 3.0% annually. A n n u a l D o lla r C h a n g e in C it y T a x P ay a b le C ity T ax P a y ab le b y P ro p e rty T a x a b le M a r k et V a lu a t io n o f P ro p e r ty A n n u a l % C h an g e i n C it y T a x P ay a b le b y P r o p e rty 425 8 Introduction and Summary -5.0% 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 2023 2024 2025 2026 2027 2028 2029 Annual Percent Change CHART 1 Property Tax Levy Annual % Change Tax Rate Annual % Change City Tax Levy is projected to increase to support growing demand for city services, including city staffing and debt service on the financing of a new muncipal facility. The increase in tax levy is projected to result in an increase in City Tax Rate. $0 $5 $10 $15 $20 $25 $30 $35 2026 2027 2028 2029 2030 Millions CHART 2 Tax Capacity from Property Constructed After Year 2023 Tax Capacity from Property Constructed Before Year 2023 Estimated City Tax Capacity is projected to increase driven by new construction and projected valuation increases for property Tax capacity is the valuation of property based on market value and class rates on which property taxes are determined 426 9 Introduction and Summary 25% 27% 29% 31% 33% 35% 37% 39% 41% 43% 45% 47% 49% 51% 2023 2024 2025 2026 2027 2028 2029 2030 2032General Fund - Fund Balance as % of Expenditures CHART 3 General Fund funding balance over the long term is projected to meet City policy to maintain a minimum balance equivalent to 42% of next year's budgeted expenditures for the General Fund. Tax Levy increases are projected in the General Fund to grow the City's available fund balance for compliance with City Policy. $0 $5 $10 $15 $20 $25 $30 2023 2024 2025 2026 2027 2028 2029 2030 2031 Ending Cash Balance Millions CHART 4 Total Governmental Funds General Fund Enterprise Funds Ending Cash Balances are projected to be at levels sufficient to meet City objectives Changes in ending cash balances can be caused by timing of capital projects, debt service payments, receipt of funds, including bond proceeds, among other reasons. 427 10 Introduction and Summary $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 2025 2026 2027 2028 2029 2030 2031 Ending Cash Balance Millions CHART 5Water Fund Minimum Cash for operating cash flow, following year debt service, pay-go capital Projected Cash Position with Future Rate Adjustments Water Fund ending cash balance is projected to decrease over time with use of cash generated from development to pay for improvements (with cash) and debt service on capital improvements $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 2025 2026 2027 2028 2029 2030 2031 2032 2033Ending Cash Balance Millions CHART 6 Sewer Fund Minimum Cash for operating cash flow, following year debt service, pay-go capital Projected Cash Position with Future Rate Adjustments Sewer Fund ending cash balance is projected to increase from collecton of development related revenue which will be spent on future improvement projects The Plan includes use of $5.0 million of cash (pay-go) in year 2027 to fund 50% of the estimated cost for NE to SE Trunk Sewer Line The increase in the Water Fund and Sewer Fund Year- End Cash Balance is planned. The difference between Projected Cash Position and Minimum Cash Position rep- resents the net amount of cash projected to be available as reserves for future capital improvements. The City collects develop- ment fees at time of platting and building permit, use of the funds collected occurs over time to pay for financing of projects. Connection and availability charges from development will pay for future capital improvements to support de- velopment both programmed and not yet programmed in the CIP. 428 11 Introduction and Summary 0% 20% 40% 60% 80% 100% 120% 2026 2027 2028 2029 2031 Cumulative % Increase from Year 2025 CHART 7Projected Future Tax Levy Increases Compared to Projected Increase in Net Tax Capacity Cumulative Increase inTax Levy from 2025 Cumulative Increase inNet Tax Capacity from2025 Cumulative increase in Tax Levy is projected to be greater than the cumulative increase in Net Tax Capacity, resulting in increase to Tax Rate - Growth in the City's tax base over time will provide opportunity for stabilization / flattening of the Tax Rate $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 $20.0 2024 2025 2026 2027 2028 2029 2031 Total Annual Tax Levy Millions CHART 8Tax Levy by Purpose General Fund Tax Levy Debt Service Tax Levy Tax Levy for Debt Service is projected to increase with planned issuance of new debt for projects 429 12 Background BACKGROUND The City of Corcoran is located on the western edge of the Twin Cities Metropolitan area in Hennepin County. The 2024 population is estimated at 8,846 (Official Statement, G.O. Bonds Series 2025A). Population will continue to increase due to development of residential property within the City. The land area for the City encompasses just under 36 square miles and includes area for future residential development. Commercial and industrial development in the City is expected to continue to expand due to access to mu- nicipal water and sewer services and the expansion of transportation corridors. In 2012 the City successfully financed and implemented a major improvement proj- ect to first bring and then expand municipal water and sewer services to the City. The project provided for connection to the metropolitan disposal system. The City forecasts continued development of both residen- tial and commercial property. The City’s development plan for its downtown area provides an opportunity for additional economic de- velopment. In recent years the City completed con- struction of street improvements and utility infrastruc- ture in the downtown area. The table that follows provides the estimated number of housing units along with municipal utility connec- tions units for commercial property in the downtown area the City projects to be added over the next twenty- years. The assumptions on units is an important input to the Plan and is updated on annual basis by the City. The City has completed its construction plans to pro- vide water service to serve the northeast area of the City. The access to water purchased from Maple Grove is limited. For this reason, the City has undertaken in- vestments in a city owned water treatment plant and water tower. 430 13 Background Table 3 Page 1 of 2 City of Corcoran Growth Projections 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 ACRES PLATTED Residential SE District 46.53 85.25 17.00 5.00 30.00 30.00 30.00 30.00 30.00 30.00 30.00Residential NE District 25.45 -10.92 5.65 6.96 50.01 44.25 40.00 40.00 40.00 40.00Multi-Family Residential SE District -----------Multi-Family Residential NE District -----------Commercial SE District 0.52 ----------Commercial NE District 10.97 27.41 3.89 32.81 -------Total Acres Platted 83.47 112.66 31.81 43.46 36.96 80.01 74.25 70.00 70.00 70.00 70.00 UNITS PERMITTED Residential SE District 253 180 134 90 90 90 90 90 90 90 90Residential NE District 80 86 66 34 13 110 -110 110 110 110Greater Corcoran 12 14 7 5 5 5 5 5 5 5 5Total Residential Single Family 345 280 207 129 108 205 95 205 205 205 205Multi-Family Residential SE District --100 --------Multi-Family Residential NE District ----184 224 -156 ---Commercial SE District 1 -1 --------Commercial NE District 1 1 1 1 -2 2 ----Total Units Permitted 347 281 309 130 292 431 97 361 205 205 205 UTILITY CUSTOMER UNITS Estimated Customer Units Added by Year Residential SE District 221 253 180 134 90 90 90 90 90 90 90 Residential NE District 78 80 86 66 34 13 110 0 110 110 110 Greater Corcoran 12 14 7 5 5 5 5 5 5 5 Total Residential Single Family 299 345 280 207 129 108 205 95 205 205 205 Multi-Family Residential SE District 240 0 0 100 0 0 0 0 0 0 0 Multi-Family Residential NE District 0 0 0 0 0 184 224 0 156 0 0 Commercial SE District 1 1 0 1 0 0 0 0 0 0 0 Commercial NE District 0 1 1 1 1 0 2 2 0 0 0 Total 540 347 281 309 130 292 431 97 361 205 205 Estimated Total Customer Units (Average Annual) Residential SE District (includes adjustments)1,047 1,268 1,521 1,701 1,835 1,925 2,015 2,105 2,195 2,285 2,375 Residential NE District 480 558 638 724 790 824 837 947 947 1,057 1,167 Greater Corcoran 15 15 27 41 48 53 58 63 68 73 78 Total Residential Single Family 1,542 1,841 2,186 2,466 2,673 2,802 2,910 3,115 3,210 3,415 3,620 Multi-Family Residential SE District 0 240 240 240 340 340 340 340 340 340 340 Multi-Family Residential NE District 0 0 0 0 0 0 184 408 408 564 564 Commercial SE District 41 42 43 43 44 44 44 44 44 44 44 Commercial NE District 0 0 1 2 3 4 4 6 8 8 8 Total 1,583 2,123 2,470 2,751 3,060 3,190 3,482 3,913 4,010 4,371 4,576 431 14 Background Table 3 Page 2 of 2 City of Corcoran Growth Projections 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 CUSTOMER WATER VOLUMES Residential average gallons per year per REU 75 75 75 75 75 75 75 75 75 75 75 Multi-Family average gallons per year per REU 70 70 70 70 70 70 70 70 70 70 70 Commercial average gallons per year per REU 100 100 100 100 100 100 100 100 100 100 100 Total Purchased Water Volume (1,000 Gal) Residential SE District 131,216 95,100 114,075 127,575 137,625 144,375 151,125 157,875 164,625 171,375 178,125 Residential NE District 12,522 Greater Corcoran 1,125 1,125 2,025 3,075 3,600 3,975 4,350 4,725 5,100 5,475 5,850 Total Residential Single Family 144,863 96,225 116,100 130,650 141,225 148,350 155,475 162,600 169,725 176,850 183,975 Multi-Family Residential SE District -16,800 16,800 16,800 23,800 23,800 23,800 23,800 23,800 23,800 23,800 Multi-Family Residential NE District ------12,880 28,560 28,560 39,480 39,480 Commercial SE District 4,100 4,200 4,300 4,300 4,400 4,400 4,400 4,400 4,400 4,400 4,400 Commercial NE District --100 200 300 400 400 600 800 800 800 Total Purchased Water Volume (1,000 Gal)148,963 117,225 137,300 151,950 169,725 176,950 196,955 219,960 227,285 245,330 252,455 Total City Water Produced Volume (1,000 Gal) Residential SE District Residential NE District -41,850 47,850 54,300 59,250 61,800 62,775 71,025 71,025 79,275 87,525 Greater Corcoran Total Residential Single Family -41,850 47,850 54,300 59,250 61,800 62,775 71,025 71,025 79,275 87,525 Multi-Family Residential SE District Multi-Family Residential NE District ------12,880 28,560 28,560 39,480 39,480 Commercial SE District - Commercial NE District --100 200 300 400 400 600 800 800 800 Total City Water Produced Volume (1,000 Gal)-41,850 47,950 54,500 59,550 62,200 76,055 100,185 100,385 119,555 127,805 Residential SE District 131,216 95,100 114,075 127,575 137,625 144,375 151,125 157,875 164,625 171,375 178,125 Residential NE District 12,522 41,850 47,850 54,300 59,250 61,800 62,775 71,025 71,025 79,275 87,525 Greater Corcoran 1,125 1,125 2,025 3,075 3,600 3,975 4,350 4,725 5,100 5,475 5,850 Subtotal Residential 144,863 138,075 163,950 184,950 200,475 210,150 218,250 233,625 240,750 256,125 271,500 Multi-Family Residential SE District -16,800 16,800 16,800 23,800 23,800 23,800 23,800 23,800 23,800 23,800 Multi-Family Residential NE District ------25,760 57,120 57,120 78,960 78,960 Commercial SE District 4,100 4,200 4,300 4,300 4,400 4,400 4,400 4,400 4,400 4,400 4,400 Commercial NE District --200 400 600 800 800 1,200 1,600 1,600 1,600 Total Water Volume Billed (1,000 Gal)148,963 159,075 185,250 206,450 229,275 239,150 273,010 320,145 327,670 364,885 380,260 Average Estimated Annual Volume Per Customer Total Water Billed to Customers (1,000 Gal) 432 15 Background 0 50 100 150 200 250 300 350 400 2024 2025 2026 2027 2028 2029 2030 2031Residential Equivalent Units Residential Commercial (Other)Multi-Family Projections for future growth from residential and commercial development drive the revenue assumptions in the Plan. REU as included here are equal to the projected permitted units for the year. CHART 9 0 20 40 60 80 100 120 2024 2025 2026 2027 2028 2029 2030 2031 Acres of Land Platted Projection for future acres of land platted for development impacts the revenue assumptions in the Plan CHART 10 433 16 CIP and DebtCAPITAL IMPROVEMENT PLAN (CIP) AND DEBT The City annually reviews its plans for capital acqui- sition and improvements and updates its multi-year plan. The CIP in the Plan provides details on costs by year and proposed funding sources. The debt service study, included in the Plan, provides information on current debt service and estimated future debt. The CIP provides an important input into preparing the financial plans for the individual City funds. Equipment and Vehicles Over the next five years (2025-2029) the City anticipates spending an average of approximately $1.1 million per year on equipment and vehicles. The Plan includes an- ticipated bonding every other year (2027, 2029, and 2031) for equipment and vehicles. The City reviews its plans on a regular basis to ensure that planned capital acquisition remains within the available funds, includ- ing bond proceeds, to support the acquisitions. Water Improvements Construction of well and treatment facilities are antici- pated in future years in the estimated amount of ap- proximately $25 million between 2025-2032. The City plans to use approximately $11.5 million from federal and state funds, along with bond proceeds and rev- enue (cash) from the Water Fund to pay for these im- provements. The Plan anticipates the southeast area of the City will continue to be served under terms of an agree- ment with Maple Grove for purchase of municipal water until demand passes capacity. Improvements in southeast Corcoran will need to be undertaken at some point in the future. The CIP does not include water improvement projects that are anticipated to be constructed and financed by private development and contributed to the City. These projects will be paid entirely by private funds with infrastructure then contributed to the City. Sewer Improvements The Plan includes planned construction of a north- east-southeast trunk line in year 2028 in the estimated amount of $7.5 million. The plans includes $5,000,000 from bond proceeds and the balance from cash in the Sewer Fund to finance the improvement. Street Improvements Currently the only street improvement project antici- pated in the Plan is the City’s local share of the an- ticipated Hennepin County improvement project for County Road 10 in the City in 2030. No city street im- provements are included in the CIP. The City includes street maintenance funding within the General Fund operating budget, including use of Municipal State Aid for street maintenance. Improvement to Gravel Roads The City has discussed a need to establish a plan to be- gin paving gravel roads. A dedicated revenue source is likely needed for this to take place and should be discussed and included in future Plans. 434 17 CIP and DebtFacility and Parks A future municipal campus/building or expansion of the existing building is planned for approximately $50 million in year 2027; this is a “placeholder” for both the estimated amount and the year of construction. The Plan anticipates that the debt on the municipal building will be paid 80% from tax levy and 20% from water and sewer revenues. The annual debt service ex- pense is included in the Debt Service Fund, including the transfers in of revenues from the Water Fund and Sewer Fund. The annual debt service levy on the bonds to finance the land and construction of the municipal campus/building is estimated at approximately $2.7 million annually. Future Park Improvements The City is planning for various park improvements including City Park as well as other park planning as outlined in the 2040 Comprehensive Plan. These im- provements will be paid with park dedication funds. The Plan does not include bonding for park improve- ments. Bond Issuance The City’s outstanding general obligation bonds are rated as ‘Aa2’ by Moody’s Investors Service. The posi- tive credit strengths for the City include “robust finan- cial profile supported by consistently positive opera- tions”, among other factors. The City anticipates the issuance of bonds to finance certain capital improvements. The tables and graphics that follows provide a summary of existing and future estimated debt service payments and funding sources, along with a summary of debt outstanding by year. The annual debt service on new bonds to be issued is included in the financial plans for the Debt Service Fund, Water Fund, and the Sewer Fund. The prelimi- nary estimates for debt service are based on estimates for issuance of new general obligation (G.O.) bonds in the amounts and terms that follow. The amounts are inclusive of project costs plus cost of issuance of bonds, and any capitalized interest planned. • Year 2027, G.O. CIP Bonds, $50,000,000 for new municipal campus/building payable over 25 year term from tax levy, plus support from the Water Fund and Sewer Fund to reduce the tax levy sup- port by 20%. • Year 2027, G.O. Equipment Certificates, $1,400,000 to finance equipment and vehicles over 10 year term payable from tax levy. • Year 2028, G.O. Revenue Bonds, $5,100,000 for sew- er improvements, payable from sewer revenues. • Year 2029, G.O. Equipment Certificates, $1,480,000 to finance equipment and vehicles over 10 year term payable from tax levy. • Year 2030, G.O. Bonds, $6,885,000 for water im- provements, payable from water revenues; and $5,610,000 for the City’s local share of Hennepin County’s improvement project for County Road 10 in the City. • Year 2031, G.O. Equipment Certificates, $1,320,000 to finance equipment and vehicles over 10 year term payable from tax levy. 435 18 CIP and DebtBond Terms The final sizing, structuring, and interest rates will depend on project specifics and market conditions at time of issuance. The amounts shown in the Plan are preliminary and for planning purposes only. The bond issuance sizes include capital acquisition and construction costs, cost of issuance of bonds, and capi- talized interest funds, if applicable. The debt service for the new bonds is based on the terms stated above and a estimated average coupons (interest rate on the bonds) ranging from 2.75% to 5.1% based on maturity dates of the bonds. 436 19 CIP and DebtTABLE 4 Page 1 of 3 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Use of Funds Administration 380,000 - Community Development 15,000 66,500 67,250 2,250 1,500 Public Safety 775,020 583,020 246,020 206,020 131,020 721,020 291,020 411,020 206,020 246,020 Public Works / Streets / Parks 1,414,486 885,000 65,000 710,000 38,000 540,000 242,000 345,000 342,000 695,000 Water/Sewer --------- Total*2,569,506 1,483,020 377,520 983,270 171,270 1,262,520 533,020 756,020 548,020 941,020 *City is reviewing its plans to ensure capital acquisition is supported by source of funds. Source of Funds Bond proceeds 3,192,526 1,360,790 1,433,790 1,289,040 Sale of assets 75,000 100,000 Other Funds / Grants 300,000 350,000 Cash from fund / (Net Unspent Bond Proceeds)(998,020)1,033,020 (983,270)983,270 (1,262,520)1,262,520 (756,020)756,020 548,020 941,020 Total 2,569,506 1,483,020 377,520 983,270 171,270 1,262,520 533,020 756,020 548,020 941,020 Use of Funds NE Water Treatment Facility, Storage, and Infrastructure (Completion of Projects and use of Unspent Bond Proceeds from Series 2023A ) NE Water Supply Improvements (Federal Funds)1,477,785 Well #2 Well #3 750,000 Well #4 750,000 Well #5 750,000 Well #6 750,000 SE Water Tower 250,000 3,500,000 3,500,000 SE Booster Station 500,000 500,000 SE Water Treatment Facility 250,000 6,000,000 6,000,000Total1,727,785 4,000,000 5,000,000 -750,000 6,000,000 6,750,000 750,000 -- Source of Funds Bond proceeds 6,750,000 Federal Funds 1,477,785 Other Funds / Grants 1,000,000 4,000,000 5,000,000 Cash from fund / (Net Unspent Bond Proceeds)(750,000)---750,000 (750,000)6,750,000 750,000 -- Total 1,727,785 4,000,000 5,000,000 -750,000 6,000,000 6,750,000 750,000 -- City of Corcoran Capital Improvement Plan Equipment and Vehicles Water Improvements 437 20 CIP and DebtTABLE 4 Page 2 of 3 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 City of Corcoran Capital Improvement Plan Use of Funds NE to SE Trunk Sewer 7,500,000 Total ---7,500,000 ------ Source of Funds Bond proceeds 5,000,000 Cash from fund / Unspent Bond Proceeds ---2,500,000 ------ Total ---7,500,000 ------ Use of Funds Storm Water Infrastructure Total ---------- Source of Funds Bond proceeds Cash from fund / Unspent Bond Proceeds ---------- Total ---------- Use of Funds County Road 10 5,500,000 Total -----5,500,000 ---- Source of Funds Bond proceeds 5,500,000 Cash from fund / Unspent Bond Proceeds Total -----5,500,000 ---- Use of Funds Park Improvements 7,500,000 800,000 750,000 1,000,000 Total 7,500,000 800,000 750,000 1,000,000 ------ Source of Funds Bond proceeds Federal Funds 500,000 Other Funds / Grants 950,000 625,000 Cash from fund / Unspent Bond Proceeds 6,050,000 175,000 750,000 1,000,000 ------ Total 7,500,000 800,000 750,000 1,000,000 ------ Sewer Improvements Capital Projects Funds / Street Improvements Parks Storm Water Improvements 438 21 CIP and DebtTABLE 4 Page 3 of 3 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 City of Corcoran Capital Improvement Plan Use of Funds Municipal campus 50,000,000 Facility improvements 530,000 Other facility improvement projects Total 530,000 -50,000,000 ------- Source of Funds Bond proceeds 530,000 50,000,000 Tax levy - Cash from fund / Unspent Bond Proceeds ------- Total 530,000 -50,000,000 ------- Total Use of Funds Equipment and Vehicles 2,569,506 1,483,020 377,520 983,270 171,270 1,262,520 533,020 756,020 548,020 941,020 Water Improvements 1,727,785 4,000,000 5,000,000 -750,000 6,000,000 6,750,000 750,000 -- Sewer Improvements ---7,500,000 ------ Storm Water Improvements ---------- Street Improvements -----5,500,000 ---- Parks 7,500,000 800,000 750,000 1,000,000 ------ Municipal Facilities 530,000 -50,000,000 ------- Total Use of Funds 12,327,291 6,283,020 56,127,520 9,483,270 921,270 12,762,520 7,283,020 1,506,020 548,020 941,020 Total Source of Funds Bond proceeds 3,722,526 -51,360,790 5,000,000 1,433,790 12,250,000 1,289,040 --- Federal Funds 1,977,785 --------- Other Funds / Grants 2,250,000 4,975,000 5,000,000 ------- Cash from fund / Unspent Bond Proceeds 4,301,980 1,208,020 (233,270)4,483,270 (512,520)512,520 5,993,980 1,506,020 548,020 941,020 Total Source of Funds 12,327,291 6,283,020 56,127,520 9,483,270 921,270 12,762,520 7,283,020 1,506,020 548,020 941,020 Notes: 1. Project costs and bond proceeds shown in this table do not include cost of issuance of the bonds and capitalized interest. Municipal Facilities Total Capital Improvement Plan 439 22 CIP and DebtTABLE 5 Original Par Amount of Bonds 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Debt ServiceG.O. 2016A Bonds (DT Project, and Equipment)2,915,000 295,430 294,880 259,580 61,420 60,100 58,780 67,340 65,780 -- G.O. 2018A Bonds (Park, and Equipment)1,835,000 178,300 178,875 174,375 179,725 101,050 103,380 100,590 102,723 104,688 101,563 G.O. 2020A Bonds (Equipment)805,000 100,200 98,400 96,600 99,750 97,850 95,950 ---- G.O. 2020B Bonds (Refund 2012B)3,365,000 218,640 220,090 221,440 222,690 218,890 225,990 228,760 231,270 233,613 235,785 G.O. 2022A Bonds (Equipment)1,800,000 232,438 235,238 232,738 234,938 236,738 233,238 235,563 233,594 -- G.O. 2023 Bonds (Streets and Park)3,760,000 ---208,756 351,175 346,800 351,925 351,425 350,425 348,925 G.O. 2025A Bonds (Equipment Certificates)3,160,000 -195,992 472,975 476,225 478,475 474,850 470,475 270,350 269,600 268,350 G.O. 2025A Bonds (Facilities)535,000 -30,824 48,925 47,675 51,300 49,800 48,300 46,800 50,175 48,425PROJECTED G.O. 2027A Bonds (Civic Campus)50,000,000 ---2,980,991 3,205,768 3,204,055 3,200,655 3,200,198 3,197,530 3,196,955 PROJECTED G.O. 2027A Bonds (Equipment Certificates)1,400,000 ---49,000 166,900 167,613 168,150 168,513 163,788 163,975 PROJECTED G.O. 2029A Bonds (Equipment Certificates)1,480,000 -----51,800 174,613 175,150 175,513 175,700 PROJECTED G.O. 2030A Bonds (County Road 11)5,610,000 ------405,700 408,100 405,200 407,000 PROJECTED G.O. 2031A Bonds (Equipment Certificates)1,320,000 -------160,600 161,100 161,400 Total 1,025,008 1,254,299 1,506,633 4,561,169 4,968,245 5,012,255 5,452,070 5,414,501 5,111,630 5,108,078 Source of Funds Tax levy 1,184,928 1,702,736 1,743,843 4,549,936 4,574,233 4,941,021 4,990,298 4,770,983 4,767,206 4,623,994 Special assessments (collected in current year)74,597 68,608 -------- Transfer in from Water Fund 474,199 75,240 428,261 344,171 343,461 343,031 347,349 346,857 321,834 321,691 Transfer in from Sewer Fund 374,836 118,490 486,980 360,791 359,721 358,931 362,889 362,037 321,834 321,691 Debt service funds draw (increase) in fund balance (1,083,552)(710,775)(1,152,452)(693,728)(309,169)(630,727)(248,466)(65,375)(299,243)(159,298) Total Governmental Debt 1,025,008 1,254,299 1,506,633 4,561,169 4,968,245 5,012,255 5,452,070 5,414,501 5,111,630 5,108,078 Debt ServiceG.O. 2014B Bonds 3,130,000 220,700 220,825 215,875 215,850 215,456 214,688 198,894 198,072 196,856 195,241 G.O. 2020A Bonds (Water Portion)1,145,000 125,400 123,150 125,850 123,500 126,100 123,700 121,250 125,000 -- G.O. 2023 Bonds (Water)21,785,000 1,249,200 1,250,200 1,250,200 1,249,200 1,247,200 1,249,075 1,244,825 1,244,450 1,242,825 1,247,700 PROJECTED G.O. 2028A Bonds (Sewer)5,100,000 ----370,600 368,700 371,500 369,000 371,200 368,100 PROJECTED G.O. 2030A Bonds (Water)6,885,000 ------500,800 501,400 501,600 501,400Subtotal1,595,300 1,594,175 1,591,925 1,588,550 1,959,356 1,956,163 2,437,269 2,437,922 2,312,481 2,312,441 Note Payable to Maple Grove, 2014 300,000 43,548 33,422 41,841 ------- Note Payable to Maple Grove, 2016 117,790 11,779 11,779 11,779 ------- Subtotal 55,327 45,201 53,620 ------- Total 1,650,627 1,639,376 1,645,545 1,588,550 1,959,356 1,956,163 2,437,269 2,437,922 2,312,481 2,312,441 Source of Funds Water Fund 1,530,168 1,511,616 1,524,920 1,467,596 1,467,656 1,464,200 1,957,556 1,960,773 1,833,390 1,829,103 Sewer Fund 120,458 127,760 120,625 120,954 121,100 123,263 108,213 108,149 107,892 115,237 Total Proprietary Debt 1,650,627 1,639,376 1,645,545 1,588,550 1,588,756 1,587,463 2,065,769 2,068,922 1,941,281 1,944,341 Notes: 2. Transfers from Water/Sanitary Sewer pay a pro-rata share of Governmental Debt that benefits the utility services. This includes 2016A Bonds and 2026A Bonds for Facilities. City of Corcoran Debt Service (Principal and Interest Payments) and Source of Funds 1. Collection of the tax levy is in the calendar year prior to the payment of debt service. This results in increase in fund balance of the debt service funds in the year prior to payment due. This is shown as a negative amount in the table above. PROPRIETARY DEBT GOVERNMENTAL DEBT 440 23 CIP and DebtTABLE 6 Original Par Amount of Bonds 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 GOVERNMENTAL DEBT Debt ServiceG.O. 2016A Bonds (DT Project, and Equipment)2,915,000 825,000 545,000 295,000 240,000 185,000 130,000 65,000 ---G.O. 2018A Bonds (Park, and Equipment)1,835,000 1,020,000 870,000 720,000 560,000 475,000 385,000 295,000 200,000 100,000 -G.O. 2020A Bonds (Equipment)805,000 465,000 375,000 285,000 190,000 95,000 ----- G.O. 2020B Bonds (Refund 2012B)3,365,000 2,720,000 2,540,000 2,355,000 2,165,000 1,975,000 1,775,000 1,570,000 1,360,000 1,145,000 925,000G.O. 2022A Bonds (Equipment)1,800,000 1,800,000 1,270,000 1,080,000 880,000 670,000 455,000 230,000 ---G.O. 2023 Bonds (Streets and Park)3,760,000 3,575,000 3,385,000 3,760,000 2,965,000 2,740,000 2,505,000 2,255,000 1,995,000 1,720,000 1,435,000G.O. 2025A Bonds (Equipment Certificates)3,160,000 -3,160,000 2,835,000 2,490,000 2,125,000 1,745,000 1,350,000 1,140,000 920,000 690,000 G.O. 2025A Bonds (Facilities)535,000 -535,000 510,000 485,000 455,000 425,000 395,000 365,000 330,000 295,000PROJECTED G.O. 2027A Bonds (Civic Campus)50,000,000 --50,000,000 50,000,000 49,050,000 48,075,000 47,075,000 46,045,000 44,985,000 43,890,000PROJECTED G.O. 2027A Bonds (Equipment Certificates)1,400,000 --1,400,000 1,400,000 1,280,000 1,155,000 1,025,000 890,000 755,000 615,000PROJECTED G.O. 2029A Bonds (Equipment Certificates)1,480,000 ----1,480,000 1,480,000 1,355,000 1,225,000 1,090,000 950,000 PROJECTED G.O. 2030A Bonds (County Road 11)5,610,000 -----5,610,000 5,425,000 5,230,000 5,030,000 4,820,000PROJECTED G.O. 2031A Bonds (Equipment Certificates)1,320,000 ------1,320,000 1,210,000 1,095,000 975,000Total10,405,000 12,680,000 63,240,000 61,375,000 60,530,000 63,740,000 62,360,000 59,660,000 57,170,000 54,595,000 PROPRIETARY DEBT Debt ServiceG.O. 2014B Bonds 3,130,000 1,755,000 1,590,000 1,425,000 1,255,000 1,080,000 900,000 730,000 555,000 375,000 190,000G.O. 2020A Bonds (Water Portion)1,145,000 715,000 600,000 485,000 365,000 245,000 125,000 ----G.O. 2023 Bonds (Water)21,785,000 20,820,000 20,430,000 20,020,000 19,590,000 19,140,000 18,665,000 18,170,000 17,650,000 17,105,000 16,530,000PROJECTED G.O. 2028A Bonds (Sewer)5,100,000 ---5,100,000 4,930,000 4,755,000 4,570,000 4,380,000 4,180,000 3,975,000 PROJECTED G.O. 2030A Bonds (Water)6,885,000 -----6,885,000 6,655,000 6,415,000 6,165,000 5,905,000 Subtotal 23,290,000 22,620,000 21,930,000 26,310,000 25,395,000 31,330,000 30,125,000 29,000,000 27,825,000 26,600,000Note Payable to Maple Grove, 2014 300,000 69,782 39,849 --------Note Payable to Maple Grove, 2016 117,790 23,558 11,779 -------- Subtotal 93,340 51,628 -------- Total 23,383,340 22,671,628 21,930,000 26,310,000 25,395,000 31,330,000 30,125,000 29,000,000 27,825,000 26,600,000 City of CorcoranDebt Outstanding at Year-End 441 24 CIP and Debt $0 $10 $20 $30 $40 $50 $60 $70 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Capital Project Spending Millions Municipal Facilities Parks Street Improvements Sewer Improvements Water Improvements Equipment and Vehicles Annual spending on capital and the types of projects is projected to vary from year to year CHART 11 $0 $10 $20 $30 $40 $50 $60 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Source of Funds for Capital Improvements Millions Cash from fund /Unspent BondProceeds Other sources(includingintergovernmental/grants) Bond proceeds Bonding to finance capital improvements is planned along with other sources of revenue CHART 12 442 25 CIP and Debt $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Annual Debt Service Millions Proprietary Funds Governmental Funds Increase in debt service payments is planned as the City undertakes planned improvements to facilities, utility infrastructure, and local share of County Road 10 project CHART 13 $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Revenue for Existing/New Debt Service Millions CHART 14 Tax levy Utility revenue Majority of future total outstanding debt (inclusive of existing and planned new debt) will be payable from tax levy 443 26 CIP and Debt $0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0 $90.0 $100.0 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Debt Outstanding (Existing and Planned) Millions CHART 15 GovernmentalFunds Proprietary Funds City debt outstanding both for governmental and proprietary (utilities) is planned to increase with construction of facilities and other improvements as the City grows $0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0 $90.0 $100.0 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Debt Outstanding (Existing and Planned) Millions CHART 16 Existing PlannedDebt City debt outstanding will increase with construction of facilities and other improvements as the City grows 444 27 Financial Plans FINANCIAL PLANS Background Financial plans have been prepared for each of the fol- lowing type of funds: Governmental Funds • General Fund • Debt Service Funds • Special Revenue Funds • Capital Projects Funds (Combined) • Capital Parks Fund • Capital Equipment Fund • Capital Facilities Fund Proprietary Funds (Enterprise Funds) • Water Fund • Sewer Fund • Storm Water Fund Governmental Funds are used to account for most typ- ical municipal functions of the City. The acquisition, use, and balances of the City’s expendable financial re- sources and the related current liabilities (except those accounted for in Proprietary Funds), are accounted for through the Governmental Funds. Proprietary Funds (Enterprise Funds) are used to ac- count for the City’s ongoing municipal utility op- erations that are similar to businesses found in the private sector. These funds are considered self-sup- porting in that the services rendered by them are fi- nanced through user charges. The financial plans for the Proprietary Funds include assets and liabilities in addition to the revenues and expenditures. For the Proprietary Funds there is a capitalization of certain expenses and the subsequent depreciation of the capi- talized costs. Summary of Key Factors and Assumptions The key factors or assumptions used to develop the financial plans are as follows, among other items: • 3.0% annual increase in operating expense for the Governmental Funds. • 2.0% annual increase in non-property tax revenue for the Governmental Funds. • Annual property tax levies to be set at a level suf- ficient to fund planned operations and debt service on bonds issued to finance capital, including facil- ity improvements. • Fiscal disparities distribution of property taxes and contribution of property tax capacity is assumed to be at the same level as estimated for Pay 2026. The actual amounts will vary by year and will impact the projections shown in the Plan. • Maintain a minimum balance in the General Fund equal to a minimum of 42% of the following year projected expenditures, recognizing the need for cash flow and contingency. This is consistent with the City’s current fund balance policy. • 3.0%-4.0% average annual rate increase for water and sewer services. The annual percent rate in- crease is approximate and reflects the anticipated cost increases and projected need for reserves for future capital improvements. 445 28 Financial Plans • 1.0% annual investment income rate for all City Funds. • Maintain cash in the Enterprise Funds sufficient to achieve projected year-end cash balance to cover the following purposes: - Three-months of operating expense - Following-year debt service payments - Following year capital acquisition (planned to be paid from cash) - Reserves for future capital improvements and other reserve purposes • Maintain positive balances in all other City funds and amounts sufficient to meet specific cash flow requirements of the funds. 446 29 Financial Plans Expense Personnel and other operating costs are shown in the Plan to be increasing in future years to address the de- mands of a growing community. The financial plan for the General Fund includes place- holder amounts for increased expense for staffing. Transfers To and From Other Funds Transfers between funds for future years include the following: • Transfers from the Water Fund and Sewer Fund to the General Fund to pay an allocated share of op- erating costs. • Transfer from the Water Fund and Sewer Fund to the Debt Service Fund to pay debt services for the 2016A Bonds and the bonds anticipated to be is- sued in 2027 to pay an allocated portion for mu- nicipal building improvements. • The Plan does not include transfers from the General Fund to the Equipment Fund. The Plan anticipates the City will levy taxes for deposit into the Equipment Fund. TOTAL GOVERNMENTAL FUNDS COMBINED The table that follows provides total sources and uses of funds for the following Governmental Funds com- bined. Individual financial plans are then provided for each of the following funds: • General Fund • Debt Service Funds • Special Revenue Funds • Capital Projects Funds (Combined) • Capital Parks Fund • Capital Equipment Fund • Capital Facilities Fund The City’s annual financial statements include a break- down of individual funds for the Debt Service Funds, Special Revenue Funds, and Capital Projects Funds. For purposes of the Plan, this level of detail is not in- cluded and these funds are combined. Revenue Annual source of funds from non-property tax levy sources has been stable for the City and is expected to remain so in the future. The City does not receive local government aid (LGA) from the state. Property tax levy increases will be needed to pay for increased operating costs and debt service related to planned capital improvements. TOTAL GOVERNMENTAL FUNDS 447 30 Financial Plans $0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0 2023 2024 2025 2026 2027 2028 2029 2030 2032Source and Use of Funds Millions CHART 17 Total Governmental Funds Source of Funds Use of Funds Minimum fund balance policy objectives of the City are projected to be met with source of funds sufficient to cover use of funds and provide sufficient reserves Year 2027 includes the planned financing (bond issuance) and construction of a new muncipal facility with estimated cost of $50 million. $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2023 2024 2025 2026 2027 2028 2029 2030 2032Year-End Fund Balance Millions CHART 18Total Governmental Funds Future years include projected increase in fund balance to support planned increase in the City's budget consistent with City's policy for maintaining adequate fund balance TOTAL GOVERNMENTAL FUNDS 448 31 Financial Plans TABLE 7 Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Revenue Charges for service 1,034,775 1,276,659 339,347 239,234 243,786 248,426 253,155 257,974 262,887 267,894 Assessments 111,151 126,837 74,597 68,608 ------ Licenses and permits 1,733,964 1,876,783 1,503,431 1,615,800 1,664,274 1,714,202 1,765,628 1,818,597 1,873,155 1,929,350 Intergovernmental 1,663,827 484,183 2,318,500 1,597,983 641,672 660,923 680,750 701,173 722,208 743,874 Investment Income 847,268 339,316 116,462 77,872 81,413 92,814 80,852 106,960 101,607 110,645 Fines and forfeitures 29,748 26,980 30,000 25,000 25,750 26,523 27,318 28,138 28,982 29,851 Cable franchise fees 66,865 66,024 65,000 65,000 66,950 68,959 71,027 73,158 75,353 77,613 Miscellaneous 7,225,190 2,264 -------- Other revenues 460,182 87,327 1,751,844 1,309,290 851,959 722,297 1,297,054 651,477 79,072 1,300,972 Bond proceeds (incl premium/discounts)4,166,391 -3,788,636 -53,207,366 -1,433,790 5,500,000 1,289,040 - Sale of capital assets 26,399 430,657 75,000 100,000 ------ Transfer in from General Fund 344,313 380,127 198,303 200,000 ------ Transfer in from Utility Funds 602,600 601,430 1,649,035 593,730 1,455,691 1,261,625 1,276,544 1,292,525 1,318,519 1,335,424 Transfer in from Capital Proj Fund 1,986,195 16,543 -------- Subtotal Non Property Tax Funds 20,298,868 5,715,130 11,910,155 5,892,517 58,238,861 4,795,766 6,886,119 10,430,002 5,750,823 5,795,623---------- Property tax levy 7,038,248 8,352,937 9,159,263 11,917,360 14,049,635 16,269,106 16,753,113 17,629,924 18,005,846 18,180,578---------- Total Source of Funds 27,337,116 14,068,067 21,069,417 17,809,877 72,288,496 21,064,872 23,639,232 28,059,926 23,756,670 23,976,201 Expense Current expenditures 8,242,883 10,278,064 10,946,875 13,042,726 14,197,677 14,803,608 15,374,716 15,972,957 16,452,146 16,945,711 Capital outlay 11,219,638 5,011,195 10,599,506 2,283,020 51,127,520 1,983,270 171,270 6,762,520 533,020 756,020 Debt service 872,419 1,231,084 1,025,008 1,254,299 1,506,633 4,561,169 4,968,245 5,012,255 5,452,070 5,414,501 Transfer out to Equip Fund 10,000 --------- Transfer out to Enterprise Funds 10,000 5,000 -------- Transfer out to Other Govt Funds 32,000 38,000 -------- Transfer out to Capital Projects Fund 2,288,508 19,670 198,303 200,000 ------ Transfer out to Facilities Fund -339,000 -------- Total Use of Funds 22,675,448 16,922,013 22,769,692 16,780,044 66,831,830 21,348,046 20,514,231 27,747,732 22,437,236 23,116,232 Net Change in fund balance 4,661,668 (2,853,946)(1,700,275)1,029,833 5,456,666 (283,174)3,125,001 312,194 1,319,433 859,969 Ending Fund Balance 14,571,843 11,717,897 10,017,622 11,047,455 16,504,121 16,220,947 19,345,949 19,658,143 20,977,576 21,837,546 Ending Cash Balance 17,656,444 14,624,984 10,986,050 12,015,883 17,472,550 17,189,376 20,314,377 20,626,571 21,946,005 22,805,974 City of Corcoran Total Governmental Funds Combined Financial Plan Actual Projected 449 32 Financial Plans GENERAL FUND The General Fund is the primary fund used by the City. This fund is used to record all resource inflows and outflows that are not associated with special-pur- pose funds. The activities being paid for through the General Fund constitute the core administrative and operational tasks of the City. Revenue Annual source of non-tax revenue for the General Fund has been stable and is growing. Licenses and permits provides the single largest source of non-tax revenue to the General Fund. The City does not receive local government aid (LGA) from the state. The next larg- est sources of non-tax revenue are charges for services and intergovernmental. Tax Levy Revenue Property tax levy revenue is estimated to increase each year. The Plan does not include transfer out of revenue from the General Fund to other city funds in future years. The other funds will rely on other sources of revenue, including federal/state grants, bond pro- ceeds, and charges for service. Figure 2 provides the projected General Fund prop- erty tax levy by year, along with the annual percent changes. Non-Tax Revenue Non-tax revenue includes charges for services, license and permits, intergovernmental, transfers in from the utility funds, among other sources of non-tax revenue. The financial plan for the General Fund is based on the following key assumptions for non-tax revenues: • Non-tax revenues increase of 2.0% annually. • Annual investment income rate of 1.0%. Intergovernmental Revenue in prior years is shown to be higher than future years due to receipt of one-time federal funds related aid. Expense The General Fund is used to account for the expense of providing general government services for the City. The largest use of funds for current expenditures is for the cost of personnel. Other expenses include operat- ing materials and supplies, equipment, and profes- sional services, among other items. The financial plan for the General Fund is based on the following key assumptions: • Current expenditures (includes personnel costs) increase by 3.0% annually for inflation. • Increase in staff (FTE) and position changes are planned. Details can be found in Appendix C. Tax Collection Year General Fund Tax Levy % Change in Tax Levy20247,187,648 13.1% 2025 7,974,335 10.9% 2026 10,214,624 28.1% 2027 12,305,792 20.5% 2028 11,719,170 -4.8% 2029 12,178,881 3.9% 2030 12,688,903 4.2% 2031 13,015,548 2.6% Figure 2. General Fund Tax Levy GENERAL FUND 450 33 Financial Plans Transfers To and From Other Funds The Water Fund and the Sewer Fund transfer revenue in to the General Fund to pay an allocated share of operating costs. This transfer is projected to continue with annual inflationary adjustments. There are no future planned transfers out from the General Fund to other funds. Fund Balance The maintenance of the City’s reserves, including growing fund balance (reserves), is important to the maintaining the City’s credit rating on its outstanding bonds. Fund balance for the General Fund is planned to re- main at a minimum of 42% of the following year pro- jected expenditures, recognizing the need for cash flow and contingency. This is consistent with the City’s cur- rent adopted fund balance policy. GENERAL FUND 451 34 Financial Plans $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 2024 2025 2026 2027 2028 2029 2030 2032 M illio n s CHART 19General Fund Fund Balance Minimum Fund Balance Fund Balance is planned to meet City policy for minimum balance $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 2024 2025 2026 2027 2028 2029 2030 2032 So urce an d U se of Fu n d s M illio ns CHART 20General Fund Property Tax Revenue Non-Property Tax Revenues Use of Funds Property tax revenue provides the majority of source of funds for the General Fund -30.0% -20.0% -10.0% 0.0% 10.0% 20.0% 30.0% 40.0% 2024 2025 2026 2027 2028 2029 2030 2032 A n n u a l % C h a n g e in S o u r c e a n d U s e o f F u n d s CHART 21General Fund Property Tax Revenue Non-Property Tax Revenues Use of Funds Non-Property Tax Revenues fluctuate mostly due to Intergovernmental Revenues (one-time sources) and Licenses and Permits Revenue related to Construction Projects within the City $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 2024 2025 2026 2027 2029 2030 2032 Use of Funds Millions CHART 22General Fund Current expenditures Increase in positions (cumulative) Transfers to Other Funds City is planning to add positions over the next several years in response to growth in the community and service demands 452 35 Financial Plans TABLE 8 Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Revenue Charges for service 170,851 206,827 293,500 192,700 196,554 200,485 204,495 208,585 212,756 217,011 Assessments 633 -------- Licenses and permits 1,733,964 1,876,783 1,503,431 1,615,800 1,664,274 1,714,202 1,765,628 1,818,597 1,873,155 1,929,350 Intergovernmental 1,350,857 484,183 568,500 622,983 641,672 660,923 680,750 701,173 722,208 743,874 Investment Income 385,049 38,787 25,000 35,000 35,350 35,704 36,061 36,421 36,785 37,153 Fines and forfeitures 29,748 26,980 30,000 25,000 25,750 26,523 27,318 28,138 28,982 29,851 Cable franchise fees 66,865 66,024 65,000 65,000 66,950 68,959 71,027 73,158 75,353 77,613 Other revenues 69,159 24,698 11,250 8,250 8,498 8,752 9,015 9,285 9,564 9,851 Bond proceeds (incl premium/discounts)--------- Sale of capital assets 1,515 165,830 ------- Transfer in from Utility Funds 602,600 535,500 500,000 400,000 540,450 556,664 573,363 590,564 608,281 626,530 Transfer in from Capital Proj Fund 16,543 Subtotal Non Property Tax Funds 4,411,241 3,442,155 2,996,681 2,964,733 3,179,498 3,272,210 3,367,658 3,465,921 3,567,085 3,671,234 Property tax levy 6,233,945 7,166,329 7,974,335 10,214,624 12,305,792 11,719,170 12,178,881 12,688,903 13,015,548 13,409,595 Total Source of Funds 10,645,186 10,608,484 10,971,016 13,179,357 15,485,290 14,991,381 15,546,538 16,154,824 16,582,633 17,080,829 -- Expense Current expenditures 8,178,425 9,998,589 10,772,713 12,979,357 14,132,408 14,736,380 15,305,471 15,901,635 16,378,685 16,870,045 Capital outlay -169,876 ------- Transfer out to Equip Fund 10,000 - Transfer out to Enterprise Funds 10,000 5,000 Transfer out to Other Govt Funds 32,000 38,000 Transfer out to Capital Projects Fund 973,981 3,127 198,303 200,000 Transfer out to Facilities Fund 339,000 - Total Use of Funds 9,204,406 10,553,592 10,971,016 13,179,357 14,132,408 14,736,380 15,305,471 15,901,635 16,378,685 16,870,045 Net Change in fund balance 1,440,780 54,892 --1,352,882 255,001 241,067 253,189 203,948 210,784 Ending Fund Balance 4,528,487 4,583,379 4,583,379 4,583,379 5,936,261 6,191,262 6,432,329 6,685,518 6,889,466 7,100,251 Ending Cash Balance 6,162,145 5,186,676 5,186,676 5,186,676 6,539,558 6,794,559 7,035,626 7,288,815 7,492,763 7,703,548 City of Corcoran General Fund Financial Plan Actual Projected 453 36 Financial Plans fers in from other funds, property tax levy, and bond proceeds for any capitalized interest funds. General obligation equipment certificates will be re- paid from property tax levy. Prior year and future pro- jected tax levy amounts for repayment of equipment certificates are included in the Plan. The Plan anticipates the issuance of new general ob- ligation bonds that will be accounted for in the Debt Service Funds. Future debt will be supported by a combination of tax levy, special assessments, and transfers in of revenue from the Water Fund and the Sewer Fund. Expense The use of funds is for the payment of debt, including principal and interest payments. Transfers From Other Funds The City plans to transfer revenue from the Water Fund and Sewer Fund to the Debt Service Fund for the 2016A Bonds. Future transfers from the Water Fund and Sewer Fund are also anticipated in the Plan for an allocated portion of debt service on the proposed new municipal facility, with bond issuance in 2027. DEBT SERVICE FUND The Debt Service Fund includes the combined funds used to account for all of the City’s governmental debt service, not including debt obligation for the Proprietary Funds, which is accounted for separately. At the end of 2024, the City reported total general ob- ligation bonds payable (reported as Governmental Debt) of $11,105,000. In addition, the Water Fund and the Sewer Fund report debt outstanding of $23,930,000, which is accounted for separately in the Proprietary Funds. The year-end cash balance in the Debt Service Funds fluctuates due to the timing of collection of revenue, for example tax levy, in the year prior to debt service payments coming due. The City is required by Minnesota statute to have cash available in the respective debt service funds equal to 105% of the debt service payments coming due for a specific bond series, with some limited exceptions. For example, the year-end cash balance includes cash from collection of special assessments and tax levy in current year to pay the following February 1st debt payments. The City receives a tax settlement from the County in June and December of each year. The first half tax settlement is available to cover the August 1st debt payments and the second tax settlement is avail- able to cover the February 1st payments. Revenue The Debt Service Funds include the following source of funds: special assessments, interest income, trans- DEBT SERVICE FUND 454 37 Financial Plans $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 2024 2025 2026 2027 2028 2029 2030 2032 E n d in g C ash B a la n ce M illio n s CHART 23Debt Service Funds Ending Cash Balance Cash Balance is projected to grow as debt issuance increases and be sufficient to cover all debt service payments due Ending cash balance fluctuates due to timing of revenue and when debt payments are due, balances also fluctuate due to amortization of existing debt and issuance of new debt. $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 2024 2025 2026 2027 2028 2029 2030 2032 S o u r c e a n d U se of F u n d s M illio n s CHART 24Debt Service Funds Property Tax Revenue Non-Property Tax Revenues Use of Funds City is planning to issue new debt in 2023, 2024, and 2026 Difference between revenues and use of funds (for debt service) fluctuates due to timing of revenue and when debt payments are due, use of funds also fluctuates due to amortization of existing debt and issuance of new debt. -50% 0% 50% 100% 150% 200% 250% 2024 2025 2026 2027 2028 2029 2030 2032 A n n u a l % C h a n g e in S o u rc e a n d U s e of F u n d s CHART 25Debt Service Funds Property Tax Revenue Use of Funds Property Tax Revenue needed for debt service is projected to increase over the next five years with issuance of new debt supported by tax levy $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 2025 2026 2027 2028 2029 2030 2031 2032 2033Debt Ser vice Payme nts (prin cipal and interst) M illions CHART 26Debt Service Fund Existing Debt New Debt Debt service is planned to increase with issuance of new debt for equipment, facilities, and County Road 10 over the next several years in response to growth in the community and service demands 455 38 Financial Plans TABLE 9 Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Revenue Charges for service Assessments 78,067 84,730 74,597 68,608 Licenses and permits Intergovernmental Investment Income 35 6,175 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues Bond proceeds (incl premium/discounts)123,356 -136,491 -1,846,576 Sale of capital assets Transfer in from General Fund Transfer in from Utility Funds 65,930 849,035 193,730 915,241 704,961 703,181 701,961 710,238 708,894 Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 201,458 156,835 1,060,123 262,338 2,761,817 704,961 703,181 701,961 710,238 708,894 Property tax levy 804,303 1,186,608 1,184,928 1,702,736 1,743,843 4,549,936 4,574,233 4,941,021 4,990,298 4,770,983 Total Source of Funds 1,005,761 1,343,443 2,245,051 1,965,074 4,505,660 5,254,897 5,277,414 5,642,982 5,700,536 5,479,877 Expense Current expenditures ---------- Capital outlay Debt service 872,419 1,231,084 1,025,008 1,254,299 1,506,633 4,561,169 4,968,245 5,012,255 5,452,070 5,414,501 Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 872,419 1,231,084 1,025,008 1,254,299 1,506,633 4,561,169 4,968,245 5,012,255 5,452,070 5,414,501 Net Change in fund balance 133,342 112,359 1,220,043 710,775 2,999,027 693,728 309,169 630,727 248,466 65,375 Ending Fund Balance 180,638 292,997 1,513,040 2,223,815 5,222,842 5,916,570 6,225,739 6,856,466 7,104,932 7,170,307 Ending Cash Balance 178,903 292,127 1,512,170 2,222,945 5,221,972 5,915,700 6,224,869 6,855,596 7,104,062 7,169,438 City of Corcoran Debt Service Funds Financial Plan Actual Projected 456 39 Financial Plans SPECIAL REVENUE FUNDS The financial plan for the Special Revenue Funds as in- cluded in the Plan provides sources and uses of funds on a combined basis for the following special revenue funds. The funds included are as follows: • Fund 201 Reserve Donation • Fund 202 Police Donation • Fund 204 Firearms Safety • Fund 205 DWI Forfeiture • Fund 206 Drug Forfeiture • Fund 207 Truck Safety • Fund 208 Lawful Gambling • Fund 209 Emergency Sirens Revenue The source of funds for the special revenue funds come from donations, charges for services, and other miscellaneous revenue sources which are generally restricted for the purpose they were collected. There is no property tax levy that is recorded to the special revenue funds. Expense The use of funds is restricted for the purpose of the funds collected. Transfers To and From Other Funds There are no transfers. 457 40 Financial Plans TABLE 10 Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Revenue Charges for service 27,531 45,169 45,847 46,534 47,232 47,941 48,660 49,390 50,131 50,883 Assessments Licenses and permits Intergovernmental Investment Income 46,374 6,061 4,389 4,911 5,437 5,966 6,498 7,032 7,567 8,105 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues 59,947 62,629 63,568 64,522 65,490 66,472 67,469 68,481 69,508 70,551 Bond proceeds (incl premium/discounts) Sale of capital assets Transfer in from General Fund 7,000 8,000 Transfer in from Utility Funds Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 140,852 121,859 113,804 115,968 118,159 120,379 122,627 124,903 127,206 129,539 Property tax levy Total Source of Funds 140,852 121,859 113,804 115,968 118,159 120,379 122,627 124,903 127,206 129,539 Expense Current expenditures 73,714 59,731 61,523 63,369 65,270 67,228 69,245 71,322 73,462 75,665 Capital outlay Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 73,714 59,731 61,523 63,369 65,270 67,228 69,245 71,322 73,462 75,665 Net Change in fund balance 67,138 62,128 52,281 52,599 52,890 53,151 53,382 53,581 53,745 53,873 Ending Fund Balance 378,654 440,782 493,063 545,662 598,551 651,703 705,085 758,666 812,410 866,283 Ending Cash Balance 408,136 438,857 491,138 543,737 596,626 649,778 703,160 756,741 810,485 864,358 City of Corcoran Special Revenue Funds Financial Plan Actual Projected 458 41 Financial Plans Transfers To and From Other Funds The financial plan does not include any on-going an- nual transfers to and from other funds for the Capital Projects Funds. The City Council may approve un- budgeted transfers to and from the Capital Projects Funds based on available resources. CAPITAL PROJECTS FUNDS The financial plan for the Capital Projects Funds, as in- cluded in the Plan, provides sources and uses of funds on a combined basis for all of the City’s capital projects funds, with two exceptions. For purposes of the Plan, the Capital Equipment Fund (416), the Park Capital Fund (415), and the Facilities Fund / City Hall (400) are not included as part of the “Capital Projects Funds” as included here. Separate financial plans are included in the Plan for the three other funds for equipment, parks, and facilities. Revenue The revenue for the Capital Projects Funds has histori- cally come from intergovernmental revenues, invest- ment income, transfers in from the utility funds, and bond proceeds. Expense Currently the only street improvement project antici- pated in the Plan is the City’s local share of the an- ticipated Hennepin County improvement project for County Road 10 in the City in 2030. No city street im- provements are included in the CIP. The City includes street maintenance funding within the General Fund operating budget, including use of Municipal State Aid for street maintenance. Improvement to Gravel Roads The City has discussed a need to establish a plan to be- gin paving gravel roads. A dedicated revenue source is likely needed for this to take place and should be discussed and included in future Plans. 459 42 Financial Plans TABLE 11 Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Revenue Charges for service Assessments 32,451 42,107 Licenses and permits Intergovernmental 312,970 -------- Investment Income 207,193 214,415 34,230 17,169 19,340 19,534 19,729 19,927 20,126 20,327 Fines and forfeitures Cable franchise fees Miscellaneous 7,219,568 2,164 Other revenues 331,076 Bond proceeds (incl premium/discounts)4,043,035 -----5,500,000 -- Sale of capital assets -------- Transfer in from General Fund 327,313 369,000 198,303 200,000 ------ Transfer in from Utility Funds -------- Transfer in from Capital Proj Fund 1,986,195 Subtotal Non Property Tax Funds 14,459,801 627,686 232,533 217,169 19,340 19,534 19,729 5,519,927 20,126 20,327 Property tax levy -------- Total Source of Funds 14,459,801 627,686 232,533 217,169 19,340 19,534 19,729 5,519,927 20,126 20,327 Expense Current expenditures -219,744 -------- Capital outlay 10,474,918 3,611,329 -----5,500,000 -- Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund 1,314,527 16,543 Transfer out to Facilities Fund Total Use of Funds 11,789,445 3,847,616 -----5,500,000 -- Net Change in fund balance 2,670,356 (3,219,930)232,533 217,169 19,340 19,534 19,729 19,927 20,126 20,327 Ending Fund Balance 4,704,278 1,484,348 1,716,881 1,934,050 1,953,390 1,972,924 1,992,654 2,012,580 2,032,706 2,053,033 Ending Cash Balance*6,120,068 3,423,007 1,716,881 1,934,050 1,953,390 1,972,924 1,992,654 2,012,580 2,032,706 2,053,033 * Plan assumes adjustments to other assets and liabilities in 2025, resulting in ending cash balance and ending fund balance to be equal. Actual amounts will vary from these estimates. City of Corcoran Capital Projects Funds (Not including Facilities Improvement Fund 400, Equipment-Cert Fund 416, and Park Capital Fund 415) Financial Plan Actual Projected 460 43 Financial Plans PARK CAPITAL FUND (415) The financial plan for the Park Capital Fund includes the collection of revenues, including park dedication fees, for the maintenance and betterment of the City’s parks and recreation facilities. Revenue Park dedication fee revenue provides the major source of revenue for park improvements. Intergovernmental revenue, often in the form of grants, provides addi- tional revenue for parks. Park dedication fee revenue in the Plan is estimated based on the estimated housing units to be added by year in the Plan and current adopted park dedication fees. The current adopted park dedication fees are as follows: $5,954 per single family residential unit; $4,40 for multi-family residential units; and $5,866 per com- mercial-industrial acre. The fee amounts are assumed to remain at these amounts for the planning period, with no adjustments assumed. Expense Expense includes costs for the planning, design, and construction of park improvements, and capital main- tenance. Transfers To and From Other Funds The financial plan does not include any transfers to or from other funds for the Park Capital Fund. 461 44 Financial Plans TABLE 12 Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Revenue Charges for service 836,393 1,024,663 Assessments Licenses and permits Intergovernmental --1,450,000 625,000 ------ Investment Income 193,300 73,878 52,843 9,642 20,353 20,837 17,516 29,897 35,933 36,292 Fines and forfeitures Cable franchise fees Miscellaneous 5,622 100 Other revenues 1,677,026 1,236,518 777,972 647,072 1,220,570 573,710 -1,220,570 Bond proceeds (incl premium/discounts)-------- Sale of capital assets -------- Transfer in from General Fund 3,127 Transfer in from Utility Funds Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 1,035,315 1,101,768 3,179,869 1,871,160 798,325 667,909 1,238,086 603,607 35,933 1,256,862 Property tax levy Total Source of Funds 1,035,315 1,101,768 3,179,869 1,871,160 798,325 667,909 1,238,086 603,607 35,933 1,256,862 Expense Current expenditures (9,256)--------- Capital outlay 740 335,299 7,500,000 800,000 750,000 1,000,000 ---- Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds (8,516)335,299 7,500,000 800,000 750,000 1,000,000 ---- Net Change in fund balance 1,043,831 766,469 (4,320,131)1,071,160 48,325 (332,091)1,238,086 603,607 35,933 1,256,862 Ending Fund Balance 4,389,485 5,155,954 835,823 1,906,983 1,955,308 1,623,217 2,861,303 3,464,910 3,500,842 4,757,704 Ending Cash Balance 4,380,229 5,284,317 964,186 2,035,346 2,083,671 1,751,580 2,989,666 3,593,273 3,629,205 4,886,067 City of Corcoran Park Capital Fund (415) Financial Plan Actual Projected 462 45 Financial Plans CAPITAL EQUIPMENT FUND (416) The City uses the Capital Equipment Fund to record all revenue and expense related to the acquisition of equipment and vehicles. Revenue The source of revenue has historically come from the issuance of bonds. The Plan assumes the City will con- tinue to finance equipment and vehicle purchases from proceeds of equipment certificates (bonds), in addition to other sources of revenue, including investment in- come and sale of capital assets, for example. The Plan anticipates issuance of general obligation bonds (equipment certificates) for equipment and ve- hicle acquisitions in 2027, 2029, and 2031. Future bond issuance after 2031 will depend on the future available cash and future capital acquisition plans. Expense The projected use of funds is for planned capital acqui- sition of equipment and vehicles. The Plan currently shows expense within projected available revenues, including bond proceeds. The City regularly reviews its plans for capital expense and adjust acquisition plans to ensure that the Capital Equipment Fund maintains positive ending cash bal- ance. Transfers To and From Other Funds There are no planned recurring annual transfers. The Plan does include a one-time transfer in from the Utility Funds in 2025 for equipment. 463 46 Financial Plans TABLE 13 Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Revenue Charges for service Assessments Licenses and permits Intergovernmental 300,000 350,000 ------ Investment Income 15,317 --11,150 931 10,773 1,048 13,684 1,196 8,768 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues Bond proceeds (incl premium/discounts)3,107,466 -1,360,790 -1,433,790 -1,289,040 - Sale of capital assets 24,884 264,827 75,000 100,000 ------ Transfer in from General Fund 10,000 -- Transfer in from Utility Funds 300,000 ------- Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 50,201 264,827 3,782,466 461,150 1,361,721 10,773 1,434,838 13,684 1,290,236 8,768 Property tax levy Total Source of Funds 50,201 264,827 3,782,466 461,150 1,361,721 10,773 1,434,838 13,684 1,290,236 8,768 Expense Current expenditures --97,960 ------- Capital outlay 743,980 894,691 2,569,506 1,483,020 377,520 983,270 171,270 1,262,520 533,020 756,020 Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 743,980 894,691 2,667,466 1,483,020 377,520 983,270 171,270 1,262,520 533,020 756,020 Net Change in fund balance (693,779)(629,864)1,115,000 (1,021,870)984,201 (972,497)1,263,568 (1,248,836)757,216 (747,252) Ending Fund Balance 390,301 (239,563)875,437 (146,433)837,768 (134,729)1,128,840 (119,996)637,219 (110,033) Ending Cash Balance 406,963 -1,115,000 93,130 1,077,331 104,834 1,368,403 119,567 876,782 129,530 City of Corcoran Equipment Fund (416) Financial Plan Actual Projected 464 47 Financial Plans CAPITAL FACILITIES FUND (400) The City established this fund to record transactions related to improvements to City Hall in 2020 and a new municipal building or significant expansion in 2027. Revenue The historical source of revenue, prior to 2023, was provided from a combination of transfer in of cash from other City funds. Bonds were issued in 2025 to finance cold storage facility. The Plan anticipates bond issuance in 2027 to finance a new municipal campus/building. The exact timing and scope of the project is uncertain. The placeholder amounts is $50 million. Expense The projected use of funds will be to pay for capital project spending, including planning for the improve- ments. Transfers To and From Other Funds The Plan does not include any anticipated transfers in or out. 465 48 Financial Plans TABLE 14 Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 Revenue Charges for service Assessments Licenses and permits Intergovernmental -------- Investment Income ---------- Fines and forfeitures Cable franchise fees Miscellaneous Other revenues Bond proceeds (incl premium/discounts)544,679 -50,000,000 ----- Sale of capital assets Transfer in from General Fund ------- Transfer in from Utility Funds ----- Transfer in from Capital Proj Fund ----- Subtotal Non Property Tax Funds --544,679 -50,000,000 ----- Property tax levy Total Source of Funds --544,679 -50,000,000 ----- Expense Current expenditures 14,679 ------- Capital outlay 530,000 -50,000,000 ----- Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds --544,679 -50,000,000 ----- Net Change in fund balance ---------- Ending Fund Balance ---------- Ending Cash Balance ---------- City of Corcoran Municipal Facilities Improvement Fund (Fund 400) Financial Plan Actual Projected 466 49 Financial Plans With proposed annual rate adjustments, the Water Fund is projected to maintain adequate cash balance over the planning period. For purposes of the Plan, the revenue objective focused on providing revenue suf- ficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and oth- er reserve purposes The Plan includes bonds issuance of approximately $6.9 million in 2030 to finance water system improve- ments. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing municipal water services, including depreciation of capital assets. The City has an agreement with the City of Maple Grove which provides for payment to Maple Grove for water connections and distribution in the southeast area of the City. Approximately 45% of the Water Fund expenses are estimated to be fixed costs, this amount fluctuates somewhat from year to year and has been declining as the number of customers using the system has in- creased. WATER FUND The Water Fund was established as a Proprietary Fund for the accounting for costs of providing municipal water services to residents and businesses. The Water Fund is considered self-supporting in that the services rendered are financed through user charges. The financial plan includes assets and liabilities in ad- dition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Revenue The source of funds are charges for services, special assessments, developer fees and payments, and bond proceeds. A schedule of fees and charges is included in Appendix A. Future growth from development, which impacts the projection of operating and non-operating revenue for the Water Fund, is assumed to be the following: - 659 acres platted between 2025-2034 - 2,516 new customer units to be added between 2025-2034 (includes single family, multi-family, and commercial customers) Details on the estimated acres platted per year and customer units added is shown in Table 3 on page 13. Development will provide increasing revenue to the Water Fund. The Plan estimates annual rate adjustments of 4.0%. The actual increase that may be needed in the future will depend on growth in customers, among other fac- tors. 467 50 Financial Plans Annual debt service payments on bonds issued to finance water improvements are supported by net revenues of the Water Fund. The Water Fund pays a portion of the debt on the Series 2014B Bonds, Series 2020A Bonds, and the Series 2023B Bonds. The portion of these bond series payable from water revenues is reported as a liability of the Water Fund. As payments on this debt are made the liability in the Water Fund is reduced. Interest is recorded as an expense. In addition to this liability, cash from the Water Fund will be transferred to the Governmental Debt Service Funds to pay a portion of the 2016A Bonds. Then begin- ning in 2027, the Water Fund will also transfer funds to pay an allocated portion (10%) of the debt on the planned bonds for municipal facilities improvements. The Water Fund reports a debt obligation for the Notes payable to the City of Maple Grove for water connec- tion charges. As payment is made on the Notes the liability in the Water Fund is reduced. The interest expense on the Note issued in 2014 is recorded as an expense in the Water Fund. There is no interest pay- able on the Note issued in 2016. Depreciation is reported as an expense and is adjusted for anticipated annual depreciable capital acquisitions. For purposes of the Plan, capital is depreciated over a 55 year term. Transfers To and From Other Funds The Water Fund transfers funds annually to the General Fund to pay for operational support. As described above, the Water Fund is to transfer cash to the City’s Governmental Debt Service Funds to pay allocated portions of debt service. 468 51 Financial Plans $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 $20.0 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2041 E n d i n g C a s h B a l a n c e M illio n s CHART 27Water Fund For future capital improvements and reserves For following year debt service For following year pay-go capital For 3-months of operating cash Cash balance will be spent down over time as development fees (reserves) collected to service debt issued to finance water improvement projects to support development is spent down 0% 50% 100% 150% 200% 250% 300% 350% 400% $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 $20.0 2 02 5 2 02 6 2 02 7 2 02 8 2 02 9 2 03 0 2 03 1 2 03 2 2 03 3 2 03 4 2 03 5 2 03 6 2 03 7 2 03 8 2 03 9 2 04 0 2 04 1 E n d in g u n re stricted n e t po sit io n a s % of e x pe n se En d in g N e t P o sit io n M illion s CHART 28Water Fund Ending unrestricted net position ($) Ending unrestricted net position as percent of expense (%) Water Fund is projected to accumulate cash from development charges to pay for future planned capital resulting in an increase in net position $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 M illio n s CHART 29Water Fund Revenue Expense Revenues will exceed expenses due to the timing of collection of development related revenues and the use of these funds for capital improvements, including water treatment and storage Year 2024-2027 include projected state and federal revenue in the amount of $13 million for water infrastructure.Beginning in year 2036, expense (inclusive of depreciation) is projected to exceed revenue. This will need to be addressed through potential future (larger) rate increases or incresae in development beyond current projections for these later years. 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 0 50 100 150 200 250 300 350 400 450 500 To tal Vo lum e B illed (Thou sa n ds of G allo n s) CHART 30 Volume Billed New customers to be added will increase water volumes 469 52 Financial Plans Table 15 Page 1 of 2 City of Corcoran Water Fund Financial Plan Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 REVENUE Charges for services 726,202 911,691 1,197,599 1,389,701 1,604,919 1,751,297 1,976,729 2,353,407 2,599,962 2,913,333 3,229,792 3,501,065 Special assessments Developer contributions (trunk line)1,276,543 461,035 3,014,104 1,750,069 1,074,978 3,087,595 2,937,029 2,844,198 2,957,964 3,076,281 3,199,334 3,327,308 Connection fees 301,145 1,258,273 459,888 193,025 401,545 636,331 159,804 586,486 375,760 390,800 406,440 422,700 Connection fees payable to MG (payable)548,429 618,876 1,167,028 334,683 348,066 361,989 376,470 391,527 407,187 423,477 440,415 458,028 Other revenues 2,109 100,823 --------- Investment income 668,115 1,058,830 72,726 92,486 94,869 91,166 109,614 116,685 145,511 93,329 103,542 125,848 Intertgovernmental / Grants for Capital 3,000,000 2,477,785 4,000,000 5,000,000 ------- Total Revenue 3,522,543 7,409,528 8,389,131 7,759,964 8,524,377 5,928,377 5,559,646 6,292,303 6,486,384 6,897,220 7,379,524 7,834,949 EXPENSES Variable Current oper expenses 40,870 223,117 229,811 236,705 243,806 251,120 258,654 266,413 274,406 282,638 291,117 299,851 Current oper expenses for NE Dist 366,165 381,924 387,950 438,935 438,935 489,920 540,905 591,890 642,875 693,860 Purchased water (from Maple Grove)387,760 369,879 511,628 560,078 654,568 767,574 832,793 943,857 1,019,832 1,101,045 1,187,830 1,280,541 Water meters 134,507 204,492 47,403 181,711 106,283 109,472 112,756 116,138 119,623 - Connections paid to Maple Grove (payable)548,429 618,876 1,167,028 334,683 348,066 361,989 376,470 391,527 407,187 423,477 440,415 458,028 Subtotal Variable Expenses 977,059 1,211,872 2,409,139 1,717,882 1,681,792 2,001,329 2,013,134 2,201,188 2,355,085 2,515,188 2,681,860 2,732,279 Fixed Transfer to Capital Projects Fund 292,200 ---------- Transfer to Equipment Fund 150,000 Transfer to General Fund 267,750 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 326,193 Transfer to Debt Service Funds (2016A)24,040 474,199 75,240 106,378 22,400 21,920 21,440 25,900 25,300 -- Transfer to Debt Service Funds (2027A)--321,883 321,771 321,541 321,591 321,449 321,557 321,834 321,691 Interest and fiscal exp bonds 1,197,103 927,522 456,639 901,715 876,900 850,996 823,856 795,400 1,036,556 997,573 957,990 919,303 Depreciation 142,928 154,552 185,966 258,694 349,603 349,603 363,239 472,330 595,057 608,694 608,694 608,694 Subtotal Fixed Expenses 1,632,231 1,373,864 1,516,805 1,493,148 1,919,988 1,817,951 1,811,933 1,900,579 2,277,475 2,260,592 2,205,210 2,175,881 Total Expense 2,609,290 2,585,736 3,925,943 3,211,030 3,601,780 3,819,280 3,825,067 4,101,767 4,632,560 4,775,780 4,887,069 4,908,161 CHANGE IN NET POSITION 913,253 4,823,792 4,463,187 4,548,934 4,922,596 2,109,097 1,734,579 2,190,537 1,853,824 2,121,440 2,492,454 2,926,788 Net Position, January 1 5,801,684 6,714,937 11,538,729 16,001,916 20,550,850 25,473,446 27,582,543 29,317,122 31,507,659 33,361,483 35,482,923 37,975,377 Prior Period Adjustment Net Position, December 31 6,714,937 11,538,729 16,001,916 20,550,850 25,473,446 27,582,543 29,317,122 31,507,659 33,361,483 35,482,923 37,975,377 40,902,165 Actual Projected 470 53 Financial Plans Table 15 Page 2 of 2 City of Corcoran Water Fund Financial Plan Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Actual Projected ASSETS Cash 21,927,292 7,272,642 9,248,639 9,486,854 9,116,578 10,961,395 11,668,516 14,551,091 9,332,906 10,354,221 12,584,818 15,215,842Accounts receivable 37,333 96,755 40,000 42,000 44,100 46,305 48,620 51,051 53,604 56,284 59,098 62,053Due from other governments 3,000,765Special assessments receivable 114,075 71,203 36,203 1,203Other current assets 20,594 19,702 20,000 21,000 22,050 23,153 24,310 25,526 26,802 28,142 29,549 31,027Capital assets 12,742,810 29,770,228 31,498,013 35,498,013 40,498,013 40,498,013 41,248,013 47,248,013 53,998,013 54,748,013 54,748,013 54,748,013Less accumulated depreciation (951,080)(1,105,632)(1,291,598)(1,550,292)(1,899,894)(2,249,497)(2,612,736)(3,085,066)(3,680,123)(4,288,817)(4,897,510)(5,506,204)Total Assets 33,891,024 39,125,663 39,551,257 43,498,778 47,780,846 49,279,368 50,376,724 58,790,615 59,731,202 60,897,843 62,523,968 64,550,731 LIABILITIES Accounts payable 1,541,263 2,696,776 100,000 105,000 110,250 115,763 121,551 127,628 134,010 140,710 147,746 155,133Other liabilities / Due to Other Govts 822,606 936,488 100,000 105,000 110,250 115,763 121,551 127,628 134,010 140,710 147,746 155,133Bond premium amortized 992,241 951,440 946,440 941,440 936,440 931,440 926,440 921,440 916,440 911,440 906,440 901,440Notes payable to Maple Grove 187,201 143,270 93,340 51,628 -- - - - - - - Bonds payable, net of premiums 23,632,776 22,858,960 22,309,560 21,744,860 21,150,460 20,533,860 19,890,060 26,106,260 25,185,260 24,222,060 23,346,660 22,436,860 Total Liabilities 27,176,087 27,586,934 23,549,340 22,947,928 22,307,400 21,696,825 21,059,601 27,282,956 26,369,719 25,414,920 24,548,591 23,648,566 Net investment in capital assets (12,833,287)2,208,025 2,428,828 11,261,421 16,511,219 16,783,216 17,818,777 17,135,247 24,216,190 25,325,696 25,597,403 25,903,509Unrestricted net assets 19,548,224 9,330,704 13,573,089 9,289,429 8,962,228 10,799,327 11,498,345 14,372,412 9,145,293 10,157,227 12,377,975 14,998,656Total Net Position 6,714,937 11,538,729 16,001,916 20,550,850 25,473,446 27,582,543 29,317,122 31,507,659 33,361,483 35,482,923 37,975,377 40,902,165 Total Liabilities and Net Position 33,891,024 39,125,663 39,551,257 43,498,778 47,780,846 49,279,368 50,376,724 58,790,615 59,731,202 60,897,843 62,523,968 64,550,731 471 54 Financial Plans TABLE 16 Page 1 of 3 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Charges for Services Revenue Residential Water Base Charge $507,011 $626,158 $734,473 $827,882 $902,468 $974,617 $1,085,141 $1,162,919 $1,286,772 $1,418,750 Usage Charges: Tier 1: Water usage 0 to 4,999 gallons $303,434 $375,085 $439,811 $496,456 $541,094 $585,216 $651,347 $698,849 $772,883 $852,673 Tier 2: Water usage 5,000 to 8,999 gallons $66,483 $82,139 $96,266 $108,557 $118,209 $127,676 $142,278 $152,395 $168,658 $186,113 Tier 3: Water usage 9,000 to 19,999 gallons $16,652 $20,559 $24,136 $27,184 $29,631 $32,017 $35,675 $38,207 $42,261 $46,589 Tier 4: Water usage 20,000 gallons over $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Water Volume Billed $386,569 $477,783 $560,214 $632,198 $688,935 $744,909 $829,299 $889,451 $983,802 $1,085,376 TOTAL RESIDENTIAL $893,580 $1,103,941 $1,294,687 $1,460,079 $1,591,403 $1,719,526 $1,914,440 $2,052,370 $2,270,574 $2,504,126 Multi-Residential Water Base Charge $66,096 $68,746 $71,482 $105,305 $109,507 $175,498 $260,573 $270,985 $340,627 $354,296 Usage Charges Tier 1: Water usage 1,000 gallons +$53,928 $56,112 $58,296 $85,918 $89,250 $193,284 $328,535 $341,482 $451,116 $469,613 TOTAL MULTI-RESIDENTIAL $120,024 $124,858 $129,778 $191,223 $198,757 $368,782 $589,108 $612,468 $791,744 $823,909 Commercial Water Base Charge $14,293 $15,571 $16,562 $17,992 $19,112 $19,878 $21,534 $23,294 $24,224 $25,191 Usage Charges Tier 1: Water usage 1,000 gallons +$13,482 $15,030 $16,309 $18,050 $19,500 $20,280 $22,736 $25,320 $26,340 $27,420 TOTAL COMMERCIAL $27,775 $30,601 $32,871 $36,042 $38,612 $40,158 $44,270 $48,614 $50,564 $52,611 Other Charges Meter Charges $156,219 $130,301 $147,584 $63,953 $147,958 $224,941 $52,144 $199,882 $116,911 $120,419 Total Charges for Services $1,197,599 $1,389,701 $1,604,919 $1,751,297 $1,976,729 $2,353,407 $2,599,962 $2,913,333 $3,229,792 $3,501,065 City of Corcoran Projected Water Revenues 472 55 Financial Plans TABLE 16 Page 2 of 3 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 City of Corcoran Projected Water Revenues Single Family Residential $109,824 $122,782 $97,997 $52,503 $20,878 $183,722 $0 $198,715 $206,668 $214,940 Multi-Family Residential $0 $0 $0 $0 $236,127 $298,950 $0 $225,186 $0 $0 Commercial/Other $1,373 $1,428 $1,485 $1,544 $0 $3,340 $3,474 $0 $0 $0 Maple Grove Connection - Residential $264,480 $0 $0 $0 $0 $0 $0 $0 $0 $0 Maple Grove Connection - Commercial/Other $13,226 $0 $0 $0 $0 $0 $0 $0 $0 $0 Single Family Residential $347,318 $256,986 $198,963 $138,978 $144,540 $150,318 $156,330 $162,585 $169,092 $175,860 Multi-Family Residential $0 $0 $118,640 $0 $0 $0 $0 $0 $0 $0 Commercial/Other $1,373 $0 $1,485 $0 $0 $0 $0 $0 $0 $0 Maple Grove Connection - Residential $836,418 $618,876 $836,714 $334,683 $348,066 $361,989 $376,470 $391,527 $407,187 $423,477 Maple Grove Connection - Commercial/Other $52,904 $0 $57,221 $0 $0 $0 $0 $0 $0 $0 Northeast Corcoran / Water Availability $352,278 $197,955 $534,632 $100,621 $751,915 $691,924 $650,488 $676,508 $703,568 $731,712 Northeast Corcoran / Treatment and Storage $719,693 $404,415 $1,092,233 $205,565 $1,536,137 $1,413,580 $1,328,924 $1,382,080 $1,437,364 $1,494,860 Southeast Corcoran / Water Availability $825,379 $171,175 $52,360 $326,724 $339,792 $353,385 $367,521 $382,221 $397,509 $413,409 Southeast Corcoran / Treatment and Storage $1,116,755 $231,605 $70,844 $442,068 $459,750 $478,140 $497,265 $517,155 $537,840 $559,353 Total Non-Operating Revenues $4,641,020 $2,005,221 $3,062,573 $1,602,686 $3,837,206 $3,935,348 $3,380,472 $3,935,977 $3,859,228 $4,013,611 Non-Operating Development Revenue Northeast Water Connection Charges (paid with building permit on per unit basis) Southeast Water Connection Charges (paid with building permit on per unit basis) Trunk Line Availability Charges (paid at time of development on per acre basis) 473 56 Financial Plans TABLE 16 Page 3 of 3 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 City of Corcoran Projected Water Revenues Charges for water usage $453,979 $548,925 $634,819 $736,166 $797,685 $958,473 $1,180,570 $1,256,253 $1,461,258 $1,582,409 Base service charges $587,401 $710,474 $822,517 $951,178 $1,031,087 $1,169,993 $1,367,249 $1,457,198 $1,651,623 $1,798,237 Charge for meter $156,219 $130,301 $147,584 $63,953 $147,958 $224,941 $52,144 $199,882 $116,911 $120,419 Total Charges for Services $1,197,599 $1,389,701 $1,604,919 $1,751,297 $1,976,729 $2,353,407 $2,599,962 $2,913,333 $3,229,792 $3,501,065 Water connection charges (City)$459,888 $381,196 $418,570 $193,025 $401,545 $636,331 $159,804 $586,486 $375,760 $390,800 Water connection charges (Maple Grove)$1,167,028 $618,876 $893,935 $334,683 $348,066 $361,989 $376,470 $391,527 $407,187 $423,477 Total Connection Fees $1,626,916 $1,000,072 $1,312,504 $527,708 $749,611 $998,320 $536,274 $978,013 $782,947 $814,277 Water trunk line availability charges (City)$3,014,104 $1,005,149 $1,750,069 $1,074,978 $3,087,595 $2,937,029 $2,844,198 $2,957,964 $3,076,281 $3,199,334 Grand Total $5,838,619 $3,394,922 $4,667,492 $3,353,983 $5,813,935 $6,288,756 $5,980,434 $6,849,310 $7,089,020 $7,514,676 Total Charges for Services is calculated based on assumptions for fee schedule and customer units and volume in the Plan. Summary of Total Charges for Services and Non-Operating Revenues 474 57 Financial Plans Table 17 Water Fund Projected Year End Cash Balance 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Use of Cash Operations & Maintenance 2,084,940 1,714,393 2,001,683 2,323,099 2,334,674 2,522,779 2,541,534 2,836,745 3,003,694 3,053,971 Capital Improvements 1,727,785 4,000,000 5,000,000 -750,000 6,000,000 6,885,000 750,000 -- Interfund Transfers (not incl for debt)250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 326,193 Debt Service (incl transfers for debt)2,004,367 1,586,856 1,631,298 1,489,996 1,489,576 1,485,640 1,983,456 1,986,073 1,833,390 1,829,103 Total Use of Cash 6,067,092 7,558,749 8,898,206 4,086,277 4,855,628 10,298,237 11,708,503 5,880,287 5,153,776 5,209,267 Source of Cash Charges for services and other operating revenue 1,270,325 1,482,187 1,699,788 1,842,463 2,086,343 2,470,092 2,745,473 3,006,662 3,333,335 3,626,913 Development related fees 4,641,020 2,277,777 1,824,589 4,085,914 3,473,303 3,822,211 3,740,911 3,890,558 4,046,189 4,208,036 Intergovernmental / grants for capital 2,477,785 4,000,000 5,000,000 ------- Bond Proceeds -----6,885,000 ---- Interfund Transfers ---------- Total Source of Cash 8,389,131 7,759,964 8,524,377 5,928,377 5,559,646 13,177,303 6,486,384 6,897,220 7,379,524 7,834,949 Net Change in Other Assets and Liabilities Increasing/(Reducing) Cash (346,042)37,000 3,553 2,718 3,103 3,509 3,934 4,381 4,850 5,342 Beginning Cash Balance 7,272,642 9,248,639 9,486,854 9,116,577 10,961,394 11,668,516 14,551,091 9,332,906 10,354,220 12,584,818 Change in Cash Balance 1,975,997 238,215 (370,276)1,844,817 707,122 2,882,575 (5,218,185)1,021,314 2,230,598 2,631,024 Ending Cash and Investments 9,248,639 9,486,854 9,116,577 10,961,394 11,668,516 14,551,091 9,332,906 10,354,220 12,584,818 15,215,842 Ending Cash by Purpose For future capital / trunk fee reserve 6,723,036 7,471,399 6,984,859 8,140,623 9,595,272 5,549,757 5,964,067 7,658,961 10,000,505 12,623,246 For following year pay-go capital ---750,000 -6,885,000 750,000 --- For 3-months of operating cash 521,235 428,598 500,421 580,775 583,669 630,695 635,384 709,186 750,923 763,493 For following year debt service 2,004,367 1,586,856 1,631,298 1,489,996 1,489,576 1,485,640 1,983,456 1,986,073 1,833,390 1,829,103 Ending Cash and Investments 9,248,639 9,486,854 9,116,577 10,961,394 11,668,516 14,551,091 9,332,906 10,354,220 12,584,818 15,215,842 475 58 Financial Plans With proposed annual rate adjustments, the Sewer Fund is projected to maintain adequate cash balance over the planning period. For purposes of the Plan, the revenue objective focused on providing revenue suf- ficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and oth- er reserve purposes The Plan does not anticipate the issuance of bonds to finance sewer improvements. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing sewer services, including depreciation of capital as- sets. The City incurs sanitary sewer disposal charges from the Met Council that are based on metered flow and rates set by the Met Council (MCES). The Plan assumes 5.0% annual increase in the MCES rate charge per unit of volume for disposal charge. Approximately 30% of the Sewer Fund expenses are estimated to be fixed costs, this amount fluctuates somewhat from year to year and has been declining as the number of customers using the system has in- creased. Annual debt service payments on bonds issued to fi- nance sewer improvements are supported by net rev- SEWER FUND The Sewer Fund was established as a Proprietary Fund for the accounting for costs of providing municipal water services to residents and businesses. The Water Fund is considered self-supporting in that the services rendered are financed through user charges. The financial plan includes assets and liabilities in ad- dition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Source of Funds The source of funds are charges for services, special assessments, developer fees and payments, and bond proceeds. A schedule of fees and charges is included in the Appendix A. Future growth from development, which impacts the projection of operating and non-operating revenue for the Sewer Fund, is assumed to be the following: - 659 acres platted between 2025-2034 - 2,516 new customer units to be added between 2025-2034 (includes single family, multi-family, and commercial customers) Details on the estimated acres platted per year and customer units added is shown in Table 3 on page 13. Development will provide increasing revenue to the Sewer Fund. The Plan estimates annual rate adjustments of 3.0%. The actual increase that may be needed in the future will depend on growth in customers. 476 59 Financial Plans enues of the Sewer Fund. The Sewer Fund pays a por- tion of the debt on the Series 2014B Bonds. The portion of these bond series payable from water revenues is reported as a liability of the Sewer Fund. As payments on this debt are made the liability in the Sewer Fund is reduced. Interest is recorded as an expense. In addition to this liability, cash from the Sewer Fund will be transferred to the Governmental Debt Service Funds to pay a portion of the 2016A Bonds. Then be- ginning in 2027, the Sewer Fund is also projected to begin transferring funds to pay an allocated portion (10%) of the debt on the planned bonds for municipal facilities improvements. Depreciation is reported as an expense and is adjusted for anticipated annual depreciable capital acquisitions. For purposes of the Plan, capital is depreciated over a 55 year term. Transfers To and From Other Funds The Sewer Fund transfers funds annually to the General Fund to pay for operational support. The Sewer Fund is to transfer cash to the City’s Governmental Debt Service Funds to pay allocated portions of debt service. 477 60 Financial Plans $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 2041 E n d in g C a s h B a la n ce M illio n s CHART 31Sewer Fund For future capital improvements and reserves For following year pay-go capital For following year debt service For 3-months of operating cash Ending cash balance will increase as the City collects development fees (reserves) to finance sewer improvement projects in advance of the programming of capital projects in the CIP 0% 50% 100% 150% 200% 250% $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 20 2 5 20 2 6 20 2 7 20 2 8 20 2 9 20 3 0 20 3 1 20 3 2 20 3 3 20 3 4 20 3 5 20 3 6 20 3 7 20 3 8 20 3 9 20 4 0 20 4 1 E n d in g u n r es t ricte d n e t p o sitio n a s % of e x p e n s e E n d in g N e t Po sitio n M illio n s CHART 32 Sewer Fund Ending unrestricted net position ($) Ending unrestricted net position as percent of expense (%) Sewer Fund is projected to accumulate cash from development charges to pay for future planned capital resulting in changes in net postion over time $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 M illio n s CHART 33Sewer Fund Revenue Expense Revenues will exceed expenses due to the timing of collection of development related revenues and the use of these funds for capital improvements 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 0 50 100 150 200 250 Vo lu m e B ille d in T hou sa n d s of G a llo n s CHART 34Sewer Fund Volume Billed New customers to be added will increase sewer flow billed 478 61 Financial Plans TABLE 18 Page 1 of 2 City of Corcoran Sewer Fund Financial Plan Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 REVENUE Charges for services 599,399 734,319 1,135,934 1,361,835 1,562,350 1,788,581 1,921,141 2,187,049 2,562,022 2,703,765 3,054,547 3,288,199 Developer contributions (trunk line charges)462,299 500,196 892,173 259,465 365,125 319,830 713,129 681,645 661,906 681,765 702,219 723,289 Connection fees 298,026 537,466 454,913 373,453 406,277 185,488 382,406 600,123 149,178 542,448 344,040 354,360 Connection fees payable to Met Council 559,125 1,535,730 1,396,570 1,452,408 2,144,656 482,866 1,797,780 1,021,310 1,021,720 1,022,130 1,022,540 1,022,950 Other revenues 52,614 69,486 70,876 72,293 73,739 75,214 76,718 78,253 79,818 81,414 83,042 84,703 Investment income 153,080 61,723 43,741 48,565 51,640 52,760 29,623 32,884 39,115 42,459 50,341 58,365 Total Revenue 2,124,543 3,438,920 3,994,207 3,568,018 4,603,787 2,904,738 4,920,797 4,601,263 4,513,758 5,073,981 5,256,729 5,531,866 EXPENSES Variable Current operating expenses 185,084 48,755 940,998 969,228 998,305 1,028,254 1,059,102 1,090,875 1,123,601 1,157,309 1,192,028 1,227,789 Disposal charges 204,977 267,462 367,363 345,119 473,750 552,434 605,039 725,238 892,972 959,660 1,122,086 1,227,835 Connections paid to Met Council 559,125 1,535,730 1,396,570 1,452,408 2,144,656 482,866 1,797,780 1,021,310 1,021,720 1,022,130 1,022,540 1,022,950 Subtotal Variable Expenses 949,186 1,851,947 2,704,931 2,766,755 3,616,711 2,063,554 3,461,920 2,837,423 3,038,293 3,139,099 3,336,654 3,478,574 Fixed Transfer to Equipment Fund 150,000 - Transfer to General Fund 310,400 267,750 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 326,193 Transfer to Debt Service Funds (2016A)41,890 374,836 118,490 165,097 39,020 38,180 37,340 41,440 40,480 -- Transfer to Debt Service Funds (2027A)--321,883 321,771 321,541 321,591 321,449 321,557 321,834 321,691 Interest and fiscal exp bonds 37,299 34,744 29,858 27,460 25,025 22,554 220,500 210,763 200,713 190,349 179,492 168,137 Depreciation 208,951 210,852 210,852 210,852 210,852 347,216 347,216 347,216 347,216 347,216 347,216 347,216 Subtotal Fixed Expenses 556,650 555,236 1,015,546 614,302 988,082 1,003,742 1,208,814 1,206,727 1,209,331 1,207,070 1,165,234 1,163,238 Total Expense 1,505,836 2,407,183 3,720,477 3,381,057 4,604,793 3,067,295 4,670,734 4,044,150 4,247,624 4,346,169 4,501,887 4,641,811 CHANGE IN NET POSITION 618,707 1,031,737 273,730 186,961 (1,006)(162,557)250,063 557,113 266,135 727,812 754,842 890,055 Net Position, January 1 6,599,987 7,218,694 8,250,431 8,524,161 8,711,122 8,710,116 8,547,559 8,797,623 9,354,736 9,620,871 10,348,682 11,103,524 Net Position, December 31 7,218,694 8,250,431 8,524,161 8,711,122 8,710,116 8,547,559 8,797,623 9,354,736 9,620,871 10,348,682 11,103,524 11,993,579 Actual Projected 479 62 Financial Plans TABLE 18 Page 2 of 2 City of Corcoran Sewer Fund Financial Plan Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Actual Projected ASSETS Cash 3,329,508 4,374,096 4,856,486 5,163,999 5,276,046 2,962,305 3,288,384 3,911,513 4,245,863 5,034,091 5,836,548 6,758,619Accounts receivable 57,040 69,366 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000Due from other governments 191Special assessments receivable 25,519 17,801 7,801 (2,199)Other current assets 223 -2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000Capital assets 6,395,158 6,472,146 6,472,146 6,472,146 6,472,146 13,972,146 13,972,146 13,972,146 13,972,146 13,972,146 13,972,146 13,972,146 Less accumulated depreciation (1,327,128)(1,537,980)(1,748,832)(1,959,684)(2,170,536) (2,517,752) (2,864,967) (3,212,183) (3,559,399) (3,906,614) (4,253,830) (4,601,045)Total Assets 8,480,320 9,395,620 9,609,601 9,696,262 9,599,656 14,438,699 14,417,563 14,693,476 14,680,611 15,121,622 15,576,864 16,151,719 LIABILITIES Accounts payable 2,074 4,848 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000Other liabilities / Due to Other Govts 102,328 69,301 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000Bonds payable, net of premiums 1,157,224 1,071,040 980,440 880,140 784,540 5,786,140 5,514,940 5,233,740 4,954,740 4,667,940 4,368,340 4,053,140Total Liabilities 1,261,626 1,145,189 1,085,440 985,140 889,540 5,891,140 5,619,940 5,338,740 5,059,740 4,772,940 4,473,340 4,158,140 Net investment in capital assets 3,910,806 3,863,126 3,742,874 3,632,322 3,517,070 5,668,254 5,592,239 5,526,223 5,458,007 5,397,592 5,349,976 5,317,961Unrestricted net assets 3,307,888 4,387,305 4,781,287 5,078,800 5,193,046 2,879,305 3,205,384 3,828,513 4,162,863 4,951,091 5,753,548 6,675,619Total Net Position 7,218,694 8,250,431 8,524,161 8,711,122 8,710,116 8,547,559 8,797,623 9,354,736 9,620,871 10,348,682 11,103,524 11,993,579 Total Liabilities and Net Position 8,480,320 9,395,620 9,609,601 9,696,262 9,599,656 14,438,699 14,417,563 14,693,476 14,680,611 15,121,622 15,576,864 16,151,719 480 63 Financial Plans Table 19 Page 1 of 2 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Charges for Services Revenue Residential Sewer Base Charge Base $713,572 $872,712 $1,014,031 $1,132,125 $1,222,365 $1,307,564 $1,441,668 $1,530,204 $1,676,765 $1,830,743 Usage Charges: Tier 1: Sewer volume Activity $271,732 $332,491 $386,176 $430,620 $465,272 $497,610 $548,084 $582,134 $637,751 $695,583 TOTAL RESIDENTIAL $985,303 $1,205,203 $1,400,207 $1,562,745 $1,687,637 $1,805,174 $1,989,752 $2,112,338 $2,314,517 $2,526,326 Multi-Residential Sewer Base Charge Base $93,024 $95,815 $98,689 $144,004 $148,324 $235,451 $346,185 $356,571 $443,864 $457,180 Usage ChargesTier 1: Sewer volume Activity $33,062 $34,070 $35,078 $51,122 $52,693 $112,997 $189,838 $195,665 $255,872 $263,271 Sewer Volume Billed $33,062 $34,070 $35,078 $51,122 $52,693 $112,997 $189,838 $195,665 $255,872 $263,271 TOTAL MULTI-RESIDENTIAL $126,086 $129,885 $133,768 $195,126 $201,017 $348,448 $536,024 $552,235 $699,736 $720,451 Commercial Sewer Base Charge Base $16,279 $17,567 $18,506 $19,909 $20,943 $21,571 $23,142 $24,792 $25,534 $26,302 Usage Charges Tier 1: Sewer volume Activity $8,266 $9,180 $9,870 $10,800 $11,544 $11,856 $13,104 $14,400 $14,760 $15,120 Sewer Volume Billed $8,266 $9,180 $9,870 $10,800 $11,544 $11,856 $13,104 $14,400 $14,760 $15,120 TOTAL COMMERCIAL $24,545 $26,747 $28,376 $30,709 $32,487 $33,427 $36,246 $39,192 $40,294 $41,422 Total Charges for Services $1,135,934 $1,361,835 $1,562,350 $1,788,581 $1,921,141 $2,187,049 $2,562,022 $2,703,765 $3,054,547 $3,288,199 Single Family Residential Base $108,636 $120,288 $95,086 $50,453 $19,869 $173,173 $0 $183,711 $189,222 $194,898 Multi-Residential Base $0 $0 $0 $0 $224,980 $282,115 $0 $208,428 $0 $0 Commercial/Other Base $1,358 $1,399 $1,441 $1,484 $0 $3,149 $3,243 $0 $0 $0 MCES connection charge (per unit)Base $698,285 $767,865 $323,180 $726,204 $1,072,328 $241,433 $898,890 $510,655 $510,860 $511,065 Single Family Residential Base $343,561 $251,766 $193,054 $133,551 $137,556 $141,687 $145,935 $150,309 $154,818 $159,462 Multi-Residential Base $0 $0 $115,256 $0 $0 $0 $0 $0 $0 $0 Commercial/Other Base $1,358 $0 $1,441 $0 $0 $0 $0 $0 $0 $0 MCES connection charge (per unit)Base $698,285 $767,865 $323,180 $726,204 $1,072,328 $241,433 $898,890 $510,655 $510,860 $511,065 Corcoran (NE and SE)Base $892,173 $259,465 $365,125 $319,830 $713,129 $681,645 $661,906 $681,765 $702,219 $723,289 Total Non-Operating Revenues $2,743,656 $2,168,648 $1,417,762 $1,957,725 $3,240,191 $1,764,634 $2,608,864 $2,245,523 $2,067,979 $2,099,779 City of Corcoran Projected Sewer Revenues Northeast Sewer Connection Charges (paid with building permit on per unit basis) Southeast Sewer Connection Charges (paid with building permit on per unit basis) Trunk Line Availability Charges (paid at time of development on per acre basis) Non-Operating Development Revenue 481 64 Financial Plans Table 19 Page 2 of 2 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 City of Corcoran Projected Sewer Revenues Charges for sewer volume $313,060 $375,741 $431,124 $492,543 $529,509 $622,463 $751,027 $792,198 $908,384 $973,974Base service charges $822,875 $986,094 $1,131,226 $1,296,038 $1,391,632 $1,564,586 $1,810,995 $1,911,567 $2,146,163 $2,314,225 Total Charges for Services $1,135,934 $1,361,835 $1,562,350 $1,788,581 $1,921,141 $2,187,049 $2,562,022 $2,703,765 $3,054,547 $3,288,199 Sewer connection charges (City)$454,913 $373,453 $406,277 $185,488 $382,406 $600,123 $149,178 $542,448 $344,040 $354,360Sewer connection charges (MCES)$1,396,570 $1,535,730 $646,360 $1,452,408 $2,144,656 $482,866 $1,797,780 $1,021,310 $1,021,720 $1,022,130 Total Connection Charges $1,851,483 $1,909,183 $1,052,637 $1,637,896 $2,527,062 $1,082,989 $1,946,958 $1,563,758 $1,365,760 $1,376,490 Sewer trunk line availability charges $892,173 $259,465 $365,125 $319,830 $713,129 $681,645 $661,906 $681,765 $702,219 $723,289 Grand Total $2,483,020 $1,994,752 $2,333,752 $2,293,898 $3,016,676 $3,468,817 $3,373,106 $3,927,978 $4,100,806 $4,365,848 Residential usage and base charges $985,303 $1,205,203 $1,400,207 $1,562,745 $1,687,637 $1,805,174 $1,989,752 $2,112,338 $2,314,517 $2,526,326 Multi-Residential usage and base charges $126,086 $129,885 $133,768 $195,126 $201,017 $348,448 $536,024 $552,235 $699,736 $720,451 Commercial usage and base charges $24,545 $26,747 $28,376 $30,709 $32,487 $33,427 $36,246 $39,192 $40,294 $41,422 Total Charges for Services $1,135,934 $1,361,835 $1,562,350 $1,788,581 $1,921,141 $2,187,049 $2,562,022 $2,703,765 $3,054,547 $3,288,199 Total Charges for Services is calculated based on assumptions for fee schedule and customer units and volume in the Plan. Summary of Total Charges for Services and Non-Operating Revenues 482 65 Financial Plans Table 20 Sewer Fund Projected Year End Cash Balance 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 Use of Cash Operations & Maintenance 2,854,931 2,766,755 3,938,594 2,285,324 3,783,461 3,159,013 3,359,742 3,460,656 3,658,488 3,800,265 Capital Improvements ---7,600,000 ------ Interfund Transfers (not incl for debt)250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 326,193 Debt Service (incl transfers for debt)495,294 246,250 285,722 159,974 529,880 529,303 521,153 517,629 479,092 483,337 Total Use of Cash 3,600,225 3,270,505 4,489,541 10,318,479 4,594,718 3,978,134 4,179,408 4,285,753 4,454,272 4,609,796 Source of Cash Charges for services and other operating revenue 1,250,551 1,482,693 1,687,729 1,916,555 2,027,483 2,298,185 2,680,954 2,827,637 3,187,930 3,431,267 Development related fees 2,743,656 2,085,326 2,916,058 988,183 2,893,315 2,303,078 1,832,804 2,246,343 2,068,799 2,100,599 Bond Proceeds ---5,100,000 ------ Interfund Transfers ---------- Total Source of Cash 3,994,207 3,568,018 4,603,787 8,004,738 4,920,797 4,601,263 4,513,758 5,073,981 5,256,729 5,531,866 Net Change in Other Assets and Liabilities Increasing/(Reducing) Cash 88,408 10,000 (2,199)------- Change in Cash Balance 482,390 307,513 112,047 (2,313,741)326,079 623,129 334,350 788,227 802,457 922,071 Ending Cash and Investments 4,856,486 5,163,999 5,276,046 2,962,305 3,288,384 3,911,513 4,245,863 5,034,091 5,836,548 6,758,619 Ending Cash by Purpose For future capital / trunk fee reserve 3,647,458 4,226,060 1,505,675 2,231,000 1,812,638 2,592,457 2,884,775 3,651,298 4,442,835 5,325,215 For following year pay-go capital --2,500,000 ------- For 3-months of operating cash 713,733 691,689 984,648 571,331 945,865 789,753 839,936 865,164 914,622 950,066 For following year debt service 495,294 246,250 285,722 159,974 529,880 529,303 521,153 517,629 479,092 483,337 Ending Cash and Investments 4,856,486 5,163,999 5,276,046 2,962,305 3,288,384 3,911,513 4,245,863 5,034,091 5,836,548 6,758,619 483 66 Financial PlansTransfers To and From Other Funds The Plan includes a placeholder amount for transfer of funds from the Storm Water Fund to the General Fund for operational support. This amount will need further review as the City further plans for the Storm Water Fund and its operations. STORM WATER FUND The Storm Water Fund was established as a Proprietary Fund for the accounting for costs of providing storm water services to residents and businesses. The Storm Water Fund is considered self-supporting in that the services rendered are to be financed through user charges. The financial plan includes assets and liabilities in ad- dition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Source of Funds The source of funds are charges for services. The Plan anticipates the City will adopt a monthly charge per residential equivalent unit (REU) to first be collected in 2026. The Plan includes a charge of $15.00 per REU per month. The Plan assumes this rate remains constant at the $15.00 per month per REU and that all customers are equal to “one” REU. The City may determine to study and adjust the REU for non-single family cus- tomers to an amount different than one REU. The Storm Water Fund is projected to accumulate funds as revenue from charges for services is collected. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing storm water services, including depreciation of capital assets. The Storm Water Fund does not have any programmed expense in the Plan. There are no capital improvement projects for the Storm Water Fund included in the CIP. 484 67 Financial Plans TABLE 21 City of Corcoran Storm Water Fund Financial Plan Current Year 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 REVENUE Charges for services -401,400 451,980 489,600 513,000 532,440 569,700 587,160 624,060 660,960 Investment income 3,044 1,155 845 4,867 9,336 14,222 19,388 24,797 30,630 36,692 43,180 Transfer in from General Fund 10,000 5,000 ---------- Total Revenue 13,044 6,155 -402,245 456,847 498,936 527,222 551,828 594,497 617,790 660,752 704,140 EXPENSES Variable Current expenditures Subtotal Variable Expenses ------------ Fixed Transfer to General Fund 10,000 10,300 10,609 10,927 11,255 11,593 11,941 12,299 Depreciation ---------- Subtotal Fixed Expenses ----10,000 10,300 10,609 10,927 11,255 11,593 11,941 12,299 Total Expense ----10,000 10,300 10,609 10,927 11,255 11,593 11,941 12,299 CHANGE IN NET POSITION 13,044 6,155 -402,245 446,847 488,636 516,613 540,901 583,242 606,197 648,811 691,841 Net Position, January 1 65,280 78,324 84,479 84,479 486,724 933,571 1,422,207 1,938,820 2,479,721 3,062,963 3,669,160 4,317,971 Net Position, December 31 78,324 84,479 84,479 486,724 933,571 1,422,207 1,938,820 2,479,721 3,062,963 3,669,160 4,317,971 5,009,812 ASSETS Cash 78,324 84,479 84,479 486,724 933,571 1,422,207 1,938,820 2,479,721 3,062,963 3,669,160 4,317,971 5,009,812Accounts receivable Special assessments receivable Other current assets Capital assets --- - - - - - - - Less accumulated depreciation --- - - - - - - - Total Assets 78,324 84,479 84,479 486,724 933,571 1,422,207 1,938,820 2,479,721 3,062,963 3,669,160 4,317,971 5,009,812 LIABILITIES Accounts payable Other liabilities Total Liabilities ------------ Net investment in capital assets ------------Unrestricted net assets 78,324 84,479 84,479 486,724 933,571 1,422,207 1,938,820 2,479,721 3,062,963 3,669,160 4,317,971 5,009,812Total Net Position 78,324 84,479 84,479 486,724 933,571 1,422,207 1,938,820 2,479,721 3,062,963 3,669,160 4,317,971 5,009,812 Total Liabilities and Net Position 78,324 84,479 84,479 486,724 933,571 1,422,207 1,938,820 2,479,721 3,062,963 3,669,160 4,317,971 5,009,812 Actual Projected 485 68 Appendix Appendix A Page 1 of 3 City of Corcoran Fees and Charges 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 ANNUAL FEE ADJUSTMENTS (% CHANGE) Annual % adjustment to base and usage Water fees 4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0% Annual % adjustment to base and usage Sewer fees 3.0%3.0%3.0%3.0%3.0%3.0%3.0%3.0%3.0% Annual % adjustment to storm water fee per REFAnnual % adjustment to Water connection fee 4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0% Annual % adjustment to Sewer connection fee 3.0%3.0%3.0%3.0%3.0%3.0%3.0%3.0%3.0% Annual % adjustment to Southeast Water TLAC fee 4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0% Annual % adjustment to Northeast Water TLAC fee 4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0%4.0% Annual % adjustment to Sewer TLAC fee 3.0%3.0%3.0%3.0%3.0%3.0%3.0%3.0%3.0% RESIDENTIAL Water Base Charge 22.28 22.95 23.87 24.82 25.81 26.84 27.91 29.03 30.19 31.40 32.66 Sewer Base Charge 31.36 32.30 33.27 34.27 35.30 36.35 37.44 38.57 39.72 40.92 42.14 Usage Charges Tier 1: Water usage 0 to 4,999 gallons 2.43 2.68 2.79 2.90 3.02 3.14 3.27 3.40 3.54 3.68 3.83 Tier 2: Water usage 5,000 to 8,999 gallons 2.95 3.21 3.34 3.47 3.61 3.75 3.90 4.06 4.22 4.39 4.57 Tier 3: Water usage 9,000 to 19,999 gallons 3.65 4.02 4.18 4.35 4.52 4.70 4.89 5.09 5.29 5.50 5.72 Tier 4: Water usage 20,000 gallons over 4.71 5.18 5.39 5.61 5.83 6.06 6.30 6.55 6.81 7.08 7.36 Sewer (sewer based on winter water usage) per 1,000 gallons 3.11 3.28 3.38 3.48 3.58 3.69 3.80 3.91 4.03 4.15 4.27 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 MULTI-RESIDENTIAL (7+Units) Water Base Charge 22.28 22.95 23.87 24.82 25.81 26.84 27.91 29.03 30.19 31.40 32.66 Sewer Base Charge 31.36 32.30 33.27 34.27 35.30 36.35 37.44 38.57 39.72 40.92 42.14 Usage Charges Tier 1: Water usage 2.92 3.21 3.34 3.47 3.61 3.75 3.90 4.06 4.22 4.39 4.57 Sewer (sewer based on winter water usage) per 1,000 gallons 3.11 3.28 3.38 3.48 3.58 3.69 3.80 3.91 4.03 4.15 4.27 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 NON-RESIDENTIAL Water Base Charge (Less 3" Meter)27.53 28.36 29.49 30.67 31.90 33.18 34.51 35.89 37.33 38.82 40.37 Sewer Base Charge 31.36 32.30 33.27 34.27 35.30 36.36 37.45 38.57 39.73 40.92 42.15 Usage Charges Tier 1: Water usage 1,000 gallons +2.92 3.21 3.34 3.47 3.61 3.75 3.90 4.06 4.22 4.39 4.57 Sewer per 1,000 gallons 3.11 3.28 3.40 3.50 3.60 3.70 3.80 3.90 4.00 4.10 4.20 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 486 69 Appendix Appendix A Page 2 of 3 City of Corcoran Fees and Charges 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 OTHER FEES Maple Grove Water Usage Charge per 1,000 gallons 2.48 2.60 2.73 2.87 3.01 3.17 3.32 3.49 3.66 3.85 4.04 Meter Charge (Cost Plus 10%)437.09 450.20 463.71 477.62 491.95 506.70 521.91 537.56 553.69 570.30 587.41 CONNECTION CHARGES Sewer Connection Charges Single Family Residential 1,318.40 1,357.95 1,399 1,441 1,484 1,528 1,574 1,622 1,670 1,720 1,772 Multi-Residential (7+Units)1,054.72 1,086.36 1,119 1,153 1,187 1,223 1,259 1,297 1,336 1,376 1,417 Non-Residential 1,318.40 1,357.95 1,399 1,441 1,484 1,528 1,574 1,622 1,670 1,720 1,772 MCES connection charge (per unit)2,485 2,485 2,485 2,486 2,487 2,488 2,489 2,490 2,491 2,492 2,493 Water Connection Charges Northeast Corcoran Single Family Residential Connection 1,332.82 1,372.80 1,428 1,485 1,544 1,606 1,670 1,737 1,807 1,879 1,954 Multi-Residential Connection 1,065.02 1,096.97 1,141 1,186 1,234 1,283 1,335 1,388 1,444 1,501 1,561 Non-Residential Connection 1,332.82 1,372.80 1,428 1,485 1,544 1,606 1,670 1,737 1,807 1,879 1,954 Maple Grove Residential Connection 2,999 3,306 Maple Grove Commercial/Other Connection 11,996 13,226 Southeast Corcoran Single Family Residential Connection 1,332.82 1,372.80 1,428 1,485 1,544 1,606 1,670 1,737 1,807 1,879 1,954 Multi- Residential Connection 1,065.02 1,096.97 1,141 1,186 1,234 1,283 1,335 1,388 1,444 1,501 1,561 Non-Residential Connection 1,332.82 1,372.80 1,428 1,485 1,544 1,606 1,670 1,737 1,807 1,879 1,954 Maple Grove Residential Connection 2,999 3,306 3,438 3,576 3,719 3,867 4,022 4,183 4,350 4,524 4,705 Maple Grove Commercial/Other Connection 11,996 13,226 13,755 14,305 14,877 15,473 16,091 16,735 17,405 18,101 18,825 487 70 Appendix Appendix A Page 3 of 3 City of Corcoran Fees and Charges 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 AVAILABILITY CHARGES* Sewer availability charge per acre of land 7,621.91 7,919.16 8,157 8,401 8,653 8,913 9,180 9,456 9,740 10,032 10,333 Northeast Corcoran* Watermain & Raw Water - Trunk Line Availability Charge (TLAC) - per acre: Northeast 12,369.75 12,852.17 13,366 13,901 14,457 15,035 15,637 16,262 16,913 17,589 18,293 Treatment & Storage - Trunk Line Availability Charge (TLAC) - per acre: Northeast 25,271.03 26,256.60 27,307 28,399 29,535 30,717 31,945 33,223 34,552 35,934 37,372 Southeast Corcoran* Watermain & Raw Water - Trunk Line Availability Charge (TLAC) - per acre: Southeast 9,318.44 9,682 10,069 10,472 10,891 11,326 11,780 12,251 12,741 13,250 13,780 Treatment & Storage - Trunk Line Availability Charge (TLAC) - per acre: Southeast 12,608.05 13,099.76 13,624 14,169 14,736 15,325 15,938 16,576 17,239 17,928 18,645 Notes to Table A: 3. This schedule does not include all city fees for water and sewer. For purpose of financial planning, the schedule only includes fees for the most frequent and material sources of revenue to the City. 1. Fee schedule is based on Corcoran constructing its own water system to serve northeast Corcoran beginning in year 2024. Changes to northeast water connection charges are based on this assumption. 2. After year 2030, for purposes of preparing financial plans, it is assumed that rates continue to be adjusted by the same percentage changes shown in year 2024. * Prior to 5/12/2022, the City had just one TLAC charge for water trunk line availablity. Effective 5/12/2022, the City adjusted the amount charged for availability of water services to include two separate charges, as described here. In addition, effective 5/12/2022, at time of adopting a new "Treatment & Storage" charge, the City adopted adjustments to the amount charged for Watermain & Raw Water TLAC. The amounts shown for year 2022 reflect the rates as of of 5/12/2022. 488 71 Appendix Appendix B Combined Total Levy Certification Year Levy Collection Year EXISTING 2016A Bonds, Equipment EXISTING 2018A Bonds, Equipment EXISTING 2020 Bonds, Equipment EXISTING 2022 Bonds, Equipment EXISTING 2025 Bonds, Equipment NEW 2027 Bonds, Equipment NEW 2029 Bonds, Equipment NEW 2031 Bonds, Equipment Subtotal EXISTING G.O. 2012B CIP Bonds, Refunded with 2020B EXISTING 2018A Bonds - Park Improvements (Debt Service Levy) EXISTING 2018A Bonds - Park Improvements (Abatement Levy) EXISTING 2023A for Street Improvements (Debt Service Levy) EXISTING 2023A for Street Improvements (Abatement Levy) EXISTING 2025A Bonds for Municipal Facilities (Planning /Land) NEW 2027A Bonds for Municipal Facilities NEW 2030A Bonds for County Road 11 Subtotal Total Estimated Tax Levy 2024 2025 37,485 80,273 104,265 250,884 ----472,907 232,985 25,908 84,000 179,128 190,000 ---712,021 1,184,928 2025 2026 -78,068 102,375 248,364 505,155 ---933,962 234,455 23,389 84,000 169,903 205,000 52,028 --768,774 1,702,736 2026 2027 -81,113 105,735 250,884 509,093 25,725 --972,550 235,820 20,868 89,250 159,640 215,000 50,715 --771,293 1,743,843 2027 2028 --103,740 252,984 511,980 177,450 --1,046,154 231,830 18,191 89,250 148,853 225,000 54,653 2,736,006 -3,503,782 4,549,936 2028 2029 --101,745 249,414 508,568 178,290 27,195 -1,065,212 238,340 15,514 94,500 137,540 235,000 53,078 2,735,049 -3,509,021 4,574,233 2029 2030 ---250,884 504,368 178,946 185,640 -1,119,838 241,490 12,584 94,500 125,953 250,000 51,503 2,733,094 312,060 3,821,183 4,941,021 2030 2031 ---249,047 289,380 179,419 186,296 143,220 1,047,362 244,157 9,655 99,750 113,328 260,000 49,928 2,733,519 432,600 3,942,936 4,990,298 2031 2032 ----288,855 174,458 186,769 171,570 821,652 246,761 6,563 105,000 100,428 275,000 53,603 2,732,317 429,660 3,949,331 4,770,983 2032 2033 ----287,805 174,746 187,058 171,990 821,599 249,076 3,281 105,000 86,490 285,000 51,765 2,733,235 431,760 3,945,607 4,767,206 2033 2034 ----291,480 174,851 187,163 166,950 820,444 246,073 --73,520 265,000 49,928 2,735,589 433,440 3,803,550 4,623,994 2034 2035 ----289,118 174,773 187,084 172,410 823,385 247,858 --62,890 275,000 53,340 2,734,376 434,700 3,808,164 4,631,549 2035 2036 ----44,730 179,760 186,821 172,200 583,511 254,814 --51,840 285,000 51,240 2,734,174 435,540 3,812,608 4,396,119 2036 2037 ----43,260 173,880 186,375 171,780 575,295 261,366 --40,620 300,000 49,560 2,735,194 430,710 3,817,450 4,392,745 2037 2038 ----47,040 -190,995 171,150 409,185 ---28,520 310,000 53,130 2,732,895 436,170 3,560,715 3,969,900 2038 2039 ----45,360 -184,748 170,310 400,418 -----51,240 2,731,960 435,750 3,218,950 3,619,368 2039 2040 ----43,680 --169,260 212,940 -----54,600 2,735,785 434,910 3,225,295 3,438,235 2040 2041 ---------------2,735,955 433,650 3,169,605 3,169,605 2041 2042 ---------------2,732,359 431,970 3,164,329 3,164,329 2042 2043 ---------------2,734,055 435,120 3,169,175 3,169,175 2043 2044 ---------------2,732,087 437,640 3,169,727 3,169,727 2044 2045 ---------------2,734,892 434,280 3,169,172 3,169,172 2045 2046 ---------------2,733,498 435,750 3,169,248 3,169,248 2046 2047 ---------------2,732,886 436,590 3,169,476 3,169,476 2047 2048 ---------------2,732,011 436,800 3,168,811 3,168,811 2048 2049 ---------------2,735,719 425,880 3,161,599 3,161,599 2049 2050 ---------------2,734,172 -2,734,172 2,734,172 2050 2051 ---------------2,732,501 -2,732,501 2,732,501 2051 2052 ---------------2,733,732 -2,733,732 2,733,732 2052 2053 ------------2,733,094 -2,733,094 2,733,094 2053 2054 ------------2,735,644 -2,735,644 2,735,644 2054 2055 ------------2,735,527 -2,735,527 2,735,527 Total 37,485 239,454 517,860 1,752,461 4,209,872 1,792,298 1,896,144 1,680,840 12,126,414 3,165,025 135,953 845,250 1,478,650 3,575,000 780,308 76,551,321 8,554,980 95,086,486 107,212,900 Notes: 1/ The tax levy amounts above include the 5% over levy (for delinquent property taxes). 2/ The 2018A Bonds include tax abatement levy. 3/ Special assessment revenue estimated for deposit to the debt service fund for the Series 2016A Bonds has not and is not projected to be sufficient to cover debt service. The City plans to transfer cash from the Water and Sewer Fund to the Debt Service Fund for Series 2016A to pay debt service in lieu of a tax levy. City of Corcoran Property Tax Levy Planned for Debt Service Tax Levy for Equipment Certificates Tax Levy for Facilities, Parks, and Street Improvements (Includes Tax Abatement) 489 Northland Securities, Inc.150 South Fifth Street , Suite 3300Minneapolis, MN 55402 Toll Free 1-800-851-2920 Main 612-851-5900www.northlandsecurities.comMember FINRA and SIPC | Registered with SEC and MSRB 490 STAFF REPORT Agenda Item: 6y. Council Meeting: September 26, 2024 Prepared By: Jay Tobin Topic: Long-Term Financial Management Plan Action Required: Approval Summary The Long-Term Financial Management Plan was first prepared in 2012 and is updated annually, the 2024 update is attached. Tammy Omdal from Northland Securities will present the updated plan and answer questions at the beginning of the Council meeting. The City’s outstanding general obligation bonds are rated as ‘Aa3’ by Moody’s Investors Service. The positive credit strengths for the City include strong financial operations resulting in growing reserves. In 2025, the City anticipates issuance of bonds to finance certain capital improvements to include: • G.O. Equipment Certificates, $2,575,000 to finance equipment and vehicle acquisition payable over 10-year term from tax levy. • G.O. CIP Bonds, $835,000 for new municipal cold storage building payable over 15-year term from tax levy. The final sizing, structuring, and interest rates for bonds will depend on project specifics and market conditions at time of issuance. The amounts shown in the Plan are preliminary and for planning purposes only. The bond issuance sizes include capital acquisition and construction costs, cost of issuance of bonds, and capitalized interest funds, if applicable. The debt service for the new bonds is based on the terms stated above and a estimated average ranging from 3.50% to 4.25% interest rate on the bonds depending on planned term of the bonds. Financial/Budget The City annually budgets for financial planning, and the documents are for planning purposes only. True impacts will be determined through the future decisions of City Council. Options 1. Adopt the Long-Term Financial Management Plan as presented. 2. Amend the Long-Term Financial Management Plan. 3. Send back to staff to further review. Recommendation Adopt the Five-Year Financial Management Plan as presented. Council Action Consider and respond to Long-Term Financial Management Plan as presented. Attachments 1. Long-Term Financial Management Plan 491 2024 Long-Term Financial Management Plan Draft for Presentation to City Council September 26, 2024 Northland Securities, Inc. 150 South Fifth Street, Suite 3300 Minneapolis, MN 55402 (800) 851-2920 Member FINRA and SIPC Registered with SEC and MSRB Attachment: 6y1. 492 i CONTENTS Letter of Transmittal Introduction and Summary 1Introduction and Summary ............................................................................................................1Revenue Sufficiency ...........................................................................................................................1Rate Calculations ................................................................................................................................3City Tax Rate .................................................................................................................................3Figure 1. - City Tax Levy and Tax Rate ................................................................................3Utility Rates ..................................................................................................................................4Study Approach ..................................................................................................................................4Organization of the Plan .................................................................................................................4TABLE 1 - Property Tax Levy and Tax Rate ................................................................................6TABLE 2 - Projected City Taxes Payable for Example Properties ......................................7CHART 1 - Annual Change in Property Tax Levy and Rate .................................................8CHART 2 - City Tax Capacity (Tax Base) ......................................................................................8CHART 3 - Fund Balance ..................................................................................................................9CHART 4 - Cash Balances ................................................................................................................9CHART 5 - Water Fund Cash Balances ....................................................................................10CHART 6 - Sewer Fund Cash Balances ....................................................................................10CHART 7 - CIP Use of Funds .......................................................................................................11CHART 8 - CIP Source of Funds .................................................................................................11 Background 12Summary .............................................................................................................................................12TABLE 3 - Customer Units and Water Volume Sold ...........................................................13CHART 9 - New Construction and Connection to Municipal Utilities .........................15CHART 10 - Acres of Land Platted ............................................................................................15 Capital Improvement Plan and Debt 16Overview of Plan ..............................................................................................................................16Equipment and Vehicles .......................................................................................................16Water Improvements .............................................................................................................16Sewer Improvements .............................................................................................................16Street Improvements .............................................................................................................16Facility and Parks .....................................................................................................................16Bond Issuance ...................................................................................................................................17TABLE 4 -Capital Improvement Plan ........................................................................................18 Contents 493 ii Contents TABLE 5 - Debt Service ..................................................................................................................21TABLE 6 - Bonds Outstanding ....................................................................................................22CHART 11 - CIP Use of Funds .....................................................................................................23CHART 12 - CIP Source of Funds ...............................................................................................23CHART 13 - Annual Debt Service ..............................................................................................24CHART 14 - Bonds Outstanding ................................................................................................24CHART 15 - Debt Outstanding by Type ..................................................................................25CHART 16 - Bonds Outstanding Existing and New ............................................................25 Financial Plans 26Background ........................................................................................................................................26Summary of Key Factors and Assumptions ...........................................................................26Total Governmental Funds Combined ....................................................................................28CHART 17 - Total Sources and Uses of Funds ................................................................29CHART 18 - Cash Balance and Fund Balance .................................................................29TABLE 7 - Finance Plan ............................................................................................................30General Fund Financial Plan ........................................................................................................31Figure 2 - Tax Levy Revenue ..................................................................................................31CHART 19 - Cash Balance and Fund Balance .................................................................33CHART 20 - Source and Use of Funds ...............................................................................33CHART 21 - % Change in Source and Use of Funds ....................................................33CHART 22 - Use of Funds by purpose ..............................................................................33TABLE 8 - Finance Plan ............................................................................................................34Debt Service Funds Financial Plan ............................................................................................35CHART 23 - Cash Balance and Fund Balance .................................................................36CHART 24 - Source and Use of Funds ...............................................................................36CHART 25 - % Change in Source and Use of Funds ....................................................36CHART 26 - Use of Funds by purpose ..............................................................................36TABLE 9 - Finance Plan ............................................................................................................37Special Revenue Funds Financial Plan .....................................................................................38TABLE 10 - Finance Plan .........................................................................................................39Capital Projects Funds Financial Plan ......................................................................................40TABLE 11 - Finance Plan .........................................................................................................41Park Capital Fund ............................................................................................................................42TABLE 12 - Finance Plan .........................................................................................................43Capital Equipment Fund Financial Plan ..................................................................................44TABLE 13 - Finance Plan .........................................................................................................45Capital Facilities Fund ....................................................................................................................46TABLE 14 - Finance Plan .........................................................................................................47 494 iii Water Fund Financial Plan ............................................................................................................48CHART 27 - Cash Balance by Purpose ..............................................................................50CHART 28 - Ending Unrestricted Net Assets ..................................................................50CHART 29 - Revenue and Expense .....................................................................................50CHART 30 - Customers and Volume ..................................................................................50TABLE 15 - Finance Plan .........................................................................................................51TABLE 16 - Projected Water Revenues ..............................................................................53TABLE 17 - Cash Balances ......................................................................................................56Sewer Fund Financial Plan ...........................................................................................................57CHART 31 - Cash Balance by Purpose ..............................................................................59CHART 32 - Ending Unrestricted Net Assets ..................................................................59CHART 33 - Revenue and Expense .....................................................................................59CHART 34 - Customers and Volume ..................................................................................59TABLE 18 - Finance Plan .........................................................................................................60TABLE 19 - Projected Water Revenues ..............................................................................62TABLE 20 - Cash Balances ......................................................................................................64Storm Water Fund Financial Plan ..............................................................................................65TABLE 21 - Finance Plan .........................................................................................................66 Appendices 67Appendix A - Utility Rate Schedule ..........................................................................................67Appendix B - Property Tax Levy Planned for Debt Service..............................................70 495 iv September 26, 2024 Jay Tobin City Administrator City of Corcoran, MN 8200 Co. Rd. 116 Corcoran, MN 55340 RE: City of Corcoran Long-Term Financial Management Plan Dear Jay: Northland is pleased to present the City of Corcoran with the 2024 Long-Term Financial Management Plan (the “Plan”). The Plan is intended to help inform decisions on property tax and enterprise fee policy decisions, among other financial plans. The Plan provides information to inform decisions both in the near term, and long-term, as near-term decisions often have long-term implications. The Plan was developed working closely with city staff. Northland appreciates the opportunity to provide service to the City. Sincerely, NORTHLAND SECURITIES, INC. Tammy Omdal Managing Director 150 South Fifth Street, Suite 3300, Minneapolis, MN 55402 Main: (612) 851-5900 / Direct: (612) 851-4964 / Email: tomdal@northlandsecurities.com / jgreen@northlandsecurities.com Member FINRA and SIPC | Registered with SEC and MSRB 496 1 Introduction and SummaryINTRODUCTION AND SUMMARY The Financial Management Plan (the “Plan”) offers a guide for the on-going financial management of the City of Corcoran (the “City”). The Plan was first prepared in year 2012 and has been updated annually. The Plan contains proposed strategies and identification of key factors and objectives to monitor with respect to future financial performance. Information is included on estimated future property tax levies and municipal fees and charges necessary to fund planned city services, capital improvement plans, and debt service. The objectives of the study for the Plan are as follows: • Revenue Sufficiency - Develop and populate a forecasting model that will determine the level of revenue needed to satisfy general government and utility enterprises operations, capital improvements, and debt service while maintaining adequate reserves for future service and capital needs. • Rate Calculations - Model projected tax capacity tax rates for the City and proposed municipal utility rates and structure for billing water and sewer services (the “Utilities”) to meet revenue sufficiency objectives. The Plan includes anticipated capital improvements for years 2024-2033 (the “CIP”). Estimates were prepared by the City as to cost and timing of projects. While the specific timing of future improvements can be uncertain, awareness of the funding demands for projects is important when considering tax levies, rates for fees and charges, and reserves for future capital. Future development will provide increased revenue from charge for services and tax revenue. This includes increased revenue to the Utilities, with revenue from both development fees and usage fees. Development provides increased tax capacity and potential for increase in property tax revenue to pay for services. The rate of future development and addition of taxpayers and customers of the Utilities has been and continues to be a significant variable for the Plan. The City should continue to monitor actual development that occurs against the anticipated rate of development assumed in the Plan. The rate of development will impact the projected revenues and timing of collection included in the Plan. Information on the projected housing units to be added is included later in the Plan. Revenue Sufficiency The Study evaluated the sufficiency of revenues to meet current and projected financial requirements over future years for the various accounting “Funds” the City maintains. The Plan determines the tax levies and rates necessary in each year of the projection period to provide revenue sufficiency. Governmental Funds The City has an adopted policy to maintain a minimum balance in the General Fund equivalent to 35% of annual expenditures. The City evaluates ending fund balances at year-end and makes decisions on the level of funds that is needed and appropriate, which may be greater than the minimum of 35%. The Plan provides for the General Fund fund balance to be at the minimum 35% level. The City desires to manage its budget so that growth in net tax capacity from new development will 497 2 Introduction and Summary provide revenue sufficiency for the City to maintain an approximate constant tax rate. Achieving a constant city tax rate (equal to the net tax capacity rate for tax year 2024) may be challenging for the City given the demands for expanded municipal services to support the growth that is rapidly occurring within the City. Enterprise Funds For purposes of the Plan, the revenue objective for the Water Fund and the Sewer Fund focused on providing revenue sufficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and other reserve purposes Funding Depreciation for the Utilities The funding of depreciation, or setting aside of funds to replace depreciated infrastructure, is an important element for establishment of sufficient rates for the Utilities. The Study focused on the City’s asset management practices to maintain and expand infrastructure at future estimated costs. Rather than focus on “funding depreciation” we find it is better to gain a strong understanding of the expected future costs and, maybe more importantly, their timing, and plan for replacement of infrastructure and facilities. Using a planned schedule for capital improvements and the incorporation of those plans into the Study does that. Capital improvement plans combined with financial management targets are critical elements that allow for the setting of rates that meet City goals. Financial management targets begin with criteria for evaluating overall financial condition. For instance, do projections show sufficient revenues to cover planned operating and capital improvement expenses? The Utilities must do better than break even, but by how much? The Plan helps to answer these questions by allocating the projected year-end cash balance to defined purposes. The defined purposes include planned capital acquisition and reserves for future capital. The Plan provides a second criteria to evaluate revenue sufficiency for the Utilities. The Plan sets a target (a floor) to maintain an unrestricted net position in the Utility Funds no lower than 50% of the subsequent year’s estimated expenditures. The majority of revenue for municipal utility operations comes from user charges, maintaining an unrestricted net position that is equal to at least 50% of expenditures will help to ensure that sufficient resources are available to fund basic functions between receipts of user charges. The target (or floor) for ending unrestricted net position is meant to be an equivalent of the target for an unrestricted fund balance for the General Fund. Equity is reported as a fund balance in the General Fund and as a net asset within the Water Fund and the Sewer Fund. Fund balance and net assets are the difference between fund assets and liabilities reflected on the balance sheet or statement of net assets. 498 3 Introduction and SummaryRate Calculations The Study focused on preparing projections for future annual tax capacity rates for the City, and reviewing the rates for the fees and charges of the Utilities. The Study did not include a review and analysis of other fees and charges, only the fees for the Utilities. City Tax Rate Future tax levy increases are projected to be necessary to fund planned expenditures and to maintain adequate cash balances across all City funds. The increase in the City’s tax rate is estimated based on assumptions in the Plan for changes to the City’s tax capacity from growth in the taxable market value of property within the City. The projected City tax levy by year is shown in Figure 1 along with the corresponding estimated City tax rate and respective annual percent changes. Tax Collection Year City Tax Levy Before Adjustments to Achieve Constant Tax Rate Adjustments Needed to Plan to Achieve Constant Tax Rate Adjusted City Tax Levy % Change City Tax Levy City Tax Capacity % Change City Tax Capacity City Tax Rate 2023 7,158,323 - 7,158,323 25.6% 16,251,741 29.8% 0.42122 2024 8,374,256 - 8,374,256 17.0% 18,898,299 16.3% 0.42408 2025 10,106,258 (1,005,145) 9,101,112 8.7% 20,612,248 9.1% 0.42408 2026 11,354,285 (1,328,961) 10,025,324 10.2% 22,567,373 9.5% 0.42830 2027 12,483,000 (1,912,718) 10,570,282 5.4% 23,824,917 5.6% 0.42856 2028 15,512,988 (4,223,471) 11,289,517 6.8% 25,245,382 6.0% 0.43294 2029 15,749,034 (3,430,708) 12,318,326 9.1% 27,648,567 9.5% 0.43252 2030 16,042,915 (2,693,862) 13,349,053 8.4% 29,932,909 8.3% 0.43395 Figure 1. Snapshot of City Tax Levy, Tax Capacity, and Tax Rate as Included in the Plan The key assumptions for the Plan that impact the estimated City tax levy before adjustments to achieve constant tax rate include the following: • Taxable market value within the City, for purpose of the Plan, is projected to increase by approximately 3.0% annually. Based on recent years this is a conservative estimate. Because the Plan is focused on the long-term, the assumption is meant to be conservative. • Fiscal disparities contribution and corresponding distribution of tax revenue are estimated to remain constant (at Pay 2024 amounts) over the planning period. The actual impact of the metro-wide fiscal disparities program varies from year to year. • City will increase the tax levy to support additional planned spending in the General Fund related to growth of the community. Details on the specific items, which includes staff positions, are included in the Finance Plan section for the General Fund. • General fund non-tax revenue is estimated to increase by 2.0% and current expenditures by 3.0%. There are no assumed major changes to non-tax revenue. Based on more recent economic conditions, the 3.0% assumption for expenditures may be low but the focus of the Plan is long-term. • City estimates it will average approximately 330 new housing units annually between 2024-2033. The Plan assumes more rapid growth over the near term. For purposes of estimating market value of property, the average new home is estimated at $500,000 with valuation inflated 3.0% annually. • The Plan assumes an increase in taxable market value from construction of new commercial 499 4 Introduction and Summary property in the City at approximately $1.0 million per year. This is intended to be a conservative assumption for planning purposes. • The construction of new multi-family housing units in southeast Corcoran is included at 204 units in 2023, 204 units in 2027, and 231 units in 2028 with estimated taxable market value of approximately $175 million to be added between 2026-2031. • For planning purposes, it is assumed the City will issue bonds to finance a new municipal campus/ building in 2026 and 2027 with a preliminary estimated $3.0 million for land acquisition in 2026 and $50 million construction cost in 2027. The Plan anticipates that debt service will be paid from taxes (80%), water revenues (10%) and sewer revenues (10%). The increase to the City’s tax levy beginning in year 2028 is estimated at approximately $3.0 million for payment of debt service for the project. Utility Rates The City currently has a two-part rate structure for charging fees for water and sewer services, comprised of both fixed and variable charges. This structure recovers a portion of system costs in a fixed charge, recognizing that the Utilities have certain fixed costs and customer service costs that are incurred year- round. These fixed costs are incurred regardless of the level of water usage. It is projected that approximately 45% of the Water Fund expenses, including depreciation, are fixed and for the Sewer Fund it is estimated at 30%. The percentages vary somewhat from year to year. Fixed expenses as a percent of total expenses is projected to decrease somewhat over time as the number of customers increase and volume of water usage grows. For usage or metered volume-based rates, based on the results of the study, there are no recommended changes in the structure. As the number of customers increases potential changes to the structure may be needed. The Plan anticipates the City adopts planned increases to rates for water and sewer services as proposed in the Plan. This includes increasing the water and sewer services fees. Appendix A includes the proposed utility rates by year as assumed for the Plan. Study Approach The following steps were taken as part of the study for the Plan: • City provided historical financial data along with current budget plans and capital improvement plans. • City provided the assumptions for future residential units to be constructed and connected to the Utilities. • Information provided by the City was organized, analyzed, and used to support the development of the Plan. The prior year data included in the Plan is reconciled with the City’s audited financial statements for year 2022 and 2023. Organization of Plan The Plan is organized into five sections: 1. Introduction and Summary provides information on revenue sufficiency and rate calculations. 2. Background provides historical and statistical context for the Utilities. 500 5 Introduction and Summary 3. CIP and Debt provides information on plans for equipment, facilities, and maintaining and expanding the water and sewer systems. This includes estimates on project costs, timing, and sources of funds. Information on outstanding debt obligation and debt service is included. 4. Financial Plans provides the financial plans (pro forma) for the City funds. The financial plans include historical, current, and projected sources and uses of funds and estimated ending cash balances. Financial plans take into account capital improvement plans, both existing and planned debt issuance, and proposed rates. 5. Appendices provide additional data and graphics. 501 6 Introduction and SummaryTABLE 1 2023 2024 2025 2026 2027 2028 2029 2030 Property Tax Levy by Payable Year General Fund 6,354,020 7,187,648 8,921,330 9,808,223 10,721,408 10,824,152 11,032,608 11,286,799 Equipment Fund - - - - - - - - Facilities Fund - - - - - - - - Debt Service - Equipment 470,544 474,587 472,906 754,438 792,960 904,116 922,752 956,380 Debt Service - Facilities and Parks 333,759 712,021 712,022 791,625 968,633 3,784,720 3,793,674 3,799,737 Total Property Tax Levy before Adjustments 7,158,323 8,374,256 10,106,258 11,354,285 12,483,000 15,512,988 15,749,034 16,042,915 Adjustment needed to Plan to achieve constant rate (1,005,145) (1,424,038) (2,019,450) (4,447,043) (3,663,939) (2,989,070) Total Property Tax Levy with Adjustments 7,158,323 8,374,256 9,101,112 9,930,247 10,463,550 11,065,945 12,085,095 13,053,845 Less Fiscal Disparities Distribution 312,812 359,809 359,809 359,809 359,809 359,809 359,809 359,809 Net Spread Levy 6,845,511 8,014,447 8,741,303 9,570,438 10,103,741 10,706,136 11,725,286 12,694,036 Tax Capacity (TC) Gross Tax Capacity (TC) Real Property 16,264,902 19,067,434 20,781,383 22,736,508 23,994,052 25,414,517 27,817,702 30,102,044 Gross Tax Capacity (TC) Personal Property 579,151 589,036 589,036 589,036 589,036 589,036 589,036 589,036 Total Gross TC 16,844,053 19,656,470 21,370,419 23,325,544 24,583,088 26,003,553 28,406,738 30,691,080 Less Tran Line TC 2,457 2,765 2,765 2,765 2,765 2,765 2,765 2,765 Less Fiscal Disparities TC 589,855 755,406 755,406 755,406 755,406 755,406 755,406 755,406 Less Tax Increment Financing TC - - - - - - - - Net Tax Capacity 16,251,741 18,898,299 20,612,248 22,567,373 23,824,917 25,245,382 27,648,567 29,932,909 City Tax Rate 42.122% 42.408% 42.408% 42.408% 42.408% 42.408% 42.408% 42.408% Total Property Tax Levy Annual % Change 25.6% 17.0%8.7%9.1%5.4%5.8%9.2%8.0% Net Tax Capacity Annual % Change 29.8% 16.3%9.1%9.5%5.6%6.0%9.5%8.3% City Tax Rate Annual % Change -2.5%0.7%0.0%0.0%0.0%0.0%0.0%0.0% City Tax Rate Annual % Change without Adjustments -2.5%0.7%11.5%14.9%20.0%41.5%31.2%23.5% Certified Projected City of Corcoran Summary of Property Tax Levy, Tax Capacity, and Tax Rate Note: Projected 2025 Gross Tax Capacity (TC) for Real Property Property is from Hennepin County report dated July 1, 2024. Pay 2025 Fiscal Disparities Distribution and Contribution amounts are placeholder amounts and are subject to change pending the City's receipt of information from Hennepin County. Amounts for 2026-2030 are estimated amounts for planning purposes only, actual amounts will vary. 502 7 Introduction and SummaryTABLE 2 City of Corcoran Projected City Taxes Payable for Example Properties 2025 2026 2027 2028 2029 3.00% 3.00% 3.00% 3.00% 3.00% Residential Example 1 300,000 309,000 318,270 327,818 337,653 347,782 Residential Example 2 500,000 515,000 530,450 546,364 562,754 579,637 Residential Example 3 700,000 721,000 742,630 764,909 787,856 811,492 Residential Example 4 1,000,000 1,030,000 1,060,900 1,092,727 1,125,509 1,159,274 Commercial Example 1 1,000,000 1,030,000 1,060,900 1,092,727 1,125,509 1,159,274 Commercial Example 2 2,000,000 2,060,000 2,121,800 2,185,454 2,251,018 2,318,548 Commercial Example 3 3,000,000 3,090,000 3,182,700 3,278,181 3,376,526 3,477,822 Commercial Example 4 4,000,000 4,120,000 4,243,600 4,370,908 4,502,035 4,637,096 Residential Example 1 1,252 1,262 1,313 1,357 1,403 1,450 Residential Example 2 2,160 2,185 2,282 2,366 2,453 2,543 Residential Example 3 3,239 3,270 3,407 3,525 3,646 3,772 Residential Example 4 4,859 4,897 5,094 5,262 5,436 5,615 Commercial Example 1 8,638 8,677 8,998 9,268 9,546 9,833 Commercial Example 2 17,277 17,354 17,996 18,536 19,092 19,665 Commercial Example 3 25,915 26,031 26,995 27,804 28,639 29,498 Commercial Example 4 34,553 34,708 35,993 37,073 38,185 39,330 Residential Example 1 10 51 44 45 47 Residential Example 2 25 97 84 87 89 Residential Example 3 30 137 118 122 125 Residential Example 4 38 197 169 174 179 Commercial Example 1 39 321 270 278 286 Commercial Example 2 77 642 540 556 573 Commercial Example 3 116 963 810 834 859 Commercial Example 4 155 1,284 1,080 1,112 1,146 Note: City Tax Payable is estimated for 2025-2029 assuming City's tax rate remains constant at Pay 2024 rate. Annual Percent Change in Market Value of Example Properties: An n u a l C h a n g e i n T o t a l Ci t y T a x P a y a b l e $ Ci t y T a x P a y a b l e $ Va l u a t i o n $ 503 8 Introduction and Summary -5.0% 0.0% 5.0% 10.0% 15.0% 20.0% 25.0% 30.0% 35.0% 40.0% 45.0% 2022 2023 2024 2025 2026 2027 2028 An n u a l P e r c e n t C h a n g e CHART 1 Property Tax Levy Annual % Change Tax Rate Annual % Change before Adjustments Tax Rate Annual % Change with Adjustments City plans to strive to maintain a constant tax rate from year-to-yearTo achieve a constant tax rate will require the City to adjust its plans for staffing addition and capital improvements, among other adjustments $0 $5 $10 $15 $20 $25 $30 2025 2026 2027 2028 2029 Mi l l i o n s CHART 2 Tax Capacity from Property Constructed After Year 2022 Tax Capacity from Property Constructed Before Year 2022 Estimated City Tax Capacity is projected to increase driven by new construction and projected valuation increases for property Tax capacity is the valuation of property based on market value and class rates on which property taxes are determined 504 9 Introduction and Summary 25% 27% 29% 31% 33% 35% 37% 39% 41% 43% 45% 47% 49% 51% 53% 2022 2023 2024 2025 2026 2027 2028 2029 2030 Ge n e r a l F u n d - F u n d B a l a n c e a s % o f E x p e n d i t u r e s CHART 3 Ending Fund Balance for General Fund is projected to continue to meet City policy to maintain a minimum balance in the General Fund equivalent to 42% of next year's budgeted expenditures for the General Fund $0 $5 $10 $15 $20 $25 $30 $35 $40 2022 2023 2024 2025 2026 2027 2028 2029 2030 En d i n g C a s h B a l a n c e Mi l l i o n s CHART 4 Total Governmental Funds General Fund Enterprise Funds Ending Cash Balances are projected to be at levels sufficient to meet City objectives Changes in ending cash balances can be caused by timing of capital projects, debt service payments, receipt of funds, including bond proceeds, among other reasons. 505 10 Introduction and Summary $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2024 2025 2026 2027 2028 2029 2030 En d i n g C a s h B a l a n c e Mi l l i o n s CHART 5Water Fund Minimum Cash for operating cash flow, following year debt service, pay-go capital Projected Cash Position with Future Rate Adjustments Water Fund ending cash balance is projected to decrease over time with use of cash generated from development to pay for debt service on capital improvements $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 En d i n g C a s h B a l a n c e Mi l l i o n s CHART 6 Sewer Fund Minimum Cash for operating cash flow, following year debt service, pay-go capital Projected Cash Position with Future Rate Adjustments Sewer Fund ending cash balance is projected to increase from collecton of development related revenue which will be spent on future improvement projects The Plan includes use of $5.0 million of cash (pay-go) in year 2027 to fund 50% of the estimated cost for NE to SE Trunk Sewer Line The increase in the Water Fund and Sewer Fund Year- End Cash Balance is planned. The difference between Projected Cash Position and Minimum Cash Position represents the net amount of cash projected to be available as reserves for future capital improvements. The City collects development fees at time of platting and building permit, use of the funds collected occurs over time to pay for financing of projects. Connection and availability charges from development will pay for future capital improvements to support development both programmed and not yet programmed in the CIP. 506 11 Introduction and Summary 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2025 2026 2027 2028 2029 2030 Cu m u l a t i v e % I n c r e a s e f r o m Y e a r 2 0 2 4 CHART 7Projected Future Tax Levy Increases Compared to Projected Increase in Net Tax Capacity Cumulative Increase inNet Tax Capacity from2024 Cumulative Increase inTax Levy from 2024(Before Adjustments) Cumulative increase in Tax Levy is projected to be greater than the cumulative increase in Net Tax Capacity. To achieve a constant tax rate the City will need to adjust its plans to support a lower tax levy than what is projected based on spending plans, including for capital improvements. $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 $18.0 2024 2025 2026 2027 2028 2029 2030 To t a l A n n u a l T a x L e v y Mi l l i o n s CHART 8Tax Levy by Purpose General Fund Tax Levy Equipment Fund Tax Levy Debt Service Tax Levy Tax Levy for Debt Service is projected to increase with planned issuance of new debt for projects 507 12 Background BACKGROUND The City of Corcoran is located on the western edge of the Twin Cities Metropolitan area in Hennepin County. The 2023 population was estimated at 6,428 (Official Statement, G.O. Bonds Series 2023A). Population will continue to increase due to development of residential property within the City. The land area for the City encompasses just under 36 square miles and includes area for future residential development. Commercial and industrial development in the City is expected to continue to expand due to access to municipal water and sewer services and the expansion of transportation corridors. In 2012 the City successfully financed and implemented a major improvement project to first bring and then expand municipal water and sewer services to the City. The project provided for connection to the metropolitan disposal system. The City forecasts continued development of both residential and commercial property. The City’s development plan for its downtown area provides an opportunity for additional economic development. In recent years the City completed construction of street improvements and utility infrastructure in the downtown area. The table that follows provides the estimated number of housing units along with municipal utility connectionsunits for commercial property in the downtown area the City projects to be added over the next twenty-years. The assumptions on units is an important input to the Plan and is updated on annual basis by the City. The City is in the process of planning for water service to serve the northeast area of the City. The access to water purchased from Maple Grove is limited. The City is undertaking investments in a city owned water treatment plant and water tower. 508 13 Background Table 3 Page 1 of 2 City of Corcoran Growth Projections 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 ACRES PLATTED Residential SE District 93.56 85.21 55.61 40.00 40.00 40.00 40.00 40.00 40.00 40.00 40.00 Residential NE District - 36.42 50.92 45.65 46.96 50.01 44.25 40.00 40.00 40.00 18.46 Total Acres Platted 93.56 121.63 106.53 85.65 86.96 90.01 84.25 80.00 80.00 80.00 58.46 UNITS PERMITTED Residential SE District 172 165 177 242 129 165 170 160 125 125 125 Residential NE District 76 60 69 165 124 121 101 99 114 99 99 Greater Corcoran 6 5 5 5 5 5 5 5 5 5 5 Total Residential Single Family 254 230 251 412 258 291 276 264 244 229 229 Commercial SE District 1 1 1 1 1 1 1 1 1 1 Residential Multi-Family 204 - - - 204 231 - 158 - - - Total Units Permitted 458 231 252 413 463 523 277 423 245 230 230 UTILITY CUSTOMER UNITS Estimated Customer Units Added by Year Residential SE District 136 172 165 177 242 129 165 170 160 125 125 Residential NE District 71 76 60 69 165 124 121 101 99 114 99 Greater Corcoran 2 6 5 5 5 5 5 5 5 5 5 Total Residential Single Family 209 254 230 251 412 258 291 276 264 244 229 Commercial SE District 1 0 1 1 1 1 1 1 1 1 1 Residential Multi-Family 0 204 0 0 0 204 231 0 158 0 0 Total 210 458 231 252 413 463 523 277 423 245 230 Estimated Total Customer Units (Average Annual) Residential SE District (includes adjustments)819 955 1,127 1,292 1,469 1,711 1,840 2,005 2,175 2,335 2,460 Residential NE District 409 480 556 616 685 850 974 1,095 1,196 1,295 1,409 Greater Corcoran 13 15 21 26 31 36 41 46 51 56 61 Total Residential Single Family 1,241 1,450 1,704 1,934 2,185 2,597 2,855 3,146 3,422 3,686 3,930 Commercial SE District 40 41 41 42 43 44 45 46 47 48 49 Residential Multi-Family 0 0 204 204 204 204 408 639 639 797 797 Total 1,281 1,491 1,949 2,180 2,432 2,845 3,308 3,831 4,108 4,531 4,776 509 14 Background Table 3 Page 2 of 2 City of Corcoran Growth Projections 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 CUSTOMER WATER VOLUMES Residential average gallons per year per REU 85 85 85 85 85 85 85 85 85 85 85 Multi-Family average gallons per year per REU 75 75 75 75 75 75 75 75 75 75 75 Commercial average gallons per year per REU 38 38 38 38 38 38 38 38 38 38 38 Total Purchased Water Volume (1,000 Gal) Residential SE District 69,615 81,175 95,795 109,820 124,865 145,435 156,400 170,425 184,875 198,475 209,100 Residential NE District 34,765 40,800 Greater Corcoran 1,105 1,275 1,785 2,210 2,635 3,060 3,485 3,910 4,335 4,760 5,185 Total Residential Single Family 105,485 123,250 97,580 112,030 127,500 148,495 159,885 174,335 189,210 203,235 214,285 Commercial SE District 1,520 1,558 1,558 1,596 1,634 1,672 1,710 1,748 1,786 1,824 1,862 Residential Multi-Family - - 15,300 15,300 15,300 15,300 30,600 47,925 47,925 59,775 59,775 Municipal Water Usage (10% of total)10,701 12,481 11,444 12,893 14,443 16,547 19,220 22,401 23,892 26,483 27,592 Total Purchased Water Volume (1,000 Gal)117,706 137,289 125,882 141,819 158,877 182,014 211,415 246,409 262,813 291,317 303,514 Total City Water Produced Volume (1,000 Gal) Residential SE District - - - - - - - - - - - Residential NE District - - 47,260 52,360 58,225 72,250 82,790 93,075 101,660 110,075 119,765 Greater Corcoran - - - - - - - - - - - Total Residential Single Family - - 47,260 52,360 58,225 72,250 82,790 93,075 101,660 110,075 119,765 Commercial SE District - - - - - - - - - - - Residential Multi-Family - - - - - - - - - - - Municipal Water Usage (15% of total)- - - - - - - - - - - Total City Water Produced Volume (1,000 Gal)- - 47,260 52,360 58,225 72,250 82,790 93,075 101,660 110,075 119,765 Residential SE District 69,615 81,175 95,795 109,820 124,865 145,435 156,400 170,425 184,875 198,475 209,100 Residential NE District 34,765 40,800 47,260 52,360 58,225 72,250 82,790 93,075 101,660 110,075 119,765 Greater Corcoran 1,105 1,275 1,785 2,210 2,635 3,060 3,485 3,910 4,335 4,760 5,185 Subtotal Residential 105,485 123,250 144,840 164,390 185,725 220,745 242,675 267,410 290,870 313,310 334,050 Commercial SE District 1,520 1,558 1,558 1,596 1,634 1,672 1,710 1,748 1,786 1,824 1,862 Residential Multi-Family - - 15,300 15,300 15,300 15,300 30,600 47,925 47,925 59,775 59,775 Total Water Volume Billed (1,000 Gal)107,005 124,808 161,698 181,286 202,659 237,717 274,985 317,083 340,581 374,909 395,687 Average Estimated Annual Volume Per Customer Total Water Billed to Customers (1,000 Gal) 510 15 Background 0 100 200 300 400 500 600 2023 2024 2025 2026 2027 2028 2029 2030 Re s i d e n t i a l E q u i v a l e n t U n i t s Residential Commercial (Other)Multi-Family Projections for future growth from residential and commercial development drive the revenue assumptions in the Plan. REU as included here are equal to the projected permitted units for the year. CHART 9 0 20 40 60 80 100 120 140 2023 2024 2025 2026 2027 2028 2029 2030 Ac r e s o f L a n d P l a t t e d Projection for future acres of land platted for development impacts the revenue assumptions in the Plan CHART 10 511 16 CIP and DebtCAPITAL IMPROVEMENT PLAN (CIP) AND DEBT The City annually reviews its plans for capital acquisition and improvements and updates its multi- year plan. The CIP in the Plan provides details on costs by year and proposed funding sources. The debt service study, included in the Plan, provides information on current debt service and estimated future debt. The CIP provides an important input into preparing the financial plans for the individual City funds. Equipment and Vehicles Over the next five years the City anticipates spending an average of approximately $0.55 million per year on equipment and vehicles. The Plan includes anticipated bonding every other year (2025, 2027, and 2029) for equipment and vehicles. Water Improvements Construction of well and treatment facilities are anticipated in future years in the estimated amount of $25,250,000 between years 2025-2032. The City plans to use $11,500,000 from federal and state funds, along with bond proceeds and revenue (cash) from the Water Fund to pay for these improvements. The Plan anticipates the southeast area of the City will continue to be served under terms of an agreement with Maple Grove for purchase of municipal water until demand passes capacity. Improvements in southeast Corcoran will need to be undertaken at some point in the future. The CIP does not include water improvement projects that are anticipated to be constructed and financed by private development and contributed to the City. These projects will be paid entirely by private funds with infrastructure then contributed to the City. Sewer Improvements The Plan includes planned construction of a northeast- southeast trunk line in year 2027 in the estimated amount of $10,000,000. The plans includes $5,000,000 from bond proceeds and the balance from cash in the Sewer Fund to finance the improvement. Street Improvements There are currently no street improvements included in the Plan. Improvement to Gravel Roads The City has discussed a need to establish a plan to begin paving gravel roads. A dedicated revenue source is likely needed for this to take place and should be discussed and included in future Plans. Facility and Parks A future municipal campus/building or expansion of the existing building is planned for approximately $50 million in year 2027; this is a “placeholder” for both the estimated amount and the year of construction. The Plan includes $3.0 million, financed from bond proceeds, in 2026 for acquisition of land for the municipal campus/building. The Plan anticipates that the debt on the municipal building will be paid 80% from tax levy and 20% from water and sewer revenues. The annual debt service 512 17 CIP and Debtexpense is included in the Debt Service Fund, including the transfers in of revenues from the Water Fund and Sewer Fund. The annual debt service levy on the bonds to finance the land and construction of the municipal campus/building is estimated at approximately $3.0 million annually. Future Park Improvements The City is planning for various park improvements including City Park as well as other park planning as outlined in the 2040 Comprehensive Plan. These improvements will be paid with park dedication funds. The Plan does not include bonding for park improvements. Bond Issuance The City’s outstanding general obligation bonds are rated as ‘Aa3’ by Moody’s Investors Service. The positive credit strengths for the City include strong financial operations resulting in growing reserves. The City anticipates the issuance of bonds to finance certain capital improvements. The tables and graphics that follows provide a summary of existing and future estimated debt service payments and funding sources, along with a summary of debt outstanding by year. The annual debt service on new bonds to be issued is included in the financial plans for the Debt Service Fund, Water Fund, and the Sewer Fund. The preliminary estimates for debt service are based on estimates for issuance of new general obligation (G.O.) bonds in the amounts and terms that follow. The amounts are inclusive of project costs plus cost of issuance of bonds, and any capitalized interest planned. • Year 2025, G.O. Equipment Certificates, $2,575,000 to finance equipment and vehicle acquisition payable over 10 year term from tax levy. • Year 2025, G.O. CIP Bonds, $835,000 for new municipal cold storage building payable over 15 year term from tax levy. • Year 2026, G.O. CIP Bonds, $3,045,000 for acquisition of land for a new municipal campus/ building payable over 25 year term from tax levy, plus support from the Water Fund and Sewer Fund to reduce the tax levy support by 20%. • Year 2027, G.O. CIP Bonds, $50,750,000 for new municipal campus/building payable over 25 year term from tax levy, plus support from the Water Fund and Sewer Fund to reduce the tax levy support by 20%. • Year 2027, G.O. Equipment Certificates, $1,765,000 to finance equipment and vehicles over 10 year term payable from tax levy. • Year 2029, G.O. Equipment Certificates, $1,230,000 to finance equipment and vehicles over 10 year term payable from tax levy. Bond Terms The final sizing, structuring, and interest rates will depend on project specifics and market conditions at time of issuance. The amounts shown in the Plan are preliminary and for planning purposes only. The bond issuance sizes include capital acquisition and construction costs, cost of issuance of bonds, and capitalized interest funds, if applicable. The debt service for the new bonds is based on the terms stated above and a estimated average ranging from 3.50% to 4.25% interest rate on the bonds depending on planned term of the bonds. 513 18 CIP and DebtTABLE 4 Page 1 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Use of Funds Public Safety 215,000 675,020 237,020 363,020 193,020 193,020 443,020 188,020 230,020 183,020 Public Works / Streets / Parks 345,000 1,068,000 147,000 315,000 710,000 38,000 500,000 242,000 345,000 342,000 Community Development - 54,500 26,500 66,500 67,250 2,250 1,500 Water/Sewer 65,000 315,000 Administration / Citywide Total 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 430,020 575,020 525,020 Source of Funds Bond proceeds 2,523,040 1,714,790 1,177,790 Sale of assets 40,000 Other Funds / Grants 26,000 350,000 Cash from fund / (Net Unspent Bond Proceeds)559,000 (760,520) 410,520 (970,270) 970,270 (944,520) 944,520 430,020 575,020 525,020 Total 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 430,020 575,020 525,020 Use of Funds NE Water Treatment Facility, Storage, and Infrastructure (Completion of Projects and use of Unspent Bond Proceeds from Series 2023A ) 15,041,312 NE Water Supply Improvements (Federal Funds)1,500,000 1,500,000 Well #2 750,000 Well #3 750,000 Well #4 750,000 Well #5 750,000 Well #6 750,000 SE Water Tower 250,000 3,500,000 3,500,000 SE Booster Station 500,000 500,000 SE Water Treatment Facility 250,000 6,000,000 6,000,000 Total 16,541,312 2,500,000 4,000,000 5,000,000 - 750,000 6,000,000 6,750,000 750,000 - Source of Funds Bond proceeds 750,000 6,000,000 6,750,000 Federal Funds 1,500,000 1,500,000 Other Funds / Grants 1,000,000 4,000,000 5,000,000 Cash from fund / (Net Unspent Bond Proceeds)15,041,312 - - - - - - - 750,000 - Total 16,541,312 2,500,000 4,000,000 5,000,000 - 750,000 6,000,000 6,750,000 750,000 - City of Corcoran Capital Improvement Plan Equipment and Vehicles Water Improvements 514 19 CIP and DebtTABLE 4 Page 2 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Capital Improvement Plan Use of Funds NE to SE Trunk Sewer 1,000,000 7,500,000 Total 1,000,000 - - 7,500,000 - - - - - - Source of Funds Bond proceeds 5,000,000 Cash from fund / Unspent Bond Proceeds 1,000,000 - - 2,500,000 - - - - - - Total 1,000,000 - - 7,500,000 - - - - - - Use of Funds Storm Water Infrastructure Total - - - - - - - - - - Source of Funds Bond proceeds Cash from fund / Unspent Bond Proceeds - - - - - - - - - - Total - - - - - - - - - - Use of Funds Street Improvements Total - - - - - - - - - - Source of Funds Bond proceeds Cash from fund / Unspent Bond Proceeds Total - - - - - - - - - - Use of Funds Park Improvements 827,500 6,210,000 1,168,027 700,000 200,000 Total 827,500 6,210,000 1,168,027 700,000 200,000 - - - - - Source of Funds Bond proceeds Federal Funds 500,000 Other Funds / Grants 1,200,000 600,000 Cash from fund / Unspent Bond Proceeds 827,500 4,510,000 568,027 700,000 200,000 - - - - - Total 827,500 6,210,000 1,168,027 700,000 200,000 - - - - - Sewer Improvements Capital Projects Funds / Street Improvements Parks Storm Water Improvements 515 20 CIP and DebtTABLE 4 Page 3 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Capital Improvement Plan Use of Funds Municipal campus 3,000,000 50,000,000 Dry storage facility 750,000 Facility needs assessment 50,000 Total - 800,000 3,000,000 50,000,000 - - - - - - Source of Funds Bond proceeds 800,000 3,000,000 50,000,000 Tax levy Cash from fund / Unspent Bond Proceeds - - - - - - - Total - 800,000 3,000,000 50,000,000 - - - - - - Total Use of Funds Equipment and Vehicles 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 430,020 575,020 525,020 Water Improvements 16,541,312 2,500,000 4,000,000 5,000,000 - 750,000 6,000,000 6,750,000 750,000 - Sewer Improvements 1,000,000 - - 7,500,000 - - - - - - Storm Water Improvements - - - - - - - - - - Street Improvements - - - - - - - - - - Parks 827,500 6,210,000 1,168,027 700,000 200,000 - - - - - Municipal Facilities - 800,000 3,000,000 50,000,000 - - - - - - Total Use of Funds 18,993,812 11,622,520 8,578,547 63,944,520 1,170,270 983,270 6,944,520 7,180,020 1,325,020 525,020 Total Source of Funds Bond proceeds - 3,323,040 3,000,000 56,714,790 - 1,927,790 6,000,000 6,750,000 - - Sale of assets 40,000 - - - - - - - - - Federal Funds 1,500,000 2,000,000 - - - - - - - - Other Funds / Grants 26,000 2,550,000 4,600,000 5,000,000 - - - - - - Developer Escrow/Prepayments - - - - - - - - - - Cash from fund / Unspent Bond Proceeds 17,427,812 3,749,480 978,547 2,229,730 1,170,270 (944,520) 944,520 430,020 1,325,020 525,020 Total Source of Funds 18,993,812 11,622,520 8,578,547 63,944,520 1,170,270 983,270 6,944,520 7,180,020 1,325,020 525,020 Notes: 1. Project costs and bond proceeds shown in this table do not include cost of issuance of the bonds and capitalized interest. Municipal Facilities Total Capital Improvement Plan 516 21 CIP and DebtTABLE 5 Original Par Amount of Bonds 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Debt ServiceG.O. 2016A Bonds (DT Project, and Equipment)2,915,000 300,930 295,430 294,880 259,580 61,420 60,100 58,780 67,340 65,780 - G.O. 2018A Bonds (Park, and Equipment)1,835,000 177,575 178,300 178,875 174,375 179,725 101,050 103,380 100,590 102,723 104,688 G.O. 2020A Bonds (Equipment)805,000 96,950 100,200 98,400 96,600 99,750 97,850 95,950 - - - G.O. 2020B Bonds (Refund 2012B)3,365,000 212,040 218,640 220,090 221,440 222,690 218,890 225,990 228,760 231,270 233,613 G.O. 2022A Bonds (Equipment)1,800,000 234,338 232,438 235,238 232,738 234,938 236,738 233,238 235,563 233,594 - G.O. 2023 Bonds (Streets and Park)3,760,000 - - - 208,756 351,175 346,800 351,925 351,425 350,425 348,925 PROJECTED G.O. 2025A Bonds (Equipment Certificates)2,575,000 - - 90,125 306,275 303,488 305,438 307,038 308,288 304,275 305,000 PROJECTED G.O. 2025A Bonds (Facilities)835,000 - - 31,313 70,563 73,969 72,281 75,500 73,625 71,750 74,781 PROJECTED G.O. 2026A Bonds (Facilities Land Acquisition)3,045,000 - - - 129,413 197,925 199,844 196,656 198,363 199,856 196,244 PROJECTED G.O. 2027A Bonds (Civic Campus)50,750,000 - - - - 2,156,875 3,297,119 3,296,544 3,298,738 3,298,594 3,296,113 PROJECTED G.O. 2027A Bonds (Equipment Certificates)1,765,000 - - - - 61,775 209,150 208,813 208,300 207,613 211,663 PROJECTED G.O. 2029A Bonds (Equipment Certificates)1,230,000 - - - - - - 43,050 146,213 147,450 143,600 Total 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 5,217,203 5,213,329 4,914,625 Source of Funds Tax levy 1,186,608 1,184,928 1,546,062 1,761,592 4,688,836 4,716,426 4,756,117 4,753,544 4,511,792 4,507,654 Special assessments (collected in current year)104,006 104,006 104,006 104,006 104,006 - - - - - Transfer in from Water Fund 129,433 129,663 44,781 376,771 376,101 376,219 376,081 375,189 375,023 375,040 Transfer in from Sewer Fund 143,233 148,263 63,181 394,921 393,951 393,769 393,331 392,139 391,643 396,300 Capitalized interest funds (from bond proceeds)- 63,755 67,942 1,132,359 - - - - - - Debt service funds draw (increase) in fund balance (541,446) (605,606) (677,052) (2,069,912) (1,619,166) (341,155) (328,666) (303,669) (65,128) (364,369) Total Governmental Debt 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 5,217,203 5,213,329 4,914,625 Debt ServiceG.O. 2014B Bonds 3,130,000 220,425 220,700 220,825 215,875 215,850 215,456 214,688 198,894 198,072 196,856 G.O. 2020A Bonds (Water Portion)1,145,000 127,600 125,400 128,150 125,850 128,500 126,100 123,700 126,250 - - G.O. 2023 Bonds (Water)21,785,000 1,702,369 1,249,200 1,250,200 1,250,200 1,249,200 1,247,200 1,249,075 1,244,825 1,244,450 1,242,825 PROJECTED G.O. 2027A Bonds (Sewer)5,075,000 - - - - 369,600 367,700 370,500 368,000 370,200 367,100 PROJECTED G.O. 2030A Bonds (Water)13,725,000 - - - - - - - 999,800 996,100 996,700 Subtotal 2,050,394 1,595,300 1,599,175 1,591,925 1,963,150 1,956,456 1,957,963 2,937,769 2,808,822 2,803,481 Note Payable to Maple Grove, 2014 300,000 34,788 34,930 35,080 35,238 5,359 0 - - - - Note Payable to Maple Grove, 2016 117,790 11,779 11,779 11,779 11,779 11,779 - - - - - Subtotal 46,567 46,709 46,859 47,017 17,138 0 - - - - Total 2,096,962 1,642,009 1,646,034 1,638,942 1,980,288 1,956,456 1,957,963 2,937,769 2,808,822 2,803,481 Source of Funds Water Fund 1,979,179 1,516,851 1,522,973 1,520,516 1,491,935 1,467,656 1,466,400 2,463,756 2,332,673 2,322,890 Sewer Fund 117,783 125,158 123,060 118,425 118,754 121,100 121,063 106,013 105,949 113,492 Total Proprietary Debt 2,096,962 1,642,009 1,646,034 1,638,942 1,610,688 1,588,756 1,587,463 2,569,769 2,438,622 2,436,381 Notes: 2. Transfers from Water/Sanitary Sewer pay a pro-rata share of Governmental Debt that benefits the utility services. This includes 2016A Bonds and 2026A Bonds for Facilities. City of Corcoran Debt Service (Principal and Interest Payments) and Source of Funds 1. Collection of the tax levy is in the calendar year prior to the payment of debt service. This results in increase in fund balance of the debt service funds in the year prior to payment due. PROPRIETARY DEBT GOVERNMENTAL DEBT 517 22 CIP and DebtTABLE 6 Original Par Amount of Bonds 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 GOVERNMENTAL DEBT Debt ServiceG.O. 2016A Bonds (DT Project, and Equipment)2,915,000 1,100,000 825,000 545,000 295,000 240,000 185,000 130,000 65,000 - - G.O. 2018A Bonds (Park, and Equipment)1,835,000 1,165,000 1,020,000 870,000 720,000 560,000 475,000 385,000 295,000 200,000 100,000 G.O. 2020A Bonds (Equipment)805,000 555,000 465,000 375,000 285,000 190,000 95,000 - - - - G.O. 2020B Bonds (Refund 2012B)3,365,000 2,895,000 2,720,000 2,540,000 2,355,000 2,165,000 1,975,000 1,775,000 1,570,000 1,360,000 1,145,000 G.O. 2022A Bonds (Equipment)1,800,000 1,800,000 1,455,000 1,270,000 1,080,000 880,000 670,000 455,000 230,000 - - G.O. 2023 Bonds (Streets and Park)3,760,000 3,760,000 3,760,000 3,760,000 3,180,000 2,965,000 2,740,000 2,505,000 2,255,000 1,995,000 1,720,000 PROJECTED G.O. 2025A Bonds (Equipment Certificates)2,575,000 - 2,575,000 2,575,000 2,355,000 2,130,000 1,895,000 1,650,000 1,395,000 1,135,000 865,000 PROJECTED G.O. 2025A Bonds (Facilities)835,000 - 835,000 835,000 795,000 750,000 705,000 655,000 605,000 555,000 500,000 PROJECTED G.O. 2026A Bonds (Facilities Land Acquisition)3,045,000 - - 3,045,000 3,045,000 3,045,000 2,900,000 2,825,000 2,745,000 2,660,000 2,575,000 PROJECTED G.O. 2027A Bonds (Civic Campus)50,750,000 - - - 50,750,000 50,750,000 49,585,000 48,370,000 47,100,000 45,775,000 44,395,000 PROJECTED G.O. 2027A Bonds (Equipment Certificates)1,765,000 - - - 1,765,000 1,765,000 1,615,000 1,460,000 1,300,000 1,135,000 PROJECTED G.O. 2029A Bonds (Equipment Certificates)1,230,000 - - - - - 1,230,000 1,230,000 1,125,000 1,015,000 Total 11,275,000 13,655,000 15,815,000 66,625,000 65,440,000 64,070,000 61,440,000 58,685,000 55,830,000 51,300,000 PROPRIETARY DEBT Debt ServiceG.O. 2014B Bonds 3,130,000 1,915,000 1,755,000 1,590,000 1,425,000 1,255,000 1,080,000 900,000 730,000 555,000 375,000 G.O. 2020A Bonds (Water Portion)1,145,000 825,000 715,000 600,000 485,000 365,000 245,000 125,000 - - - G.O. 2023 Bonds (Water)21,785,000 21,190,000 21,785,000 20,430,000 20,020,000 19,590,000 19,140,000 18,665,000 18,170,000 17,650,000 17,105,000 PROJECTED G.O. 2027A Bonds (Sewer)5,075,000 - - - 5,075,000 4,905,000 4,730,000 4,545,000 4,355,000 4,155,000 3,950,000 PROJECTED G.O. 2030A Bonds (Water)13,725,000 - - - - - - 13,725,000 13,265,000 12,790,000 12,295,000 Subtotal 23,930,000 24,255,000 22,620,000 27,005,000 26,115,000 25,195,000 37,960,000 36,520,000 35,150,000 33,725,000 Note Payable to Maple Grove, 2014 300,000 99,933 70,000 38,421 5,104 0 0 - - - - Note Payable to Maple Grove, 2016 117,790 47,116 35,337 23,558 11,779 - - - - - - Subtotal 147,049 105,337 61,979 16,883 0 0 - - - - Total 24,077,049 24,360,337 22,681,979 27,021,883 26,115,000 25,195,000 37,960,000 36,520,000 35,150,000 33,725,000 City of CorcoranDebt Outstanding at Year-End 518 23 CIP and Debt $0 $10 $20 $30 $40 $50 $60 $70 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Ca p i t a l P r o j e c t S p e n d i n g Mi l l i o n s Municipal Facilities Parks Sewer Improvements Water Improvements Equipment and Vehicles Annual spending on capital and the types of projects is projected to vary from year to year CHART 11 Note: 2024 includes planned use of $10.6 million of unspent bond proceeds for water improvements from Bond Series 2023A. $0 $10 $20 $30 $40 $50 $60 $70 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 So u r c e o f F u n d s f o r C a p i t a l I m p r o v e m e n t s Mi l l i o n s Cash from fund /Unspent BondProceeds Other sources(includingintergovernmental/grants) Bond proceeds Bonding to finance capital improvements is planned along with other sources of revenue CHART 12 Note: 2024 includes planned use of $10.6 million of unspent bond proceeds for water 519 24 CIP and Debt $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 An n u a l D e b t S e r v i c e Mi l l i o n s Proprietary Funds Governmental Funds Increase in debt service payments is planned as the City undertakes planned improvements to facilities and utility infrastructure CHART 13 $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Re v e n u e f o r E x i s t i n g / N e w D e b t S e r v i c e Mi l l i o n s CHART 14 Tax levy Utility revenue Special assessments Bond proceeds for capitalized interest Majority of future total outstanding debt (inclusive of existing and planned new debt) will be payable from tax levy 520 25 CIP and Debt $0.0 $20.0 $40.0 $60.0 $80.0 $100.0 $120.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 De b t O u t s t a n d i n g (E x i s t i n g a n d P l a n n e d ) Mi l l i o n s CHART 15 Governmental Funds Proprietary Funds City debt outstanding both for governmental and proprietary (utilities) is planned to increase with construction of facilities and other improvements as the City grows $0.0 $20.0 $40.0 $60.0 $80.0 $100.0 $120.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 De b t O u t s t a n d i n g Mi l l i o n s CHART 16 Existing PlannedDebt City debt outstanding will increase with construction of facilities and other improvements as the City grows 521 26 Financial Plans FINANCIAL PLANS Background Financial plans have been prepared for each of the following type of funds: Governmental Funds • General Fund • Debt Service Funds • Special Revenue Funds • Capital Projects Funds (Combined) • Capital Parks Fund • Capital Equipment Fund • Capital Facilities Fund Proprietary Funds (Enterprise Funds) • Water Fund • Sewer Fund • Storm Water Fund Governmental Funds are used to account for most typical municipal functions of the City. The acquisition, use, and balances of the City’s expendable financial resources and the related current liabilities (except those accounted for in Proprietary Funds), are accounted for through the Governmental Funds. Proprietary Funds (Enterprise Funds) are used to account for the City’s ongoing municipal utility operations that are similar to businesses found in the private sector. These funds are considered self- supporting in that the services rendered by them are financed through user charges. The financial plans for the Proprietary Funds include assets and liabilities in addition to the revenues and expenditures. For the Proprietary Funds there is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Summary of Key Factors and Assumptions The key factors or assumptions used to develop the financial plans are as follows: • 3.0% annual increase in operating expense for the Governmental Funds. • 2.0% annual increase in non-property tax revenue for the Governmental Funds. • Annual projected increase in property tax levies to be set at a level sufficient to maintain sufficient fund balance levels per City. Maintaining a constant tax rate is currently projected to require the City to adjust its plans for staffing additions and other spending by significant amounts. • Fiscal disparities distribution of property taxes and contribution of property tax capacity is assumed to be at the same levels as estimated for Pay 2024. The County has not provided the City with the preliminary information for Pay 2025 for these items as of the date of this Plan. The actual amounts for these items will vary by year and will impact the projections shown in the Plan. • Maintain a minimum balance in the General Fund equal to a minimum of 42% of the following year projected expenditures, recognizing the need for cash flow and contingency. This is consistent with the City’s current fund balance policy. 522 27 Financial Plans • 3.0%-4.0% average annual rate increase for water and sewer services. The annual percent rate increase is approximate and reflects the anticipated cost increases and projected need for reserves for future capital improvements. • 1.0% annual investment income rate for all City Funds. • Maintain cash in the Enterprise Funds sufficient to achieve projected year-end cash balance to cover the following purposes: - Three-months of operating expense - Following-year debt service payments - Following year capital acquisition (planned to be paid from cash) - Reserves for future capital improvements and other reserve purposes • Maintain positive balances in all other City funds and amounts sufficient to meet specific cash flow requirements of the funds. 523 28 Financial Plans Expense Personnel and other operating costs are shown in the Plan to be increasing in future years to address the demands of a growing community. The financial plan for the General Fund includes placeholder amounts for increased expense for staffing. Transfers To and From Other Funds Transfers between funds for future years include the following: • Transfers from the Water Fund and Sewer Fund to the General Fund to pay an allocated share of operating costs. • Transfer from the Water Fund and Sewer Fund to the Debt Service Fund to pay an allocated share of the debt services for the 2016A Bonds and the bonds anticipated to be issued in 2027 to pay for municipal building improvements. • The Plan does not include transfers from the General Fund to the Equipment Fund, Facilities Fund, and Storm Water Fund. The Equipment Fund and Facilities Fund will finance future capital improvements from bond proceeds. The Storm Water Fund will collect revenue from customers. TOTAL GOVERNMENTAL FUNDS COMBINED The table that follows provides total sources and uses of funds for the following Governmental Funds combined. Individual financial plans are then provided for each of the following funds: • General Fund • Debt Service Funds • Special Revenue Funds • Capital Projects Funds (Combined) • Capital Parks Fund • Capital Equipment Fund • Capital Facilities Fund The City’s annual financial statements include a break- down of individual funds for the Debt Service Funds, Special Revenue Funds, and Capital Projects Funds. For purposes of the Plan, this level of detail is not included and these funds are combined. Revenue Annual source of funds from non-property tax levy sources has been stable for the City and is expected to remain so in the future. The City does not receive local government aid (LGA) from the state. Property tax levy increases will be needed to pay for increased operating costs and debt service related to planned capital improvements. To maintain a constant tax rate will require the City to adjust its plans for staffing additions and other spending, as included in the Plan, by significant amounts. TOTAL GOVERNMENTAL FUNDS 524 29 Financial Plans $0.0 $10.0 $20.0 $30.0 $40.0 $50.0 $60.0 $70.0 $80.0 2022 2023 2024 2025 2026 2027 2028 2029 2030So u r c e a n d U s e o f F u n d s Mi l l i o n s CHART 17Total Governmental Funds Source of Funds Use of Funds Minimum fund balance policy objectives of the City are projected to be met with source of funds sufficient to cover use of funds and provide sufficient reserves Year 2027 includes the planned financing (bond issuance) and construction of a new muncipal facility with estimated cost of $50 million. $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 $30.0 $35.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 Ye a r - E n d F u n d B a l a n c e Mi l l i o n s CHART 18Total Governmental Funds Future years include projected increase in fund balance to support planned increase in the City's budget consistent with City's policy for maintaining adequate fund balance TOTAL GOVERNMENTAL FUNDS 525 30 Financial Plans TABLE 7 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service 1,824,839 1,034,775 799,091 563,663 574,795 586,147 597,723 609,530 621,570 Assessments 128,403 111,151 104,006 104,006 104,006 104,006 104,006 - - Licenses and permits 1,202,139 1,733,964 931,950 1,136,300 1,170,389 1,205,501 1,241,666 1,278,916 1,317,283 Intergovernmental 416,211 1,663,827 359,500 2,369,500 929,085 338,958 349,126 359,600 370,388 Investment Income 98,668 847,268 113,154 127,705 109,759 125,770 145,249 160,713 197,666 Fines and forfeitures 21,979 29,748 25,000 30,000 30,900 31,827 32,782 33,765 34,778 Cable franchise fees 62,153 66,865 61,000 - - - - - - Miscellaneous 4,316,535 7,225,190 - - - - - - - Other revenues 399,291 460,182 2,271,556 1,637,579 2,599,364 1,685,722 2,709,721 2,732,935 1,731,779 Bond proceeds 1,873,100 4,166,391 - 3,386,795 3,067,942 52,847,149 - 1,177,790 - Sale of capital assets 745,123 26,399 65,000 25,750 26,523 27,318 28,138 28,982 29,851 Transfer in from General Fund 1,072,707 344,313 382,000 - - - - - - Transfer in from Utility Funds 512,172 602,600 833,865 1,092,925 632,963 1,312,443 1,327,025 1,343,669 1,360,305 Transfer in from Capital Proj Fund 65,217 1,986,195 - - - - - - - Subtotal Non Property Tax Funds 12,738,537 20,298,868 5,946,122 10,474,222 9,245,725 58,264,839 6,535,436 7,725,899 5,663,620 Property tax levy 5,737,422 7,038,248 8,370,926 10,106,258 11,354,285 12,483,000 15,512,988 15,749,034 16,042,915 Total Source of Funds 18,475,959 27,337,116 14,317,048 20,580,480 20,600,010 70,747,839 22,048,424 23,474,933 21,706,535 Expense Current expenditures 7,195,367 8,196,798 9,589,170 9,925,866 10,223,642 10,530,351 10,846,261 11,171,649 11,506,799 Future staff and operating expenditures - - - 1,509,738 2,028,738 2,661,738 2,752,738 2,752,738 2,752,738 Capital outlay 6,620,645 11,219,638 1,452,500 9,122,520 4,578,547 51,444,520 1,170,270 233,270 944,520 Debt service 836,935 872,419 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 Transfer out to Equip Fund 500,000 10,000 8,000 - - - - - - Transfer out to Enterprise Funds 65,000 10,000 15,000 - - - - - - Transfer out to Other Govt Funds 29,293 32,000 - - - - - - - Transfer out to Capital Projects Fund 534,214 2,288,508 339,000 - - - - - - Transfer out to Facilities Fund 74,417 - 35,000 - - - - - - Total Use of Funds 15,855,871 22,629,363 12,460,503 21,583,131 17,979,846 66,336,347 18,712,998 19,302,916 20,400,919 Net Change in fund balance 2,620,088 4,707,753 1,856,545 (1,002,651) 2,620,164 4,411,493 3,335,426 4,172,018 1,305,616 Ending Fund Balance 9,910,175 14,617,928 16,474,472 15,471,822 18,091,985 22,503,478 25,838,904 30,010,922 31,316,538 Ending Cash Balance 14,311,835 17,656,444 19,652,956 18,650,305 21,270,469 25,681,962 29,017,388 33,189,406 34,495,022 City of Corcoran Total Governmental Funds Combined Financial Plan ProjectedActual 526 31 Financial Plans GENERAL FUND The General Fund is the primary fund used by the City. This fund is used to record all resource inflows and outflows that are not associated with special- purpose funds. The activities being paid for through the General Fund constitute the core administrative and operational tasks of the City. Revenue Annual source of non-tax revenue for the General Fund has been stable and is growing. Licenses and permits provides the single largest source of non-tax revenue to the General Fund. The City does not receive local government aid (LGA) from the state. The next largest sources of non-tax revenue are charges for services and intergovernmental. Tax Levy Revenue Property tax levy revenue is estimated to increase each year. The Plan does not include transfer out of revenue from the General Fund to other city funds in future years. The other funds will rely on other sources of revenue, including federal/state grants, bond proceeds, and charges for service. Figure 2 provides the projected General Fund property tax levy by year, along with the annual percent changes. The General Fund Tax Levy amounts are estimated at levels to achieve the City’s desire to maintain a relatively constant city tax rate from year-to-year. Non-Tax Revenue Non-tax revenue includes charges for services, license and permits, intergovernmental, transfers in from the utility funds, among other sources of non-tax revenue. The financial plan for the General Fund is based on the following key assumptions for non-tax revenues: • Non-tax revenues increase of 2.0% annually. • Annual investment income rate of 1.0%. Intergovernmental Revenue in prior years is shown to be higher than future years due to receipt of one-time federal funds related to COVID virus aid. Expense The General Fund is used to account for the expense of providing general government services for the City. The largest use of funds for current expenditures is for the cost of personnel. Other expenses include operating materials and supplies, equipment, and professional services, among other items. The financial plan for the General Fund is based on the following key assumptions: • Current expenditures (includes personnel costs) increase by 3.0% annually for inflation. Tax Collection Year General Fund Tax Levy % Change in Tax Levy20214,447,791 8.4% 2022 5,139,711 15.6% 2023 6,354,020 23.6% 2024 7,187,648 13.1% 2025 8,921,330 24.1% 2026 9,808,223 9.9% 2027 10,721,408 9.3% *Before adjustments to achieve a constant city tax rate. Figure 2. General Fund Tax Levy*GENERAL FUND 527 32 Financial Plans • Increase in staff (FTE) and position changes are planned, with a portion of the costs to be allocated to the Water and Sewer Funds for certain positions. Transfers To and From Other Funds The Water Fund and the Sewer Fund transfer revenue in to the General Fund to pay an allocated share of operating costs. This transfer is projected to continue with annual inflationary adjustments. There are no future planned transfers out from the General Fund to other funds. Fund Balance The maintenance of the City’s reserves, including growing fund balance (reserves), is important to the maintaining the City’s credit rating on its outstanding bonds. Fund balance for the General Fund is planned to remain at a minimum of 42% of the following year projected expenditures, recognizing the need for cash flow and contingency. This is consistent with the City’s current adopted fund balance policy. GENERAL FUND 528 33 Financial Plans $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 2023 2024 2025 2026 2027 2028 2029 2030 M i l l i o n s CHART 19General Fund Fund Balance Minimum Fund Balance Fund Balance is planned to meet City policy for minimum balance $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 2023 2024 2025 2026 2027 2028 2029 2030 So u r c e a n d U s e o f F u n d s M i l l i o n s CHART 20General Fund Property Tax Revenue Non-Property Tax Revenues Use of Funds Property tax revenue provides the majority of source of funds for the General Fund -60.0% -40.0% -20.0% 0.0% 20.0% 40.0% 60.0% 80.0% 2023 2024 2025 2026 2027 2028 2029 2030 A n n u a l % C h a n g e i n S o u r c e a n d U s e o f F u n d s CHART 21General Fund Property Tax Revenue Non-Property Tax Revenues Use of Funds Non-Property Tax Revenues fluctuate mostly due to Intergovernmental Revenues (one-time sources) and Licenses and Permits Revenue related to Construction Projects within the City $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 $14.0 $16.0 2023 2024 2025 2026 2028 2029 2030 Us e o f F u n d s Mi l l i o n s CHART 22General Fund Current expenditures Increase in positions (cumulative) Transfers to Equipment Fund Transfers to Other Funds City is planning to add positions over the next several years in response to growth in the community and service demands 529 34 Financial Plans TABLE 8 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service 116,601 170,851 771,147 535,300 546,006 556,926 568,065 579,426 591,014 Assessments - 633 - - - - - - Licenses and permits 1,202,139 1,733,964 931,950 1,136,300 1,170,389 1,205,501 1,241,666 1,278,916 1,317,283 Intergovernmental 340,279 1,350,857 333,500 319,500 329,085 338,958 349,126 359,600 370,388 Investment Income 45,356 385,049 - - - - - - Fines and forfeitures 21,979 29,748 25,000 30,000 30,900 31,827 32,782 33,765 34,778 Cable franchise fees 62,153 66,865 61,000 - - - - - Other revenues 332,880 69,159 17,130 75,500 77,765 80,098 82,501 84,976 87,525 Sale of capital assets 63,858 1,515 25,000 25,750 26,523 27,318 28,138 28,982 29,851 Transfer in from Utility Funds 449,092 602,600 561,200 500,000 525,000 540,750 556,973 573,682 590,892 Subtotal Non Property Tax Funds 2,634,337 4,411,241 2,725,927 2,622,350 2,705,668 2,781,377 2,859,250 2,939,346 3,021,732 Property tax levy 5,177,703 6,233,945 7,184,318 8,921,330 9,808,223 10,721,408 10,824,152 11,032,608 11,286,799 Total Source of Funds 7,812,040 10,645,186 9,910,245 11,543,680 12,513,890 13,502,786 13,683,401 13,971,955 14,308,531 Expense Current expenditures 7,117,249 8,123,084 9,513,245 9,847,663 10,143,092 10,447,385 10,760,807 11,083,631 11,416,140 Current expenditures for future staff - 1,509,738 2,028,738 2,661,738 2,752,738 2,752,738 2,752,738 Transfer out to Equip Fund 500,000 10,000 8,000 Transfer out to Enterprise Funds 65,000 10,000 15,000 Transfer out to Other Govt Funds 24,718 32,000 Transfer out to Capital Projects Fund 534,214 973,981 339,000 Transfer out to Facilities Fund 74,417 35,000 - Total Use of Funds 8,315,598 9,149,065 9,910,245 11,357,400 12,171,830 13,109,123 13,513,544 13,836,368 14,168,877 Net Change in fund balance (503,558) 1,496,121 - 186,280 342,061 393,663 169,857 135,586 139,654 Ending Fund Balance 3,087,707 4,583,828 4,583,828 4,770,108 5,112,169 5,505,832 5,675,689 5,811,275 5,950,928 Ending Cash Balance 6,139,423 6,162,145 6,162,145 6,348,425 6,690,486 7,084,149 7,254,006 7,389,592 7,529,245 Fund Balance Minimum per Policy (42%) 2,989,245 3,411,695 3,995,563 4,770,108 5,112,169 5,505,832 5,675,689 5,811,275 5,950,928 Fund Balance in Excess (Shortfall)98,462 1,172,133 588,265 - - - - - - Fund Balance as % of Current Expenditures 37% 50%46% 42% 42%42%42%42%42% City of Corcoran General Fund Financial Plan Actual Projected 530 35 Financial Plans Revenue The Debt Service Funds include the following source of funds: special assessments, interest income, transfers in from other funds, property tax levy, and bond proceeds for any capitalized interest funds. General obligation equipment certificates will be repaid from property tax levy. Prior year and future projected tax levy amounts for repayment of equipment certificates are included in the Plan. The Plan anticipates the issuance of new general obligation bonds that will be accounted for in the Debt Service Funds. Future debt will be supported by a combination of tax levy, special assessments, and transfers in of revenue from the Water Fund and the Sewer Fund. Expense The use of funds is for the payment of debt, including principal and interest payments. Transfers From Other Funds The City is to transfer revenue from the Water Fund and Sewer Fund to the Debt Service Fund used to account of the 2016A Bonds. Future transfers are also anticipated from these funds for an allocated portion of future debt on a proposed new municipal facility, with bond issuance in 2027. DEBT SERVICE FUND The Debt Service Fund includes the combined funds used to account for all of the City’s governmental debt service. At the end of 2023, the City reported total general obligation bonds payable (reported as Governmental Debt) of $11,940,000. The Water Fund and the Sewer Fund also report debt outstanding, which is accounted for separately as a liability for Proprietary Funds. At the end of 2023, the reported total general obligation bonds payable in the proprietary funds of $24,790,000. In addition to bonds outstanding, the Water Fund is estimated to owe $187,201 as of year-end 2023 in outstanding notes payable to Maple Grove for connections to the water system. The year-end cash balance in the Debt Service Funds fluctuates due to the timing of collection of revenue, for example tax levy, in the year prior to debt service payments coming due. The City is required to have cash available in the respective debt service funds equal to 105% of the debt service payments coming due for a specific bond series. For example, the year-end cash balance includes cash from collection of special assessments and tax levy in current year to pay the following February 1st debt payments. The City receives a tax settlement from the County in June and December of each year. The first half tax settlement is available to cover the August 1st debt payments and the second tax settlement is available to cover the February 1st payments. DEBT SERVICE FUND 531 36 Financial Plans $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 2023 2024 2025 2026 2027 2028 2029 2030 E n d i n g C a s h B a l a n c e M i l l i o n s CHART 23Debt Service Funds Cash Balance is projected to grow as debt issuance increases and be sufficient to cover all debt service payments due Fund balance and cash balance fluctuate due to timing of revenue and when debt payments are due, balances also fluctuate due to amortization of existing debt and issuance of new debt. $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 2023 2024 2025 2026 2027 2028 2029 2030 S o u r c e a n d U s e o f F u n d s M i l l i o n s CHART 24Debt Service Funds Property Tax Revenue Non-Property Tax Revenues Use of Funds City is planning to issue new debt in 2023, 2024, and 2026 Difference between revenues and use of funds (for debt service) fluctuates due to timing of revenue and when debt payments are due, use of funds also fluctuates due to amortization of -20% 0% 20% 40% 60% 80% 100% 120% 140% 160% 180% 2023 2024 2025 2026 2027 2028 2029 2030 A n n u a l % C h a n g e i n S o u r c e a n d U s e o f F u n d s CHART 25Debt Service Funds Property Tax Revenue Use of Funds Property Tax Revenue needed for debt service is projected to increase over the next five years with issuance of new debt supported by tax levy $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 $7.0 $8.0 $9.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 De b t S e r v i c e P a y m e n t s M i l l i o n s CHART 26Debt Service Fund Existing Debt New Debt Debt service is planned to increase with issuance of new debt for equipment and facilities over the next several years in response to growth in the community and service demands 532 37 Financial Plans TABLE 9 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service Assessments 93,091 78,067 104,006 104,006 104,006 104,006 104,006 Licenses and permits Intergovernmental Investment Income 1,581 35 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues Bond proceeds 44,970 123,356 - 63,755 67,942 1,132,359 Sale of capital assets Transfer in from General Fund Transfer in from Utility Funds 63,080 272,665 277,925 107,963 771,693 770,053 769,988 769,413 Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 202,722 201,458 376,671 445,686 279,910 2,008,058 874,059 769,988 769,413 Property tax levy 559,719 804,303 1,186,608 1,184,928 1,546,062 1,761,592 4,688,836 4,716,426 4,756,117 Total Source of Funds 762,441 1,005,761 1,563,279 1,630,613 1,825,972 3,769,650 5,562,895 5,486,414 5,525,529 Expense Current expenditures Future staff and operating expenditures Current expenditures - - - - - - - - - Adjustment to current expenditures Capital outlay Debt service 771,715 872,419 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 771,715 872,419 1,021,833 1,025,008 1,148,920 1,699,738 3,943,729 5,145,259 5,196,863 Net Change in fund balance (9,274) 133,342 541,446 605,606 677,052 2,069,912 1,619,166 341,155 328,666 Ending Fund Balance 47,296 180,638 722,084 1,327,689 2,004,742 4,074,654 5,693,820 6,034,974 6,363,641 Ending Cash Balance 46,428 178,903 720,349 1,325,955 2,003,007 4,072,919 5,692,085 6,033,240 6,361,906 City of Corcoran Debt Service Funds Financial Plan Actual Projected 533 38 Financial Plans SPECIAL REVENUE FUNDS The financial plan for the Special Revenue Funds as included in the Plan provides sources and uses of funds on a combined basis for the following special revenue funds. The funds included are as follows: • Fund 201 Reserve Donation • Fund 202 Police Donation • Fund 204 Firearms Safety • Fund 205 DWI Forfeiture • Fund 206 Drug Forfeiture • Fund 207 Truck Safety • Fund 208 Lawful Gambling • Fund 209 Emergency Sirens • Fund 210 ARPA Revenue The source of funds for the special revenue funds come from donations, charges for services, and other miscellaneous revenue sources which are generally restricted for the purpose they were collected. There is no property tax levy that is recorded to the special revenue funds. Expense The use of funds is restricted for the purpose of the funds collected. Transfers To and From Other Funds There are no transfers. 534 39 Financial Plans TABLE 10 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service 30,822 27,531 27,944 28,363 28,789 29,220 29,659 30,104 30,555 Assessments Licenses and permits Intergovernmental 34,033 Investment Income 2,235 46,374 4,081 4,251 4,413 4,566 4,710 4,845 4,970 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues 66,411 59,947 60,846 61,759 62,685 63,626 64,580 65,549 66,532 Bond proceeds Sale of capital assets Transfer in from General Fund 29,293 7,000 Transfer in from Utility Funds Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 162,794 140,852 92,872 94,373 95,886 97,412 98,949 100,498 102,057 Property tax levy Total Source of Funds 162,794 140,852 92,872 94,373 95,886 97,412 98,949 100,498 102,057 Expense Current expenditures 78,118 73,714 75,925 78,203 80,549 82,966 85,455 88,018 90,659 Capital outlay 35,930 - Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds 4,575 Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 118,623 73,714 75,925 78,203 80,549 82,966 85,455 88,018 90,659 Net Change in fund balance 44,171 67,138 16,946 16,170 15,337 14,446 13,494 12,479 11,398 Ending Fund Balance 311,516 378,654 395,600 411,770 427,107 441,553 455,047 467,526 478,925 Ending Cash Balance 959,857 408,136 425,082 441,252 456,589 471,035 484,529 497,008 508,407 City of Corcoran Special Revenue Funds Financial Plan Actual Projected 535 40 Financial Plans CAPITAL PROJECTS FUNDS The financial plan for the Capital Projects Funds, as included in the Plan, provides sources and uses of funds on a combined basis for all of the City’s capital projects funds, with two exceptions. For purposes of the Plan, the Capital Equipment Fund (416), the Park Capital Fund (415), and the Facilities Fund / City Hall (400) are not included as part of the Capital Projects Funds. Separate financial plans are included in the Plan for the three other funds for equipment, parks, and facilities. Revenue The majority of the source of funds comes from charges for service, special assessments, investment income, intergovernmental, and bond proceeds. Park dedication fee revenue provides a major source of revenue for park improvements. Bonding is included in year 2024 for the Remaster of City Park. Expense The projected use of funds is for capital projects as included in the CIP. The City’s CIP currently does not have any street improvement projects included. Transfers To and From Other Funds The financial plan does not include any annual transfers to and from other funds for the Capital Projects Funds. The City Council may approve un- budgeted transfers to and from the Capital Projects Funds based on available resources. 536 41 Financial Plans TABLE 11 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service Assessments 35,312 32,451 Licenses and permits Intergovernmental 31,899 312,970 - - - - - - - Investment Income 18,560 207,193 61,201 65,203 65,855 66,513 67,178 67,850 68,529 Fines and forfeitures Cable franchise fees Miscellaneous 4,289,150 7,219,568 Other revenues - 331,076 Bond proceeds 4,043,035 - - - - - - - Sale of capital assets 670,557 - - - - - - - Transfer in from General Fund 468,997 327,313 339,000 - - - - - - Transfer in from Utility Funds - - - - - - - Transfer in from Capital Proj Fund 65,217 1,986,195 Subtotal Non Property Tax Funds 5,579,692 14,459,801 400,201 65,203 65,855 66,513 67,178 67,850 68,529 Property tax levy - - - - - - - Total Source of Funds 5,579,692 14,459,801 400,201 65,203 65,855 66,513 67,178 67,850 68,529 Expense Current expenditures Future staff and operating expenditures Current expenditures - - - - - - - - - Adjustment to current expenditures Capital outlay 5,411,178 10,474,918 - - - - - - - Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund 1,314,527 Transfer out to Facilities Fund Total Use of Funds 5,411,178 11,789,445 - - - - - - - Net Change in fund balance 168,514 2,670,356 400,201 65,203 65,855 66,513 67,178 67,850 68,529 Ending Fund Balance 2,033,922 4,704,278 5,104,479 5,169,681 5,235,536 5,302,049 5,369,228 5,437,078 5,505,607 Ending Cash Balance 2,508,491 6,120,068 6,520,269 6,585,471 6,651,326 6,717,839 6,785,018 6,852,868 6,921,397 City of Corcoran Capital Projects Funds (Not including Facilities Improvement Fund 400, Equipment-Cert Fund 416, and Park Capital Fund 415) Financial Plan Actual Projected 537 42 Financial Plans PARK CAPITAL FUND (415) The financial plan for the Park Capital Fund includes the collection of revenues, including park dedication fees, for the maintenance and betterment of the City’s parks and recreation facilities. Revenue Park dedication fee revenue provides the major source of revenue for park improvements. Intergovernmental revenue, often in the form of grants, provides additional revenue for parks. Expense Expense includes costs for the planning, design, and construction of park improvements, and capital maintenance. Transfers To and From Other Funds The financial plan does not include any transfers to or from other funds for the Park Capital Fund. 538 43 Financial Plans TABLE 12 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service 1,677,416 836,393 Assessments Licenses and permits Intergovernmental - - 1,700,000 600,000 - - - - Investment Income 22,297 193,300 43,802 57,901 28,383 47,576 56,472 80,663 107,294 Fines and forfeitures Cable franchise fees Miscellaneous 5,622 Other revenues 2,193,580 1,500,320 2,458,914 1,541,998 2,562,640 2,582,410 1,577,722 Bond proceeds - - - - - - - Sale of capital assets - - - - - - - Transfer in from General Fund Transfer in from Utility Funds Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 1,699,713 1,035,315 2,237,382 3,258,221 3,087,297 1,589,574 2,619,112 2,663,073 1,685,016 Property tax levy Total Source of Funds 1,699,713 1,035,315 2,237,382 3,258,221 3,087,297 1,589,574 2,619,112 2,663,073 1,685,016 Expense Current expenditures Future staff and operating expenditures Current expenditures - - - - - - - - - Adjustment to current expenditures Capital outlay 353 740 827,500 6,210,000 1,168,027 700,000 200,000 - - Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 353 740 827,500 6,210,000 1,168,027 700,000 200,000 - - Net Change in fund balance 1,699,360 1,034,575 1,409,882 (2,951,779) 1,919,270 889,574 2,419,112 2,663,073 1,685,016 Ending Fund Balance 3,345,654 4,380,229 5,790,111 2,838,332 4,757,603 5,647,177 8,066,289 10,729,361 12,414,377 Ending Cash Balance 3,345,772 4,380,229 5,790,111 2,838,332 4,757,603 5,647,177 8,066,289 10,729,361 12,414,377 City of Corcoran Park Capital Fund (415) Financial Plan Actual Projected 539 44 Financial Plans CAPITAL EQUIPMENT FUND (416) The City uses the Capital Equipment Fund to record all revenue and expense related to the acquisition of equipment and vehicles. Revenue The source of revenue has historically come from the issuance of bonds. The Plan assumes the City will continue to finance equipment and vehicle purchases from proceeds of equipment certificates (bonds). The Plan anticipates issuance of general obligation bonds (equipment certificates) for equipment and vehicle acquisitions in years 2025, 2027, and 2029. Future bond issuance after year 2027 will depend on the future available cash and future capital acquisition plans. Expense The projected use of funds is for planned capital acquisition of equipment and vehicles. Transfers To and From Other Funds There are no planned recurring annual transfers. The Plan does include a one-time transfer in from the Utility Funds in 2025 for equipment. 540 45 Financial Plans TABLE 13 Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service Assessments Licenses and permits Intergovernmental 10,000 26,000 350,000 - - - - - Investment Income 8,564 15,317 4,070 - 10,755 6,758 16,528 6,990 16,506 Fines and forfeitures Cable franchise fees Miscellaneous 27,385 Other revenues Bond proceeds 1,828,130 - 2,523,040 - 1,714,790 - 1,177,790 - Sale of capital assets 10,708 24,884 40,000 - - - - - - Transfer in from General Fund 500,000 10,000 8,000 Transfer in from Utility Funds 315,000 Transfer in from Capital Proj Fund Subtotal Non Property Tax Funds 2,384,787 50,201 78,070 3,188,040 10,755 1,721,548 16,528 1,184,780 16,506 Property tax levy Total Source of Funds 2,384,787 50,201 78,070 3,188,040 10,755 1,721,548 16,528 1,184,780 16,506 Expense Current expenditures - - - - - - - - - Capital outlay 1,166,628 743,980 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 Debt service 65,220 Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 1,231,848 743,980 625,000 2,112,520 410,520 744,520 970,270 233,270 944,520 Net Change in fund balance 1,152,939 (693,779) (546,930) 1,075,520 (399,765) 977,028 (953,742) 951,510 (928,014) Ending Fund Balance 1,084,080 390,301 (156,629) 918,891 519,126 1,496,153 542,411 1,493,922 565,907 Ending Cash Balance 1,311,864 406,963 - 1,075,520 675,755 1,652,783 699,041 1,650,551 722,536 City of Corcoran Equipment Fund (416) Financial Plan Actual Projected 541 46 Financial Plans CAPITAL FACILITIES FUND (400) The City established this fund to record transactions related to improvements to City Hall in 2020 and a new municipal building or significant expansion in 2027. Revenue The source of revenue was provided from a combination of transfer in of cash from other City funds. Bond issuance is anticipated in 2025-2027 to provide funds for a cold storage facility, and a new municipal campus/building. The exact timing and scope of the project is uncertain. The placeholder amounts included are $3,000,000 for land acquisition in 2026 and $50 million in 2027 for construction. Expense The projected use of funds will be to pay for capital project spending, including planning for the improvements. Transfers To and From Other Funds Transfer in of cash has come from the General Fund and other funds to pay for facility improvement costs, including costs related to planning for facilities. 542 47 Financial Plans TABLE 14 Current Year Projected 2022 2023 2024 2025 2026 2027 2028 2029 2030 Revenue Charges for service Assessments Licenses and permits Intergovernmental - - - - - - - Investment Income 75 - - 350 354 357 361 364 368 Fines and forfeitures Cable franchise fees Miscellaneous Other revenues Bond proceeds - - - 800,000 3,000,000 50,000,000 - - - Sale of capital assets Transfer in from General Fund 74,417 - 35,000 - - - - - - Transfer in from Utility Funds - - - - - - - Transfer in from Capital Proj Fund - - - - - - - Subtotal Non Property Tax Funds 74,492 - 35,000 800,350 3,000,354 50,000,357 361 364 368 Property tax levy Total Source of Funds 74,492 - 35,000 800,350 3,000,354 50,000,357 361 364 368 Expense Current expenditures - - - - - - - - - Capital outlay 6,556 - 800,000 3,000,000 50,000,000 - - - Debt service Transfer out to Equip Fund Transfer out to Enterprise Funds Transfer out to Other Govt Funds Transfer out to Capital Projects Fund Transfer out to Facilities Fund Total Use of Funds 6,556 - - 800,000 3,000,000 50,000,000 - - - Net Change in fund balance 67,936 - 35,000 350 354 357 361 364 368 Ending Fund Balance - - 35,000 35,350 35,704 36,061 36,421 36,785 37,153 Ending Cash Balance - - 35,000 35,350 35,704 36,061 36,421 36,785 37,153 City of Corcoran Municipal Facilities Improvement Fund (Fund 400) Financial Plan Actual 543 48 Financial Plans With proposed annual rate adjustments, the Water Fund is projected to maintain adequate cash balance over the planning period. For purposes of the Plan, the revenue objective focused on providing revenue sufficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and other reserve purposes The Plan includes bonds issued in 2030 to finance $13.5 million of water system improvements over three years (2030-2032). Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing municipal water services, including depreciation of capital assets. The City has an agreement with the City of Maple Grove which provides for payment to Maple Grove for water connections and distribution in the southeast area of the City. Approximately 45% of the Water Fund expenses are estimated to be fixed costs, this amount fluctuates somewhat from year to year and has been declining as the number of customers using the system has increased. WATER FUND The Water Fund was established as a Proprietary Fund for the accounting for costs of providing municipal water services to residents and businesses. The Water Fund is considered self-supporting in that the services rendered are financed through user charges. The financial plan includes assets and liabilities in addition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Revenue The source of funds are charges for services, special assessments, developer fees and payments, and bond proceeds. A schedule of fees and charges is included in the Appendix. Future growth from development, which impacts the projection of operating and non-operating revenue for the Water Fund, is assumed to be the following: - 873 acres platted between 2024-2033 - 3,287 new customer units to be added between 2024-2033 Details on the estimated acres platted per year and customer units added is shown in Table 3. Development will provide increasing revenue to the Water Fund. The Plan estimates annual rate adjustments of 3.0%- 4.0%. The actual increase that may be needed in the future will depend on growth in customers, among other factors. 544 49 Financial Plans The City anticipates the addition of new personnel over the next five years paid by the Water Fund. The cost of the FTE’s is included in the financial plan. Annual debt service payments on bonds issued to finance water improvements are supported by net revenues of the Water Fund. The Water Fund pays a portion of the debt on the Series 2014B Bonds, Series 2020A Bonds, and the Series 2023B Bonds. The portion of these bond series payable from water revenues is reported as a liability of the Water Fund. As payments on this debt are made the liability in the Water Fund is reduced. Interest is recorded as an expense. In addition to this liability, cash from the Water Fund is planned to be transferred to the Governmental Debt Service Funds to pay a portion of the 2016A Bonds. Beginning in year 2027, the Water Fund is also projected to begin transferring funds to pay an allocated portion (10%) of the debt on the planned bonds for municipal facilities improvements. The Water Fund reports a debt obligation for the Notes payable to the City of Maple Grove for water connection charges. As payment is made on the Notes the liability in the Water Fund is reduced. The interest expense on the Note issued in 2014 is recorded as an expense in the Water Fund. There is no interest payable on the Note issued in 2016. Depreciation is reported as an expense and is adjusted for anticipated annual depreciable capital acquisitions. For purposes of the Plan, capital is depreciated over a 55 year term. Transfers To and From Other Funds The Water Fund transfers funds annually to the General Fund to pay for operational support. The Water Fund is to transfer cash to the City’s Governmental Debt Service Funds to pay allocated portions of debt service. 545 50 Financial Plans $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2040 E n d i n g C a s h B a l a n c e M i l l i o n s CHART 27Water Fund For future capital improvements and reserves For following year debt service For following year pay-go capital For 3-months of operating cash Cash balance will be spent down over time as development fees (reserves) collected to service debt issued to finance water improvement projects to support development is spent down 0% 50% 100% 150% 200% 250% 300% 350% 400% 450% 500% $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2 0 2 4 2 0 2 5 2 0 2 6 2 0 2 7 2 0 2 8 2 0 2 9 2 0 3 0 2 0 3 1 2 0 3 2 2 0 3 3 2 0 3 4 2 0 3 5 2 0 3 6 2 0 3 7 2 0 3 8 2 0 3 9 2 0 4 0 E n d i n g u n r e s t r i c t e d n e t p o s i t i o n a s % o f e x p e n s e E n d i n g N e t P o s i t i o n M i l l i o n s CHART 28Water Fund Ending unrestricted net position ($) Ending unrestricted net position as percent of expense (%) Water Fund is projected to accumulate cash from development charges to pay for future planned capital resulting in an increase in net position $0.0 $2.0 $4.0 $6.0 $8.0 $10.0 $12.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 M i l l i o n s CHART 29Water Fund Revenue Expense Revenues will exceed expenses due to the timing of collection of development related revenues and the use of these funds for capital improvements, including water treatment and storage Year 2024-2027 include projected state and federal revenue in the amount of $13 million for water infrastructure.Beginning in year 2033, expense (inclusive of depreciation) is projected to exceed revenue. This will need to be addressed 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 0 50 100 150 200 250 300 350 400 450 500 To t a l V o l u m e B i l l e d ( T h o u s a n d s o f G a l l o n s ) CHART 30 Volume Billed New customers to be added will increase water volumes 546 51 Financial Plans Table 15 Page 1 of 2 City of Corcoran Water Fund Financial Plan Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 REVENUE Charges for services 499,127 726,202 829,854 1,072,361 1,243,491 1,504,041 1,717,729 2,071,961 2,463,619 2,728,652 3,103,603 3,384,485 Special assessments Developer contributions (trunk line)1,217,937 1,276,543 3,195,194 2,742,107 2,905,969 3,153,387 3,021,884 2,945,056 3,062,860 3,185,372 2,185,664 - Connection fees 82,968 301,145 531,794 588,010 625,108 735,202 440,966 651,281 420,816 410,288 426,690 443,768 Connection fees payable to MG 595,483 548,429 729,542 845,517 494,203 641,572 685,670 674,765 562,207 584,696 608,088 632,410 Connection fees payable to MCES Other revenues 1,160 2,109 - - - - - - - - - Investment income 27,970 668,115 219,273 62,102 75,413 90,973 106,862 119,514 127,820 222,023 164,474 160,054 Intertgovernmental / Grants for Capital 1,500,000 2,500,000 4,000,000 5,000,000 - - - - - - Transfer in from General Fund Total Revenue 2,424,645 3,522,543 7,005,657 7,810,096 9,344,183 11,125,175 5,973,110 6,462,576 6,637,322 7,131,031 6,488,518 4,620,716 EXPENSES Variable Current oper expenses 110,143 40,870 121,502 199,547 264,033 277,954 286,293 294,882 303,728 312,840 322,225 331,892 Current oper expenses for NE Dist - 317,498 393,975 451,449 507,533 554,346 600,233 653,072 698,958 744,845 790,731 Purchased water (from Maple Grove)194,109 387,760 456,123 548,672 669,165 818,924 917,115 1,067,413 1,167,708 1,275,365 1,390,867 1,514,732 Water meters 90,032 115,384 134,047 130,952 129,016 122,819 118,727 122,289 125,957 98,577 - Connections paid to Maple Grove 595,483 548,429 729,542 845,517 494,203 641,572 685,670 674,765 562,207 584,696 608,088 632,410 Subtotal Variable Expenses 989,767 977,059 1,740,048 2,121,758 2,009,801 2,374,999 2,566,243 2,756,019 2,809,004 2,997,816 3,164,601 3,269,765 Fixed Transfer to General Fund 224,546 292,200 280,600 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 Transfer to Debt Service Funds 24,840 129,433 129,663 44,781 376,771 376,101 376,219 376,081 375,189 375,023 375,040 Interest and fiscal exp bonds 56,079 1,197,103 1,035,195 925,442 901,715 876,900 850,996 823,856 795,400 1,305,556 1,257,273 1,208,090 Transfer out to other Govt Funds - Depreciation 142,927 142,928 443,679 489,134 561,861 652,770 652,770 666,406 775,497 898,225 911,861 911,861 Subtotal Fixed Expenses 448,392 1,632,231 1,888,906 1,794,238 1,765,857 2,171,666 2,153,049 2,147,858 2,236,797 2,877,482 2,851,625 2,811,683 Total Expense 1,438,159 2,609,290 3,628,954 3,915,996 3,775,658 4,546,665 4,719,292 4,903,877 5,045,800 5,875,298 6,016,226 6,081,448 CHANGE IN NET POSITION 986,486 913,253 3,376,703 3,894,100 5,568,524 6,578,510 1,253,818 1,558,699 1,591,522 1,255,733 472,292 (1,460,732) Net Position, December 31 5,801,684 6,714,937 10,091,640 13,985,740 19,554,264 26,132,774 27,386,592 28,945,292 30,536,813 31,792,546 32,264,838 30,804,106 Actual Projected 547 52 Financial Plans Table 15 Page 2 of 2 City of Corcoran Water Fund Financial Plan Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Actual Projected ASSETS Cash 4,150,268 21,927,292 6,210,168 7,541,290 9,097,291 10,686,176 11,951,381 12,781,987 22,202,306 16,447,363 16,005,416 14,341,045 Accounts receivable 31,461 37,333 40,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 40,000 Special assessments receivable 150,092 114,075 79,075 44,075 Other current assets 1,098 20,594 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 Capital assets 5,701,436 12,742,810 29,284,122 31,784,122 35,784,122 40,784,122 40,784,122 41,534,122 47,534,122 54,284,122 55,034,122 55,034,122 Less accumulated depreciation (808,152) (951,080) (1,394,759) (1,883,893) (2,445,754) (3,098,524) (3,751,294) (4,417,700) (5,193,198) (6,091,422) (7,003,283) (7,915,144) Total Assets 9,226,203 33,891,024 34,238,606 37,545,594 42,495,660 48,431,774 49,044,209 49,958,409 64,603,230 64,700,063 64,096,255 61,520,023 LIABILITIES Accounts payable 340,706 1,541,263 50,000 50,000 50,000 50,000 50,000 50,000 50,000 50,000 50,000 50,000 Other liabilities / Due to Other Govts 760,830 822,606 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 100,000 Bond premium amortized 97,486 992,241 991,541 990,841 990,141 989,441 988,741 988,041 987,341 986,641 985,941 985,241 Notes payable to Maple Grove 229,433 187,201 147,049 105,337 61,979 16,883 0 0 - - - - Bonds payable, net of premiums 1,996,064 23,632,776 22,858,376 22,313,676 21,739,276 21,142,676 20,518,876 19,875,076 32,929,076 31,770,876 30,695,476 29,580,676 Total Liabilities 3,424,519 27,176,087 24,146,966 23,559,854 22,941,396 22,299,000 21,657,617 21,013,117 34,066,417 32,907,517 31,831,417 30,715,917 Net investment in capital assets 2,799,734 2,208,025 2,428,828 6,595,712 10,608,951 15,553,481 15,525,211 16,253,305 8,424,507 15,435,183 16,349,422 16,553,061 Unrestricted net assets 3,001,950 4,506,912 7,662,812 7,390,027 8,945,313 10,579,293 11,861,381 12,691,987 22,112,306 16,357,363 15,915,416 14,251,045 Total Net Position 5,801,684 6,714,937 10,091,640 13,985,740 19,554,264 26,132,774 27,386,592 28,945,292 30,536,813 31,792,546 32,264,838 30,804,106 Total Liabilities and Net Position 9,226,203 33,891,024 34,238,606 37,545,594 42,495,660 48,431,774 49,044,209 49,958,409 64,603,230 64,700,063 64,096,255 61,520,023 548 53 Financial Plans TABLE 16 Page 1 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Charges for Services Revenue Residential Water Base Charge 387,672 469,282 553,975 650,780 804,343 919,538 1,053,658 1,192,088 1,335,364 1,480,824 Usage Charges: Tier 1: Water usage 0 to 4,999 gallons 245,588 296,922 350,479 411,195 508,641 581,061 666,600 753,702 845,248 936,810 Tier 2: Water usage 5,000 to 8,999 gallons 53,984 65,395 77,181 90,820 112,249 128,496 147,209 166,669 186,576 206,944 Tier 3: Water usage 9,000 to 19,999 gallons 13,496 16,338 19,283 22,677 28,013 32,033 36,742 41,536 46,527 51,611 Tier 4: Water usage 20,000 gallons over - - - - - - - - - - Water Volume Billed 313,067 378,655 446,944 524,692 648,902 741,591 850,551 961,907 1,078,350 1,195,365 Multi-Residential Water Base Charge - 56,182 58,434 60,759 63,183 131,409 214,014 222,602 288,737 300,310 Usage Charges Tier 1: Water usage 1,000 gallons +- 46,053 47,889 49,878 51,867 108,018 175,885 183,074 237,307 246,871 Commercial Water Base Charge 13,545 13,953 14,863 15,826 16,843 17,917 19,050 20,242 21,502 22,826 Usage Charges Tier 1: Water usage 1,000 gallons +4,549 4,690 4,995 5,327 5,668 6,036 6,415 6,823 7,241 7,690 Other Charges Meter Charges 111,021 103,547 116,391 196,779 126,923 147,452 144,047 141,917 135,101 130,599 Total Charges for Services 829,854 1,072,361 1,243,491 1,504,041 1,717,729 2,071,961 2,463,619 2,728,652 3,103,603 3,384,485 City of Corcoran Projected Water Revenues 549 54 Financial Plans TABLE 16 Page 2 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Projected Water Revenues Single Family Residential 98,321 79,950 95,620 237,798 185,851 188,615 163,741 166,914 199,888 180,527 Multi-Family Residential 210,956 - - - 244,412 287,826 - 212,921 - - Commercial/Other - - - - - - - - - - Maple Grove Connection - Residential 223,569 - - - - - - - - - Maple Grove Connection - Commercial/Other - - - - - - - - - - Single Family Residential 222,516 219,863 245,287 348,770 193,345 257,202 275,604 269,760 219,175 227,938 Multi-Family Residential - - - - - - - - - - Commercial/Other - 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Maple Grove Connection - Residential 505,972 499,950 557,762 793,082 439,671 584,859 626,688 613,424 498,413 518,350 Maple Grove Connection - Commercial/Other - 48,479 50,418 52,435 54,532 56,713 58,982 61,341 63,794 66,346 Northeast Corcoran / Water Availability 444,286 639,805 596,531 638,196 706,831 650,440 611,488 635,948 661,384 317,438 Northeast Corcoran / Treatment and Storage 907,664 1,307,106 1,218,700 1,303,821 1,444,044 1,328,832 1,249,252 1,299,224 1,351,192 648,518 Southeast Corcoran / Water Availability 783,745 526,832 394,104 409,868 426,264 443,316 461,048 479,488 498,668 518,616 Southeast Corcoran / Treatment and Storage 1,059,499 712,197 532,772 554,084 576,248 599,296 623,268 648,200 674,128 701,092 Total Non-Operating Revenues 4,456,530 4,035,514 3,692,580 4,339,496 4,272,697 4,398,657 4,071,692 4,388,906 4,168,395 3,180,648 Non-Operating Development Revenue Northeast Water Connection Charges (paid with building permit on per unit basis) Southeast Water Connection Charges (paid with building permit on per unit basis) Trunk Line Availability Charges (paid at time of development on per acre basis) 550 55 Financial Plans TABLE 16 Page 3 of 3 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Projected Water Revenues Charges for water usage 317,617 429,398 499,828 579,897 706,437 855,645 1,032,851 1,151,803 1,322,898 1,449,925 Base service charges 401,217 539,416 627,272 727,365 884,369 1,068,864 1,286,722 1,434,932 1,645,603 1,803,960 Charge for meter 111,021 103,547 116,391 196,779 126,923 147,452 144,047 141,917 135,101 130,599 Total Charges for Services 829,854 1,072,361 1,243,491 1,504,041 1,717,729 2,071,961 2,463,619 2,728,652 3,103,603 3,384,485 Water connection charges (City)531,794 301,145 342,293 588,010 625,108 735,202 440,966 651,281 420,816 410,288 Water connection charges (Maple Grove)729,542 548,429 608,180 845,517 494,203 641,572 685,670 674,765 562,207 584,696 Total Connection Fees 1,261,336 849,574 950,473 1,433,527 1,119,310 1,376,774 1,126,636 1,326,046 983,023 994,984 Water trunk line availability charges (City)3,195,194 3,185,941 2,742,107 2,905,969 3,153,387 3,021,884 2,945,056 3,062,860 3,185,372 2,185,664 Grand Total 5,286,384 5,107,875 4,936,071 5,843,537 5,990,426 6,470,618 6,535,311 7,117,558 7,271,998 6,565,132 Total Charges for Services is calculated based on assumptions for fee schedule and customer units and volume in the Plan. Summary of Total Charges for Services and Non-Operating Revenues 551 56 Financial Plans Table 17 Water Fund Projected Year End Cash Balance 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Use of Cash Operations & Maintenance 1,610,616 2,116,762 2,006,301 2,373,078 2,565,987 2,756,019 2,584,004 2,997,816 3,164,601 3,269,765 Capital Improvements 16,541,312 2,500,000 4,000,000 5,000,000 - 750,000 6,225,000 6,750,000 750,000 - Interfund Transfers (not incl for debt)280,600 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 Debt Service (incl transfers for debt)2,108,611 1,646,513 1,567,755 1,897,287 1,868,036 1,843,875 1,842,481 2,838,945 2,707,695 2,697,930 Total Use of Cash 20,541,139 6,513,275 7,831,556 9,535,590 4,707,205 5,631,271 10,941,303 12,885,274 6,929,765 6,284,387 Source of Cash Charges for services and other operating revenue 1,049,127 1,134,462 1,318,903 1,595,014 1,824,591 2,191,475 2,591,439 2,950,675 3,268,076 3,544,539 Development related fees 4,456,530 4,175,634 4,025,279 4,530,161 4,148,520 4,271,102 4,045,883 4,180,356 3,220,442 1,076,178 Intergovernmental / grants for capital 1,500,000 2,500,000 4,000,000 5,000,000 - - - - - - Bond Proceeds - - - - - - 13,725,000 - - - Interfund Transfers - - - - - - - - - - Total Source of Cash 7,005,657 7,810,096 9,344,183 11,125,175 5,973,110 6,462,576 20,362,322 7,131,031 6,488,518 4,620,716 Net Change in Other Assets and Liabilities Increasing/(Reducing) Cash (2,181,642) 34,300 43,375 (700) (700) (700) (700) (700) (700) (700) Beginning Cash Balance 21,927,292 6,210,168 7,541,289 9,097,291 10,686,176 11,951,381 12,781,987 22,202,305 16,447,363 16,005,416 Change in Cash Balance (15,717,124) 1,331,121 1,556,002 1,588,885 1,265,205 830,606 9,420,319 (5,754,943) (441,947) (1,664,371) Ending Cash and Investments 6,210,168 7,541,289 9,097,291 10,686,176 11,951,381 12,781,987 22,202,305 16,447,363 16,005,416 14,341,045 Ending Cash by Purpose For future capital / trunk fee reserve 3,698,902 5,365,586 7,027,961 8,195,619 8,691,848 10,249,107 12,213,824 12,108,964 12,506,570 10,825,674 For unspent bond proceeds 7,500,000 750,000 For following year pay-go capital - - - - 750,000 - - For 3-months of operating cash 402,654 529,190 501,575 593,269 641,497 689,005 646,001 749,454 791,150 817,441 For following year debt service 2,108,611 1,646,513 1,567,755 1,897,287 1,868,036 1,843,875 1,842,481 2,838,945 2,707,695 2,697,930 Ending Cash and Investments 6,210,168 7,541,289 9,097,291 10,686,176 11,951,381 12,781,987 22,202,305 16,447,363 16,005,416 14,341,045 552 57 Financial Plans over the planning period. For purposes of the Plan, the revenue objective focused on providing revenue sufficient to achieve projected year-end cash balance to cover the following purposes: • Three-months of operating expense • Following-year debt service payments • Following year capital acquisition (planned to be paid from cash) • Reserves for future capital improvements and other reserve purposes The Plan does not anticipate the issuance of bonds to finance sewer improvements. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing sewer services, including depreciation of capital assets. Approximately 30% of the Sewer Fund expenses are estimated to be fixed costs, this amount fluctuates somewhat from year to year and has been declining as the number of customers using the system has increased. The City anticipates the addition of new personnel over the next five years paid by the Sewer Fund. The cost of the FTE’s is included in the financial plan. Annual debt service payments on bonds issued to finance water improvements are supported by net revenues of the Sewer Fund. The Sewer Fund pays a portion of the debt on the Series 2014B Bonds. The portion of these bond series payable from water revenues is reported as a liability of the Sewer Fund. As payments on this debt are made the liability in SEWER FUND The Sewer Fund was established as a Proprietary Fund for the accounting for costs of providing municipal water services to residents and businesses. The Water Fund is considered self-supporting in that the services rendered are financed through user charges. The financial plan includes assets and liabilities in addition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Source of Funds The source of funds are charges for services, special assessments, developer fees and payments, and bond proceeds. A schedule of fees and charges is included in the Appendix. Future growth from development, which impacts the projection of operating and non-operating revenue for the Sewer Fund, is assumed to be the following: - 873 acres platted between 2024-2033 - 3,287 new customer units to be added between 2024-2033 Details on the estimated acres platted per year and customer units added is shown in Table 3. Development will provide increasing revenue to the Sewer Fund. The Plan estimates annual rate adjustments of 3.0%. The actual increase that may be needed in the future will depend on growth in customers. With proposed annual rate adjustments, the Sewer Fund is projected to maintain adequate cash balance 553 58 Financial Plans the Sewer Fund is reduced. Interest is recorded as an expense. In addition to this liability, cash from the Sewer Fund is planned to be transferred to the Governmental Debt Service Funds to pay a portion of the 2016A Bonds. Beginning in year 2027, the Sewer Fund is also projected to begin transferring funds to pay an allocated portion (10%) of the debt on the planned bonds for municipal facilities improvements. Depreciation is reported as an expense and is adjusted for anticipated annual depreciable capital acquisitions. For purposes of the Plan, capital is depreciated over a 55 year term. Transfers To and From Other Funds The Sewer Fund transfers funds annually to the General Fund to pay for operational support. The Sewer Fund is to transfer cash to the City’s Governmental Debt Service Funds to pay allocated portions of debt service. 554 59 Financial Plans $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040 E n d i n g C a s h B a l a n c e M i l l i o n s CHART 31Sewer Fund For future capital improvements and reserves For following year pay-go capital For following year debt service For 3-months of operating cash Ending cash balance will increase as the City collects development fees (reserves) to finance sewer improvement projects in advance of the programming of capital projects in the CIP 0% 100% 200% 300% 400% 500% 600% $0.0 $5.0 $10.0 $15.0 $20.0 $25.0 20 2 4 20 2 5 20 2 6 20 2 7 20 2 8 20 2 9 20 3 0 20 3 1 20 3 2 20 3 3 20 3 4 20 3 5 20 3 6 20 3 7 20 3 8 20 3 9 20 4 0 E n d i n g u n r e s t r i c t e d n e t p o s i t i o n a s % o f e x p e n s e E n d i n g N e t P o s i t i o n M i l l i o n s CHART 32 Sewer Fund Ending unrestricted net position ($) Ending unrestricted net position as percent of expense (%) Sewer Fund is projected to accumulate cash from development charges to pay for future planned capital resulting in changes in net postion over time $0.0 $1.0 $2.0 $3.0 $4.0 $5.0 $6.0 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 M i l l i o n s CHART 33Sewer Fund Revenue Expense Revenues will exceed expenses due to the timing of collection of development related revenues and the use of these funds for capital improvements 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 0 50 100 150 200 250 300 Vo l u m e B i l l e d i n T h o u s a n d s o f G a l l o n s CHART 34Sewer Fund Volume Billed New customers to be added will increase sewer flow billed 555 60 Financial Plans TABLE 18 Page 1 of 2 City of Corcoran Sewer Fund Financial Plan Current Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 REVENUE Charges for services 346,950 443,623 599,399 815,088 1,093,528 1,261,041 1,449,897 1,747,860 2,090,540 2,490,394 2,751,507 3,122,564 3,391,828 Special assessments Developer contributions (trunk line charges)327,282 462,299 915,425 825,831 683,890 715,176 762,466 735,081 718,944 740,512 762,728 574,083 Connection fees 877,639 286,679 298,026 526,459 298,026 335,500 570,792 601,185 700,246 415,806 608,425 389,232 375,863 Connection fees payable to Met Council 616,280 616,280 559,125 616,280 1,012,209 629,464 711,854 674,790 645,169 595,588 558,432 558,656 558,880 Other revenues 57,160 7,262 52,614 53,666 54,740 55,834 56,951 58,090 59,252 60,437 61,646 62,879 64,136 Investment income 724 18,274 153,080 33,295 36,589 47,283 58,052 44,806 56,231 70,143 83,100 99,520 115,730 Total Revenue 1,898,753 1,699,400 2,124,543 2,960,214 3,320,922 3,013,012 3,562,722 3,889,198 4,286,519 4,351,312 4,803,623 4,995,579 5,080,520 EXPENSES Variable Current operating expenses 72,725 100,194 185,084 270,043 352,544 421,620 440,269 453,477 467,081 481,094 495,527 510,392 525,704 Disposal charges 74,556 139,713 204,977 280,960 403,130 474,352 556,570 685,115 831,786 1,006,700 1,135,205 1,311,840 1,453,646 Capital maintenance - - - - - - - - - - - - - Connections paid to Met Council 616,280 616,280 559,125 616,280 1,012,209 629,464 711,854 674,790 645,169 595,588 558,432 558,656 558,880 Connections paid to Maple Grove - - - - - - - - - - - - - Subtotal Variable Expenses 763,561 856,187 949,186 1,167,283 1,767,883 1,525,437 1,708,693 1,813,382 1,944,036 2,083,382 2,189,164 2,380,888 2,538,231 Fixed Transfer to General Fund 134,582 224,546 310,400 280,600 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 Transfer to Debt Service Funds 42,113 38,240 143,233 148,263 63,181 394,921 393,951 393,769 393,331 392,139 391,643 396,300 Transfer out to other Govt Funds Interest expense on notes payable to Maple Grove 40,002 37,299 Depreciation 208,951 208,951 208,951 227,133 227,133 227,133 363,496 363,496 363,496 363,496 363,496 363,496 363,496 Subtotal Fixed Expenses 385,646 511,739 556,650 650,965 625,395 547,814 1,023,643 1,030,629 1,038,642 1,046,646 1,054,148 1,062,607 1,076,489 Total Expense 1,149,207 1,367,926 1,505,836 1,818,248 2,393,279 2,073,251 2,732,335 2,844,011 2,982,679 3,130,028 3,243,312 3,443,495 3,614,720 CHANGE IN NET POSITION 749,546 331,474 618,707 1,141,966 927,643 939,761 830,387 1,045,186 1,303,840 1,221,283 1,560,311 1,552,083 1,465,800 Net Position, December 31 6,268,513 6,599,987 7,218,694 8,360,660 9,288,303 10,228,065 11,058,451 12,103,638 13,407,478 14,628,761 16,189,072 17,741,156 19,206,956 Actual Projected 556 61 Financial Plans TABLE 18 Page 2 of 2 City of Corcoran Sewer Fund Financial Plan Current Year 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Actual Projected ASSETS Cash 2,031,865 2,772,835 3,329,508 3,658,868 4,728,344 5,805,157 4,480,640 5,623,123 7,014,260 8,310,040 9,952,047 11,573,027 13,092,124 Accounts receivable 125,010 44,285 57,040 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 Special assessments receivable 48,166 37,523 25,519 15,519 5,519 Other current assets 12,074 17,356 223 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 2,000 Capital assets 6,395,158 6,395,158 6,395,158 7,395,158 7,395,158 7,395,158 14,895,158 14,895,158 14,895,158 14,895,158 14,895,158 14,895,158 14,895,158 Less accumulated depreciation (909,226) (1,118,177) (1,327,128) (1,554,261) (1,781,394) (2,008,526) (2,372,023) (2,735,519) (3,099,016) (3,462,512) (3,826,009) (4,189,505) (4,553,002)Total Assets 7,703,047 8,148,980 8,480,320 9,537,284 10,369,627 11,213,789 17,025,775 17,804,762 18,832,402 19,764,685 21,043,196 22,300,680 23,456,280 LIABILITIES Accounts payable 640 1,124 2,074 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000 85,000 Other liabilities 114,947 309,761 102,328 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 20,000 Bond premium amortized (13,553) Notes payable to Maple Grove (connection charges) Bonds payable, net of premiums 1,332,500 1,238,108 1,157,224 1,071,624 976,324 880,724 5,862,324 5,596,124 5,319,924 5,030,924 4,749,124 4,454,524 4,144,324 Total Liabilities 1,434,534 1,548,993 1,261,626 1,176,624 1,081,324 985,724 5,967,324 5,701,124 5,424,924 5,135,924 4,854,124 4,559,524 4,249,324 Net investment in capital assets 4,166,985 4,038,873 3,910,806 4,769,273 4,637,440 4,505,908 6,660,811 6,563,515 6,476,218 6,401,722 6,320,025 6,251,129 6,197,832 Unrestricted net assets 2,101,528 2,561,114 3,307,888 3,591,387 4,650,863 5,722,157 4,397,640 5,540,123 6,931,260 8,227,040 9,869,047 11,490,027 13,009,124 Total Net Position 6,268,513 6,599,987 7,218,694 8,360,660 9,288,303 10,228,065 11,058,451 12,103,638 13,407,478 14,628,761 16,189,072 17,741,156 19,206,956 Total Liabilities and Net Position 7,703,047 8,148,980 8,480,320 9,537,284 10,369,627 11,213,789 17,025,775 17,804,762 18,832,402 19,764,685 21,043,196 22,300,680 23,456,280 557 62 Financial Plans Table 19 Page 1 of 2 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Charges for Services Revenue Residential Sewer Base Charge Base 545,664 660,487 772,126 898,505 1,099,963 1,245,517 1,413,642 1,583,791 1,757,156 1,929,678 Usage Charges: Tier 1: Sewer volume Activity 249,150 301,267 352,617 410,452 502,195 569,437 646,597 724,121 802,387 881,558 Multi-Residential Sewer Base Charge Base - 79,072 81,445 83,888 86,405 177,993 287,132 295,746 379,939 391,337 Usage Charges Tier 1: Sewer volume Activity - 31,824 32,819 33,813 34,808 71,803 115,883 119,309 153,084 157,746 Sewer Volume Billed - 31,824 32,819 33,813 34,808 71,803 115,883 119,309 153,084 157,746 Commercial Sewer Base Charge Base 15,429 15,892 16,768 17,683 18,638 19,634 20,672 21,753 22,884 24,061 Usage Charges Tier 1: Water usage 1,000 gallons + Activity 4,845 4,986 5,267 5,556 5,852 6,156 6,468 6,787 7,114 7,448 Total Charges for Services 815,088 1,093,528 1,261,041 1,449,897 1,747,860 2,090,540 2,490,394 2,751,507 3,122,564 3,391,828 Single Family Residential Base 97,303 79,122 93,723 230,835 178,684 179,588 154,399 155,885 184,885 165,380 Multi-Residential Base 208,945 - - - 235,171 274,280 - 199,029 - - Commercial/Other Base - - - - - - - - - - MCES connection charge (per unit) Base 188,860 149,100 171,534 410,355 308,512 301,169 251,490 246,609 284,088 246,807 Single Family Residential Base 220,212 217,586 240,419 338,558 185,889 244,893 259,879 251,936 202,725 208,813 Multi-Residential Base - - - - - - - - - - Commercial/Other Base - 1,319 1,358 1,399 1,441 1,484 1,529 1,575 1,622 1,671 MCES connection charge (per unit) Base 427,420 410,025 440,022 601,854 320,952 410,685 423,300 398,560 311,500 311,625 Corcoran (NE and SE)Base 915,425 825,831 683,890 715,176 762,466 735,081 718,944 740,512 762,728 574,083 Total Non-Operating Revenues 2,058,164 1,682,982 1,630,946 2,298,177 1,993,115 2,147,181 1,809,540 1,994,106 1,747,548 1,508,378 City of Corcoran Projected Sewer Revenues Northeast Sewer Connection Charges (paid with building permit on per unit basis) Southeast Sewer Connection Charges (paid with building permit on per unit basis) Trunk Line Availability Charges (paid at time of development on per acre basis) Non-Operating Development Revenue 558 63 Financial Plans Table 19 Page 2 of 2 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 City of Corcoran Projected Sewer Revenues Charges for sewer volume 253,995 338,077 390,702 449,821 542,854 647,396 768,948 850,217 962,584 1,046,752 Base service charges 561,093 755,451 870,339 1,000,076 1,205,006 1,443,144 1,721,446 1,901,290 2,159,980 2,345,076 Total Charges for Services 815,088 1,093,528 1,261,041 1,449,897 1,747,860 2,090,540 2,490,394 2,751,507 3,122,564 3,391,828 Sewer connection charges (City)526,459 298,026 335,500 570,792 601,185 700,246 415,806 608,425 389,232 375,863 Sewer connection charges (MCES)616,280 559,125 611,556 1,012,209 629,464 711,854 674,790 645,169 595,588 558,432 Total Connection Charges 1,142,739 857,151 947,056 1,583,001 1,230,649 1,412,100 1,090,596 1,253,594 984,820 934,295 Sewer trunk line availability charges 915,425 825,831 683,890 715,176 762,466 735,081 718,944 740,512 762,728 574,083 Grand Total 2,256,973 2,217,385 2,280,430 2,735,865 3,111,511 3,525,867 3,625,144 4,100,445 4,274,524 4,341,774 Total Charges for Services is calculated based on assumptions for fee schedule and customer units and volume in the Plan. Summary of Total Charges for Services and Non-Operating Revenues 559 64 Financial Plans Table 20 Sewer Fund Projected Year End Cash Balance 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 Use of Cash Operations & Maintenance 1,135,100 1,738,025 1,497,976 1,608,667 1,591,228 1,731,436 1,880,819 1,996,951 2,199,339 2,367,839 Capital Improvements 1,000,000 - - 7,575,000 - - - - - - Interfund Transfers (not incl for debt)280,600 250,000 257,500 265,225 273,182 281,377 289,819 298,513 307,468 316,693 Debt Service (incl transfers for debt)261,015 273,421 186,242 513,347 882,305 882,569 884,894 866,152 867,792 876,892 Total Use of Cash 2,676,715 2,261,446 1,941,718 9,962,239 2,746,715 2,895,382 3,055,532 3,161,616 3,374,599 3,561,423 Source of Cash Charges for services and other operating revenue 902,050 1,184,856 1,364,158 1,564,900 1,850,757 2,206,023 2,620,973 2,896,253 3,284,963 3,571,694 Development related fees 2,058,164 2,136,066 1,648,854 1,997,822 2,038,441 2,080,496 1,730,338 1,907,369 1,710,616 1,508,826 Bond Proceeds - - - 5,075,000 - - - - - - Interfund Transfers - - - - - - - - - - Total Source of Cash 2,960,214 3,320,922 3,013,012 8,637,722 3,889,198 4,286,519 4,351,312 4,803,623 4,995,579 5,080,520 Net Change in Other Assets and Liabilities Increasing/(Reducing) Cash 45,861 10,000 5,519 - - - - - - - Change in Cash Balance 329,360 1,069,476 1,076,813 (1,324,517) 1,142,483 1,391,137 1,295,780 1,642,007 1,620,980 1,519,097 Ending Cash and Investments 3,658,868 4,728,344 5,805,157 4,480,640 5,623,123 7,014,260 8,310,040 9,952,047 11,573,027 13,092,124 Ending Cash by Purpose For future capital / trunk fee reserve 3,114,078 4,020,417 2,744,421 3,565,127 4,343,011 5,698,832 6,954,941 8,586,658 10,155,401 11,623,272 For unpsent bond proceeds For following year pay-go capital - - 2,500,000 - - - - - - - For 3-months of operating cash 283,775 434,506 374,494 402,167 397,807 432,859 470,205 499,238 549,835 591,960 For following year debt service 261,015 273,421 186,242 513,347 882,305 882,569 884,894 866,152 867,792 876,892 Ending Cash and Investments 3,658,868 4,728,344 5,805,157 4,480,640 5,623,123 7,014,260 8,310,040 9,952,047 11,573,027 13,092,124 560 65 Financial Plans The Storm Water Fund does not have any programmed expense in the Plan. There are no capital improvement projects for the Storm Water Fund included in the CIP. Transfers To and From Other Funds The Plan includes a placeholder amount for transfer of funds from the Storm Water Fund to the General Fund for operational support. This amount will need further review as the City further plans for the Storm Water Fund and its operations. STORM WATER FUND The Storm Water Fund is a new fund established as a Proprietary Fund for the accounting for costs of providing storm water services to residents and businesses. The Storm Water Fund is considered self- supporting in that the services rendered are to be financed through user charges. The financial plan includes assets and liabilities in addition to the revenues and expenditures. There is a capitalization of certain expenses and the subsequent depreciation of the capitalized costs. Source of Funds The source of funds are charges for services. The Plan anticipates the City will adopt a new charge per residential equivalent unit (REU) to first be collected in 2025. The Plan includes a charge of $15.00 per REU per month. For now, the Plan assumes this rate remains constant at the $15.00 per month per REU and that all customers are equal to “one” REU. The City may determine to study and adjust the REU for non-single family customers to an amount different than one REU. The Storm Water Fund is projected to accumulate funds as revenue from charges for services is collected. Expense The use of funds is to pay for the operation and capital improvements, and related debt service, for providing storm water services, including depreciation of capital assets. 561 66 Financial Plans TABLE 21 City of Corcoran Storm Water Fund Financial Plan Current Year 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 REVENUE Charges for services - 350,820 392,400 437,760 512,100 595,440 689,580 739,440 815,580 859,680 Investment income 280 3,044 933 4,451 8,319 12,677 17,819 23,842 30,864 38,451 46,872 Transfer in from General Fund 65,000 10,000 15,000 - - - - - - - - - Total Revenue 65,280 13,044 15,000 351,753 396,851 446,079 524,777 613,259 713,422 770,304 854,031 906,552 EXPENSES Variable Current expenditures Capital maintenance Subtotal Variable Expenses - - - - - - - - - - - - Fixed Transfer to General Fund 10,000 10,300 10,609 10,927 11,255 11,593 11,941 12,299 Depreciation 18,182 18,182 18,182 18,182 18,182 18,182 18,182 18,182 18,182 18,182 Subtotal Fixed Expenses - - 18,182 18,182 28,182 28,482 28,791 29,109 29,437 29,775 30,122 30,481 Total Expense - - 18,182 18,182 28,182 28,482 28,791 29,109 29,437 29,775 30,122 30,481 CHANGE IN NET POSITION 65,280 13,044 (3,182) 333,571 368,669 417,597 495,986 584,150 683,985 740,529 823,909 876,071 Net Position, January 1 - 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 Net Position, December 31 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 5,399,610 ASSETS Cash 65,280 78,324 93,324 445,077 831,928 1,267,707 1,781,875 2,384,207 3,086,374 3,845,085 4,687,175 5,581,428 Accounts receivable Special assessments receivable Other current assets Capital assets - - - - - - - - - - Less accumulated depreciation (18,182) (36,364) (54,545) (72,727) (90,909) (109,091) (127,273) (145,455) (163,636) (181,818)Total Assets 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 5,399,610 LIABILITIES Accounts payable Other liabilities Bonds payable, net of premiums Total Liabilities - - - - - - - - - - - - Net investment in capital assets - - (18,182) (36,364) (54,545) (72,727) (90,909) (109,091) (127,273) (145,455) (163,636) (181,818) Unrestricted net assets 65,280 78,324 93,324 445,077 831,928 1,267,707 1,781,875 2,384,207 3,086,374 3,845,085 4,687,175 5,581,428 Total Net Position 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 5,399,610 Total Liabilities and Net Position 65,280 78,324 75,142 408,714 777,383 1,194,980 1,690,966 2,275,116 2,959,101 3,699,630 4,523,539 5,399,610 Actual Projected 562 67 Appendix Appendix A Page 1 of 3 City of Corcoran Fees and Charges 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 ANNUAL FEE ADJUSTMENTS (% CHANGE) Annual % adjustment to base and usage Water fees 3.0%4.0%4.0%4.0%4.0%4.0% 4.0% 4.0% 4.0% Annual % adjustment to base and usage Sewer fees 3.0%3.0%3.0%3.0%3.0%3.0% 3.0% 3.0% 3.0% Annual % adjustment to storm water fee per REF Annual % adjustment to Water connection fee 3.0%4.0%4.0%4.0%4.0%4.0% 4.0% 4.0% 4.0% Annual % adjustment to Sewer connection fee 3.0%3.0%3.0%3.0%3.0%3.0% 3.0% 3.0% 3.0% Annual % adjustment to Southeast Water TLAC fee 3.0%4.0%4.0%4.0%4.0%4.0% 4.0% 4.0% 4.0% Annual % adjustment to Northeast Water TLAC fee 3.0%4.0%4.0%4.0%4.0%4.0% 4.0% 4.0% 4.0% Annual % adjustment to Sewer TLAC fee 3.0%3.0%3.0%3.0%3.0%3.0% 3.0% 3.0% 3.0% RESIDENTIAL Water Base Charge 21.63 22.28 22.95 23.87 24.82 25.81 26.84 27.91 29.03 30.19 31.40 Sewer Base Charge 30.45 31.36 32.30 33.27 34.27 35.30 36.35 37.45 38.57 39.73 40.92 Usage Charges Tier 1: Water usage 0 to 4,999 gallons 2.31 2.43 2.50 2.60 2.70 2.81 2.92 3.04 3.16 3.29 3.42 Tier 2: Water usage 5,000 to 8,999 gallons 2.78 2.92 3.01 3.13 3.26 3.39 3.53 3.67 3.82 3.97 4.13 Tier 3: Water usage 9,000 to 19,999 gallons 3.48 3.65 3.76 3.91 4.07 4.23 4.40 4.58 4.76 4.95 5.15 Tier 4: Water usage 20,000 gallons over 4.49 4.71 4.85 5.04 5.24 5.45 5.67 5.90 6.14 6.39 6.65 Sewer (sewer based on winter water usage) per 1,000 gallons 3.02 3.11 3.20 3.30 3.40 3.50 3.61 3.72 3.83 3.94 4.06 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 MULTI-RESIDENTIAL (7+Units) Water Base Charge 21.63 22.28 22.95 23.87 24.82 25.81 26.84 27.91 29.03 30.19 31.40 Sewer Base Charge 30.45 31.36 32.30 33.27 34.27 35.30 36.35 37.45 38.57 39.73 40.92 Usage Charges Tier 1: Water usage 2.78 2.92 3.01 3.13 3.26 3.39 3.53 3.67 3.82 3.97 4.13 Sewer (sewer based on winter water usage) per 1,000 gallons 3.02 3.11 3.20 3.30 3.40 3.50 3.61 3.72 3.83 3.94 4.06 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 NON-RESIDENTIAL Water Base Charge (Less 3" Meter)26.73 27.53 28.36 29.49 30.67 31.90 33.18 34.51 35.89 37.33 38.82 Sewer Base Charge 30.45 31.36 32.30 33.27 34.27 35.30 36.36 37.45 38.57 39.73 40.92 Usage Charges Tier 1: Water usage 1,000 gallons +2.78 2.92 3.01 3.13 3.26 3.39 3.53 3.67 3.82 3.97 4.13 Sewer per 1,000 gallons 3.02 3.11 3.20 3.30 3.40 3.50 3.60 3.70 3.80 3.90 4.00 Storm Water (per residential equivalency factor)15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 15.00 563 68 Appendix Appendix A Page 2 of 3 City of Corcoran Fees and Charges 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 OTHER FEES Maple Grove Water Usage Charge per 1,000 gallons 2.36 2.48 2.60 2.73 2.87 3.01 3.17 3.32 3.49 3.66 3.85 Meter Charge (Cost Plus 10%)424.36 437.09 450.20 463.71 477.62 491.95 506.71 521.91 537.57 553.69 570.30 CONNECTION CHARGES Sewer Connection Charges Single Family Residential 1,280 1,280 1,319 1,358 1,399 1,441 1,484 1,529 1,575 1,622 1,671 Multi-Residential (7+Units)1,024 1,024 1,055 1,087 1,119 1,153 1,187 1,223 1,260 1,297 1,336 Non-Residential 1,280 1,280 1,319 1,358 1,399 1,441 1,484 1,529 1,575 1,622 1,671 MCES connection charge (per unit)2,485 2,485 2,485 2,486 2,487 2,488 2,489 2,490 2,491 2,492 2,493 Water Connection Charges Northeast Corcoran Single Family Residential Connection 1,294 1,294 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Multi-Residential Connection 1,034 1,034 1,065 1,108 1,152 1,198 1,246 1,296 1,348 1,402 1,458 Non-Residential Connection 1,294 1,294 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Maple Grove Residential Connection 2,942 2,942 Maple Grove Commercial/Other Connection 11,767 11,767 Southeast Corcoran Single Family Residential Connection 1,294 1,294 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Multi- Residential Connection 1,034 1,034 1,065 1,108 1,152 1,198 1,246 1,296 1,348 1,402 1,458 Non-Residential Connection 1,294 1,294 1,333 1,386 1,441 1,499 1,559 1,621 1,686 1,753 1,824 Maple Grove Residential Connection 2,942 2,942 3,030 3,151 3,277 3,408 3,545 3,686 3,834 3,987 4,147 Maple Grove Commercial/Other Connection 11,767 11,767 12,120 12,605 13,109 13,633 14,178 14,745 15,335 15,949 16,587 564 69 Appendix Appendix A Page 3 of 3 City of Corcoran Fees and Charges 2023 2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 AVAILABILITY CHARGES* Sewer availability charge per acre of land 7,526 7,526 7,752 7,985 8,224 8,471 8,725 8,987 9,256 9,534 9,820 Northeast Corcoran* Watermain & Raw Water - Trunk Line Availability Charge (TLAC) - per acre: Northeast 12,199 12,199 12,565 13,068 13,590 14,134 14,699 15,287 15,899 16,535 17,196 Treatment & Storage - Trunk Line Availability Charge (TLAC) - per acre: Northeast 24,922 24,922 25,670 26,697 27,765 28,875 30,030 31,231 32,481 33,780 35,131 Southeast Corcoran* Watermain & Raw Water - Trunk Line Availability Charge (TLAC) - per acre: Southeast 9,198 9,198 9,474 9,853 10,247 10,657 11,083 11,526 11,987 12,467 12,965 Treatment & Storage - Trunk Line Availability Charge (TLAC) - per acre: Southeast 12,434 12,434 12,807 13,319 13,852 14,406 14,982 15,582 16,205 16,853 17,527 Notes to Table A: 3. This schedule does not include all city fees for water and sewer. For purpose of financial planning, the schedule only includes fees for the most frequent and material sources of revenue to the City. 1. Fee schedule is based on Corcoran constructing its own water system to serve northeast Corcoran beginning in year 2024. Changes to northeast water connection charges are based on this assumption. 2. After year 2030, for purposes of preparing financial plans, it is assumed that rates continue to be adjusted by the same percentage changes shown in year 2024. * Prior to 5/12/2022, the City had just one TLAC charge for water trunk line availablity. Effective 5/12/2022, the City adjusted the amount charged for availability of water services to include two separate charges, as described here. In addition, effective 5/12/2022, at time of adopting a new "Treatment & Storage" charge, the City adopted adjustments to the amount charged for Watermain & Raw Water TLAC. The amounts shown for year 2022 reflect the rates as of of 5/12/2022. 565 70 Appendix Appendix B Combined Total Levy Collection Year EXISTING 2016A Bonds - Equipment EXISTING 2018A Bonds - Equipment Portion EXISTING 2020 Bonds - Equipment EXISTING 2022 Bonds - Equipment NEW 2025 Bonds - Equipment NEW 2027 Bonds - Equipment NEW 2029 Bonds - Equipment Subtotal EXISTING G.O. 2012B CIP Bonds, Refunded with 2020B EXISTING G.O. 2016A Improvement Bonds 3 EXISTING 2018A Bonds - Park Improvements (Debt Service Levy) EXISTING 2018A Bonds - Park Improvements (Abatement Levy) EXISTING 2023A for Street Improvements (Debt Service Levy) EXISTING 2023A for Street Improvements (Abatement Levy) NEW 2025A Bonds for Municipal Facilities (Land) NEW 2026A Bonds for Municipal Facilities (Construction) NEW 2027A Bonds for Municipal Facilities Subtotal Total Estimated Levy (with coverage) 2024 38,220 82,478 106,155 247,734 - - - 474,587 231,410 - 28,271 78,750 188,590 185,000 - - - 712,021 1,186,608 2025 37,485 80,273 104,265 250,884 - - - 472,906 232,985 - 25,909 84,000 179,128 190,000 - - - 712,022 1,184,928 2026 - 78,068 102,375 248,364 325,631 - - 754,438 234,455 - 23,389 84,000 169,903 205,000 74,878 - - 791,625 1,546,062 2027 - 81,113 105,735 250,884 322,796 32,432 - 792,960 235,820 - 20,869 89,250 159,640 215,000 78,553 169,501 - 968,633 1,761,592 2028 - - 103,740 252,984 325,028 222,364 - 904,116 231,830 - 18,191 89,250 148,853 225,000 76,781 171,222 2,823,594 3,784,720 4,688,836 2029 - - 101,745 249,414 326,891 222,101 22,601 922,752 238,340 - 15,514 94,500 137,540 235,000 80,259 168,513 2,824,008 3,793,674 4,716,426 2030 - - - 250,884 328,388 221,655 155,453 956,380 241,490 - 12,584 94,500 125,953 250,000 78,291 170,053 2,826,866 3,799,737 4,756,117 2031 - - - 249,047 324,266 221,025 156,844 951,182 244,157 - 9,655 99,750 113,328 260,000 76,322 171,413 2,827,738 3,802,362 4,753,544 2032 - - - - 325,211 225,461 152,801 703,473 246,761 - 6,563 105,000 100,428 275,000 79,603 168,343 2,826,622 3,808,319 4,511,792 2033 - - - - 325,789 224,280 154,009 704,078 249,076 - 3,281 105,000 86,490 285,000 77,438 169,522 2,827,769 3,803,576 4,507,654 2034 - - - - 325,999 222,915 155,033 703,947 246,073 - - - 73,520 265,000 75,272 170,521 2,830,999 3,661,385 4,365,332 2035 - - - - 320,591 221,366 155,873 697,830 247,858 - - - 62,890 275,000 78,356 171,339 2,831,881 3,667,324 4,365,154 2036 - - - - - 224,884 156,529 381,413 254,814 - - - 51,840 285,000 75,994 171,976 2,830,415 3,670,039 4,051,452 2037 - - - - - 222,784 157,001 379,785 261,366 - - - 40,620 300,000 78,881 168,183 2,835,101 3,684,151 4,063,936 2038 - - - - - - 157,290 157,290 - - - - 28,520 310,000 76,322 168,640 2,832,827 3,416,309 3,573,599 2039 - - - - - - 152,145 152,145 - - - - - - 79,013 168,916 2,836,524 3,084,453 3,236,598 2040 - - - - - - - - - - - - - - 76,256 169,012 2,837,332 3,082,600 3,082,600 2041 - - - - - - - - - - - - - - - 168,927 2,839,499 3,008,426 3,008,426 2042 - - - - - - - - - - - - - - - 168,661 2,838,596 3,007,258 3,007,258 2043 - - - - - - - - - - - - - - - 172,465 2,843,123 3,015,588 3,015,588 2044 - - - - - - - - - - - - - - - 171,658 2,844,217 3,015,874 3,015,874 2045 - - - - - - - - - - - - - - - 170,669 2,846,129 3,016,799 3,016,799 2046 - - - - - - - - - - - - - - - 169,501 2,848,679 3,018,180 3,018,180 2047 - - - - - - - - - - - - - - - 172,401 2,851,686 3,024,088 3,024,088 2048 - - - - - - - - - - - - - - - 170,691 2,850,719 3,021,410 3,021,410 2049 - - - - - - - - - - - - - - - 173,049 2,854,279 3,027,328 3,027,328 2050 - - - - - - - - - - - - - - - 170,797 2,857,753 3,028,550 3,028,550 2051 - - - - - - - - - - - - - - - 168,364 2,856,712 3,025,076 3,025,076 2052 - - - - - - - - - - - - - 2,800,155 2,800,155 2,800,155 2053 - - - - - - - - - - - - - - - - 2054 - - - - - - - - - - - - - - - - Total 75,704 321,931 624,015 2,000,195 3,250,590 2,261,267 1,575,579 10,109,281 3,396,435 - 164,226 924,000 1,667,240 3,760,000 1,162,219 4,254,335 70,923,224 86,251,679 96,360,960 Notes: 2/ The 2018A Bonds include tax abatement levy. 3/ Special assessment revenue estimated for deposit to the debt service fund for the Series 2016A Bonds is not projected to be sufficient to cover debt service. The City will need to levy property tax to pay debt service on the Series 2016A Bonds. Special assessment revenue was anticipated to cover 100% of the debt service on the "Dowtown Improvement Portion" of the Series 2016A Bonds. The City reports in the 2023 Audited Financial Statements for 2016A G.O. Bonds, Fund 312 a negative cash balance of $551,752 and negative fund balance of $322,085. The City is required pursuant to the resoluton for the 2016A Bonds to levy ad valorem property tax to pay debt service on the 2016A Bonds. The City plans to transfer cash from the Water and Sewer Fund to the Debt Service Fund for Series 2016A to pay debt service in lieu of a tax levy. City of Corcoran Property Tax Levy Planned for Debt Service 1/ The tax levy amounts above include the 5% over levy (for delinquent property taxes). Debt Service Levy for Equipment Debt Service Levy for Facilities, Parks, and Street Improvements (Includes Tax Abatement) 566 Northland Securities, Inc.150 South Fifth Street , Suite 3300Minneapolis, MN 55402 Toll Free 1-800-851-2920 Main 612-851-5900www.northlandsecurities.comMember FINRA and SIPC | Registered with SEC and MSRB 567 From:Jay Tobin Cc:Matt Gottschalk; Matthew Gsellmeier; Kevin Mattson; Nalisha Williams; Natalie Davis; Deb Johnson; john.thames Bcc:Mark Lanterman; Michelle Friedrich; Tom McKee; Dean Vehrenkamp; Jeremy Nichols Subject:FW: Delay cost questions Date:Thursday, August 20, 2026 9:07:00 PM Attachments:image001.png Mayor and Council, Council Member Lanterman submitted the questions below regarding the cost-of- delay figure discussed at the August 13 meeting. I am sharing the response with the full Council, with the understanding that it will be included with the materials for the continued August 27 public hearing. 1. What document is the $250,000 per month figure drawn from? There is not a separate document stating $250,000 per month. The figure was not new to the August 13 meeting, however. I presented the same calculation during the June 25 Council meeting at approximately 2:30:30 as part of the Civic Campus discussion. 2. Does it represent construction cost escalation, increased financing cost, or something else — and what project total is it applied to? The figure represents potential construction cost escalation, not financing cost. Construction cost escalation has been discussed with Council several times during the Civic Campus process. At the May 28 meeting, the Civic Campus presentation used 4% annual construction cost growth in comparing the 10- and 20-year options. At the June 25 meeting, I specifically discussed the $50M not-to-exceed project, the 4–6% annual escalation range, and calculated that as approximately $166,000 to $250,000 per month in potential future cost associated with delay. The 4–6% annual escalation range was discussed again at the July 9 and July 23 Council meetings. On August 13, I referenced the upper end of that same previously discussed range. The calculation was based on the Council-established $50M not-to-exceed project amount, consisting of up to $40M in bonding and approximately $10M in planned Water and Sewer participation. Schematic design and cost refinement have continued within that ceiling, and the current project budget reflected in the August 13 materials is below the $50M maximum. 3. Did it come from BKV, a construction manager, Northland Securities, or bond counsel, or was it developed in-house? The $250,000 calculation was mine and based on simple math using the previously discussed 4–6% construction escalation range and the established $50M not-to- exceed project amount. At 6%, $50M equates to $3M annually, or $250,000 per month. 568 It was not a financing estimate from Northland Securities or bond counsel. 4. How should this be squared with the staff report language regarding delayed issuance and Option 2? The staff report addresses Council's discretion regarding when and how bonds may be issued and the options available to Council as part of the statutory process. My comment addressed potential construction cost escalation associated with delaying the project. Those are separate considerations. Council having discretion regarding the timing of bond issuance or directing staff to return with additional information does not mean there is no potential construction cost associated with project delay. The later August 13 discussion regarding noticing addressed a separate question — the immediate costs and requirements associated with re-noticing a public hearing. I hope this provides the requested clarification and a clear record of the basis for the figure discussed on August 13. Thanks, Jay From: Mark Lanterman <mlanterman@corcoranmn.gov> Sent: Monday, August 17, 2026 1:19 PM To: Jay Tobin <jtobin@corcoranmn.gov> Cc: Tom McKee <tmckee@corcoranmn.gov> Subject: Delay cost questions Jay, Thanks for the work that went into the August 13 packet, and for getting the Planning Commission review turned around so quickly — having it on the 18th with findings back to Council on the 27th is a good result for everyone. I have one thing I'd like your help with before the 27th. During Jeremy's comments on the referral, you supplied a cost-of-delay figure: [54:03] Nichols: "My primary concern on this point is, as we delay the project, we 569 increase the cost —" [54:12] Tobin: "$250,000 per month." [54:15] Nichols: "So if we add essentially a million dollars every quarter of delay, we would really want to see a lot of value, to the tune of a quarter million dollars a month, from whatever we would hear from Planning Commission." Jeremy took the number as given and reasoned from it, which is a sensible thing to do when it comes from the City Administrator. That's most of why I'm asking: within about ten seconds the figure moved from an aside into a member's stated basis for how to vote, and it isn't anywhere in the written record. I went back through the staff report you prepared for that item looking for it, and I couldn't find the figure or anything underlying it. What I did find reads to me as pointing the other way: "The City may issue bonds in one or more series or delay issuance during the life of the Plan, provided the total principal amount does not exceed the authorized maximum." "Adoption of the Capital Improvement Plan and Resolution No. 2026-58 does not authorize the issuance of bonds or create an immediate financial obligation." "The actual amount and timing of any bond issuance will be determined following completion of design, refinement of project costs, consideration of utility participation and available federal funding, and compliance with all statutory requirements…" The report also offered Option 2 — conduct the hearing and direct staff to return with additional information or revisions — without a cost consequence attached to it. Later, at 1:02:15, when the question came back around to what continuing the hearing would actually cost, the answer was about noticing rather than escalation: "…If we didn't hold it, we would have to publish another public hearing date, and there's significant costs associated with that, as well as communication requirements. And so by opening it now and closing it, you forego significant costs to the city…" Those read to me as two different kinds of cost, and neither one is in the packet. Four questions: 1. What document is the $250,000 per month figure drawn from? If you can point me to it, that's all I need. 2. Does it represent construction cost escalation, increased financing cost, or something else — and what project total is it applied to? 3. Did it come from BKV, a construction manager, Northland Securities, or bond counsel, or was it developed in-house? 570 4. How should I square it with the staff report language above, which treats delayed issuance as a normal feature of the Plan and presents Option 2 without a cost attached? If there isn't a document behind the figure, just say so — that's a complete answer and I'll take it at face value. I'm not looking to relitigate the vote. My concern is narrower: a number that size shapes how the Council and the public weigh the decision, and if it's sound it ought to be in the written record where everyone can see it and use it. If you can get me something in writing by August 20, it can go into the August 27 packet. Happy to talk it through by phone first if that's easier. Thanks, Mark Lanterman Council Member, City of Corcoran 571 Corcoran - City Hall and Police Department City of Corcoran 8/20/2026 Corcoran - City Hall & Police Department Description Revised Space Needs Programming Preliminary SD Estimate Update Current Overall Budget Update Date 03/29/26 08/20/26 08/20/26 Place Date in Update Column, Column K will autofill PROJECT REVENUE / FUNDING X DO NOT MODIFY Mark w/ "X" to specify which update carries forward TOTAL PROJECT REVENUE $0.00 $0.00 $0.00 Project Revenue Proportions #DIV/0! #DIV/0! #DIV/0! Estimate Update / Current Overall Budget PROJECT AREA BREAKDOWN City Hall 13,876 17,087 17,087 Public Safety - Admin/Ops 36,633 22,781 22,781 City Hall / Public Safety - Shared 8,740 13,924 13,924 Public Safety Field Operations & Training 29,686 17,962 17,962 Utilities Garages 7,147 Total GSF 88,935 78,901 78,901 Site Area (Acres)Assumed 3-4 3.67 3.67 CONSTRUCTION COSTS Site $2,849,478 $4,575,329 $4,575,329 New Construction $33,532,659 $0 City Hall $6,250,701 $6,250,701 Public Safety - Admin/Ops $6,657,532 $6,657,532 City Hall / Public Safety - Shared $6,602,109 $6,602,109 Public Safety Field Operations & Training $6,306,912 $6,306,912 Utitlities Garages $2,399,746 $2,399,746 Value Engineering / Outstanding Scopes of Work $0 See CCHPD VM Worksheet Design Contingency $2,910,571 $2,623,386 $2,623,386 Concept Estimate | SD = 8% Escalation $1,571,708 $2,124,943 $2,124,943 Concept Estimate = 4% | SD = 6% (Spring 2028 Const. Start) Total Bid Day $40,864,416 $37,540,658 $37,540,658 Construction Contingency Remaining Contingency $2,043,221 $1,877,033 $1,877,033 5% of 'Total Bid Day' Pending Changer Orders $0 PCO Log Totals Executed Change Orders $0 Executed Change Orders General Conditions $560,000 $750,000 $750,000 Assumes a 24-month Project Schedule CONSTRUCTION COSTS SUBTOTAL $43,467,637 $40,167,691 $40,167,691 Construction Cost / GSF $489 $509 $509 Construction Costs Subtotal / Total GSF Percent Construction Cost 83% 84% 84% Construction Costs Subtotal / Total Project Cost SOFT COSTS $8,693,527 Eqaul to 20% of Const. Costs Subtotal Design Fees and Reimbursable A/E Fee - BKV $2,209,223 $2,209,223 A/E Reimbursable $50,000 $50,000 Construction Management Services & Fee $0 Construction Management Services & Fee $3,083,128 $3,083,128 Estimate - Assumes a 24-month Project Schedule Permits, Plan Reviews & Fees Building Permit & Plan Review $182,250 $182,250 Per City of Corcoran - 2026 Fee Schedule Plumbing Plan Review & Plumbing Permit $15,000 $15,000 Per State of MN DoLI Plumbing Calculator Dept. of Health (DOH) - Food Service Plan N/A $0 N/A Dept. of Health (DOH) - Water Main $0 Calculate via State/City Permit calculator City Project Review & Inspection Fee $15,000 $15,000 State Surcharge $5,000 $5,000 Metropolitan Council SAC $75,000 $75,000 Estimate WREC / WAC $0 City Based Utility Costs SREC / SAC $0 City Based Utility Costs Trunk Utilities (Storm, Sanitary, Water)$0 City Based Utility Costs; Often a Rural Cost Park Dedication Fee $0 Reference City Planning / Permitting costs City/County Road Special Assessment $0 Determined by City / County Rd Impacts Sign Permits $0 Calculate via State/City Permit calculator Utilities - Connections Power $25,000 $25,000 Estimate - Confirm w/ City or Local Utility Gas $25,000 $25,000 Estimate - Confirm w/ City or Local Utility Fiber $50,000 $50,000 Estimate - Confirm w/ City or Local Utility Phone $15,000 $15,000 Estimate - Confirm w/ City or Local Utility Pre-Construction Surveys & Studies Site Survey $50,000 $50,000 Estimate Geotechnical Survey - Soil Borings $30,000 $30,000 Estimate Environmental Study (EAW Ph1/Ph2)$7,500 $7,500 Estimate Wetland Delineation, Watershed, MPCA $10,000 $10,000 Estimate Traffic & Parking Study N/A $0 N/A Hazardous Material Survey N/A $0 N/A Testing & Inspections Construction Surveying $25,000 $25,000 Estimate Construction Testing & Inspections $150,000 $150,000 Estimate - KA to Solicit Quote at Final Schematic Design Building Enclosure Consulting, Observation & Testing $35,000 $35,000 Estimate - KA to Solicit Quote at Final Schematic Design HVAC - Commissioning $100,000 $100,000 Estimate - KA to Solicit Quote at Final Schematic Design Bidding, Legal, Finance & Misc. Bid Advertisement, Printing, Plan Distribution $5,000 $5,000 Verify w/ Owner Bond Issuance Fees $0 Verify w/ Owner Legal Fee Allowance $0 Verify w/ Owner Salary Chargeback $0 Verify w/ Owner Builders Risk Insurance $35,000 $35,000 Verify w/ Owner Land Purchase $0 Verify w/ Owner; May be separate Budget Land Acquisition Expenses $0 Verify w/ Owner; May be separate Budget Corcoran - City Hall & Police Department BVK Preliminary SD Estimate Set - 2026.8.3 Preliminary SD Estimate Estimate - Confirm w/ BKV Per City of Corcoran - 2026 Fee Schedule 572 City Purchase Orders Final Cleaning N/A $0 WS 01J - Final Cleaning Abatement N/A $0 N/A Moving, Storage, Transition $75,000 $75,000 Verify w/ Owner Signage N/A $0 Misc. Owner Expenditure $0 Verify w/ Owner Soft Cost Contingency $156,803 $156,803 2.5% of Soft Costs (Excluding FF&E) FF&E Expenses Furniture Allowance/Costs $1,000,000 $1,000,000 Estimate Specialty Equipment (i.e.. Weight Rm)$0 Equipment Allowance $0 Technology Allowance $0 Furnishings / Consultant Fees N/A $0 In BKV Fee Above FFE Contingency $50,000 $50,000 5% of FF&E Expenses SOFT COSTS SUBTOTAL $8,693,527 $7,478,904 $7,478,904 Soft Costs / SF $98 $95 $95 Percent Soft Costs 17% 16% 16% TOTAL PROJECT COSTS $52,161,165 $47,646,595 $47,646,595 Construction Costs + Soft Costs Project Cost / GSF $587 $604 $604 Total Project Cost / Total GSF PROJECT COST BREAKOUTS Total Cost Project Range (+/- 10%) Low Range $46,945,048 $42,881,936 Mid Range $52,161,165 $47,646,595 High Range $57,377,281 $52,411,255 Total $/SF Project Range (+/- 10%) Low Range $528 $543 Mid Range $587 $604 High Range $645 $664 573 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - System Summary Page 1 of 42 KA Office Printed: 8/20/2026 Unit Item Description QTY UOM Price Total EXISTING CONDITIONS 78,901 GSF $2.02 $159,659 SITEWORK/BUILDING EARTHWORK 78,901 GSF $43.78 $3,454,552 FOUNDATION / SOG 78,901 GSF $15.36 $1,211,867 BUILDING STRUCTURE 78,901 GSF $53.09 $4,189,200 EXTERIOR ENCLOSURE 78,901 GSF $48.66 $3,839,160 ROOF 78,901 GSF $22.18 $1,749,990 INTERIOR CONSTRUCTION 78,901 GSF $71.29 $5,625,239 EQUIPMENT FURNITURE 78,901 GSF $19.54 $1,541,500 CONVEYING SYSTEMS 78,901 GSF $4.56 $360,000 FIRE PROTECTION 78,901 GSF $4.68 $369,396 PLUMBING 78,901 GSF $16.50 $1,301,867 HVAC 78,901 GSF $45.00 $3,550,545 ELECTRICAL 78,901 GSF $45.00 $3,550,545 AUDIO / VISUAL 78,901 GSF $14.20 $1,120,635 ELECTRONIC SAFETY & SECURITY 78,901 GSF $8.94 $705,054 GENERAL REQUIREMENTS 78,901 GSF $0.80 $63,121 Subtotal 78,901 GSF $415.61 $32,792,329 574 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Summary Page 2 of 42 KA Office Printed: 8/20/2026 Unit Item Description QTY UOM Price Total 01 Site 159,659 SF 28.66 $4,575,330 EXISTING CONDITIONS 159,659 SF 1.00 $159,659 SITEWORK/BUILDING EARTHWORK 159,659 SF 20.38 $3,254,156 FOUNDATION / SOG 159,659 SF 0.13 $20,700 EXTERIOR ENCLOSURE 159,659 SF 1.24 $197,568 EQUIPMENT FURNITURE 159,659 SF 3.76 $600,000 ELECTRICAL 159,659 SF 2.15 $343,247 02 City Hall 17,087 GSF 365.82 $6,250,701 SITEWORK/BUILDING EARTHWORK 17,087 GSF 0.07 $1,262 FOUNDATION / SOG 17,087 GSF 0.12 $2,094 BUILDING STRUCTURE 17,087 GSF 62.05 $1,060,254 EXTERIOR ENCLOSURE 17,087 GSF 60.60 $1,035,542 ROOF 17,087 GSF 17.59 $300,583 INTERIOR CONSTRUCTION 17,087 GSF 81.90 $1,399,436 EQUIPMENT FURNITURE 17,087 GSF 10.91 $186,425 FIRE PROTECTION 17,087 GSF 5.00 $85,435 PLUMBING 17,087 GSF 19.15 $327,248 HVAC 17,087 GSF 42.96 $734,044 ELECTRICAL 17,087 GSF 41.54 $709,826 AUDIO / VISUAL 17,087 GSF 14.17 $242,193 ELECTRONIC SAFETY & SECURITY 17,087 GSF 8.94 $152,688 GENERAL REQUIREMENTS 17,087 GSF 0.80 $13,670 03 Public Safety Admin/Ops 22,781 GSF 292.24 $6,657,532 SITEWORK/BUILDING EARTHWORK 22,781 GSF 2.09 $47,561 FOUNDATION / SOG 22,781 GSF 11.04 $251,556 BUILDING STRUCTURE 22,781 GSF 34.21 $779,272 EXTERIOR ENCLOSURE 22,781 GSF 29.37 $669,030 ROOF 22,781 GSF 5.00 $113,842 INTERIOR CONSTRUCTION 22,781 GSF 84.52 $1,925,529 EQUIPMENT FURNITURE 22,781 GSF 3.48 $79,375 FIRE PROTECTION 22,781 GSF 5.00 $113,905 PLUMBING 22,781 GSF 19.15 $436,298 HVAC 22,781 GSF 42.96 $978,653 ELECTRICAL 22,781 GSF 31.51 $717,815 AUDIO / VISUAL 22,781 GSF 14.17 $322,900 ELECTRONIC SAFETY & SECURITY 22,781 GSF 8.94 $203,570 GENERAL REQUIREMENTS 22,781 GSF 0.80 $18,225 04 Public Safety Field Operations & Training 17,962 GSF 351.13 $6,306,912 575 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Summary Page 3 of 42 KA Office Printed: 8/20/2026 Unit Item Description QTY UOM Price Total SITEWORK/BUILDING EARTHWORK 17,962 GSF 6.43 $115,473 FOUNDATION / SOG 17,962 GSF 25.61 $459,999 BUILDING STRUCTURE 17,962 GSF 58.61 $1,052,708 EXTERIOR ENCLOSURE 17,962 GSF 38.53 $692,048 ROOF 17,962 GSF 45.77 $822,125 INTERIOR CONSTRUCTION 17,962 GSF 13.60 $244,346 EQUIPMENT FURNITURE 17,962 GSF 32.97 $592,275 FIRE PROTECTION 17,962 GSF 4.00 $71,848 PLUMBING 17,962 GSF 7.07 $126,984 HVAC 17,962 GSF 38.22 $686,444 ELECTRICAL 17,962 GSF 56.28 $1,010,906 AUDIO / VISUAL 17,962 GSF 14.30 $256,878 ELECTRONIC SAFETY & SECURITY 17,962 GSF 8.94 $160,507 GENERAL REQUIREMENTS 17,962 GSF 0.80 $14,370 05 City Hall/Public Safety Shared 13,924 GSF 474.15 $6,602,109 SITEWORK/BUILDING EARTHWORK 13,924 GSF 1.01 $14,096 FOUNDATION / SOG 13,924 GSF 21.76 $302,923 BUILDING STRUCTURE 13,924 GSF 65.35 $909,921 EXTERIOR ENCLOSURE 13,924 GSF 62.03 $863,712 ROOF 13,924 GSF 21.12 $294,106 INTERIOR CONSTRUCTION 13,924 GSF 138.47 $1,928,119 EQUIPMENT FURNITURE 13,924 GSF 5.99 $83,425 CONVEYING SYSTEMS 13,924 GSF 25.85 $360,000 FIRE PROTECTION 13,924 GSF 5.00 $69,620 PLUMBING 13,924 GSF 19.15 $266,670 HVAC 13,924 GSF 42.96 $598,164 ELECTRICAL 13,924 GSF 41.54 $578,429 AUDIO / VISUAL 13,924 GSF 14.17 $197,360 ELECTRONIC SAFETY & SECURITY 13,924 GSF 8.94 $124,424 GENERAL REQUIREMENTS 13,924 GSF 0.80 $11,139 06 Utilities Garages 7,147 GSF 335.77 $2,399,746 SITEWORK/BUILDING EARTHWORK 7,147 GSF 3.08 $22,003 FOUNDATION / SOG 7,147 GSF 24.43 $174,596 BUILDING STRUCTURE 7,147 GSF 54.15 $387,044 EXTERIOR ENCLOSURE 7,147 GSF 53.35 $381,260 ROOF 7,147 GSF 30.69 $219,334 INTERIOR CONSTRUCTION 7,147 GSF 17.88 $127,809 FIRE PROTECTION 7,147 GSF 4.00 $28,588 576 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Summary Page 4 of 42 KA Office Printed: 8/20/2026 Unit Item Description QTY UOM Price Total PLUMBING 7,147 GSF 20.24 $144,666 HVAC 7,147 GSF 77.41 $553,240 ELECTRICAL 7,147 GSF 26.63 $190,320 AUDIO / VISUAL 7,147 GSF 14.17 $101,302 ELECTRONIC SAFETY & SECURITY 7,147 GSF 8.94 $63,865 GENERAL REQUIREMENTS 7,147 GSF 0.80 $5,718 Subtotal 78,901 GSF 415.61 $32,792,329 577 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 5 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1 01 Site 2 01 EC - EXISTING CONDITIONS 3 31 A - Site Clearing & Earthwork 4 Grub Trees/Shrubs/Foliage 159,659.00 SF $1.00 $159,659 5 Site Clearing & Earthwork Total 159,659.00 SF $1.00 $159,659 6 EXISTING CONDITIONS Total 159,659.00 SF $1.00 $159,659 7 02 SW - SITEWORK/BUILDING EARTHWORK 8 31 A - Site Clearing & Earthwork 9 Site Grading 116,243.00 SF $2.00 $232,486 10 Strip & Stockpile Topsoil (Assuming 6") 3,547.98 CY $5.50 $19,514 11 Finish Grade Topsoil 2,300.00 CY $5.50 $12,650 12 Export Excess Topsoil 1,247.98 CY $15.00 $18,720 13 Dewatering System 1.00 EX 14 Excludes Soil Corrections 1.00 EX 15 Add for export of contaminated soils 1.00 EX 16 SWPPP Allowance 1.00 ALW $25,000.00 $25,000 17 Site Clearing & Earthwork Total 159,659.00 SF $1.93 $308,370 18 32 A - Asphalt Paving 19 Bit. Paving @ Parking - LD 2.5" Thick 2,301.00 SY $35.00 $80,535 Add for aggregate subbase 20 Bit. Paving @ Parking - MD 3.5" Thick 5,700.00 SY $45.00 $256,500 Add for aggregate subbase 21 Aggregate Base - Assuming 6" 1,667.01 CY $25.00 $41,675 Add for aggregate subbase 22 Striping/Stall 116.00 EA $15.00 $1,740 23 Striping/ADA Stall 4.00 EA $50.00 $200 24 Striping/Crosshatch Area 701.00 SF $2.00 $1,402 25 ADA Signs 4.00 EA $500.00 $2,000 26 Asphalt Paving Total 159,659.00 SF $2.41 $384,052 27 32 B - Concrete Paving 28 Site Concrete Paving 8" Apron 1,602.00 SF $22.00 $35,244 29 Concrete Curb & Gutter 3,284.00 LF $30.00 $98,520 30 Aggregate Subbase - Assuming 6" 108.58 CY $25.00 $2,714 31 Concrete Sidewalk - 5" Unreinforced 7,867.00 SF $13.00 $102,271 32 Add for Color and Stamped Finish @ Concrete Walks 2,567.00 SF $10.00 $25,670 33 Aggregate Base - Assuming 6" 182.11 CY $25.00 $4,553 34 Concrete Paving Total 159,659.00 SF $1.68 $268,972 35 32 B1 - Site Concrete Walls/Structures 36 CIP Concrete Site Walls - 12" x 8' Tall w/Footing 198.00 LF $800.00 $158,400 (Standard Finish) 578 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 6 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 37 CIP Concrete Seat Walls - 36" x 6' Tall w/Footing 294.00 LF $850.00 $249,900 (Standard Finish) 38 Site Concrete Walls/Structures Total 159,659.00 SF $2.56 $408,300 39 32 D - Fence Package 40 Security Fence 654.00 LF $200.00 $130,800 41 Vertical Pivot Gate 2.00 EA $75,000.00 $150,000 42 Out Door Dog Kennels 2.00 ALW $10,000.00 $20,000 43 Fence Package Total 159,659.00 SF $1.88 $300,800 44 32 F - Landscape & Irrigation 45 Irrigation Package - Lawns/Turf 49,681.00 SF $1.00 $49,681 46 Sod 4,663.00 SY $9.00 $41,967 47 Trees/Shrubs Allowance 1.00 ALW $100,000.00 $100,000 48 Erosion Control Blanket 1.00 ALW $4,000.00 $4,000 49 Wood Mulch, 3" Depth 85.71 CY $65.00 $5,571 50 Weed Barrier.Landscape Fabric 7,714.00 SF $0.20 $1,543 51 Landscape & Irrigation Total 159,659.00 SF $1.27 $202,762 52 32 G - Site Improvement Package 53 Flag Poles 3.00 LS $7,500.00 $22,500 54 Pipe Bollards 12.00 EA $700.00 $8,400 55 Site Improvement Package Total 159,659.00 SF $0.19 $30,900 56 33 A - Site Utilities Package 57 Utility Allowance 1.00 ALW $350,000.00 $350,000 58 Under Ground Storm Storage 2.00 ALW $500,000.00 $1,000,000 59 Site Utilities Package Total 159,659.00 SF $8.46 $1,350,000 60 SITEWORK/BUILDING EARTHWORK Total 159,659.00 SF $20.38 $3,254,156 61 03 FS - FOUNDATION / SOG 62 03 A - Concrete 63 Wall Footings at Feature Wall - 2'x12" (126 LF) 10.00 CY $550.00 $5,500 64 Foundation Wall at Feature Wall - 12" x 4' (504SF) 19.00 CY $800.00 $15,200 65 Concrete Total 159,659.00 SF $0.13 $20,700 66 FOUNDATION / SOG Total 159,659.00 SF $0.13 $20,700 67 05 EE - EXTERIOR ENCLOSURE 68 03 B - Structural Precast 69 Precast Wall Penls - 12" Insulated - Formliner Finish 2,016.00 SF $98.00 $197,568 70 Structural Precast Total 159,659.00 SF $1.24 $197,568 71 EXTERIOR ENCLOSURE Total 159,659.00 SF $1.24 $197,568 72 08 EF - EQUIPMENT FURNITURE 73 11 O - General Equipment 74 Fuel Island 1.00 ALW $500,000.00 $500,000 75 General Equipment Total 159,659.00 SF $3.13 $500,000 76 12 G1 - Site Furnishings 77 Monument Sign Allowance 1.00 ALW $100,000.00 $100,000 579 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 7 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 78 Site Furnishings Total 159,659.00 SF $0.63 $100,000 79 EQUIPMENT FURNITURE Total 159,659.00 SF $3.76 $600,000 80 15 E - ELECTRICAL 81 26 A - Electrical 82 Site Electrical Distribution/Pedestrian Lighting 159,659.00 SF $0.80 $127,549 83 Site Lighting 27.00 EA $7,988.83 $215,698 84 Electrical Total 159,659.00 SF $2.15 $343,247 85 ELECTRICAL Total 159,659.00 SF $2.15 $343,247 86 01 Site Total 159,659.00 SF $28.66 $4,575,330 580 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 8 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 88 02 City Hall 89 02 SW - SITEWORK/BUILDING EARTHWORK 90 31 A - Site Clearing & Earthwork 91 Footing/Foundation Excavation (Per SF of Footprint) 410.00 SF $2.50 $1,025 92 Import & Place Sand Subbase at Slabs on Grade (6"9.49 CYIP $25.00 $237 Typ) 93 Site Clearing & Earthwork Total 17,087.00 GSF $0.07 $1,262 94 SITEWORK/BUILDING EARTHWORK Total 17,087.00 GSF $0.07 $1,262 95 03 FS - FOUNDATION / SOG 96 03 A - Concrete 97 SOG Vapor Barrier 335.00 SF $0.75 $252 98 Slab on Grade 4" 335.00 SF $5.50 $1,842 99 Concrete Total 17,087.00 GSF $0.12 $2,094 100 FOUNDATION / SOG Total 17,087.00 GSF $0.12 $2,094 101 04 BS - BUILDING STRUCTURE 102 03 A - Concrete 103 Slab on Metal Deck 7 1/2" Total Thickness 16,057.00 SF $8.00 $128,456 104 Concrete Topping Slabs @ Roof 2" 8,749.00 SF $5.00 $43,745 105 Concrete Total 17,087.00 GSF $10.08 $172,201 106 04 A - Masonry 107 08" Interior CMU Wall 460.00 SF $30.00 $13,800 108 Masonry Total 17,087.00 GSF $0.81 $13,800 109 05 A - Structural Steel Material 110 Structural Steel Floor Framing - Assuming 10#/SF 80.28 TN $4,000.00 $321,140 111 Add for Misc. Connections/Plates/Bolts 5.62 TN $4,000.00 $22,478 112 Structural Steel Roof Framing - Assuming 8#/SF 35.00 TN $4,000.00 $139,984 113 Add for Misc. Connections/Plates/Bolts 2.45 TN $4,000.00 $9,800 114 Metal Floor Deck 16,057.00 SF $5.00 $80,285 115 Metal Roof Deck 8,749.00 SF $5.00 $43,745 116 Structural Steel Material Total 17,087.00 GSF $36.13 $617,432 117 05 B - Structure Steel Erection 118 Roof Framing Erection 37.45 TN $1,600.00 $59,920 119 Floor Framing Erection 85.90 TN $1,600.00 $137,440 120 Metal Floor Deck Erection 16,057.00 SF $1.00 $16,057 121 Metal Roof Deck Erection 8,749.00 SF $1.00 $8,749 122 Structure Steel Erection Total 17,087.00 GSF $13.00 $222,166 123 05 C - Cold Formed Metal Framing 124 Framed Feature Wall at City Council Chamber 223.00 SF $35.00 $7,805 125 Cold Formed Metal Framing Total 17,087.00 GSF $0.46 $7,805 126 06 B - Wood Framing 127 Pergola at Outdoor Roof Break Area 358.00 SF $75.00 $26,850 581 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 9 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 128 Wood Framing Total 17,087.00 GSF $1.57 $26,850 129 BUILDING STRUCTURE Total 17,087.00 GSF $62.05 $1,060,254 130 05 EE - EXTERIOR ENCLOSURE 131 06 A - Carpentry Package 132 Exterior Blocking (windows, doors, etc.) 17,087.00 GSF $0.20 $3,417 133 Carpentry Package Total 17,087.00 GSF $0.20 $3,417 134 07 B - Insulation 135 Spray Foam Insulation 6" 7,000.00 SF $9.00 $63,000 136 Insulation Total 17,087.00 GSF $3.69 $63,000 137 07 D - Exterior Weather Barrier 138 Weather Barrier (Peel & Stick) 7,000.00 SF $4.67 $32,725 139 Exterior Weather Barrier Total 17,087.00 GSF $1.92 $32,725 140 07 F - Metal Panel/Roof 141 Metal Panels 7,000.00 SF $55.00 $385,000 142 Metal Panel/Roof Total 17,087.00 GSF $22.53 $385,000 143 08 A - Door/Frame/Hardware Package 144 HM Frames (Galv.) 1.00 EA $440.00 $440 145 HM Doors (Galv.) 1.00 EA $660.00 $660 146 Door Hardware 1.00 EA $1,650.00 $1,650 147 Add for Exit Device Hardware 1.00 EA $1,500.00 $1,500 148 Doors/Frames/Hardware Installation 1.00 EA $1,000.00 $1,000 149 Door/Frame/Hardware Package Total 17,087.00 GSF $0.31 $5,250 150 08 F - Entrances/Storefront/Curtainwall 151 Aluminum Storefront Windows - Assuming 20% of 1,750.00 SF $75.00 $131,250 Exterior Enclosure 152 Exterior Aluminum Single Doors 1.00 EA $7,000.00 $7,000 153 Curtain Wall 739.00 SF $100.00 $73,900 154 Entrances/Storefront/Curtainwall Total 17,087.00 GSF $12.42 $212,150 155 08 G - Automatic Entrances 156 Automatic Door Operators 1.00 EA $4,000.00 $4,000 157 Automatic Entrances Total 17,087.00 GSF $0.23 $4,000 158 09 A - Drywall 159 Cold Formed Metal Framing Backup Walls - 6" MS, 7,000.00 SF $25.00 $175,000 Ext Gyp, Int Gyp 160 Add Mineral Wool 7,000.00 SF $15.00 $105,000 161 Drywall Total 17,087.00 GSF $16.39 $280,000 162 10 M - Exterior Specialty 163 Exterior Building Signage 1.00 ALW $50,000.00 $50,000 164 Exterior Specialty Total 17,087.00 GSF $2.93 $50,000 165 EXTERIOR ENCLOSURE Total 17,087.00 GSF $60.60 $1,035,542 166 06 R - ROOF 582 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 10 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 167 06 A - Carpentry Package 168 Roof Blocking - Top of Wall 493.00 LF $16.00 $7,888 169 Carpentry Package Total 17,087.00 GSF $0.46 $7,888 170 07 H - Roofing 171 EPDM - 60 Mil 8,749.00 SF $30.00 $262,470 172 T.O.W. Coping 493.00 LF $25.00 $12,325 173 Roof Top Pavers at Patio 358.00 SF $50.00 $17,900 174 Roofing Total 17,087.00 GSF $17.13 $292,695 175 ROOF Total 17,087.00 GSF $17.59 $300,583 176 07 IC - INTERIOR CONSTRUCTION 177 04 B - Exterior Stone 178 Interior Stone 1,484.50 SF $65.00 $96,493 179 Exterior Stone Total 17,087.00 GSF $5.65 $96,493 180 06 A - Carpentry Package 181 Interior Blocking & Backing 17,087.00 GSF $2.00 $34,174 182 Carpentry Package Total 17,087.00 GSF $2.00 $34,174 183 06 C - Finish Carpentry 184 Council Chamber Desks 36.00 LF $250.00 $9,000 185 Built In Bench 14.00 LF $250.00 $3,500 186 Wood Wall Paneling 1,484.50 SF $75.00 $111,338 187 Wood Wall Paneling at Desks 109.00 SF $75.00 $8,175 188 Finish Carpentry Total 17,087.00 GSF $7.73 $132,013 189 06 E - Plastic Fabrication 190 FRP Paneling 108.00 SF $15.00 $1,620 191 Plastic Fabrication Total 17,087.00 GSF $0.09 $1,620 192 07 K - Joint Sealant 193 Joint Sealants 17,087.00 GSF $0.88 $15,037 194 Joint Sealant Total 17,087.00 GSF $0.88 $15,037 195 08 A - Door/Frame/Hardware Package 196 HM Frames 50.00 EA $440.00 $22,000 197 HM Framed Sidelites/Borrow lite Frames 1.00 EA $495.00 $495 See 08 F for glazing in HM Frames 198 HM Doors 12.00 EA $550.00 $6,600 199 Wood Doors 38.00 EA $660.00 $25,080 200 Door Hardware 50.00 EA $1,650.00 $82,500 201 Doors/Frames/Hardware Installation 50.00 EA $1,000.00 $50,000 202 Door/Frame/Hardware Package Total 17,087.00 GSF $10.92 $186,675 203 08 C - Access Doors 204 Access Doors and Panels 17,087.00 GSF $0.15 $2,563 205 Access Doors Total 17,087.00 GSF $0.15 $2,563 206 08 G - Automatic Entrances 207 Automatic Door Operators 1.00 EA $4,000.00 $4,000 583 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 11 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 208 Automatic Entrances Total 17,087.00 GSF $0.23 $4,000 209 08 K - Interior Glass 210 Interior Glass (In Borrowed Lite Frame) 21.00 SF $55.00 $1,155 211 Interior Glass Total 17,087.00 GSF $0.07 $1,155 212 09 A - Drywall 213 3-5/8" MS, R-11 Batt Ins. 5/8" Type X Gyp Both Sides 18,453.00 SF $15.36 $283,438 214 3-5/8" MS, 5/8" Type X Gyp One Side 1,355.00 SF $9.12 $12,358 215 Suspended Drywall Ceilings (w/Framing) 395.00 SF $20.00 $7,900 216 Soffit Wall 374.00 SF $20.00 $7,480 217 Drywall Total 17,087.00 GSF $18.21 $311,176 218 09 B - Tile 219 Floor Tile 395.00 SF $20.00 $7,900 220 Tile Base 195.00 LF $20.00 $3,900 221 Add for Shower Floors (Includes Mortar Bed, Curb, 1.00 ALW $5,000.00 $5,000 Waterproofing) 222 Wall Tile 1,570.00 SF $20.00 $31,400 223 Tile Total 17,087.00 GSF $2.82 $48,200 224 09 C - Ceiling & Acoustical Treatment 225 ACT01 12,472.00 SF $6.50 $81,068 226 Woodworks Planks 409.00 SF $62.00 $25,358 227 Council Chamber Ceiling 1,884.00 SF $75.00 $141,300 228 Acoustic Wall Panels 1.00 ALW $50,000.00 $50,000 229 Ceiling & Acoustical Treatment Total 17,087.00 GSF $17.42 $297,726 230 09 D - Flooring 231 Resilient Floor Tile at Stairs 249.00 SF $10.00 $2,490 232 LVT 407.00 SF $12.00 $4,884 233 Resilient Base & Accessories 3,202.00 LF $3.58 $11,463 234 Carpet Tile 1,436.00 SY $50.00 $71,800 235 Flooring Total 17,087.00 GSF $5.30 $90,637 236 09 H - Fluid Applied 237 Baracade WB 244 - Sealed Concrete 1,516.00 SF $2.58 $3,911 238 Fluid Applied Total 17,087.00 GSF $0.23 $3,911 239 09 K - Painting & Wall Covering 240 Painting 17,087.00 GSF $3.46 $59,121 241 Wall Covering Allowance 1.00 ALW $7,500.00 $7,500 242 Painting & Wall Covering Total 17,087.00 GSF $3.90 $66,621 243 10 A - Information Specialties 244 Visual Diplay Boards 17,087.00 GSF $0.25 $4,272 245 Information Specialties Total 17,087.00 GSF $0.25 $4,272 246 10 B - Signage 247 Signage 52.00 EA $200.00 $10,400 248 Signage at City Council Chamber Feature Wall 1.00 EA $2,500.00 $2,500 584 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 12 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 249 Signage Installation 53.00 EA $50.00 $2,650 250 Signage Total 17,087.00 GSF $0.91 $15,550 251 10 C - Toilet Partitions 252 Toilet Partitions 17,087.00 GSF $0.50 $8,544 253 Toilet Partitions Total 17,087.00 GSF $0.50 $8,544 254 10 E - Accordian & Folding Partitions 255 Operable Partitions (Moderfold or Sim.) 434.00 SF $125.00 $54,250 256 Accordian & Folding Partitions Total 17,087.00 GSF $3.17 $54,250 257 10 F - Wall/Door Protection 258 Wall Protection - .040" 1,342.00 SF $8.00 $10,736 259 Corner Guards 22.00 EA $75.00 $1,650 260 Wall Protection - .040" Install 56.00 EA $100.00 $5,600 261 Wall/Door Protection Total 17,087.00 GSF $1.05 $17,986 262 10 G - Toilet/Bath/Laundry Accessories 263 Toilet, Bath, and Laundry Accessories 17,087.00 GSF $0.25 $4,272 264 Toilet/Bath/Laundry Accessories Total 17,087.00 GSF $0.25 $4,272 265 10 I - Safety & Fire Protection 266 Fire Protection Specialties 17,087.00 GSF $0.15 $2,563 267 Safety & Fire Protection Total 17,087.00 GSF $0.15 $2,563 268 INTERIOR CONSTRUCTION Total 17,087.00 GSF $81.90 $1,399,436 269 08 EF - EQUIPMENT FURNITURE 270 11 E - Residential 271 Residential Equipment 1.00 EX 272 Residential Total 17,087.00 GSF 273 12 B - Window Treatment 274 Window Treatment Package 2,489.00 SF $25.00 $62,225 275 Window Treatment Total 17,087.00 GSF $3.64 $62,225 276 12 C - Manufactured Casework 277 Plam Base Cabinet 116.00 LF $300.00 $34,800 278 Plam Base Island 106.00 LF $300.00 $31,800 279 Casework Installation 222.00 LF $75.00 $16,650 280 Manufactured Casework Total 17,087.00 GSF $4.87 $83,250 281 12 D - Countertop 282 Quartz Counter 315.00 SF $130.00 $40,950 283 Countertop Total 17,087.00 GSF $2.40 $40,950 284 12 E - Furnishings & Accessories 285 Furnishing Package - By Owner 1.00 EX 286 Furnishings & Accessories Total 17,087.00 GSF 287 EQUIPMENT FURNITURE Total 17,087.00 GSF $10.91 $186,425 288 11 FP - FIRE PROTECTION 289 21 A - Fire Protection 585 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 13 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 290 Fire Protection Package 17,087.00 GSF $5.00 $85,435 291 Fire Pumps 1.00 EX 292 Fire Suppression Water Storage 1.00 EX 293 Fire Protection Total 17,087.00 GSF $5.00 $85,435 294 FIRE PROTECTION Total 17,087.00 GSF $5.00 $85,435 295 12 P - PLUMBING 296 22 A - Plumbing 297 Plumbing Package 17,087.00 GSF $19.15 $327,248 298 Plumbing Total 17,087.00 GSF $19.15 $327,248 299 PLUMBING Total 17,087.00 GSF $19.15 $327,248 300 13 M - HVAC 301 23 A - HVAC 302 HVAC Package -Ductwork & Equipment 17,087.00 GSF $27.42 $468,539 303 HVAC Package - Piping & Equipment 17,087.00 GSF $10.05 $171,797 304 HVAC Package - Temp Contols 17,087.00 GSF $5.48 $93,708 305 HVAC Total 17,087.00 GSF $42.96 $734,044 306 HVAC Total 17,087.00 GSF $42.96 $734,044 307 15 E - ELECTRICAL 308 26 A - Electrical 309 Main Electrical Distribution 17,087.00 GSF $7.46 $127,405 310 Lighting & Controls 17,087.00 GSF $20.24 $345,813 311 Power Distibution 17,087.00 GSF $8.52 $145,605 312 Power To Mechanical Equipment 17,087.00 GSF $5.33 $91,003 313 Electrical Total 17,087.00 GSF $41.54 $709,826 314 ELECTRICAL Total 17,087.00 GSF $41.54 $709,826 315 16 EAV - AUDIO / VISUAL 316 27 A - Communications 317 Voice & Data - Rough In Only 17,087.00 GSF $1.00 $17,087 318 Communications Total 17,087.00 GSF $1.00 $17,087 319 27 A1 - Audio/Visual 320 Audio/Visual - Rough In 17,087.00 GSF $0.50 $8,544 321 AV Technology Package 17,087.00 GSF $12.67 $216,563 322 Audio/Visual Total 17,087.00 GSF $13.17 $225,106 323 AUDIO / VISUAL Total 17,087.00 GSF $14.17 $242,193 324 17 ESS - ELECTRONIC SAFETY & SECURITY 325 28 A - Electronic Safety & Security 326 Electronic Safety and Security - Card Access 17,087.00 GSF $1.00 $17,087 327 Electronic Safety and Security - Fire Alarm 17,087.00 GSF $3.50 $59,805 328 Electronic Safety and Security 17,087.00 GSF $4.44 $75,797 329 Electronic Safety & Security Total 17,087.00 GSF $8.94 $152,688 586 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 14 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 330 ELECTRONIC SAFETY & SECURITY Total 17,087.00 GSF $8.94 $152,688 331 18 GR - GENERAL REQUIREMENTS 332 01 J - Final Clean 333 Final Clean 17,087.00 GSF $0.80 $13,670 334 Final Clean Total 17,087.00 GSF $0.80 $13,670 335 GENERAL REQUIREMENTS Total 17,087.00 GSF $0.80 $13,670 336 02 City Hall Total 17,087.00 GSF $365.82 $6,250,701 587 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 15 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 338 03 Public Safety Admin/Ops 339 02 SW - SITEWORK/BUILDING EARTHWORK 340 31 A - Site Clearing & Earthwork 341 Footing/Foundation Excavation (Per SF of Footprint) 13,402.00 SF $2.50 $33,505 342 Pad Footing Excavation 18.00 EA $350.00 $6,300 343 Import & Place Sand Subbase at Slabs on Grade (6" 310.23 CYIP $25.00 $7,756 Typ) 344 Site Clearing & Earthwork Total 22,781.00 GSF $2.09 $47,561 345 SITEWORK/BUILDING EARTHWORK Total 22,781.00 GSF $2.09 $47,561 346 03 FS - FOUNDATION / SOG 347 03 A - Concrete 348 SOG Vapor Barrier 13,477.00 SF $0.75 $10,148 349 Slab on Grade 4" 13,477.00 SF $5.50 $74,107 350 Column Footings - 5' Sq x 12" (18EA) 17.00 CY $700.00 $11,900 351 Piers - 16" Sq x 4' (18 EA) 5.00 CY $1,200.00 $6,000 352 Wall Footings - 3' x 12" (264 LF) 29.00 CY $550.00 $15,950 353 Wall Footings - 10' x 24" (149 LF) 110.00 CY $550.00 $60,500 354 Wall Footings - 10' x 24" (149 LF) - Storm Shelter 94.00 CY $550.00 $51,700 355 Foundation Walls - 14" x 4' (456 SF) 20.00 CY $800.00 $16,000 356 Holding Cell Concrete Benches 3.00 EA $1,750.00 $5,250 357 Concrete Total 22,781.00 GSF $11.04 $251,556 358 FOUNDATION / SOG Total 22,781.00 GSF $11.04 $251,556 359 04 BS - BUILDING STRUCTURE 360 03 A - Concrete 361 Concrete Topping Slabs 3" (Floor Structure) 9,068.00 SF $5.50 $49,874 362 Concrete Topping Slabs @ Roof 2" 3,687.00 SF $5.00 $18,435 363 12" Poured Concrete Wall 27.00 CY $1,200.00 $32,400 364 Concrete Total 22,781.00 GSF $4.42 $100,709 365 03 B - Structural Precast 366 Precast Double Tee Roof System - 32" Up to 80' Span 2,152.00 SF $25.00 $53,800 367 Precast Double Tee Floor System - 42" Up to 108'9,068.00 SF $32.00 $290,176 Span 368 8" Precast Walls - At Storm Shelter 1,783.00 SF $35.00 $62,405 369 Structural Precast Total 22,781.00 GSF $17.84 $406,381 370 04 A - Masonry 371 08" Interior CMU Wall 1,291.00 SF $45.00 $58,095 372 Masonry Total 22,781.00 GSF $2.55 $58,095 373 05 A - Structural Steel Material 374 Structural Steel Floor Framing - Assuming 5#/SF 22.67 TN $4,000.00 $90,680 375 Add for Misc. Connections/Plates/Bolts 1.59 TN $4,000.00 $6,348 376 Structural Steel Roof Framing - Assuming 8#/SF 6.14 TN $4,000.00 $24,560 588 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 16 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 377 Add for Misc. Connections/Plates/Bolts 0.43 TN $4,000.00 $1,719 378 Structural Steel Roof Framing - Assuming 5#/SF at 5.38 TN $4,000.00 $21,520 Double Tees Only 379 Add for Misc. Connections/Plates/Bolts 0.38 TN $4,000.00 $1,506 380 Metal Roof Deck 1,535.00 SF $5.00 $7,675 381 Structural Steel Material Total 22,781.00 GSF $6.76 $154,008 382 05 B - Structure Steel Erection 383 Roof Framing Erection 12.33 TN $1,600.00 $19,728 384 Floor Framing Erection 24.26 TN $1,600.00 $38,816 385 Metal Roof Deck Erection 1,535.00 SF $1.00 $1,535 386 Structure Steel Erection Total 22,781.00 GSF $2.64 $60,079 387 BUILDING STRUCTURE Total 22,781.00 GSF $34.21 $779,272 388 05 EE - EXTERIOR ENCLOSURE 389 03 B - Structural Precast 390 Precast Wall Penls - 12" Insulated - Formliner Finish 1,269.00 SF $98.00 $124,362 391 Structural Precast Total 22,781.00 GSF $5.46 $124,362 392 04 A - Masonry 393 Mineral Wool behind Stone 1,326.00 SF $15.00 $19,890 394 Masonry Total 22,781.00 GSF $0.87 $19,890 395 04 B - Exterior Stone 396 Exterior Stone Veneer 1,326.00 SF $60.00 $79,560 397 Exterior Stone Total 22,781.00 GSF $3.49 $79,560 398 06 A - Carpentry Package 399 Exterior Blocking (windows, doors, etc.) 22,781.00 GSF $0.20 $4,556 400 Carpentry Package Total 22,781.00 GSF $0.20 $4,556 401 07 B - Insulation 402 Spray Foam Insulation 6" 2,938.00 SF $9.00 $26,442 403 Insulation Total 22,781.00 GSF $1.16 $26,442 404 07 D - Exterior Weather Barrier 405 Weather Barrier (Peel & Stick) 2,938.00 SF $4.67 $13,735 406 Exterior Weather Barrier Total 22,781.00 GSF $0.60 $13,735 407 07 F - Metal Panel/Roof 408 Metal Panels 2,938.00 SF $55.00 $161,590 409 Metal Panel/Roof Total 22,781.00 GSF $7.09 $161,590 410 08 A - Door/Frame/Hardware Package 411 HM Frames (Galv.) 1.00 EA $440.00 $440 412 HM Doors (Galv.) 1.00 EA $660.00 $660 413 Door Hardware 1.00 EA $1,650.00 $1,650 414 Add for Exit Device Hardware 1.00 EA $1,500.00 $1,500 415 Doors/Frames/Hardware Installation 1.00 EA $1,000.00 $1,000 416 Door/Frame/Hardware Package Total 22,781.00 GSF $0.23 $5,250 417 08 F - Entrances/Storefront/Curtainwall 589 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 17 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 418 Aluminum Storefront Windows - Assuming 20% of 735.00 SF $75.00 $55,125 Exterior Enclosure 419 Exterior Aluminum Single Doors 1.00 EA $7,000.00 $7,000 420 Entrances/Storefront/Curtainwall Total 22,781.00 GSF $2.73 $62,125 421 08 G - Automatic Entrances 422 Automatic Door Operators 1.00 EA $4,000.00 $4,000 423 Automatic Entrances Total 22,781.00 GSF $0.18 $4,000 424 09 A - Drywall 425 Cold Formed Metal Framing Backup Walls - 6" MS, 2,938.00 SF $25.00 $73,450 Ext Gyp, Int Gyp 426 Add Mineral Wool 2,938.00 SF $15.00 $44,070 427 Drywall Total 22,781.00 GSF $5.16 $117,520 428 10 M - Exterior Specialty 429 Exterior Building Signage 1.00 ALW $50,000.00 $50,000 430 Exterior Specialty Total 22,781.00 GSF $2.19 $50,000 431 EXTERIOR ENCLOSURE Total 22,781.00 GSF $29.37 $669,030 432 06 R - ROOF 433 06 A - Carpentry Package 434 Roof Blocking - Top of Wall 202.00 LF $16.00 $3,232 435 Carpentry Package Total 22,781.00 GSF $0.14 $3,232 436 07 H - Roofing 437 EPDM - 60 Mil 3,687.00 SF $30.00 $110,610 438 Roofing Total 22,781.00 GSF $4.86 $110,610 439 ROOF Total 22,781.00 GSF $5.00 $113,842 440 07 IC - INTERIOR CONSTRUCTION 441 03 I - Polished Concrete 442 Polished Concrete (Typ.) 4,000.00 SF $8.00 $32,000 443 Polished Concrete Total 22,781.00 GSF $1.40 $32,000 444 06 A - Carpentry Package 445 Interior Blocking & Backing 22,781.00 GSF $2.00 $45,562 446 Carpentry Package Total 22,781.00 GSF $2.00 $45,562 447 06 C - Finish Carpentry 448 Wood Wall Paneling 212.00 SF $75.00 $15,900 449 Finish Carpentry Total 22,781.00 GSF $0.70 $15,900 450 06 E - Plastic Fabrication 451 FRP Paneling 197.00 SF $15.00 $2,955 452 Plastic Fabrication Total 22,781.00 GSF $0.13 $2,955 453 07 K - Joint Sealant 454 Joint Sealants 22,781.00 GSF $0.88 $20,047 455 Joint Sealant Total 22,781.00 GSF $0.88 $20,047 456 08 A - Door/Frame/Hardware Package 590 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 18 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 457 HM Frames 93.00 EA $440.00 $40,920 458 HM Framed Sidelites/Borrow lite Frames 5.00 EA $495.00 $2,475 See 08 F for glazing in HM Frames 459 HM Doors 69.00 EA $550.00 $37,950 460 Add for Storm Rating 2.00 EA $5,000.00 $10,000 461 Wood Doors 24.00 EA $660.00 $15,840 462 Add for Detention Door 8.00 EA $8,500.00 $68,000 463 Door Hardware 93.00 EA $1,650.00 $153,450 464 Doors/Frames/Hardware Installation 93.00 EA $1,000.00 $93,000 465 Door/Frame/Hardware Package Total 22,781.00 GSF $18.51 $421,635 466 08 C - Access Doors 467 Access Doors and Panels 22,781.00 GSF $0.15 $3,417 468 Access Doors Total 22,781.00 GSF $0.15 $3,417 469 08 G - Automatic Entrances 470 Automatic Door Operators 1.00 EA $4,000.00 $4,000 471 Automatic Entrances Total 22,781.00 GSF $0.18 $4,000 472 08 I - Windows 473 Transaction Window 1.00 EA $1,500.00 $1,500 474 Windows Total 22,781.00 GSF $0.07 $1,500 475 08 K - Interior Glass 476 Interior Glass (In Borrowed Lite Frame) - Ballistic 99.00 SF $500.00 $49,500 477 Interior Glass Total 22,781.00 GSF $2.17 $49,500 478 09 A - Drywall 479 3-5/8" MS, R-11 Batt Ins. 5/8" Type X Gyp Both Sides 26,930.00 SF $15.36 $413,645 480 6" MS, R-19 Batt, 5/8" Impact Gyp Both Sides 5,145.00 SF $21.30 $109,589 481 3-5/8" MS, 5/8" Type X Gyp One Side 9,080.00 SF $9.12 $82,810 482 Suspended Drywall Ceilings (w/Framing) 1,390.00 SF $20.00 $27,800 483 Soffit Wall 86.00 SF $20.00 $1,720 484 Drywall Total 22,781.00 GSF $27.90 $635,563 485 09 B - Tile 486 Floor Tile 909.00 SF $20.00 $18,180 487 Tile Base 395.00 LF $20.00 $7,900 488 Tile - Stair Flooring 159.00 SF $40.00 $6,360 489 Add for Shower Floors (Includes Mortar Bed, Curb, 1.00 ALW $5,000.00 $5,000 Waterproofing) 490 Wall Tile 4,017.00 SF $20.00 $80,340 491 Tile Total 22,781.00 GSF $5.17 $117,780 492 09 C - Ceiling & Acoustical Treatment 493 ACT01 18,924.00 SF $6.50 $123,006 494 Woodworks Planks 117.00 SF $62.00 $7,254 495 Detention Ceiling 235.00 SF $100.00 $23,500 496 Ceiling & Acoustical Treatment Total 22,781.00 GSF $6.75 $153,760 497 09 D - Flooring 591 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 19 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 498 Resilient Floor Tile 699.00 SF $10.00 $6,990 499 Resilient Base & Accessories 5,016.00 LF $3.58 $17,957 500 Carpet Tile 1,387.00 SY $50.00 $69,350 501 Flooring Total 22,781.00 GSF $4.14 $94,297 502 09 E - Specialty Flooring 503 Athletic Rubber Flooring 1,060.00 SF $35.00 $37,100 504 Specialty Flooring Total 22,781.00 GSF $1.63 $37,100 505 09 H - Fluid Applied 506 Baracade WB 244 - Sealed Concrete 1,341.00 SF $2.58 $3,460 507 Fluid Applied Total 22,781.00 GSF $0.15 $3,460 508 09 K - Painting & Wall Covering 509 Painting 22,781.00 GSF $3.46 $78,822 510 Wall Covering Allowance 1.00 ALW $5,000.00 $5,000 511 Painting & Wall Covering Total 22,781.00 GSF $3.68 $83,822 512 10 A - Information Specialties 513 Visual Diplay Boards 22,781.00 GSF $0.25 $5,695 514 Information Specialties Total 22,781.00 GSF $0.25 $5,695 515 10 B - Signage 516 Signage 96.00 EA $200.00 $19,200 517 Signage Installation 96.00 EA $50.00 $4,800 518 Signage Total 22,781.00 GSF $1.05 $24,000 519 10 C - Toilet Partitions 520 Toilet Partitions 22,781.00 GSF $0.75 $17,086 521 Toilet Partitions Total 22,781.00 GSF $0.75 $17,086 522 10 F - Wall/Door Protection 523 Wall Protection - .040" 2,539.00 SF $8.00 $20,312 524 Corner Guards 31.00 EA $75.00 $2,325 525 Wall Protection - .040" Install 95.00 EA $100.00 $9,500 526 Wall/Door Protection Total 22,781.00 GSF $1.41 $32,137 527 10 G - Toilet/Bath/Laundry Accessories 528 Toilet, Bath, and Laundry Accessories 22,781.00 GSF $0.25 $5,695 529 Toilet/Bath/Laundry Accessories Total 22,781.00 GSF $0.25 $5,695 530 10 I - Safety & Fire Protection 531 Fire Protection Specialties 22,781.00 GSF $0.15 $3,417 532 Safety & Fire Protection Total 22,781.00 GSF $0.15 $3,417 533 10 J - Locker 534 Lockers w/ Built in Bench 72.00 EA $1,500.00 $108,000 535 Installation 72.00 EA $100.00 $7,200 536 Locker Total 22,781.00 GSF $5.06 $115,200 537 INTERIOR CONSTRUCTION Total 22,781.00 GSF $84.52 $1,925,529 538 08 EF - EQUIPMENT FURNITURE 539 12 B - Window Treatment 592 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 20 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 540 Window Treatment Package 735.00 SF $25.00 $18,375 541 Window Treatment Total 22,781.00 GSF $0.81 $18,375 542 12 C - Manufactured Casework 543 Plam Base Cabinet 52.00 LF $300.00 $15,600 544 Plam Base Island 10.00 LF $300.00 $3,000 545 Transaction Counter 22.00 LF $300.00 $6,600 546 Plam Wall Cabinet 52.00 LF $250.00 $13,000 547 Casework Installation 136.00 LF $75.00 $10,200 548 Manufactured Casework Total 22,781.00 GSF $2.12 $48,400 549 12 D - Countertop 550 Solid Surface Countertop 168.00 SF $75.00 $12,600 551 Countertop Total 22,781.00 GSF $0.55 $12,600 552 EQUIPMENT FURNITURE Total 22,781.00 GSF $3.48 $79,375 553 11 FP - FIRE PROTECTION 554 21 A - Fire Protection 555 Fire Protection Package 22,781.00 GSF $5.00 $113,905 556 Fire Protection Total 22,781.00 GSF $5.00 $113,905 557 FIRE PROTECTION Total 22,781.00 GSF $5.00 $113,905 558 12 P - PLUMBING 559 22 A - Plumbing 560 Plumbing Package 22,781.00 GSF $19.15 $436,298 561 Plumbing Total 22,781.00 GSF $19.15 $436,298 562 PLUMBING Total 22,781.00 GSF $19.15 $436,298 563 13 M - HVAC 564 23 A - HVAC 565 HVAC Package -Ductwork & Equipment 22,781.00 GSF $27.42 $624,672 566 HVAC Package - Piping & Equipment 22,781.00 GSF $10.05 $229,047 567 HVAC Package - Temp Contols 22,781.00 GSF $5.48 $124,934 568 HVAC Total 22,781.00 GSF $42.96 $978,653 569 HVAC Total 22,781.00 GSF $42.96 $978,653 570 15 E - ELECTRICAL 571 26 A - Electrical 572 Main Electrical Distribution 17,087.00 GSF $7.46 $127,405 573 Lighting & Controls 17,087.00 GSF $20.24 $345,813 574 Power Distibution 17,087.00 GSF $8.52 $145,605 575 Power To Mechanical Equipment 17,087.00 GSF $5.33 $91,003 576 VR Setup 1.00 ALW $7,988.83 $7,989 577 Electrical Total 22,781.00 GSF $31.51 $717,815 578 ELECTRICAL Total 22,781.00 GSF $31.51 $717,815 579 16 EAV - AUDIO / VISUAL 580 27 A - Communications 593 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 21 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 581 Voice & Data - Rough In Only 22,781.00 GSF $1.00 $22,781 582 Communications Total 22,781.00 GSF $1.00 $22,781 583 27 A1 - Audio/Visual 584 Audio/Visual - Rough In 22,781.00 GSF $0.50 $11,391 585 AV Technology Package 22,781.00 GSF $12.67 $288,729 586 Audio/Visual Total 22,781.00 GSF $13.17 $300,119 587 AUDIO / VISUAL Total 22,781.00 GSF $14.17 $322,900 588 17 ESS - ELECTRONIC SAFETY & SECURITY 589 28 A - Electronic Safety & Security 590 Electronic Safety and Security - Card Access 22,781.00 GSF $1.00 $22,781 591 Electronic Safety and Security - Fire Alarm 22,781.00 GSF $3.50 $79,734 592 Electronic Safety and Security 22,781.00 GSF $4.44 $101,055 593 Electronic Safety & Security Total 22,781.00 GSF $8.94 $203,570 594 ELECTRONIC SAFETY & SECURITY Total 22,781.00 GSF $8.94 $203,570 595 18 GR - GENERAL REQUIREMENTS 596 01 J - Final Clean 597 Final Clean 22,781.00 GSF $0.80 $18,225 598 Final Clean Total 22,781.00 GSF $0.80 $18,225 599 GENERAL REQUIREMENTS Total 22,781.00 GSF $0.80 $18,225 600 03 Public Safety Admin/Ops Total 22,781.00 GSF $292.24 $6,657,532 594 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 22 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 602 04 Public Safety Field Operations & Training 603 02 SW - SITEWORK/BUILDING EARTHWORK 604 31 A - Site Clearing & Earthwork 605 Footing/Foundation Excavation (Per SF of Footprint) 14,804.00 SF $2.50 $37,010 606 Footing/Foundation Excavation (Per SF of Footprint) 3,158.00 SF $2.50 $7,895 607 Import & Place Sand Subbase at Slabs on Grade (6" 342.69 CYIP $25.00 $8,567 Typ) 608 Import & Place Sand Subbase at Slabs on Grade (6" 80.05 CYIP $25.00 $2,001 Typ) 609 Site Clearing & Earthwork Total 17,962.00 GSF $3.09 $55,473 610 32 D - Fence Package 611 In Door Dog Kennels 4.00 ALW $15,000.00 $60,000 612 Fence Package Total 17,962.00 GSF $3.34 $60,000 613 SITEWORK/BUILDING EARTHWORK Total 17,962.00 GSF $6.43 $115,473 614 03 FS - FOUNDATION / SOG 615 03 A - Concrete 616 SOG Vapor Barrier 14,804.00 SF $0.75 $11,147 617 Slab on Grade 5" 13,071.00 SF $7.00 $91,497 618 Slab on Grade 8" 1,733.00 SF $12.00 $20,796 619 SOG Vapor Barrier 3,114.00 SF $0.75 $2,345 620 Slab on Grade 4" 3,114.00 SF $5.50 $17,123 621 Basement Foundation Walls - 18" x 14' (2,030 SF)113.00 CY $700.00 $79,100 622 Column Footings - 5' Sq x 12" (8 EA) 7.00 CY $700.00 $4,900 623 Piers - 16" Sq x 4' (8 EA) 2.00 CY $1,200.00 $2,400 624 Wall Footings - 3' x 12" (630 LF) 70.00 CY $550.00 $38,500 625 Wall Footings - 3' x 12" (147 LF) 16.00 CY $550.00 $8,800 626 Wall Footings - 10' X 24" (147 LF) 109.00 CY $550.00 $59,950 627 Foundation Walls - 14" x 4' (2,513 SF) 109.00 CY $800.00 $87,200 628 Foundation Walls - 14" x 4' (580 SF) 25.00 CY $800.00 $20,000 629 Concrete Total 17,962.00 GSF $24.71 $443,759 630 07 A - Waterproofing 631 Waterproofing 2,030.00 SF $8.00 $16,240 632 Waterproofing Total 17,962.00 GSF $0.90 $16,240 633 FOUNDATION / SOG Total 17,962.00 GSF $25.61 $459,999 634 04 BS - BUILDING STRUCTURE 635 03 A - Concrete 636 12" Poured Concrete Wall 84.00 CY $1,200.00 $100,800 637 Concrete Topping Slabs @ Roof 2" 10,375.00 SF $5.00 $51,875 638 Concrete Topping Slabs @ Roof 2" 3,158.00 SF $5.00 $15,790 639 Concrete Total 17,962.00 GSF $9.38 $168,465 640 03 B - Structural Precast 595 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 23 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 641 Precast Double Tee Roof System - 32" Up to 80' Span 10,375.00 SF $25.00 $259,375 642 Precast Double Tee Roof System - 32" Up to 80' Span 3,158.00 SF $25.00 $78,950 643 8" Precast Walls 6,251.00 SF $35.00 $218,785 644 8" Precast Walls 853.00 SF $35.00 $29,855 645 Structural Precast Total 17,962.00 GSF $32.68 $586,965 646 04 A - Masonry 647 08" Interior CMU Wall 555.00 SF $30.00 $16,650 648 08" Interior CMU Wall 623.00 SF $30.00 $18,690 649 Masonry Total 17,962.00 GSF $1.97 $35,340 650 05 A - Structural Steel Material 651 Structural Steel Roof Framing - Assuming 5#/SF at 25.94 TN $4,000.00 $103,750 Double Tees Only 652 Add for Misc. Connections/Plates/Bolts 1.82 TN $4,000.00 $7,263 653 Structural Steel Roof Framing - Assuming 5#/SF at 7.89 TN $4,000.00 $31,580 Double Tees Only 654 Add for Misc. Connections/Plates/Bolts 0.55 TN $4,000.00 $2,209 655 Structural Steel Material Total 17,962.00 GSF $8.06 $144,802 656 05 B - Structure Steel Erection 657 Roof Framing Erection 27.75 TN $1,600.00 $44,400 658 Roof Framing Erection 8.45 TN $1,600.00 $13,520 659 Structure Steel Erection Total 17,962.00 GSF $3.22 $57,920 660 07 J - Applied Fireproofing 661 Applied Fireproofing - Beams and Columns 14,804.00 SF $4.00 $59,216 662 Applied Fireproofing Total 17,962.00 GSF $3.30 $59,216 663 BUILDING STRUCTURE Total 17,962.00 GSF $58.61 $1,052,708 664 05 EE - EXTERIOR ENCLOSURE 665 03 B - Structural Precast 666 Precast Wall Penls - 12" Insulated - Formliner Finish 2,924.00 SF $98.00 $286,552 667 Precast Wall Penls - 12" Insulated - Formliner Finish 1,260.00 SF $98.00 $123,480 668 Structural Precast Total 17,962.00 GSF $22.83 $410,032 669 04 A - Masonry 670 Mineral Wool behind Stone 2,254.00 SF $15.00 $33,810 671 Masonry Total 17,962.00 GSF $1.88 $33,810 672 04 B - Exterior Stone 673 Exterior Stone Veneer 2,254.00 SF $60.00 $135,240 674 Exterior Stone Total 17,962.00 GSF $7.53 $135,240 675 07 J1 - Firestopping 676 Firestopping 14,804.00 GSF $4.00 $59,216 677 Firestopping Total 17,962.00 GSF $3.30 $59,216 678 08 A - Door/Frame/Hardware Package 679 HM Frames (Galv.) 1.00 EA $440.00 $440 680 HM Doors (Galv.) 1.00 EA $660.00 $660 596 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 24 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 681 Door Hardware 1.00 EA $1,650.00 $1,650 682 Add for Exit Device Hardware 1.00 EA $1,500.00 $1,500 683 Doors/Frames/Hardware Installation 1.00 EA $1,000.00 $1,000 684 Door/Frame/Hardware Package Total 17,962.00 GSF $0.29 $5,250 685 08 E - Traffic Doors/Overhead/Folding/Coiling 686 OH Door - 22'x10' 1.00 EA $12,500.00 $12,500 687 OH Door - 16'x10' - Hi Speed 2.00 EA $18,000.00 $36,000 688 Traffic Doors/Overhead/Folding/Coiling 17,962.00 GSF $2.70 $48,500 Total 689 EXTERIOR ENCLOSURE Total 17,962.00 GSF $38.53 $692,048 690 06 R - ROOF 691 06 A - Carpentry Package 692 Roof Blocking - Top of Wall 288.00 LF $16.00 $4,608 693 Roof Blocking - Top of Wall 292.00 LF $16.00 $4,672 694 Carpentry Package Total 17,962.00 GSF $0.52 $9,280 695 07 H - Roofing 696 EPDM - 60 Mil 1,656.00 SF $30.00 $49,680 697 EPDM - 60 Mil 3,158.00 SF $30.00 $94,740 698 Green Roof 8,719.00 SF $75.00 $653,925 699 T.O.W. Coping 288.00 LF $25.00 $7,200 700 T.O.W. Coping 292.00 LF $25.00 $7,300 701 Roofing Total 17,962.00 GSF $45.25 $812,845 702 ROOF Total 17,962.00 GSF $45.77 $822,125 703 07 IC - INTERIOR CONSTRUCTION 704 05 D - Miscellaneous Metals 705 Interior Bollards 29.00 EA $700.00 $20,300 706 Miscellaneous Metals Total 17,962.00 GSF $1.13 $20,300 707 06 A - Carpentry Package 708 Interior Blocking & Backing 14,804.00 GSF $2.00 $29,608 709 Interior Blocking & Backing 3,158.00 GSF $2.00 $6,316 710 Carpentry Package Total 17,962.00 GSF $2.00 $35,924 711 07 K - Joint Sealant 712 Joint Sealants 14,804.00 GSF $0.88 $13,028 713 Joint Sealants 3,158.00 GSF $0.88 $2,779 714 Joint Sealant Total 17,962.00 GSF $0.88 $15,807 715 08 A - Door/Frame/Hardware Package 716 HM Frames 5.00 EA $440.00 $2,200 717 HM Doors 5.00 EA $550.00 $2,750 718 HM Frames 2.00 EA $440.00 $880 719 HM Doors 2.00 EA $550.00 $1,100 720 Door Hardware 5.00 EA $1,650.00 $8,250 721 Doors/Frames/Hardware Installation 5.00 EA $1,000.00 $5,000 597 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 25 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 722 Door Hardware 2.00 EA $1,650.00 $3,300 723 Doors/Frames/Hardware Installation 2.00 EA $1,000.00 $2,000 724 Door/Frame/Hardware Package Total 17,962.00 GSF $1.42 $25,480 725 08 E - Traffic Doors/Overhead/Folding/Coiling 726 Interior OH Door - 22'x10' 1.00 EA $11,000.00 $11,000 727 Traffic Doors/Overhead/Folding/Coiling 17,962.00 GSF $0.61 $11,000 Total 728 09 A - Drywall 729 Suspended Drywall Ceilings (w/Framing) 179.00 SF $20.00 $3,580 730 Drywall Total 17,962.00 GSF $0.20 $3,580 731 09 C - Ceiling & Acoustical Treatment 732 ACT01 266.00 SF $6.50 $1,729 733 Acoustic Wall Panels 1.00 ALW $15,000.00 $15,000 734 Ceiling & Acoustical Treatment Total 17,962.00 GSF $0.93 $16,729 735 09 D - Flooring 736 Resilient Base & Accessories 967.00 LF $3.58 $3,462 737 Resilient Base & Accessories 356.00 LF $3.58 $1,274 738 Flooring Total 17,962.00 GSF $0.26 $4,736 739 09 H - Fluid Applied 740 Baracade WB 244 - Sealed Concrete 14,153.00 SF $2.58 $36,515 741 Baracade WB 244 - Sealed Concrete 2,881.00 SF $2.58 $7,433 742 Fluid Applied Total 17,962.00 GSF $2.45 $43,948 743 09 K - Painting & Wall Covering 744 Painting 14,804.00 GSF $3.46 $51,222 745 Painting 3,158.00 GSF $3.46 $10,927 746 Painting & Wall Covering Total 17,962.00 GSF $3.46 $62,149 747 10 B - Signage 748 Signage 3.00 EA $200.00 $600 749 Signage 5.00 EA $200.00 $1,000 750 Signage Installation 3.00 EA $50.00 $150 751 Signage Installation 5.00 EA $50.00 $250 752 Signage Total 17,962.00 GSF $0.11 $2,000 753 10 I - Safety & Fire Protection 754 Fire Protection Specialties 14,804.00 GSF $0.15 $2,221 755 Fire Protection Specialties 3,158.00 GSF $0.15 $474 756 Safety & Fire Protection Total 17,962.00 GSF $0.15 $2,694 757 INTERIOR CONSTRUCTION Total 17,962.00 GSF $13.60 $244,346 758 08 EF - EQUIPMENT FURNITURE 759 11 O - General Equipment 760 25 Yard Indoor Range Complete (6 Lanes) - Steel Trap 1.00 LS $575,000.00 $575,000 Backstop Room Size 50' Wide x 188' Long 598 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 26 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 761 General Equipment Total 17,962.00 GSF $32.01 $575,000 762 12 C - Manufactured Casework 763 Plam Base Cabinet 19.00 LF $300.00 $5,700 764 Casework Installation 19.00 LF $75.00 $1,425 765 Manufactured Casework Total 17,962.00 GSF $0.40 $7,125 766 12 D - Countertop 767 Solid Surface Countertop 38.00 SF $75.00 $2,850 768 Gun Range Shooting Counter 73.00 SF $100.00 $7,300 769 Countertop Total 17,962.00 GSF $0.57 $10,150 770 EQUIPMENT FURNITURE Total 17,962.00 GSF $32.97 $592,275 771 11 FP - FIRE PROTECTION 772 21 A - Fire Protection 773 Fire Protection Package 14,804.00 GSF $4.00 $59,216 774 Fire Protection Package 3,158.00 GSF $4.00 $12,632 775 Fire Protection Total 17,962.00 GSF $4.00 $71,848 776 FIRE PROTECTION Total 17,962.00 GSF $4.00 $71,848 777 12 P - PLUMBING 778 22 A - Plumbing 779 Plumbing Package 14,804.00 GSF $7.83 $115,987 780 Plumbing Package 3,158.00 GSF $3.48 $10,997 781 Plumbing Total 17,962.00 GSF $7.07 $126,984 782 PLUMBING Total 17,962.00 GSF $7.07 $126,984 783 13 M - HVAC 784 23 A - HVAC 785 HVAC Package -Ductwork & Equipment 14,804.00 GSF $13.71 $202,968 786 HVAC Package -Ductwork & Equipment 3,158.00 GSF $27.42 $86,595 787 HVAC Package - Piping & Equipment 14,804.00 GSF $1.83 $27,062 788 HVAC Package - Piping & Equipment 3,158.00 GSF $10.05 $31,751 789 HVAC Package - Temp Contols 14,804.00 GSF $1.83 $27,062 790 HVAC Package - Temp Contols 3,158.00 GSF $5.48 $17,319 791 In Floor Heat 14,804.00 GSF $18.28 $270,625 792 Snow Melt 841.00 GSF $27.42 $23,061 793 HVAC Total 17,962.00 GSF $38.22 $686,444 794 HVAC Total 17,962.00 GSF $38.22 $686,444 795 15 E - ELECTRICAL 796 26 A - Electrical 797 Main Electrical Distribution 14,804.00 GSF $7.46 $110,382 798 Generator 400.00 KW $1,331.47 $532,588 799 Main Electrical Distribution 3,158.00 GSF $7.46 $23,547 800 Lighting & Controls 14,804.00 GSF $12.78 $189,227 801 Lighting & Controls 3,158.00 GSF $12.78 $40,366 802 Power Distibution 14,804.00 GSF $4.26 $63,076 599 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 27 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 803 Power To Mechanical Equipment 14,804.00 GSF $2.13 $31,538 804 Power Distibution 3,158.00 GSF $4.26 $13,455 805 Power To Mechanical Equipment 3,158.00 GSF $2.13 $6,728 806 Electrical Total 17,962.00 GSF $56.28 $1,010,906 807 ELECTRICAL Total 17,962.00 GSF $56.28 $1,010,906 808 16 EAV - AUDIO / VISUAL 809 27 A - Communications 810 Voice & Data - Rough In Only 17,087.00 GSF $1.00 $17,087 811 Voice & Data - Rough In Only 3,158.00 GSF $1.00 $3,158 812 Communications Total 17,962.00 GSF $1.13 $20,245 813 27 A1 - Audio/Visual 814 Audio/Visual - Rough In 14,804.00 GSF $0.50 $7,402 815 Audio/Visual - Rough In 3,158.00 GSF $0.50 $1,579 816 AV Technology Package 14,804.00 GSF $12.67 $187,628 817 AV Technology Package 3,158.00 GSF $12.67 $40,025 818 Audio/Visual Total 17,962.00 GSF $13.17 $236,633 819 AUDIO / VISUAL Total 17,962.00 GSF $14.30 $256,878 820 17 ESS - ELECTRONIC SAFETY & SECURITY 821 28 A - Electronic Safety & Security 822 Electronic Safety and Security - Card Access 14,804.00 GSF $1.00 $14,804 823 Electronic Safety and Security - Fire Alarm 14,804.00 GSF $3.50 $51,814 824 Electronic Safety and Security - Card Access 3,158.00 GSF $1.00 $3,158 825 Electronic Safety and Security - Fire Alarm 3,158.00 GSF $3.50 $11,053 826 Electronic Safety and Security 14,804.00 GSF $4.44 $65,670 827 Electronic Safety and Security 3,158.00 GSF $4.44 $14,009 828 Electronic Safety & Security Total 17,962.00 GSF $8.94 $160,507 829 ELECTRONIC SAFETY & SECURITY Total 17,962.00 GSF $8.94 $160,507 830 18 GR - GENERAL REQUIREMENTS 831 01 J - Final Clean 832 Final Clean 14,804.00 GSF $0.80 $11,843 833 Final Clean 3,158.00 GSF $0.80 $2,526 834 Final Clean Total 17,962.00 GSF $0.80 $14,370 835 GENERAL REQUIREMENTS Total 17,962.00 GSF $0.80 $14,370 836 04 Public Safety Field Operations & Training 17,962.00 GSF $351.13 $6,306,912 Total 600 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 28 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 838 05 City Hall/Public Safety Shared 839 02 SW - SITEWORK/BUILDING EARTHWORK 840 31 A - Site Clearing & Earthwork 841 Footing/Foundation Excavation (Per SF of Footprint) 4,059.00 SF $2.50 $10,148 842 Elevator Pit Excavation 2.00 EA $800.00 $1,600 843 Import & Place Sand Subbase at Slabs on Grade (6" 93.96 CYIP $25.00 $2,349 Typ) 844 Site Clearing & Earthwork Total 13,924.00 GSF $1.01 $14,096 845 SITEWORK/BUILDING EARTHWORK Total 13,924.00 GSF $1.01 $14,096 846 03 FS - FOUNDATION / SOG 847 03 A - Concrete 848 SOG Vapor Barrier 4,134.00 SF $0.75 $3,113 849 Slab on Grade 4" 4,134.00 SF $5.50 $22,732 850 Basement Foundation Walls - 18" x 14' (3,096 SF)172.00 CY $700.00 $120,400 851 Column Footings - 5' Sq x 12" (3 EA) 3.00 CY $700.00 $2,100 852 Piers - 16" Sq x 4' (3 EA) 1.00 CY $1,200.00 $1,200 853 Wall Footings - 3' x 12" (227 LF) 25.00 CY $550.00 $13,750 854 Wall Footings - 10' X 24" (219 LF) 162.00 CY $550.00 $89,100 855 Foundation Walls - 14" x 4' (373 SF) 16.00 CY $800.00 $12,800 856 Foundation Walls - 12" x 4' (270 SF) - Elevator 10.00 CY $800.00 $8,000 857 Mat Slab 7.00 CY $400.00 $2,800 858 Concrete Total 13,924.00 GSF $19.82 $275,995 859 07 A - Waterproofing 860 Waterproofing 3,366.00 SF $8.00 $26,928 861 Waterproofing Total 13,924.00 GSF $1.93 $26,928 862 FOUNDATION / SOG Total 13,924.00 GSF $21.76 $302,923 863 04 BS - BUILDING STRUCTURE 864 03 A - Concrete 865 Stair Pan Fill 84.00 VF $100.00 $8,400 866 Slab on Metal Deck 7 1/2" Total Thickness 9,149.00 SF $8.00 $73,192 867 12" Poured Concrete Wall 12.00 CY $1,200.00 $14,400 868 Concrete Topping Slabs @ Roof 2" 9,153.00 SF $5.00 $45,765 869 Concrete Total 13,924.00 GSF $10.18 $141,757 870 03 B - Structural Precast 871 Precast Double Tee Roof System - 32" Up to 80' Span 195.00 SF $25.00 $4,875 872 Structural Precast Total 13,924.00 GSF $0.35 $4,875 873 04 A - Masonry 874 08" Interior CMU Wall 5,430.00 SF $30.00 $162,900 875 Masonry Total 13,924.00 GSF $11.70 $162,900 876 05 A - Structural Steel Material 877 Structural Steel Floor Framing - Assuming 10#/SF 45.74 TN $4,000.00 $182,980 601 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 29 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 878 Add for Misc. Connections/Plates/Bolts 3.20 TN $4,000.00 $12,807 879 Structural Steel Roof Framing - Assuming 8#/SF 35.83 TN $4,000.00 $143,328 880 Add for Misc. Connections/Plates/Bolts 2.51 TN $4,000.00 $10,032 881 Structural Steel Roof Framing - Assuming 5#/SF at 0.49 TN $4,000.00 $1,950 Double Tees Only 882 Add for Misc. Connections/Plates/Bolts 0.03 TN $4,000.00 $137 883 Metal Floor Deck 9,149.00 SF $5.00 $45,745 884 Metal Roof Deck 8,958.00 SF $5.00 $44,790 885 Structural Steel Material Total 13,924.00 GSF $31.73 $441,770 886 05 B - Structure Steel Erection 887 Roof Framing Erection 38.87 TN $1,600.00 $62,192 888 Floor Framing Erection 48.95 TN $1,600.00 $78,320 889 Metal Floor Deck Erection 9,149.00 SF $1.00 $9,149 890 Metal Roof Deck Erection 8,958.00 SF $1.00 $8,958 891 Structure Steel Erection Total 13,924.00 GSF $11.39 $158,619 892 BUILDING STRUCTURE Total 13,924.00 GSF $65.35 $909,921 893 05 EE - EXTERIOR ENCLOSURE 894 04 A - Masonry 895 Mineral Wool behind Stone 335.00 SF $15.00 $5,025 896 Masonry Total 13,924.00 GSF $0.36 $5,025 897 04 B - Exterior Stone 898 Exterior Stone Veneer 335.00 SF $60.00 $20,100 899 Exterior Stone Total 13,924.00 GSF $1.44 $20,100 900 05 D - Miscellaneous Metals 901 Canopy Allowance 1.00 ALW $100,000.00 $100,000 902 Miscellaneous Metals Total 13,924.00 GSF $7.18 $100,000 903 06 A - Carpentry Package 904 Exterior Blocking (windows, doors, etc.) 13,924.00 GSF $0.20 $2,785 905 Carpentry Package Total 13,924.00 GSF $0.20 $2,785 906 07 B - Insulation 907 Spray Foam Insulation 6" 4,592.00 SF $9.00 $41,328 908 Insulation Total 13,924.00 GSF $2.97 $41,328 909 07 D - Exterior Weather Barrier 910 Weather Barrier (Peel & Stick) 4,927.00 SF $4.67 $23,034 911 Exterior Weather Barrier Total 13,924.00 GSF $1.65 $23,034 912 07 F - Metal Panel/Roof 913 Metal Panels 4,592.00 SF $55.00 $252,560 914 Metal Panel/Roof Total 13,924.00 GSF $18.14 $252,560 915 08 A - Door/Frame/Hardware Package 916 HM Frames (Galv.) 2.00 EA $440.00 $880 917 HM Doors (Galv.) 2.00 EA $660.00 $1,320 918 Door Hardware 2.00 EA $1,650.00 $3,300 602 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 30 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 919 Add for Exit Device Hardware 2.00 EA $1,500.00 $3,000 920 Doors/Frames/Hardware Installation 2.00 EA $1,000.00 $2,000 921 Door/Frame/Hardware Package Total 13,924.00 GSF $0.75 $10,500 922 08 F - Entrances/Storefront/Curtainwall 923 Aluminum Storefront Windows - Assuming 20% of 1,148.00 SF $75.00 $86,100 Exterior Enclosure 924 Exterior Aluminum Single Doors 2.00 EA $7,000.00 $14,000 925 Curtain Wall 1,206.00 SF $100.00 $120,600 926 Entrances/Storefront/Curtainwall Total 13,924.00 GSF $15.85 $220,700 927 08 G - Automatic Entrances 928 Automatic Door Operators 1.00 EA $4,000.00 $4,000 929 Automatic Entrances Total 13,924.00 GSF $0.29 $4,000 930 09 A - Drywall 931 Cold Formed Metal Framing Backup Walls - 6" MS, 4,592.00 SF $25.00 $114,800 Ext Gyp, Int Gyp 932 Add Mineral Wool 4,592.00 SF $15.00 $68,880 933 Drywall Total 13,924.00 GSF $13.19 $183,680 934 EXTERIOR ENCLOSURE Total 13,924.00 GSF $62.03 $863,712 935 06 R - ROOF 936 06 A - Carpentry Package 937 Roof Blocking - Top of Wall 476.00 LF $16.00 $7,616 938 Carpentry Package Total 13,924.00 GSF $0.55 $7,616 939 07 H - Roofing 940 EPDM - 60 Mil 9,153.00 SF $30.00 $274,590 941 T.O.W. Coping 476.00 LF $25.00 $11,900 942 Roofing Total 13,924.00 GSF $20.58 $286,490 943 ROOF Total 13,924.00 GSF $21.12 $294,106 944 07 IC - INTERIOR CONSTRUCTION 945 04 B - Exterior Stone 946 Interior Stone 1,569.00 SF $65.00 $101,985 947 Exterior Stone Total 13,924.00 GSF $7.32 $101,985 948 05 E - Metal Stairs/Railings 949 Metal Stairs - Erection 84.00 VF $600.00 $50,400 950 Metal Stairs - Material 84.00 VF $1,500.00 $126,000 951 Wall Mounted Handrail - Material 661.00 LF $125.00 $82,625 952 Metal Stairs/Railings Total 13,924.00 GSF $18.60 $259,025 953 06 A - Carpentry Package 954 Interior Blocking & Backing 13,924.00 GSF $2.00 $27,848 955 Carpentry Package Total 13,924.00 GSF $2.00 $27,848 956 06 C - Finish Carpentry 957 Wood Wall Paneling 6,192.00 SF $75.00 $464,400 958 Finish Carpentry Total 13,924.00 GSF $33.35 $464,400 603 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 31 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 959 06 E - Plastic Fabrication 960 FRP Paneling 221.00 SF $15.00 $3,315 961 Plastic Fabrication Total 13,924.00 GSF $0.24 $3,315 962 07 K - Joint Sealant 963 Joint Sealants 13,924.00 GSF $0.88 $12,253 964 Joint Sealant Total 13,924.00 GSF $0.88 $12,253 965 08 A - Door/Frame/Hardware Package 966 HM Frames 40.00 EA $440.00 $17,600 967 HM Doors 19.00 EA $550.00 $10,450 968 Wood Doors 21.00 EA $660.00 $13,860 969 Door Hardware 40.00 EA $1,650.00 $66,000 970 Doors/Frames/Hardware Installation 40.00 EA $1,000.00 $40,000 971 Door/Frame/Hardware Package Total 13,924.00 GSF $10.62 $147,910 972 08 F - Entrances/Storefront/Curtainwall 973 Interior Aluminum Single Doors 2.00 EA $7,000.00 $14,000 974 Entrances/Storefront/Curtainwall Total 13,924.00 GSF $1.01 $14,000 975 08 G - Automatic Entrances 976 Automatic Door Operators 1.00 EA $4,000.00 $4,000 977 Automatic Entrances Total 13,924.00 GSF $0.29 $4,000 978 09 A - Drywall 979 3-5/8" MS, R-11 Batt Ins. 5/8" Type X Gyp Both Sides 12,222.00 SF $15.36 $187,730 980 3-5/8" MS, 5/8" Type X Gyp One Side 5,008.00 SF $9.12 $45,673 981 Suspended Drywall Ceilings (w/Framing) 679.00 SF $20.00 $13,580 982 Soffit Wall 87.00 SF $20.00 $1,740 983 Drywall Total 13,924.00 GSF $17.86 $248,723 984 09 B - Tile 985 Floor Tile 808.00 SF $20.00 $16,160 986 Tile Base 265.00 LF $20.00 $5,300 987 Add for Shower Floors (Includes Mortar Bed, Curb, 1.00 ALW $5,000.00 $5,000 Waterproofing) 988 Tile - Stair Flooring 164.00 SF $40.00 $6,560 989 Wall Tile 3,158.00 SF $20.00 $63,160 990 Tile Total 13,924.00 GSF $6.91 $96,180 991 09 C - Ceiling & Acoustical Treatment 992 ACT01 1,780.00 SF $6.50 $11,570 993 Woodworks Planks 4,586.00 SF $62.00 $284,332 994 Acoustic Wall Panels 1.00 ALW $15,000.00 $15,000 995 Ceiling & Acoustical Treatment Total 13,924.00 GSF $22.33 $310,902 996 09 D - Flooring 997 Resilient Floor Tile at Stairs 697.00 SF $10.00 $6,970 998 LVT 164.00 SF $12.00 $1,968 999 Resilient Base & Accessories 2,512.00 LF $3.58 $8,993 1000 Carpet Tile 890.00 SY $50.00 $44,500 604 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 32 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1001 Entrance Carpet Tile 19.00 SY $100.00 $1,900 1002 Flooring Total 13,924.00 GSF $4.62 $64,331 1003 09 E - Specialty Flooring 1004 Athletic Rubber Flooring 937.00 SF $35.00 $32,795 1005 Specialty Flooring Total 13,924.00 GSF $2.36 $32,795 1006 09 H - Fluid Applied 1007 Baracade WB 244 - Sealed Concrete 1,588.00 SF $2.58 $4,097 1008 Fluid Applied Total 13,924.00 GSF $0.29 $4,097 1009 09 K - Painting & Wall Covering 1010 Painting 13,924.00 GSF $3.46 $48,177 1011 Wall Covering Allowance 1.00 ALW $5,000.00 $5,000 1012 Wall Finish Allowance at Fireplace 1.00 ALW $15,000.00 $15,000 1013 Painting & Wall Covering Total 13,924.00 GSF $4.90 $68,177 1014 10 A - Information Specialties 1015 Visual Diplay Boards 13,924.00 GSF $0.25 $3,481 1016 Information Specialties Total 13,924.00 GSF $0.25 $3,481 1017 10 B - Signage 1018 Signage 38.00 EA $200.00 $7,600 1019 Signage Installation 38.00 EA $50.00 $1,900 1020 Signage Total 13,924.00 GSF $0.68 $9,500 1021 10 C - Toilet Partitions 1022 Toilet Partitions 13,924.00 GSF $0.75 $10,443 1023 Toilet Partitions Total 13,924.00 GSF $0.75 $10,443 1024 10 F - Wall/Door Protection 1025 Wall Protection - .040" 1,598.00 SF $8.00 $12,784 1026 Corner Guards 28.00 EA $75.00 $2,100 1027 Wall Protection - .040" Install 68.00 EA $100.00 $6,800 1028 Wall/Door Protection Total 13,924.00 GSF $1.56 $21,684 1029 10 G - Toilet/Bath/Laundry Accessories 1030 Toilet, Bath, and Laundry Accessories 13,924.00 GSF $0.25 $3,481 1031 Toilet/Bath/Laundry Accessories Total 13,924.00 GSF $0.25 $3,481 1032 10 H - Manufactured Fireplaces/Stoves 1033 Manufactured Fireplaces 1.00 EA $17,500.00 $17,500 1034 Manufactured Fireplaces/Stoves Total 13,924.00 GSF $1.26 $17,500 1035 10 I - Safety & Fire Protection 1036 Fire Protection Specialties 13,924.00 GSF $0.15 $2,089 1037 Safety & Fire Protection Total 13,924.00 GSF $0.15 $2,089 1038 INTERIOR CONSTRUCTION Total 13,924.00 GSF $138.47 $1,928,119 1039 08 EF - EQUIPMENT FURNITURE 1040 12 B - Window Treatment 1041 Window Treatment Package 1,148.00 SF $25.00 $28,700 605 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 33 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1042 Window Treatment Total 13,924.00 GSF $2.06 $28,700 1043 12 C - Manufactured Casework 1044 Plam Base Cabinet 65.00 LF $300.00 $19,500 1045 Plam Wall Cabinet 30.00 LF $250.00 $7,500 1046 Casework Installation 95.00 LF $75.00 $7,125 1047 Manufactured Casework Total 13,924.00 GSF $2.45 $34,125 1048 12 D - Countertop 1049 Solid Surface Countertop 88.00 SF $75.00 $6,600 1050 Stainless Steel Countertop 70.00 SF $200.00 $14,000 1051 Countertop Total 13,924.00 GSF $1.48 $20,600 1052 EQUIPMENT FURNITURE Total 13,924.00 GSF $5.99 $83,425 1053 10 CS - CONVEYING SYSTEMS 1054 14 B - Elevators 1055 Elevator Package 6.00 ST $60,000.00 $360,000 1056 Elevators Total 13,924.00 GSF $25.85 $360,000 1057 CONVEYING SYSTEMS Total 13,924.00 GSF $25.85 $360,000 1058 11 FP - FIRE PROTECTION 1059 21 A - Fire Protection 1060 Fire Protection Package 13,924.00 GSF $5.00 $69,620 1061 Fire Protection Total 13,924.00 GSF $5.00 $69,620 1062 FIRE PROTECTION Total 13,924.00 GSF $5.00 $69,620 1063 12 P - PLUMBING 1064 22 A - Plumbing 1065 Plumbing Package 13,924.00 GSF $19.15 $266,670 1066 Plumbing Total 13,924.00 GSF $19.15 $266,670 1067 PLUMBING Total 13,924.00 GSF $19.15 $266,670 1068 13 M - HVAC 1069 23 A - HVAC 1070 HVAC Package -Ductwork & Equipment 13,924.00 GSF $27.42 $381,807 1071 HVAC Package - Piping & Equipment 13,924.00 GSF $10.05 $139,996 1072 HVAC Package - Temp Contols 13,924.00 GSF $5.48 $76,361 1073 HVAC Total 13,924.00 GSF $42.96 $598,164 1074 HVAC Total 13,924.00 GSF $42.96 $598,164 1075 15 E - ELECTRICAL 1076 26 A - Electrical 1077 Main Electrical Distribution 13,924.00 GSF $7.46 $103,821 1078 Lighting & Controls 13,924.00 GSF $20.24 $281,799 1079 Power Distibution 13,924.00 GSF $8.52 $118,652 1080 Power To Mechanical Equipment 13,924.00 GSF $5.33 $74,158 1081 Electrical Total 13,924.00 GSF $41.54 $578,429 1082 ELECTRICAL Total 13,924.00 GSF $41.54 $578,429 606 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 34 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1083 16 EAV - AUDIO / VISUAL 1084 27 A - Communications 1085 Voice & Data - Rough In Only 13,924.00 GSF $1.00 $13,924 1086 Communications Total 13,924.00 GSF $1.00 $13,924 1087 27 A1 - Audio/Visual 1088 Audio/Visual - Rough In 13,924.00 GSF $0.50 $6,962 1089 AV Technology Package 13,924.00 GSF $12.67 $176,474 1090 Audio/Visual Total 13,924.00 GSF $13.17 $183,436 1091 AUDIO / VISUAL Total 13,924.00 GSF $14.17 $197,360 1092 17 ESS - ELECTRONIC SAFETY & SECURITY 1093 28 A - Electronic Safety & Security 1094 Electronic Safety and Security - Card Access 13,924.00 GSF $1.00 $13,924 1095 Electronic Safety and Security - Fire Alarm 13,924.00 GSF $3.50 $48,734 1096 Electronic Safety and Security 13,924.00 GSF $4.44 $61,766 1097 Electronic Safety & Security Total 13,924.00 GSF $8.94 $124,424 1098 ELECTRONIC SAFETY & SECURITY Total 13,924.00 GSF $8.94 $124,424 1099 18 GR - GENERAL REQUIREMENTS 1100 01 J - Final Clean 1101 Final Clean 13,924.00 GSF $0.80 $11,139 1102 Final Clean Total 13,924.00 GSF $0.80 $11,139 1103 GENERAL REQUIREMENTS Total 13,924.00 GSF $0.80 $11,139 1104 05 City Hall/Public Safety Shared Total 13,924.00 GSF $474.15 $6,602,109 607 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 35 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1106 06 Utilities Garages 1107 02 SW - SITEWORK/BUILDING EARTHWORK 1108 31 A - Site Clearing & Earthwork 1109 Footing/Foundation Excavation (Per SF of Footprint) 1,857.00 SF $2.50 $4,643 1110 Footing/Foundation Excavation (Per SF of Footprint) 2,515.00 SF $2.50 $6,288 1111 Footing/Foundation Excavation (Per SF of Footprint) 2,775.00 SF $2.50 $6,938 1112 Import & Place Sand Subbase at Slabs on Grade (6" 42.99 CYIP $25.00 $1,075 Typ) 1113 Import & Place Sand Subbase at Slabs on Grade (6" 58.22 CYIP $25.00 $1,455 Typ) 1114 Import & Place Sand Subbase at Slabs on Grade (6" 64.24 CYIP $25.00 $1,606 Typ) 1115 Site Clearing & Earthwork Total 7,147.00 GSF $3.08 $22,003 1116 SITEWORK/BUILDING EARTHWORK Total 7,147.00 GSF $3.08 $22,003 1117 03 FS - FOUNDATION / SOG 1118 03 A - Concrete 1119 SOG Vapor Barrier 2,515.00 SF $0.75 $1,894 1120 Slab on Grade 8" 2,515.00 SF $12.00 $30,180 1121 SOG Vapor Barrier 2,775.00 SF $0.75 $2,090 1122 Slab on Grade 8" 2,775.00 SF $12.00 $33,300 1123 SOG Vapor Barrier 1,857.00 SF $0.75 $1,398 1124 Slab on Grade 8" 1,857.00 SF $12.00 $22,284 1125 Wall Footings - 3' x 12" (141 LF) 16.00 CY $550.00 $8,800 1126 Wall Footings - 3' x 12" (95 LF) 11.00 CY $550.00 $6,050 1127 Wall Footings - 3' x 12" (180 LF) 20.00 CY $550.00 $11,000 1128 Foundation Walls - 14" x 4' (567 SF) 25.00 CY $800.00 $20,000 1129 Foundation Walls - 14" x 4' (374 SF) 16.00 CY $800.00 $12,800 1130 Foundation Walls - 14" x 4' (720 SF) 31.00 CY $800.00 $24,800 1131 Concrete Total 7,147.00 GSF $24.43 $174,596 1132 FOUNDATION / SOG Total 7,147.00 GSF $24.43 $174,596 1133 04 BS - BUILDING STRUCTURE 1134 03 A - Concrete 1135 12" Poured Concrete Wall 32.00 CY $1,200.00 $38,400 1136 Concrete Topping Slabs @ Roof 2" 2,476.00 SF $5.00 $12,380 1137 Concrete Topping Slabs @ Roof 2" 2,775.00 SF $5.00 $13,875 1138 Concrete Topping Slabs @ Roof 2" 1,754.00 SF $5.00 $8,770 1139 Concrete Total 7,147.00 GSF $10.27 $73,425 1140 03 B - Structural Precast 1141 Precast Double Tee Roof System - 32" Up to 80' Span 2,476.00 SF $25.00 $61,900 1142 Precast Double Tee Roof System - 32" Up to 80' Span 2,775.00 SF $25.00 $69,375 1143 Precast Double Tee Roof System - 32" Up to 80' Span 1,754.00 SF $25.00 $43,850 608 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 36 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1144 8" Precast Walls 853.00 SF $35.00 $29,855 1145 Structural Precast Total 7,147.00 GSF $28.68 $204,980 1146 04 A - Masonry 1147 08" Interior CMU Wall 125.00 SF $30.00 $3,750 1148 Masonry Total 7,147.00 GSF $0.52 $3,750 1149 05 A - Structural Steel Material 1150 Structural Steel Roof Framing - Assuming 5#/SF at 6.19 TN $4,000.00 $24,760 Double Tees Only 1151 Add for Misc. Connections/Plates/Bolts 0.43 TN $4,000.00 $1,733 1152 Structural Steel Roof Framing - Assuming 5#/SF at 6.94 TN $4,000.00 $27,750 Double Tees Only 1153 Add for Misc. Connections/Plates/Bolts 0.49 TN $4,000.00 $1,943 1154 Structural Steel Roof Framing - Assuming 5#/SF at 4.38 TN $4,000.00 $17,540 Double Tees Only 1155 Add for Misc. Connections/Plates/Bolts 0.31 TN $4,000.00 $1,226 1156 Structural Steel Material Total 7,147.00 GSF $10.49 $74,953 1157 05 B - Structure Steel Erection 1158 Roof Framing Erection 6.60 TN $1,600.00 $10,560 1159 Roof Framing Erection 7.42 TN $1,600.00 $11,872 1160 Roof Framing Erection 4.69 TN $1,600.00 $7,504 1161 Structure Steel Erection Total 7,147.00 GSF $4.19 $29,936 1162 BUILDING STRUCTURE Total 7,147.00 GSF $54.15 $387,044 1163 05 EE - EXTERIOR ENCLOSURE 1164 03 B - Structural Precast 1165 Precast Wall Penls - 12" Insulated - Formliner Finish 648.00 SF $98.00 $63,504 1166 Precast Wall Penls - 12" Insulated - Formliner Finish 1,537.00 SF $98.00 $150,626 1167 Precast Wall Penls - 12" Insulated - Formliner Finish 461.00 SF $98.00 $45,178 1168 Structural Precast Total 7,147.00 GSF $36.28 $259,308 1169 04 A - Masonry 1170 Mineral Wool behind Stone 856.00 SF $15.00 $12,840 1171 Masonry Total 7,147.00 GSF $1.80 $12,840 1172 04 B - Exterior Stone 1173 Exterior Stone Veneer 856.00 SF $60.00 $51,360 1174 Exterior Stone Total 7,147.00 GSF $7.19 $51,360 1175 07 D - Exterior Weather Barrier 1176 Weather Barrier (Peel & Stick) 856.00 SF $4.67 $4,002 1177 Exterior Weather Barrier Total 7,147.00 GSF $0.56 $4,002 1178 08 A - Door/Frame/Hardware Package 1179 HM Frames (Galv.) 1.00 EA $440.00 $440 1180 HM Doors (Galv.) 1.00 EA $660.00 $660 1181 HM Frames (Galv.) 1.00 EA $440.00 $440 1182 HM Doors (Galv.) 1.00 EA $660.00 $660 609 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 37 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1183 HM Frames (Galv.) 1.00 EA $440.00 $440 1184 HM Doors (Galv.) 1.00 EA $660.00 $660 1185 Door Hardware 1.00 EA $1,650.00 $1,650 1186 Add for Exit Device Hardware 1.00 EA $1,500.00 $1,500 1187 Doors/Frames/Hardware Installation 1.00 EA $1,000.00 $1,000 1188 Door Hardware 1.00 EA $1,650.00 $1,650 1189 Add for Exit Device Hardware 1.00 EA $1,500.00 $1,500 1190 Doors/Frames/Hardware Installation 1.00 EA $1,000.00 $1,000 1191 Door Hardware 1.00 EA $1,650.00 $1,650 1192 Add for Exit Device Hardware 1.00 EA $1,500.00 $1,500 1193 Doors/Frames/Hardware Installation 1.00 EA $1,000.00 $1,000 1194 Door/Frame/Hardware Package Total 7,147.00 GSF $2.20 $15,750 1195 08 E - Traffic Doors/Overhead/Folding/Coiling 1196 OH Door - 16'x10' 1.00 EA $9,500.00 $9,500 1197 OH Door - 16'x10' 2.00 EA $9,500.00 $19,000 1198 OH Door - 16'x10' 1.00 EA $9,500.00 $9,500 1199 Traffic Doors/Overhead/Folding/Coiling 7,147.00 GSF $5.32 $38,000 Total 1200 EXTERIOR ENCLOSURE Total 7,147.00 GSF $53.35 $381,260 1201 06 R - ROOF 1202 06 A - Carpentry Package 1203 Roof Blocking - Top of Wall 40.00 LF $16.00 $640 1204 Roof Blocking - Top of Wall 95.00 LF $16.00 $1,520 1205 Roof Blocking - Top of Wall 89.00 LF $16.00 $1,424 1206 Carpentry Package Total 7,147.00 GSF $0.50 $3,584 1207 07 H - Roofing 1208 EPDM - 60 Mil 2,476.00 SF $30.00 $74,280 1209 EPDM - 60 Mil 2,775.00 SF $30.00 $83,250 1210 EPDM - 60 Mil 1,754.00 SF $30.00 $52,620 1211 T.O.W. Coping 40.00 LF $25.00 $1,000 1212 T.O.W. Coping 95.00 LF $25.00 $2,375 1213 T.O.W. Coping 89.00 LF $25.00 $2,225 1214 Roofing Total 7,147.00 GSF $30.19 $215,750 1215 ROOF Total 7,147.00 GSF $30.69 $219,334 1216 07 IC - INTERIOR CONSTRUCTION 1217 05 D - Miscellaneous Metals 1218 Interior Bollards 4.00 EA $700.00 $2,800 1219 Interior Bollards 4.00 EA $700.00 $2,800 1220 Interior Bollards 4.00 EA $700.00 $2,800 1221 Miscellaneous Metals Total 7,147.00 GSF $1.18 $8,400 1222 05 E - Metal Stairs/Railings 1223 Stairs/Platforms - Galvanized 2.00 EA $7,500.00 $15,000 610 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 38 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1224 Metal Stairs/Railings Total 7,147.00 GSF $2.10 $15,000 1225 06 A - Carpentry Package 1226 Interior Blocking & Backing 1,857.00 GSF $2.00 $3,714 1227 Interior Blocking & Backing 2,515.00 GSF $2.00 $5,030 1228 Interior Blocking & Backing 2,775.00 GSF $2.00 $5,550 1229 Carpentry Package Total 7,147.00 GSF $2.00 $14,294 1230 07 K - Joint Sealant 1231 Joint Sealants 1,857.00 GSF $0.88 $1,634 1232 Joint Sealants 2,515.00 GSF $0.88 $2,213 1233 Joint Sealants 2,775.00 GSF $0.88 $2,442 1234 Joint Sealant Total 7,147.00 GSF $0.88 $6,289 1235 08 A - Door/Frame/Hardware Package 1236 HM Frames 2.00 EA $440.00 $880 1237 HM Doors 2.00 EA $550.00 $1,100 1238 HM Frames 2.00 EA $440.00 $880 1239 HM Doors 2.00 EA $550.00 $1,100 1240 HM Frames 2.00 EA $440.00 $880 1241 HM Doors 2.00 EA $550.00 $1,100 1242 Door Hardware 2.00 EA $1,650.00 $3,300 1243 Doors/Frames/Hardware Installation 2.00 EA $1,000.00 $2,000 1244 Door Hardware 2.00 EA $1,650.00 $3,300 1245 Doors/Frames/Hardware Installation 2.00 EA $1,000.00 $2,000 1246 Door Hardware 2.00 EA $1,650.00 $3,300 1247 Doors/Frames/Hardware Installation 2.00 EA $1,000.00 $2,000 1248 Door/Frame/Hardware Package Total 7,147.00 GSF $3.06 $21,840 1249 08 E - Traffic Doors/Overhead/Folding/Coiling 1250 Interior OH Door - 16'x10' 1.00 EA $8,000.00 $8,000 1251 Interior OH Door - 16'x10' 1.00 EA $8,000.00 $8,000 1252 Traffic Doors/Overhead/Folding/Coiling 7,147.00 GSF $2.24 $16,000 Total 1253 09 D - Flooring 1254 Resilient Base & Accessories 200.00 LF $3.58 $716 1255 Resilient Base & Accessories 210.00 LF $3.58 $752 1256 Resilient Base & Accessories 177.00 LF $3.58 $634 1257 Flooring Total 7,147.00 GSF $0.29 $2,101 1258 09 H - Fluid Applied 1259 Baracade WB 244 - Sealed Concrete 2,395.00 SF $2.58 $6,179 1260 Baracade WB 244 - Sealed Concrete 2,603.00 SF $2.58 $6,716 1261 Baracade WB 244 - Sealed Concrete 1,691.00 SF $2.58 $4,363 1262 Fluid Applied Total 7,147.00 GSF $2.41 $17,258 1263 09 K - Painting & Wall Covering 1264 Painting 1,857.00 GSF $3.46 $6,425 1265 Painting 2,515.00 GSF $3.46 $8,702 611 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 39 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1266 Painting 2,775.00 GSF $3.46 $9,602 1267 Painting & Wall Covering Total 7,147.00 GSF $3.46 $24,729 1268 10 B - Signage 1269 Signage 1.00 EA $200.00 $200 1270 Signage Installation 1.00 EA $50.00 $50 1271 Signage Total 7,147.00 GSF $0.03 $250 1272 10 I - Safety & Fire Protection 1273 Fire Protection Specialties 1,857.00 GSF $0.25 $464 1274 Fire Protection Specialties 2,515.00 GSF $0.25 $629 1275 Fire Protection Specialties 2,775.00 GSF $0.20 $555 1276 Safety & Fire Protection Total 7,147.00 GSF $0.23 $1,648 1277 INTERIOR CONSTRUCTION Total 7,147.00 GSF $17.88 $127,809 1278 11 FP - FIRE PROTECTION 1279 21 A - Fire Protection 1280 Fire Protection Package 1,857.00 GSF $4.00 $7,428 1281 Fire Protection Package 2,515.00 GSF $4.00 $10,060 1282 Fire Protection Package 2,775.00 GSF $4.00 $11,100 1283 Fire Protection Total 7,147.00 GSF $4.00 $28,588 1284 FIRE PROTECTION Total 7,147.00 GSF $4.00 $28,588 1285 12 P - PLUMBING 1286 22 A - Plumbing 1287 Plumbing Package 1,857.00 GSF $8.71 $16,166 1288 Plumbing Package 2,515.00 GSF $7.83 $19,705 1289 Plumbing Package 2,775.00 GSF $7.83 $21,742 1290 Hotsy 2.00 EA $43,526.94 $87,054 1291 Plumbing Total 7,147.00 GSF $20.24 $144,666 1292 PLUMBING Total 7,147.00 GSF $20.24 $144,666 1293 13 M - HVAC 1294 23 A - HVAC 1295 HVAC Package -Ductwork & Equipment 1,857.00 GSF $27.42 $50,920 1296 HVAC Package -Ductwork & Equipment 2,515.00 GSF $27.42 $68,963 1297 HVAC Package -Ductwork & Equipment 2,775.00 GSF $27.42 $76,093 1298 HVAC Package - Piping & Equipment 1,857.00 GSF $10.05 $18,671 1299 HVAC Package - Piping & Equipment 2,515.00 GSF $10.05 $25,287 1300 HVAC Package - Piping & Equipment 2,775.00 GSF $10.05 $27,901 1301 HVAC Package - Temp Contols 1,857.00 GSF $5.48 $10,184 1302 HVAC Package - Temp Contols 2,515.00 GSF $5.48 $13,793 1303 HVAC Package - Temp Contols 2,775.00 GSF $5.48 $15,219 1304 In Floor Heat 1,857.00 GSF $18.28 $33,947 1305 Snow Melt 260.00 GSF $27.42 $7,129 1306 In Floor Heat 2,515.00 GSF $18.28 $45,975 1307 In Floor Heat 2,775.00 GSF $18.28 $50,728 612 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 40 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1308 Snow Melt 233.00 GSF $27.42 $6,389 1309 Snow Melt 388.00 GSF $27.42 $10,639 1310 Hotsy System 2.00 EA $45,701.27 $91,403 1311 HVAC Total 7,147.00 GSF $77.41 $553,240 1312 HVAC Total 7,147.00 GSF $77.41 $553,240 1313 15 E - ELECTRICAL 1314 26 A - Electrical 1315 Main Electrical Distribution 1,857.00 GSF $7.46 $13,846 1316 Main Electrical Distribution 2,515.00 GSF $7.46 $18,752 1317 Main Electrical Distribution 2,775.00 GSF $7.46 $20,691 1318 Lighting & Controls 1,857.00 GSF $12.78 $23,736 1319 Lighting & Controls 2,515.00 GSF $12.78 $32,147 1320 Lighting & Controls 2,775.00 GSF $12.78 $35,470 1321 Power Distibution 1,857.00 GSF $4.26 $7,912 1322 Power To Mechanical Equipment 1,857.00 GSF $2.13 $3,956 1323 Power Distibution 2,515.00 GSF $4.26 $10,716 1324 Power To Mechanical Equipment 2,515.00 GSF $2.13 $5,358 1325 Power Distibution 2,775.00 GSF $4.26 $11,823 1326 Power To Mechanical Equipment 2,775.00 GSF $2.13 $5,912 1327 Electrical Total 7,147.00 GSF $26.63 $190,320 1328 ELECTRICAL Total 7,147.00 GSF $26.63 $190,320 1329 16 EAV - AUDIO / VISUAL 1330 27 A - Communications 1331 Voice & Data - Rough In Only 1,857.00 GSF $1.00 $1,857 1332 Voice & Data - Rough In Only 2,515.00 GSF $1.00 $2,515 1333 Voice & Data - Rough In Only 2,775.00 GSF $1.00 $2,775 1334 Communications Total 7,147.00 GSF $1.00 $7,147 1335 27 A1 - Audio/Visual 1336 Audio/Visual - Rough In 1,857.00 GSF $0.50 $929 1337 Audio/Visual - Rough In 2,515.00 GSF $0.50 $1,258 1338 Audio/Visual - Rough In 2,775.00 GSF $0.50 $1,388 1339 AV Technology Package 1,857.00 GSF $12.67 $23,536 1340 AV Technology Package 2,515.00 GSF $12.67 $31,875 1341 AV Technology Package 2,775.00 GSF $12.67 $35,171 1342 Audio/Visual Total 7,147.00 GSF $13.17 $94,155 1343 AUDIO / VISUAL Total 7,147.00 GSF $14.17 $101,302 1344 17 ESS - ELECTRONIC SAFETY & SECURITY 1345 28 A - Electronic Safety & Security 1346 Electronic Safety and Security - Card Access 1,857.00 GSF $1.00 $1,857 1347 Electronic Safety and Security - Fire Alarm 1,857.00 GSF $3.50 $6,500 1348 Electronic Safety and Security - Card Access 2,515.00 GSF $1.00 $2,515 613 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 41 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1349 Electronic Safety and Security - Fire Alarm 2,515.00 GSF $3.50 $8,803 1350 Electronic Safety and Security - Card Access 2,775.00 GSF $1.00 $2,775 1351 Electronic Safety and Security - Fire Alarm 2,775.00 GSF $3.50 $9,713 1352 Electronic Safety and Security 1,857.00 GSF $4.44 $8,238 1353 Electronic Safety and Security 2,515.00 GSF $4.44 $11,156 1354 Electronic Safety and Security 2,775.00 GSF $4.44 $12,310 1355 Electronic Safety & Security Total 7,147.00 GSF $8.94 $63,865 1356 ELECTRONIC SAFETY & SECURITY Total 7,147.00 GSF $8.94 $63,865 1357 18 GR - GENERAL REQUIREMENTS 1358 01 J - Final Clean 1359 Final Clean 1,857.00 GSF $0.80 $1,486 1360 Final Clean 2,515.00 GSF $0.80 $2,012 1361 Final Clean 2,775.00 GSF $0.80 $2,220 1362 Final Clean Total 7,147.00 GSF $0.80 $5,718 1363 GENERAL REQUIREMENTS Total 7,147.00 GSF $0.80 $5,718 1364 06 Utilities Garages Total 7,147.00 GSF $335.77 $2,399,746 614 Client: City of Corcoran Architect: BKV Group Location: Corcoran, MN Corcoran Police & City Hall SD Estimate Date: Project Start: Document Date:08-03-2026 Schematic Design Corcoran Police Dept & City Hall SD Estimate 08-20-2026.est KA Print - Location by System Detail Page 42 of 42 KA Office Printed: 8/20/2026 Row Unit # Item Description QTY UOM Price Total 1366 Subtotal 78,901.00 GSF $415.61 $32,792,329 615 26 ' 121' 10" 112 - Building Perimeter - City Hall - Q1 40 LF ; Q2 1 EA ; Q3 0 SF 113 - Building Perimeter - City Hall Washbay - Q1 92 LF ; Q2 2 EA ; Q3 0 SF 157 - Building Perimeter - Utilties Garage #2 - Q1 98 LF ; Q2 3 EA ; Q3 0 SF 110 - Building Perimeter -Police Admin/Ops - Q1 266 LF ; Q2 3 EA ; Q3 0 SF 111 - Building Perimeter -Police Garage - Q1 367 LF ; Q2 9 EA ; Q3 0 SF 1 - Building Perimeter -Police Gun Range - Q1 228 LF ; Q2 4 EA ; Q3 0 SF 108 - Building Perimeter -Shared - Q1 232 LF ; Q2 6 EA ; Q3 0 SF 103 - GSF - City Hall - Q1 410 SF ; Q2 117 LF ; Q3 2 EA 105 - GSF - City Hall Washbay - Q1 1,857 SF ; Q2 184 LF ; Q3 1 EA 104 - GSF - Police & City Hall Shared - Q1 4,059 SF ; Q2 615 LF ; Q3 3 EA 102 - GSF - Police - Fleet Garage - Q1 14,804 SF ; Q2 967 LF ; Q3 2 EA 2 - GSF - Police Admin/Ops - Q1 13,402 SF ; Q2 763 LF ; Q3 1 EA 106 - GSF - Police Gun Range - Q1 3,158 SF ; Q2 297 LF ; Q3 1 EA 156 - GSF - Utilities Garage #2 - Q1 2,775 SF ; Q2 216 LF ; Q3 1 EA 107 - GSF -Utilities Garage - Q1 2,515 SF ; Q2 205 LF ; Q3 1 EA GSF - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: Unassigned; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:31 PM 616 103 - GSF - City Hall - Q1 8,313 SF ; Q2 481 LF ; Q3 1 EA 104 - GSF - Police & City Hall Shared - Q1 2,410 SF ; Q2 321 LF ; Q3 2 EA 2 - GSF - Police Admin/Ops - Q1 9,379 SF ; Q2 437 LF ; Q3 1 EA GSF - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:31 PM 617 103 - GSF - City Hall - Q1 8,364 SF ; Q2 634 LF ; Q3 2 EA 104 - GSF - Police & City Hall Shared - Q1 7,455 SF ; Q2 640 LF ; Q3 2 EA GSF - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 618 129 - Athletic Flooring - Q1 1,997 SF ; Q2 222 SY ; Q3 255 LF 54 - Carpet - Q1 6,849 SF ; Q2 761 SY ; Q3 1,745 LF 46 - Floor Tile - Q1 945 SF ; Q2 387 LF ; Q3 10 EA 209 - Polished Concrete - Q1 4,000 SF ; Q2 444 SY ; Q3 982 LF 55 - Resilient Base - Q1 5,614 LF ; Q2 306 EA 56 - Resilient Flooring - Q1 146 SF ; Q2 16 SY ; Q3 48 LF 114 - Sealed Concrete - Q1 25,854 SF ; Q2 2,873 SY ; Q3 2,583 LF 47 - Tile Base - Q1 387 LF Floors - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 619 54 - Carpet - Q1 6,986 SF ; Q2 776 SY ; Q3 1,989 LF 46 - Floor Tile - Q1 183 SF ; Q2 94 LF ; Q3 3 EA 55 - Resilient Base - Q1 2,253 LF ; Q2 177 EA 56 - Resilient Flooring - Q1 553 SF ; Q2 61 SY ; Q3 94 LF 114 - Sealed Concrete - Q1 547 SF ; Q2 61 SY ; Q3 228 LF 215 - Stair Flooring - Tile - Q1 159 SF ; Q2 18 SY ; Q3 51 LF 47 - Tile Base - Q1 94 LF Floors - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: Police - Admin/Ops; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 620 54 - Carpet - Q1 5,206 SF ; Q2 578 SY ; Q3 879 LF 46 - Floor Tile - Q1 572 SF ; Q2 160 LF ; Q3 2 EA 117 - LVT - Q1 164 SF ; Q2 18 SY ; Q3 53 LF 55 - Resilient Base - Q1 1,248 LF ; Q2 102 EA 114 - Sealed Concrete - Q1 380 SF ; Q2 42 SY ; Q3 186 LF 115 - Stair Flooring - Q1 349 SF ; Q2 39 SY ; Q3 79 LF 215 - Stair Flooring - Tile - Q1 164 SF ; Q2 18 SY ; Q3 52 LF 47 - Tile Base - Q1 160 LF Floors - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: Police & City Hall - Shared; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 621 49 - ACT 01 - Q1 10,995 SF ; Q2 2,566 LF ; Q3 36 EA 216 - Detention Ceiling - Q1 235 SF ; Q2 108 LF ; Q3 3 EA 51 - Gyp - Q1 855 SF ; Q2 349 LF ; Q3 9 EA Ceilings - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: Police - Admin/Ops; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 622 49 - ACT 01 - Q1 7,034 SF ; Q2 1,491 LF ; Q3 19 EA 51 - Gyp - Q1 188 SF ; Q2 95 LF ; Q3 3 EA 195 - Soffit wall - 2' - Q1 70 LF ; Q2 141 SF 194 - Wood ceiling - Q1 132 SF ; Q2 70 LF ; Q3 2 EA Ceilings - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: City Hall; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 623 49 - ACT 01 - Q1 5,231 SF ; Q2 1,524 LF ; Q3 20 EA 161 - Council Chamber Ceiling - Q1 1,884 SF ; Q2 177 LF ; Q3 1 EA 51 - Gyp - Q1 118 SF ; Q2 62 LF ; Q3 2 EA 195 - Soffit wall - 2' - Q1 117 LF ; Q2 234 SF 194 - Wood ceiling - Q1 277 SF ; Q2 118 LF ; Q3 3 EA Ceilings - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: City Hall; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 624 43 - CMU Wall 8" - 14' Tall - Q1 9 LF ; Q2 125 SF ; Q3 1 EA 162 - Interior Precastl 8" - 14' Tall - Q1 61 LF ; Q2 853 SF ; Q3 1 EA Partitions - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: Utilities Garage; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 625 43 - CMU Wall 8" - 14' Tall - Q1 107 LF ; Q2 1,502 SF ; Q3 10 EA 123 - Gyp Wall 3 5/8" - 14' Tall - Q1 1,835 LF ; Q2 25,684 SF ; Q3 110 EA 122 - Gyp Wall 3", Gyp One Side - 14' Tall - Q1 140 LF ; Q2 1,959 SF ; Q3 13 EA Partitions - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 626 43 - CMU Wall 8" - 14' Tall - Q1 105 LF ; Q2 1,469 SF ; Q3 10 EA 123 - Gyp Wall 3 5/8" - 14' Tall - Q1 986 LF ; Q2 13,805 SF ; Q3 59 EA 124 - Gyp Wall 3 5/8" - 18' Tall - Q1 212 LF ; Q2 3,808 SF ; Q3 5 EA 122 - Gyp Wall 3", Gyp One Side - 14' Tall - Q1 66 LF ; Q2 927 SF ; Q3 4 EA Partitions - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 627 37 - Exterior HM Doors - Q1 1 EA 166 - Exterior OHD 16'x10' - Q1 2 EA ; Q2 320 SF ; Q3 66 LF 41 - Interior HM Doors - Q1 1 EA Openings - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: Utilities Garage #2; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 628 36 - Exterior Alum Doors - Q1 1 EA 40 - Interior Borrow Lites - 7' - Q1 6 LF ; Q2 40 SF ; Q3 2 EA 41 - Interior HM Doors - Q1 16 EA 120 - Interior Transaction Window - Q1 8 LF ; Q2 32 SF ; Q3 1 EA 42 - Interior WD Doors - Q1 24 EA Openings - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: Police - Admin/Ops; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 629 41 - Interior HM Doors - Q1 2 EA 42 - Interior WD Doors - Q1 22 EA Openings - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: City Hall; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 630 125 - FRP - 10' - Q1 20 LF ; Q2 202 SF 128 - Wall Protection - 10' - Q1 118 LF ; Q2 1,178 SF 48 - Wall Tile - 10' - Q1 386 LF ; Q2 3,861 SF Wall Finishes - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 631 125 - FRP - 10' - Q1 10 LF ; Q2 96 SF 128 - Wall Protection - 10' - Q1 136 LF ; Q2 1,361 SF 48 - Wall Tile - 10' - Q1 94 LF ; Q2 942 SF 126 - Wall Tile - 2' - Q1 31 LF ; Q2 62 SF 191 - Wood Wall Paneling - 14' - Q1 15 LF ; Q2 212 SF Wall Finishes - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: Police - Admin/Ops; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 632 197 - Feature wall behind council - Q1 19 LF ; Q2 223 SF 192 - Interior Stone Paneling - 14' - Q1 112 LF ; Q2 1,569 SF 128 - Wall Protection - 10' - Q1 160 LF ; Q2 1,598 SF 48 - Wall Tile - 10' - Q1 211 LF ; Q2 2,110 SF 193 - Wood Wall Paneling - 18' - Q1 180 LF ; Q2 3,232 SF Wall Finishes - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: Police & City Hall - Shared; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 633 153 - Corner Guards - Q1 11 EA 134 - Exclude Furniture - Q1 1 EA 218 - Holding Cell Concrete Benches - Q1 23 LF ; Q2 46 SF ; Q3 4 CY 133 - Holding Cell Furniture? - Q1 3 EA 130 - Interior Signage - Q1 54 EA 135 - Lockers w/ Built In Bench - Q1 72 EA 219 - VR Setup - Q1 1 EA Misc. - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: Police - Admin/Ops; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 634 153 - Corner Guards - Q1 3 EA 130 - Interior Signage - Q1 9 EA 145 - Large Canopy Allowance - Q1 1 EA 141 - Stair Guard Rail - Q1 265 LF ; Q2 23 EA ; Q3 44 SF Misc. - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: Police & City Hall - Shared; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 635 70 - Base Cabinets - Q1 30 LF ; Q2 2 EA 138 - Base Cabinets w/stainless steel counter - Q1 35 LF ; Q2 4 EA 153 - Corner Guards - Q1 17 EA 140 - Guard Rail - Glass? - Q1 36 LF ; Q2 1 EA ; Q3 6 SF 214 - Indoor Fireplace - Q1 1 EA 130 - Interior Signage - Q1 20 EA 139 - Restroom Lav - Q1 14 LF ; Q2 2 EA ; Q3 28 SF 141 - Stair Guard Rail - Q1 158 LF ; Q2 18 EA ; Q3 26 SF 72 - Wall Cabinets - Q1 30 LF ; Q2 2 EA Misc. - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: Police & City Hall - Shared; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 636 31 - Roofing - Q1 19,243 SF ; Q2 1,594 LF 147 - Roofing - Canopy - Q1 273 SF ; Q2 84 LF 159 - Roofing - DT - Q1 14,167 SF ; Q2 1,352 LF 205 - Roofing - DT /Green - Q1 8,719 SF ; Q2 477 LF 34 - T.O.W. Coping - Q1 1,975 LF Roof - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 637 76 ' 2 " 163 - 12" Insulated Precast Exterior Wall - 16' - Q1 506 LF ; Q2 8,100 SF 211 - 12" Poured Concrete Wall - With Stone - Q1 297 LF ; Q2 4,157 SF ; Q3 154 CY Exterior - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 638 172 - Glazing Curtain Wall - 14' - Q1 36 LF ; Q2 497 SF 213 - Stone Veneer - 6' - Q1 102 LF ; Q2 614 SF 212 - Stud Exterior w/Metal Panel - Q1 611 LF ; Q2 8,553 SF Exterior - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 639 173 - Glazing Curtain Wall - 20'-3" - Q1 36 LF ; Q2 739 SF 167 - Stud Exterior w/Metal Panel - 16'-8" - Q1 214 LF ; Q2 3,568 SF 168 - Stud Exterior w/Metal Panel - 20'-3" - Q1 27 LF ; Q2 557 SF 171 - Stud Exterior w/Metal Panel - 4' - Q1 37 LF ; Q2 146 SF 169 - Stud Exterior w/Metal Panel - 5' - Q1 80 LF ; Q2 400 SF Exterior - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: City Hall; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 640 12 - Column Footings - 5' Sq. x 12" - Q1 29 EA ; Q2 27 CY 151 - Foundation Walls - 12" x 4' Tall - Elevator - Q1 67 LF ; Q2 270 SF ; Q3 10 CY 13 - Foundation Walls - 14" x 4' Tall - Q1 1,396 LF ; Q2 5,584 SF ; Q3 241 CY 150 - Foundation Walls - 18" x 14' Tall - Q1 366 LF ; Q2 5,126 SF ; Q3 285 CY 14 - Piers - 16" Sq. x 4' - Q1 29 EA ; Q2 8 CY ; Q3 116 LF 15 - Slab on Grade - 4" - Q1 21,060 SF ; Q2 260 CY ; Q3 7 EA 204 - Slab on Grade - 5" - Q1 13,071 SF ; Q2 161 CY ; Q3 1 EA 149 - Slab on Grade - 8" - Q1 8,880 SF ; Q2 110 CY ; Q3 4 EA 158 - Wall Footings - 10x24" - Q1 516 LF ; Q2 382 CY 206 - Wall Footings - 10x24" - Storm Shelter - Q1 127 LF ; Q2 94 CY 16 - Wall Footings - 3'x12" - Q1 1,684 LF ; Q2 187 CY Structural - LOWER LEVEL (GARAGE).pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 641 160 - Floor Structure - Double Tees - Q1 9,068 SF Structural - LEVEL 1.pdf (22% of Scale); Takeoff in Active Area: Police - Admin/Ops; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:32 PM 642 148 - Floor Structure - Q1 15,299 SF Structural - LEVEL 2.pdf (22% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:33 PM 643 174 - GSF -Site - Q1 159,659 SF ; Q2 1,637 LF ; Q3 1 EA 200 - Site Lighting - Q1 27 EA GSF - SITE from Rendering (68% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:33 PM 644 184 - Demo - Grub Trees/Foliage - Q1 159,659 SF ; Q2 17,740 SY ; Q3 2,957 CY Site Demo - SITE from Rendering (68% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:33 PM 645 84 - Grading - Q1 116,243 SF ; Q2 12,916 SY 175 - Site Exclusions - Q1 1 EA Grading SITE from Rendering (68% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:33 PM 646 87 - Asphalt Paving - LD - Q1 20,713 SF ; Q2 2,301 SY 88 - Asphalt Paving - MD - Q1 51,302 SF ; Q2 5,700 SY 176 - Concrete Apron - 8" - Q1 1,602 SF ; Q2 178 SY ; Q3 25 CY 89 - Concrete Paving - Sidewalk - Q1 5,300 SF ; Q2 589 SY ; Q3 82 CY 177 - Concrete Paving - Sidewalk - Custom - Q1 2,567 SF ; Q2 285 SY ; Q3 40 CY 183 - Concrete Seat w/Footing - Q1 294 LF ; Q2 6 EA 91 - Curb & Gutter - Q1 3,284 LF ; Q2 70 EA 186 - Exterior Building Signage - Q1 1 EA 92 - Flag Pole - Q1 3 EA 188 - Fuel Island - Q1 1 EA 203 - Hatching - Q1 701 SF 180 - Landscape Beds - Q1 7,714 SF 187 - Monument Sign - Q1 1 EA 201 - Parking Spaces - Q1 116 EA 202 - Parking Spaces - ADA - Q1 4 EA 210 - Precast Wall Feature - Exterior - 16' - Q1 126 LF ; Q2 2,016 SF 198 - Retaining Wall - Q1 198 LF ; Q2 2 EA 178 - Security Fence - Q1 654 LF 179 - Security Fence Auto Gate - Q1 56 LF ; Q2 2 EA 182 - Seed/Sod - Q1 22,241 SF 181 - Seed/Sod/Plants - Q1 19,726 SF 208 - Under Ground Storm Storage - Q1 2 EA Paving SITE from Rendering (68% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:33 PM 647 185 - Utilitiy allowance - Q1 1 EA Utilities SITE from Rendering (68% of Scale); Takeoff in Active Area: All Areas; Corcoran Police & City Hall SD; OST26CON; 8/11/2026 12:33 PM 648 WWW.CORCORANMN.GOV C OR C OR AN H OR IZO NS SPRING/SUMMER 2026 SPRING/SUMMER 2026 | PAGE 1 Corcoran Civic Campus Public Engagement Civic Campus Survey Notice Over the past decade, Corcoran’s population has grown by more than 30%, and projections indicate this trend will continue. This steady growth has increased demand for essential public The remaining schedule for the Civic Campus Open House events can be found below. Join us in the coming months for one or more of these public engagement opportunities. OPEN HOUSE GOALS • Promote Awareness: facility conditions and needed spaces • Constructive Dialogue: opinions, preferences, and concerns • Shared Understanding: listen and learn together • Collaborative Problem Solving: identify and develop best potential solutions PROJECT GOALS • Provide a cost-effective and responsible facility solution that addresses long-term operational needs for City Hall and the Police Department. • Support efficient workflows, modern operations, and flexibility to adapt to future staffing, service, and technology changes. • Enhance staff health, wellness, safety, and security while maintaining appropriate public access. • Improve the public experience through clear access, wayfinding, and welcoming civic spaces that reflect community values, providing public gathering areas, and site amenities. • Align facility planning with projected community growth and long-term service demands. For more information on the ongoing Civic Campus project, visit www.corcoranmn.gov – Our Community > Civic Campus Public Engagement. services, requiring more staffing, more space, and additional facility maintenance. As a result, City Hall staff and the Corcoran Police Department have outgrown our current facility, making the need for a larger building increasingly urgent. The City recently held several open house events to gather information for a new civic campus, with more to come, and received valuable feedback from attendees. However, to ensure every resident has a chance to share their thoughts, we will be mailing a survey notice to all households. This is your opportunity to share your thoughts on the proposed civic campus. Please watch for the survey in your mailbox in early April and take a few minutes to complete before the May 4, 2026, deadline. We value your feedback and look forward to hearing from you. To keep all feedback confidential, survey responses will be collected by Community Perceptions, an independent research firm. TWO WAYS TO TAKE THIS SURVEY Online (saves postage expense): 1. Visit www.Survey2000.com or scan the QR code found on your survey notice 2. Enter the individual code you received in the mail 3. Complete the survey Paper (two options): 1. Complete survey and return to City Hall 2. Complete survey and mail to: Community Perceptions PO Box 607 Slinger, WI 53086 *The survey code can be used only once. To obtain additional surveys for other adults in your household, please call City Hall at 763-420-2288. Survey deadline: May 4, 2026 If you need additional support to complete this survey (including a different language), please contact City Hall. Survey results will be reported at a Council meeting and available on our website. Thank you for taking the time to complete this survey! 649 For information and updates, visit the City of Corcoran’s website: www.corcoranmn.gov WWW.CORCORANMN.GOV Project Map | Weaver Lake Regional Trail Search Corridor Property Tax/Construction ServicesPages 4-5 City Updates The Corcoran City Council meets on the second and fourth Thursdays of the month at 7 p.m. at City Hall unless otherwise posted. The following is a recap of a selection of items discussed at meetings since the last newsletter, as well as relevant City updates. A full recap from Council meetings can be found by reviewing the approved City Council minutes at www.corcoranmn.gov — Our Government > Council > Meetings/Videos/Agenda Packets. Public Works Parks and RecreationPages 8-10 Public SafetyPage 11 ElectionsPage 12 Community Environmental General InformationPage 16 Pages 13-14 SPRING/SUMMER 2026 | PAGE 2 Page 15 Recognition At the February 12, 2026, City Council Meeting: Natalie Davis McKeown, Community Development Director, was recognized for five years of service with the City of Corcoran. Hennepin County Property Assessments At the February 26, 2026, City Council Meeting: Joshua Hoogland, Hennepin County Assessor, gave a presentation detailing Hennepin County ’s assessment process, and responded to questions, in order to improve overall understanding of assessments for Corcoran City Council and Corcoran residents. Parks and Trails Commission Appointments At the February 26, 2026, City Council Meeting: City Council reappointed Phillip Christenson and Gary Erzberger to the Parks and Trails Commission, each for a term expiring February 28, 2029. Planning Business At the February 26, 2026, City Council Meeting: Council adopted Resolution 2026-17 approving a site plan from Josh Montgomery, of Saint Therese of Corcoran, LLC, for Phase Two of the Saint Therese project in Corcoran. The project includes 31 new independent living units, additional community space, and underground garage parking. Recognition At the February 12, 2026, City Council Meeting: Tom Anderson, outgoing Elm Creek Watershed Commissioner, was recognized for his service on the Elm Creek Watershed Commission for the past eight years. Development Updates Curious about a construction project in Corcoran? Explore the Development Updates Interactive Map to learn more about current and upcoming development projects throughout the City. To access the map, visit the Development Updates page on the City’s website at www.corcoranmn.gov – Public Services > Land Use and Development > Development Updates. Charter Commission Seats Open The City of Corcoran is now accepting applications for two immediate openings on the Charter Commission. For more information and to apply, visit the link below: www.corcoranmn.gov/news/what_s_new/commission_seat_open Hiring Seasonal Elections Specialist The City of Corcoran is hiring for a Seasonal Elections Specialist. The Elections Specialist will support the City Clerk with various election activities including election administration of local, state, and federal elections for the City of Corcoran. Learn more and apply by visiting www.corcoranmn.gov – How Do I? > Apply For > Employment/Volunteer Opportunities > Elections Specialist Pages 6-7 650 Land Use Applications and Final Plats The Corcoran Planning Commission meets on the first Thursday of the month at 7 p.m. at City Hall unless otherwise posted. The Planning Commission is an advisory board and consists of five regular members, and a City Council liaison that is a non-voting member. The Commission holds public hearings, reviews, and then makes recommendations regarding land use and planning applications to the City Council. 2026 Corcoran Events Calendar *Meetings are held in person at City Hall or via an online stream. Visit www.corcoranmn.gov for updates. Subscribe to Future Council Packets Visit www.corcoranmn.gov/our_government/council/meeting_information and look for the Email Updates box. From there, you can enter your email address and follow the prompts. April May 2: Civic Campus Open House - 6 to 7:30 P.M. at Hope Community Church 19951 Oswald Farm Rd, Corcoran, MN 55374 4: Planning Commission Meeting - 7 P.M. 11: City Council Work Session Meeting - 5:30 P.M. 11: City Council Meeting - 7 P.M. 18: Parks and Trails Commission Meeting - 7 P.M. 19: City Hall Closed - Juneteenth 25: City Council Meeting - 7 P.M. June 5: Corcoran Clean Up Day - 8 A.M. to Noon at Corcoran Public Works Facility 9100 County Road 19, Corcoran, MN 55357 6: Civic Campus Open House - 10:30 A.M. to Noon at Saint Therese of Corcoran 19800 79 Place, Corcoran, MN 55340th 7: Planning Commission Meeting - 7 P.M. 14: City Council Work Session Meeting - 5:30 P.M. 14: City Council Meeting - 7 P.M. 21: Parks and Trails Commission Meeting - 7 P.M. 25: City Hall Closed - Memorial Day 28: City Council Meeting - 7 P.M. 2: Planning Commission Meeting - 7 P.M. 9: City Council Meeting - 7 P.M. 16: Parks and Trails Commission Meeting - 7 P.M. 23: City Council Meeting - 7 P.M. 28: Civic Campus Open House - 6 to 7:30 P.M. at Corcoran Public Works Facility 9100 County Road 19, Corcoran, MN 55357 WWW.CORCORANMN.GOV SPRING/SUMMER 2026 | PAGE 3 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. 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 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 was approved by the Council on January 22, 2026. 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. 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. 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. 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. 651 Property Tax Information WWW.CORCORANMN.GOV Location Date Time Richfield City Hall April 20 4 - 7 P.M. Plymouth City Hall April 22 8 A.M. - 7 P.M. Maple Grove City Hall April 23 Noon - 7 P.M. Mound Centennial Building April 27 4 - 7 P.M. Edina Fire Station 2 April 28 Noon - 7 P.M. Virtual April 29 8 A.M. - 7 P.M. 21st Century Bank Event Center, Rogers April 29 4 - 7 P.M. Crystal Community Center April 30 Noon - 7 P.M. How to appeal your value and classification SPRING/SUMMER 2026 | PAGE 4 If the property information on your valuation notice is not correct, you disagree with the values, or have other questions about this notice, you may appeal. Start with your assessor Often issues can be resolved by reaching out directly to your assessor. Their number is listed on the valuation notice. Do you still have concerns? Attend a local meeting If your issues were not resolved by talking to your assessor, you can either attend a local board of appeal and equalization meeting or continue having an “open book” conversation with assessing staff. Each city chooses which meeting format they prefer (the front of your valuation notice will tell you which option your city has chosen). Local board of appeal and equalization meetings Property owners may appear in front of the local board of appeal and equalization to dispute their valuation or classification. The date and time of the meeting is located on your valuation notice. Open book meetings During an open book meeting, property owners can address questions about their property valuation and classification directly with assessing staff. (See open book meeting details in the left column of this page) If you still need help, attend the county meeting If after attending your local meeting you are still not satisfied, you can attend the county board of appeal and equalization meeting. If your city offers a local board of appeal and equalization meeting, you must attend that meeting before attending the county board of appeal and equalization. This requirement does not apply if your city holds an open book meeting. Questions Please call the number on the front of your valuation notice. See hennepin.us/assessment for more information. Memo from the Hennepin County Assessor’s Office Hennepin County 2026 Open Book Meetings Open book meetings are a key component of transparency in the real property assessment process. They provide an opportunity for taxpayers to understand how their property values were determined and allow assessors to deliver high-quality customer service to the residents of Hennepin County. Open Book Meetings Overview The Hennepin County Assessor ’s Office will host seven in-person open book meetings across the county in 2026, as well as one virtual session, for taxpayers who wish to discuss their 2026 assessments. Taxpayers living in a city that offers an open book process may attend any meeting at any location that best fits their schedule. Meeting dates, times, and locations will be included with the valuation notices mailed in the spring. Each notice will also include an informational insert outlining the available appeal options. Taxpayers wishing to participate in the virtual meeting will need access to a computer or smartphone and must call ahead to schedule an appointment. A Microsoft Teams link will then be provided for the selected date and time. Appraisers will offer flexible scheduling options to accommodate taxpayers’ needs for virtual, face-to-face discussions. Below are the locations, dates, and times of the meetings for 2026. Taxpayers may also contact their assessor at any time after receiving their valuation notice and before the County Board of Appeal and Equalization (CBAE) appointment deadline on May 20, 2026. Each notice includes the appropriate phone number for reaching the assigned appraiser or assessor. Many questions can be answered—and concerns resolved—through a phone conversation. Hennepin County Assessor Value Review Process Hennepin County appraisers will continue to respond promptly to taxpayer inquiries regarding property values. We will conduct in-person valuation and classification reviews. To support this process, we may request relevant documentation from property owners, such as inspection reports or independent appraisals. In addition to physically inspecting property, we will also utilize all available tools to ensure accurate assessments, including aerial imagery, GIS technology, street-view photography, and sales listing information. Contact County Assessor Joshua Hoogland (612) 348-8853 joshua.hoogland@hennepin.us Hennepin County Assessor’s Office 300 South 6th Street MC-213 Minneapolis, MN 55487 612-348-3046 | hennepin.us/assessment 652 Construction Services Reroof or Reside $91/ea Windows/Doors (same opening) $91 Furnace or A/C Unit Replacement $76/unit Gas Fireplace $76 General Plumbing $51+ Water Heater or Water Softener $36/unit *Fees include $1 State Surcharge. WWW.CORCORANMN.GOV Most Requested Permit Fees The City of Corcoran requires all building permits to be submitted online making interactions more efficient and convenient. Through the online permit portal, residents and contractors can apply for building, plumbing, mechanical, land disturbance, and utility permits, check permit status and inspection results, and make electronic payments anytime! The online permit portal requires a one- time account registration for all homeowners and contractors applying for a permit. A step-by-step guide is available online to help with account registration and the online permitting process. To begin the registration process and/or apply for a permit visit www.corcoranmn.gov – Building Permits. Several permit checklists and additional permit information and resources are available online under the Construction Services & Inspections web pages to help with your project. Visit www.corcoranmn.gov – Public Services > Construction Services & Inspections. Metro West Inspection Services is contracted to conduct plan reviews and inspections. For building code questions or to schedule an inspection contact Metro West at 763-479-1720. Online Building Permit Submittal SPRING/SUMMER 2026 | PAGE 5 Can I Build An Accessory Structure On My Property? A building permit is required for accessory structures over 200 square feet in size. The maximum size allowed is dependent on your property size. Although overall structure height is a factor, the City of Corcoran also measures the sidewall height. This is the distance measured from the bottom of the eave to the ground. In the front or side yard, there is a ten foot maximum sidewall height; in the rear yard it is 13 feet 6 inch maximum. On properties less than two acres, the finish materials must be of a residential style/type (i.e. no metal standing seam siding /pole barn siding) and the structure must meet all setbacks. *Other regulations may be applicable based on Zoning District. Requirements for size, height, setbacks and architectural standards can be found in the City Zoning Ordinance, Title X, Sec. 1030.020 or by contacting Planning & Zoning. Accessory structure permit submittal requirements: • Proposed construction plans illustrating design, materials, and scale • Certificate of Survey indicating the location of the structure; *Or site plan, allowing the proposed structure meets all the required setbacks by at least two times. Site plan must be drawn to scale and indicate the lot dimensions, the location and ground coverage area of existing structures and the location and area of the proposed structure as well as the setbacks from all property lines. • Online permit application Pictured: Accessory structure setbacks in UR and RR districts in Corcoran. Construction plans, illustrating: • Dimensions of structure • Overhead and Elevation • Sidewall and overall height • Foundation and Footings (size, depth, reinforcement, anchor bolts, etc.) • Framing including walls, headers, trusses/rafters, etc. (lumber type, size, spacing, specifications, etc.) • Finish materials (roofing, siding, etc.) Note: Metal roofing /siding requires a Certificate of Compliance. Certificate of Survey / Site Plan, drawn to scale indicating: • Size and location of all existing structures • Size and location of proposed structure • Setback from all property lines of proposed and existing structures, including septic sites, wells, wetlands, etc. To apply for a permit or view additional specific permit type guidance and handouts visit www.corcoranmn.gov – Public Services > Construction Services & Inspections. To schedule an inspection or for building code-related questions contact the City's contracted Building Official, Metro West Inspection Services at 763-479-1720. Questions? Contact permits@corcoranmn.gov. 653 WWW.CORCORANMN.GOV FALL/WINTER 2025 | PAGE 1 Public Works WWW.CORCORANMN.GOV SPRING/SUMMER 2026 | PAGE 6 National Public Works Week May 17-23, 2026 The American Public Works Association has announced that the theme for National Public Works Week, taking place from May 17–23, 2026, is “Rooted in Service, Powered by Community ”. The roots of service run deep in public works. It is what has propelled public works innovations that have helped our communities evolve into places where people can lead lives of purpose and possibility. Some work—like building roads and bridges—is highly visible, while other public works contributions —like maintaining water and sewer systems—are sometimes hidden from view. Together, these efforts form the foundation of thriving communities, reminding us that every project, seen or unseen, powers the connection between service and the people it supports. The theme “Rooted in Service, Powered by Community” reminds us that public works professionals are motivated to serve the communities that they love and that power them to always do their best. Whether serving as first responders, responding to electricity outages, providing regular waste pickup, or making roads and sidewalks passable after a winter weather event, public works puts service at the forefront for their community. We would like to honor our Public Works team for their commitment to this year ’s theme and thank them for their time and dedication to the City of Corcoran. Seasonal Load Limits and Road Postings In the spring of each year, Corcoran Public Works follows Minnesota Department of Transportation’s (MNDOT) Seasonal Load Limits for road restrictions throughout the city. This involves flagging and posting signs at the entrances of these roads. Due to the City of Corcoran’s geographic location, road restrictions begin and end with the Metro Region; however, some roads may remain posted longer. Please follow posted signage for weight limits. The exact dates that seasonal load restrictions go into effect and are removed vary depending on annual temperature variations. Seasonal load limit road restrictions were posted and went into effect March 3, 2026. All streets (unless otherwise noted or posted), including new development streets, will be restricted and posted at a maximum five-ton per axle weight limit during 2026 seasonal load limits. PLEASE NOTE: Overweight vehicle permits will NOT be issued except for emergency situations (LP, Septic, Well, etc.), or if agriculturally exempt. Agricultural overweight permits are still required and will be issued at no charge. Overweight Vehicle permit applications can be found at www.corcoranmn.gov — Public Services > Construction Services and Inspections > Overweight Permits. For more information or to submit a permit application contact kmeer@corcoranmn.gov. Special Note: The following roads will be posted at 4 ton per axle weight limit and may remain posted throughout the year: Schutte Road Larkin Road (between County Road 116 and County Road 10) Hackamore Road (between Old Settlers Road and Butterworth Lane) The following roads will be posted at 9 ton per axle weight limit: Larkin Road (between County Road 116 and Old Settlers Road) Commerce Street, Auger Avenue, and 75th Avenue (Downtown Commercial/Industrial) Trail Haven Road (between County Road 30 and Grove Nursery Driveway Entrance ONLY) Visit MNDOT at https://www.dot.state.mn.us/loadlimits/ for additional information. Why do we have road restrictions? Each year during the spring thaw (typically early-March), State, County, and local agencies impose axle weight restrictions to protect the investment that has been made in their roadways. Restrictions continue until the road surface is again strong enough to carry normal loads (typically mid-May). A gravel surface is not as strong as a paved surface so it can’t carry as much of a load on the weak soils as a paved surface. In order to protect and prolong the service life of the roadways, axle weight restrictions are imposed during the spring thaw every year, when the roadbeds are most susceptible to damage (due to the weakened subgrade). What causes the damage? Without adequate support, pavement deflects too much under heavy loads, and cracks or depressions develop. Gravel roads develop soft spots and ruts as vehicle traffic compacts and displaces the over-saturated surface and subgrade. This degradation on both gravel and asphalt roads allows more moisture to penetrate, worsening the cycle until the road fails completely. The amount of damage a road sustains is directly related to the weight of the large trucks and how often it is applied. (Source: American Public Works Association – https://www.apwa.org/) Another factor is the amount of weight and number of tires on each axle. Damage increases rapidly with higher axle loads and actually worsens at a faster rate than the load increases. A nine-ton axle load, for example, causes about ten times more damage than a five-ton axle load. Distributing a vehicle’s weight and its payload over more axles and tires assists in lightening the load at each point of contact, reducing damage to the road. 654 Public Works WWW.CORCORANMN.GOV SPRING/SUMMER 2026 | PAGE 7 City of Corcoran Welcomes New Staff Matthew Gsellmeier Hi everyone! I started working for the City of Corcoran on January 12 as the Finance Director. Prior to working for Corcoran, I spent 12 years working for the Metropolitan Council, and before that I worked in the private sector for IBM and Target. I also have a bachelor ’s degree from St. Bonaventure University (BBA in finance) and a master ’s degree from Villanova (MPA). Outside of work I enjoy spending time with my wife (Missy), our 10-year-old son (Jacob), and our two golden retrievers (Chewie and Tucker). I’m excited to get to know everyone as I learn my new role! Bryce Haw Hi! I am Bryce, the new IT Technician for Corcoran. I graduated in 2021 with a degree in computer programming. Shortly after, I started working in IT where I have a strong passion for all things technology; whether I’m at home or in the office, I genuinely enjoy working with tech and problem- solving complex issues as they arise. Over the last few years, I’ve focused on gaining as much hands-on experience as possible, and I can’t wait to help staff utilize technology to the best of their ability. In my free time I like to play baseball, softball, golf, and hockey. I play on a town league baseball team and a softball team in the summer with occasional golf thrown in. During the winter, I will be playing outdoor hockey when it ’s not too cold. I look forward to being part of the team and working with everyone! Jordan Myhre Hello! I joined the Corcoran Police Department as a Police Officer in March. I received a bachelor's degree in law enforcement from Minnesota State Mankato. I have been a police officer for the past 12 years with two other Hennepin County Agencies. I have been married to my wife for nine years and we have three beautiful daughters. In my free time, I enjoy going to the lake with my family, hunting, fishing, and playing golf. I am excited about the opportunity to serve as a police officer with the City of Corcoran and look forward to a long career here. The City of Corcoran’s annual Clean Up Day is scheduled for Saturday, May 2, 2026, from 8 a.m. — noon, at the Public Works Facility, 9100 County Road 19, Corcoran, MN. Materials not accepted: household garbage, paint, chemicals, oil, flammable liquids, disposable propane tanks, or other household hazardous waste materials, needles, sharps, yard and tree waste, and other organic materials. Hennepin County offers drop-off facilities in Brooklyn Park and Bloomington for recycling and hazardous waste materials disposal. Email environment@hennepin.us, call 612-348-3777, or visit www.hennepin.us/residents/recycling-hazardous-waste/drop-off-facilities for more information. NOTE: Please be patient as you may experience a short wait. *You may complete the price list before arrival. This can be found by visiting our website at www.corcoranmn.gov — Public Services > Public Works > Corcoran Clean Up Day 2026. Staff will verify quantities and determine total amount due. Corcoran Clean Up Day 2026 655 WWW.CORCORANMN.GOV Parks and Recreation Summer Soccer SPRING/SUMMER 2026 | PAGE 8 Youth soccer is coming back this year after taking 2025 off due to park construction. While some fields are still going to be off limits while we let the grass grow back, we cannot wait to see everyone back at the park for summer soccer nights! Corcoran residents receive priority registration beginning Monday, April 6, at 8 a.m., through Monday, April 13, at 7:59 a.m. During this window, residents can register using the password “Kick” to begin the process. Non-residents that register during this window will be unregistered and asked to re-register during open registration, which opens on Monday, April 13, at 8 a.m. and runs through Monday, May 25, at 11:59 p.m (or until filled). Registration can be completed at www.corcoranmn.gov – Public Services > Parks and Recreation. The season will run on Tuesdays and Thursdays from early July-August. Volunteer coaches are needed as part of the program – if interested, please be sure to mark that on your child’s registration. Volunteer coaches receive one registration refund at the end of the season upon equipment return. Participants should come prepared with shin guards, socks that cover the shin guards, and a labeled warm-up soccer ball (U6/U8: Size 3; U10/U12: Size 4). Fall Baseball Fall baseball is also making a return in 2026 so get ready to hit the field! Corcoran Parks and Recreation offers three youth baseball opportunities designed to help players build skills and learn the game, while having a fun in a supportive environment. T-ball (ages 4-5) meets Mondays, Coach Pitch (ages 6-7) meets Wednesdays, and Machine Pitch (ages 8-10) meets on Mondays and Wednesdays. All programs take place at Heritage Park (20200 County Road 50). Registration opens Monday, June 15, at 8 a.m. and closes Sunday, August 2, at 11:59 p.m. Registration can be completed at www.corcoranmn.gov – Public Services > Parks and Recreation. Garden Club The City of Corcoran has a Garden Club! Filled with local gardening enthusiasts, the Garden Club provides the opportunity to connect with others in the community that enjoy gardening, planting, and sharing tips/tricks! Love to garden or want to learn? Join the City's Garden Club! Whether you are a seasoned green thumb or just curious about getting started, this is a great opportunity to connect with fellow residents, share tips, and grow something beautiful together. Visit https://app.seemylegacy.com/community/1278/campaign/5115/overview and fill out the form! Country Daze Bean Bag Tournament The City of Corcoran is teaming up with Country Daze again for the annual bean bag tournament! Teams pay $40 to play in this double elimination tournament to win CASH prizes. Cash prizes are determined by number of registered teams. Registration will start on Monday, June 15, at 8 a.m. and closes on Saturday, August 15, at 8 a.m. The tournament is limited to 16 teams so be sure to register early! For more information or to register, visit www.corcoranmn.gov – Public Services > Parks and Recreation > Bean Bag Tournament - Country Daze. 656 WWW.CORCORANMN.GOV Parks and Recreation Heritage Park Remaster Project – Update! SPRING/SUMMER 2026 | PAGE 9 We are getting closer to the completion of Heritage Park and the big changes that have occurred! As a reminder, the planned improvements include: • New (and newly located) farm-themed playground • Heritage Park Building, which includes a gathering space • Improved trail connections throughout the park • Paved main parking lot • Enhanced field conditions for sports and activities Work is progressing and anticipated to pick up even more with the warmer months! If you are interested in following along with the project, more information and photos of the progression can be found online at www.corcoranmn.gov – Public Services > Parks and Recreation > Heritage Park Remaster. Field and Park Shelter Rentals Available Several amenities are available to reserve at Heritage Park (20200 County Road 50) including the open-air pavilion, some ballfields, and the volleyball courts. Reservations can be placed with a one-week hold, but are confirmed once the reservation agreement, rental fees, and damage deposit are submitted. Corcoran residents also receive a 10% discount on rental fees! To learn more about renting park facilities, visit www.corcoranmn.gov – Public Services > Parks and Recreation > Heritage Park. At this time, we are not taking reservations for the new park building but will provide more information once it is available for rent. 657 WWW.CORCORANMN.GOV Weaver Lake Regional Trail Project Map | Weaver Lake Regional Trail Search Corridor Questions? Visit the Let ’s Talk project page at: www.letstalkthreerivers.org /weaver-lake-regional-trail-long-range-plan Or reach out to the project manager: Maggie Heurung, Planner, maggie.heurung@threeriversparks.org SPRING/SUMMER 2026 | PAGE 10 Project Overview Project Background Three Rivers Park District is kicking off the Weaver Lake Regional Trail (WLRT) Long-range Plan in spring 2026. The first phase of the WLRT planning process will determine a preferred route that connects the communities of Brooklyn Park, Maple Grove, and Corcoran (see Project Map). Future extensions will be to the West Mississippi River Regional Trail in Brooklyn Park and Lake Rebecca Park Reserve in Greenfield. The WLRT will be a 10-foot-wide, paved, multi-use trail supporting biking, hiking, dog walking, running and in-line skating. The WLRT preferred route will prioritize high natural resource value (where feasible), local parks or trails, commercial areas, and other planned or existing regional trails. The first Spring 2026 • Inform cities (i.e., park commissions and city councils) about project • Work closely with city staff to understand existing conditions and future development for the area • Create graphics and maps to share with the public for spring/summer engagement Summer/Fall 2026 • Assess routes and engage residents in Brooklyn Park, Maple Grove, and Corcoran Winter 2026-2027 • Finalize long-range plan based on public feedback Spring 2027 • Initiate 30-day public comment period Summer 2027 • Seek long-range plan approval from City Councils and Park District Board of Commissioners Proposed Timelinephase of the WLRT project will make several connections to north-south regional trails, including the Crystal Lake, Medicine Lake, future Diamond Lake, and Lake Independence Regional Trails. Public and City Partner Engagement Three Rivers will work with city partners to obtain public input and identify the preferred trail route between the future Brooklyn Boulevard Blue Line LRT Station in Brooklyn Park and Lake Independence Regional Trail in Corcoran. Resident and community engagement will kick off in summer 2026 along the corridor and in adjacent communities. The engagement event schedule will be available in early summer 2026 on Three Rivers’ Let’s Talk website. Planning Process Three Rivers will use community and city partner feedback gathered throughout 2026 to determine a preferred route. Three Rivers will then bring forward the WLRT Long-range Plan to public agency partners, Three Rivers’ Board of Commissioners, and the Metropolitan Council for approval. Rental Dwelling Licenses Reminder: A Rental Dwelling License is required for property owners renting their houses in Corcoran. This program helps ensure that rental housing is safe, well-maintained, and compliant with applicable City and State codes. If you currently own a rental property, or are considering converting a home into a rental, please take a moment to review the program requirements and application materials available on the City ’s website. To find more information about the Rental Dwelling License Program, visit www.corcoranmn.gov – Public Services > Rental Dwelling Licenses. 658 Monday—Wednesday 7:30 a.m. to 4:30 p.m. Thursday 7:30 a.m. to 7 p.m. Friday 8 a.m. to noon Please be advised that the Administrative Office phone line is not monitored 24/7. Staff are available to answer calls during regular business hours. For police services after hours, on evenings or weekends, please contact the Hennepin County Sheriff's Office (HCSO) non- emergency dispatch at: 952-258-5321 For emergencies requiring immediate police assistance, always call: 9-1-1 Thank you for your cooperation. WWW.CORCORANMN.GOV Public Safety Corcoran Police Administrative Office Phone: 763-420-8966 (Only to be used during office hours) The City of Corcoran contracts with the West Suburban Fire District (Formerly Loretto), the Rogers Fire Department, and the Hanover Fire Department for fire protection services for Corcoran residents. To view the Corcoran map that includes fire department boundaries visit www.corcoranmn.gov — Public Services > Fire > Fire Protection Services. Office Hours Fire Department Information Connect with Corcoran’s Finest – Coffee, Conversation, and Community. Join the Corcoran Police Department for a relaxed and friendly meet-and-greet held on the first Tuesday of every month. Officers will be visiting local restaurants and community spaces to connect with residents—no speeches, no agendas, just a chance to talk, ask questions, share concerns, or simply get to know the men and women who serve our community. Enjoy some coffee, engage in meaningful conversation, and take part in a few fun giveaways while you are there. To view our upcoming schedule, visit www.corcoranmn.gov – Public Services > Police > Coffee With A Cop. Coffee With A Cop The Minnesota Department of Natural Resources produces and updates the burning restrictions and fire danger maps daily. The current burning restrictions map shows where you must have a permit to burn debris like small amounts of dry leaves and brush. The fire danger map is a tool providing a relative measure of burning conditions and wildfire growth potential. The rating takes into account current and preceding weather, fuel types (grasses, brush, timber, and slash), and live and dead fuel moisture. At the time of this newsletter's production, there is a burning restriction in effect for Hennepin County, but the fire danger remains low. We recommend checking the Minnesota DNR website regularly for updates as spring arrives. Spring burn restrictions typically begin two weeks after the snow melts and remain in place until summer green-up occurs. To view the most up to date burning restrictions and fire danger from the Minnesota DNR, visit: https://www.dnr.state.mn.us/forestry/fire/firerating_restrictions.html Spring Burning Restrictions and Fire Danger Please note – dates, times, and locations are subject to change. Please keep an eye on the City website and social media pages for updates. Who To Call? 911, Non-Emergency, or Administrative Office Call 911 for Emergencies Call 911 immediately if there is a situation requiring urgent police, fire, or medical response: • Medical emergencies – chest pain, heart attack, unconsciousness, stroke symptoms, severe bleeding, head injuries • Accidents and injuries – car crashes (with or without injuries), serious falls, fires • Crimes or threats in progress – active or dangerous situations Call Non-Emergency Dispatch (952-258-5321) Use this number for situations that require police attention but are not urgent: • Suspicious activity – unfamiliar person or vehicle lingering for extended periods, possible mail tampering • Lost or missing property – misplaced items, stolen property reports, lost animals • Minor disturbances – loud neighbors, barking dogs, non-violent disputes Call the Police Administrative Office For general questions or follow-up matters: • Following up on a case • Requesting a police report • Questions about permits (burn permits, permit to purchase, etc.) Note: The Administrative Office cannot dispatch officers. All service calls are handled through the Hennepin County Sheriff ’s Office dispatch. If you call the administrative office for police response, you will be redirected. When in Doubt If someone needs immediate help and you are unsure what to do, call 911. Avoid calling 911 for non-emergencies such as minor illnesses, small issues, or general questions. SPRING/SUMMER 2026 | PAGE 11659 WWW.CORCORANMN.GOV Elections 2026 Polling Locations: Precinct 1: St. Thomas the Apostle Church 20000 County Road 10 Corcoran, MN 55340 Precinct 2: Hope Community Church 19951 Oswald Farm Road Corcoran, MN 55374 Precinct 3: Corcoran City Hall 8200 County Rd. 116 Corcoran, MN 55340 *To find your polling location, visit https://pollfinder.sos.state.mn.us/. SPRING/SUMMER 2026 | PAGE 12 Primary Election Dates Jun 26: Absentee voting begins (by mail and in person) July 24: Early voting begins (in person) Aug 8: City Hall open from 9 a.m. – 3 p.m. for in-person absentee voting Aug 10: City Hall open until 5 p.m. for in-person absentee voting Aug 11: Primary Election Day – Polls open 7 a.m. – 8 p.m. General Election Sept 18: Absentee voting begins (by mail and in person) Oct 16: Early voting begins (in person) Oct 31: City Hall open from 9 a.m. – 3 p.m. for in-person absentee voting Nov 1: City Hall open from 9 a.m. – 3 p.m. for in-person absentee voting Nov 2: City Hall open until 5 p.m. for in-person voting Nov 3: General Election Day – Polls open 7 a.m. – 8 p.m. Additional information can also be found by visiting the Minnesota Secretary of State website at the following link: sos.state.mn.us/elections-voting/. Additional election information is available on the City’s website at www.corcoranmn.gov – Our Government > Elections > Election General Information or by contacting City Clerk, Deb Johnson, at dkjohnson@corcoranmn.gov or 763-338-9291. 660 WWW.CORCORANMN.GOV Community St. John’s 2 Grade, Mr. Koosman in 2014nd North Hennepin Pioneer Society SPRING/SUMMER 2026 | PAGE 13 A new event is planned for June of 2026! The North Hennepin Pioneer Society is announcing a three-day Children’s Summer Camp at the Burschville School. Please mark your calendars for June 9, 10, and 11, from 9 a.m. - 1 p.m. Expect turn of the century lessons, crafts, games, and The NHPS welcomes all who are interested in preserving history to give them a call and attend a meeting. The annual meeting will take place Saturday, April 18, at 9:30 a.m. at Immanuel United Methodist, 10025 Brockton Lane, in Corcoran. Summer meetings are May 19, June 16, and July 21 at 7 p.m. at the Burschville one-room schoolhouse. Finally, save the date for the annual NHPS fundraiser, Summerfest, taking place on Sunday, August 9, on the Burschville schoolhouse grounds. The Society is continuously seeking historical documents of Corcoran, photographs or items you may have for donation or to copy. They are also seeking voluntary help for the grounds upkeep, building maintenance labor and monetary donations to help with the expenses. The school is open from May to October for schools to visit and tours by appointment. If you know of a school class that would like a field trip to our one-room school, please call us or email. NHPS is a 501 © (3) non- profit organization. For more information on attending a meeting or becoming a member, please contact: Bonnie M. at: 763-639-1438 Dale P. at: 763-458-9880 Email: CorcoranSchool1894@gmail.com Yearly Membership: $15 per person $25 per couple dress in period clothing. Call to register at: 763-639-1438. $50 per child. Limited class size of 20 children. West Suburban Fire District Pancake Breakfast St. Thomas the Apostle Catholic Church Pancake Breakfast Hennepin County Fair Hamel Rodeo Corcoran Country Daze Date: April 12, 2026 Time: 8 a.m. to noon Location: Station 1 — 259 North Medina Street, Loretto, MN 55357 The West Suburban Fire District invites the community to its annual Pancake Breakfast on Sunday, April 12, 2026. This family-friendly event brings together residents from across the district – including Medina, Loretto, Hamel, and Maple Plain — for a morning of great food and community connection. Guests will have the opportunity to meet firefighters, learn about fire safety, and see firsthand the people who serve their communities. Breakfast is $10 for adults, $5 for children, or $25 per family. All are welcome to attend and support their local fire district. Scan the QR code for more event information. Come for breakfast! Hosted by the St. Thomas Men's Club, with all proceeds going to Youth Ministries. Cost is $8 per person or $20 for families. For more information, visit: www.churchofstthomas.org Date: April 19, 2026 Time: 8:30 a.m. to noon Location: St. Thomas the Apostle – Parish Center Dining Hall 20000 County Road 10, Corcoran, MN 55340 Come celebrate 173 years of tradition at the Hennepin County Fair! Join as they honor the Hennepin County Agricultural Society (the governing body of the fair since 1853). Located at the Corcoran Lions Park, the Hennepin County Fair provides family fun entertainment with carnival rides, games, and much more. Dates: June 11-13, 2026 Location: Corcoran Lions Park – 7205 County Road 101, Corcoran, MN 55340 Dates: July 9-12, 2026 Location: Corcoran Lions Park – 7205 County Road 101, Corcoran, MN 55340 For more information visit: www.hennepincountyfair.com/ Mark your calendars for the 2026 Hamel Rodeo! Come out and enjoy five action-packed performances featuring bareback riding, saddle bronc riding, tie down roping, steer wrestling, team roping, barrel racing, and the spine- tingling Bull Ridin’ Bonanza...PLUS a specialty act featuring The One Armed Bandit. For more information visit: www.hamelrodeo.org. Dates: August 14-15, 2026 Location: Corcoran Lions Park – 7205 County Road 101, Corcoran, MN 55340 Country Daze is an annual family favorite event in Corcoran! Mark your calendars for this year ’s event that will feature concerts on Friday and Saturday night, as well as the popular and free Kid’s Day on Saturday from 10 a.m. to 4 p.m. For more information visit: www.corcorancountrydaze.org. 661 WWW.CORCORANMN.GOV What We Have Heard So Far Last summer, more than 350 community members shared their thoughts on the initial design and their experiences at this intersection. Here are the top things that we heard from people: • Make the intersection safer • Address safety for people walking and biking • Ensure larger vehicles (cars with trailers, etc.) can get through • Consider how to keep people moving We also learned that most people like the idea of a roundabout. We have considered all of these wants and ideas and are now ready to share our updated design with you. What Is Next? There are two ways to participate right now: 1. Visit us online See the most up-to-date project information and design, visit: https://beheardhennepin.org/county-roads-19-and-117 2. Join us at our open house Come and go as you are able. Thursday, April 23 5:30 – 7 p.m. Hanover City Hall 11250 5th Street NE, Hanover, MN 55341 Roundabouts Want to learn about roundabouts, how to use them, and the benefits they provide? Visit: https://www.dot.state.mn.us/roundabouts/index.html County Roads 19 and 117 Intersection Improvement Project Update (Update from Be Heard Hennepin (Hennepin County) - https://beheardhennepin.org/county-roads-19-and-117) Photo Courtesy of Hennepin County SPRING/SUMMER 2026 | PAGE 14 Community Corcoran Hydrant Flushing The City of Corcoran will begin its annual hydrant flushing in the upcoming weeks. This process will be conducted during nighttime hours to minimize disruptions to our residents. Our utilities team will continue flushing through all areas of the city until the project is complete. During the flushing process you may notice some discoloration or other differences to the water. Do not be alarmed, these differences should regulate as flushing concludes. If flushing has recently occurred in your neighborhood, residents are encouraged to: • Run water to check for discoloration. • Check water prior to washing light colored items. Please keep an eye on the city website and social media for updates on when to expect hydrant flushing to occur in your neighborhood. If any differences persist, please contact utilities@corcoranmn.gov. 662 WWW.CORCORANMN.GOV Environmental Former farm fields prepped and planted with a native prairie seed mix that will germinate in the spring. SPRING/SUMMER 2026 | PAGE 15 Conservation Cover: Coming Soon To A County Road Near You (Featured article and image from the Hennepin County Conservation Connection February 2026 Newsletter) Proper Pet Waste Management Scoop that poop during the spring thaw! Spring is coming, which means snow and ice will soon melt (Source: West Metro Water Alliance – www.westmetrowateralliance.org) Just north of Corcoran City Hall on County Road 116 are several fields that have been growing corn, soybeans, and other crops every season for decades. But what do you do with a field when it no longer can be farmed? One option is to convert those acres back to what they were before a plow first touched that soil. These fields, owned by the City of Corcoran, were scheduled to be removed from production. City staff wanted to reduce overall maintenance while providing environmental benefit. City of Corcoran Public Works partnered with Hennepin County staff to design a conservation cover, or native seeding and management plan, that would return a diversity of prairie grasses and plants to the area. After finding a seed mix, conservationists advised city staff on field preparation and seeding methods to ensure that future forage cover is consistent and sustainable. This return to a mix of deep-rooted plants will help keep soil in place, reduce runoff to a nearby wetland east of the property, and store carbon. Additionally, wildflowers and forbs will provide color throughout the year for passing motorists, as well as habitat and food for pollinators. and wash into storms drains, carrying pollutants, like pet waste, into nearby bodies of water. During the spring thaw, pet waste left in yards, sidewalks, or streets, enters our lakes, rivers, and streams without any filtering. This waste adds excess nutrients and harmful bacteria, like E. coli, to the water, decreasing water quality and threatening the health of people, pets, and wildlife. Picking up your pet waste is a big deal! Not only does it make you a responsible pet owner, but it helps protect water quality and public health. Not to mention, it ’s the law. Help protect water this spring by making sure all the poop in your yard or neighborhood is picked up as the snow and ice starts to melt! If you have any questions or would like to know more visit www.westmetrowateralliance.org/pet-waste. Some special care will be required as the new plants get started, but as it grows, it becomes a more stable system. Staff and residents will reap the visual and ecological benefits of a diverse landscape. Interested in learning more about converting your own landscapes to conservation cover? Contact: Kevin Ellis, Conservation Specialist kevin.ellis@hennepin.us, 612-382-3956. In an effort to gauge the concern and need for yard waste services within the City of Corcoran, staff created a survey that was distributed to residents via the City website, social media channels, and newsletter. The survey was active between February 2 and February 27, 2026, and was only open to Corcoran residents. The City received a total of 66 responses. A summary of those responses can be found below: • Approximately 60% of respondents indicated they were “very concerned” or “somewhat concerned” about yard waste management. • Among those expressing concern, the top themes included: -Lack of disposal options -Convenience and access to disposal options -Cost of services -Currently composting or storing yard waste on their property -No concerns Corcoran Yard Waste Management Survey Results • A clear majority of respondents do not support a levy to help subsidize a yard waste service. However, a small group expressed interest in a hybrid approach. • Over 90% of respondents were not willing to pay more than $100 annually for a yard waste service program. • Approximately 60% of respondents would be willing to drive up to five miles to utilize a yard waste drop-off site. At the March 26, 2026, City Council Meeting, Council concluded that the implementation of a City-operated yard waste management site is not a viable option at this time, but did provide various yard waste management options for interested residents, which can be found below. • Manage yard waste on own property • Utilize the City ’s burn permit process • Explore options available through Hennepin County • Contact licensed waste haulers to inquire about yard waste collection • Visit other yard waste management sites and pay any applicable visitor fees. More details on these options, complete survey results, and a map showing the geographical distribution of responses are available on the City ’s website. Please scan the QR code to the right for more information. 663 8200 County Road 116 Corcoran, MN 55340 City of Corcoran Front Desk — 763-420-2288 Police Department Front Desk — 763-420-8966 Construction Complaints (Outside of construction hours) 952-258-5321 City Administrator Jay Tobin 763-420-2288 jtobin@corcoranmn.gov City Website www.corcoranmn.gov City Council Tom McKee, Mayor tmckee@corcoranmn.gov Michelle Friedrich, Councilor michelle.friedrich@corcoranmn.gov Mark Lanterman, Councilor mlanterman@corcoranmn.gov Jeremy Nichols, Councilor jnichols@corcoranmn.gov Dean Vehrenkamp, Councilor dvehrenkamp@corcoranmn.gov City of Corcoran meetings and agenda packets can be viewed on our website at: www.corcoranmn.gov – Our Government > Council > Meetings/Videos/Agenda Packets. Corcoran News is published quarterly by the City of Corcoran to update residents and businesses on city government news. Monthly Utility Bills The city offers online account viewing and e-payment options via www.invoicecloud.com/corcoranmn. You will need your account number in order to access your utility account or pay your bill online. Your account number can be found on the upper right-hand side of your bill. You may also pay via cash or check at City Hall. Residents and business can drop off payments and utility service applications at the front desk during regular business hours. Visit www.corcoranmn.gov — Pay Bills to view, pay or login to your utility billing account. Questions? Contact utilitybilling@corcoranmn.gov or call 763-420-2288 and select Option 1. Connect With Corcoran facebook.com/CorcoranMN facebook.com/CorcoranPDMN @CorcoranMNCity @CorcoranPolice Search: City of Corcoran Minnesota Visit: linkedin.com/company/corcoranmn General Information WWW.CORCORANMN.GOV SPRING/SUMMER 2026 | PAGE 16664 C OR C OR AN H OR IZO NS Maple Grove Yard Waste Site 10300 Maple Grove Parkway Maple Grove, MN 55369 763-420-4886 info@mgyardwaste.com Open without charge to residents of: Maple Grove, Brooklyn Center, Brooklyn Park, Dayton, Champlin, New Hope, Crystal, and Rogers (with permit). You must have a valid picture ID. Just moved? Bring your old ID with your closing documents or a current utility bill. Site is also open to all other residents and commercial customers for a fee. Payment accepted: credit card. Cash NOT accepted at this time. Price list can be found at the link below: www.mgyardwaste.com/fees Open Dates and Hours Open April 1 – November 30 Monday - Saturday 8 a.m.-7 p.m. Sunday 11 a.m.-7 p.m. Closed: Easter Sunday, Memorial Day, Independence Day, Labor Day, and Thanksgiving. For more information, visit: www.mgyardwaste.com SUMMER/FALL 2026 Annually, the City must publish a report on its water quality called the Consumer Confidence Report. More information about the City’s water supply, including the 2025 Maple Grove Water Quality Report and the 2025 Corcoran Drinking Water Reports can be found on our website at www.corcoranmn.gov as well as on page 7 of this newsletter. *Paper copies available at Corcoran City Hall. Consumer Confidence Report Water Quality Yard Waste Drop Off Site From the Mayor’s Desk Tom McKee Mayor City of Corcoran tmckee@corcoranmn.gov WWW.CORCORANMN.GOV SUMMER/FALL 2026 | PAGE 1WWW.CORCORANMN.GOV Heritage Park represents one of the most significant community investments in Corcoran’s History and will provide opportunities for recreation, gathering, and community events for generations to come. Please join us on July 23, to celebrate the ribbon cutting of our state-of-the-art agricultural themed playground! Explore the Diamond Lake Regional Trail segment along the northern and western park boundary. Come see the athletic field improvements, the expanded and paved parking lot, and the new park building as it is on its way to completion soon. Intentional planning has also ensured the necessary infrastructure has been installed so we are prepared to add a splash pad and pickleball courts as future park improvements when park dedication funding is available for the next phase. As we continue investing in Corcoran’s future, I would also like to thank the significant number of residents who participated in the City’s recent community facilities survey. Your strong response provided valuable feedback on City services, public safety, future facility planning, parks, and community priorities. Resident input is critical to helping the City Council make informed decisions, and we appreciate everyone who took the time to share their thoughts. The survey results showed continued support for planning ahead and investing responsibly in the facilities and infrastructure needed to serve our growing community. Night to Unite is an annual event and wonderful reminder that one of Corcoran’s greatest strengths is the strong sense of community that exists throughout our city. It is a great opportunity for Residents to connect with your neighbors, City Staff, and Council! Celebrate in your neighborhood on Tuesday, August 4, and if there is not one already planned, consider being the host of your neighborhood’s party by registering here: https://app.seemylegacy.com/community/1278/campaign/9387/overview Everyone is also welcome to join us at the city-wide party at the Public Works Facility from 5-9 p.m., featuring an evening filled with family-friendly activities, various food and drink options, community connections, and opportunities to meet local public safety personnel, City staff, and community organizations. In addition, we will also be hosting our final Civic Campus Open House at the city-wide party from 6-7:30 p.m. This is a perfect opportunity for residents to share valuable feedback, learn more about the Civic Campus project, and explore the City's vision for its facilities today and for years to come. Staff will be available at this time and throughout the evening, providing residents with the opportunity to meet with them, ask questions, and learn more about current City projects and initiatives. As one of Minnesota’s fastest-growing communities, we remain committed to planning thoughtfully, maintaining exceptional public safety services, and preserving the quality of life that makes Corcoran such a special place to live. Thank you for your continued engagement and support. Together, we are building a strong future for our community! Take care, 665 For information and updates, visit the City of Corcoran’s website: www.corcoranmn.gov City News/ElectionsPages 4-5 City Updates The Corcoran City Council meets on the second and fourth Thursdays of the month at 7 p.m. at City Hall unless otherwise posted. The following is a recap of a selection of items discussed at meetings since the last newsletter, as well as relevant City updates. A full recap from Council meetings can be found by reviewing the approved City Council minutes at www.corcoranmn.gov. Construction Services Public WorksPage 7 Public SafetyPage 8 Night to UnitePages 9-10 Parks & Recreation Community/Environmental General InformationPage 16 Page 11 Pages 12-15 Planning Commission Appointment At the March 26, 2026, City Council Meeting: City Council appointed Aydin Scherber to the Planning Commission for a term expiring February 28, 2029. Absentee Ballot Board & In-Person Voting for 2026 Election Cycle At the May 28, 2026, City Council Meeting: The City Council adopted Resolution 2026-44 establishing an Absentee Ballot Board and approved an 18-day period for in-person voting for the 2026 Election Cycle. Legislation was passed on May 15, 2026, and signed by Governor Walz on May 18, 2026, allowing municipalities to choose a shorter in-person early voting period, permitting cities to conduct either 18 days of in-person early voting or the full 46 days of in-person absentee voting. Civic Campus City-Wide Survey Results At the May 28, 2026, City Council Meeting: Scott Girard, of Community Perceptions, presented the results of the city-wide survey which was sent out to gather feedback regarding the Civic Campus project. To watch a recap of the results that were presented at that meeting and/or to view a hard copy report of the results, visit our website at www.corcoranmn.gov. Legislative Update At the June 11, 2026, City Council Meeting: Minnesota State Representative, Kristin Robbins, presented a legislative update regarding the state’s legislative session that recently ended. To watch this presentation, visit our website at www.corcoranmn.gov. Recognition At the May 14, 2026, City Council Meeting: City Council adopted Resolution 2026-40 recognizing National Public Works Week, which took place May 17-23, 2026, and the Public Works Department Staff. Development Updates Curious about a construction project in Corcoran? Explore the Development Updates Interactive Map to learn more about current and upcoming development projects throughout the City. To access the map, visit the Development Updates page on the City ’s website at www.corcoranmn.gov. Page 6 City Code Update At the June 11, 2026, City Council Meeting: City Clerk, Deb Johnson, demonstrated Municode, the City’s new online code hosting platform. This upgrade will make it significantly easier for residents to access and navigate the City Code. To view the City Code, visit our website at www.corcoranmn.gov. Liquor License Renewals At the May 14, 2026, City Council Meeting: City Council adopted Resolution 2026-38 approving the renewal of liquor licenses within the City of Corcoran for the following establishments: Stanchion Bar, Inc., Mama G’s Operations LLC, Pheasant Acres Golf Club, Shamrock Golf Operations LLC, and Saint Therese of Corcoran, LLC. Tobacco License Renewals At the May 14, 2026, City Council Meeting: City Council adopted Resolution 2026-39 approving the renewal of tobacco licenses within the City of Corcoran for the following establishments: Corcoran Crossroads Market, Mama G’s, and The Original Tom Thumb. BA RK I N T HE PA R K BA RK I N T HE PA R K SUMMER/FALL 2026 | PAGE 2WWW.CORCORANMN.GOV 666 Land Use Applications and Final Plats The Corcoran Planning Commission meets on the first Thursday of the month at 7 p.m. at City Hall unless otherwise posted. The Planning Commission is an advisory board and consists of five regular members, and a City Council liaison that is a non-voting member. The Commission holds public hearings, reviews, and then makes recommendations regarding land use and planning applications to the City Council. 2026 Corcoran Events Calendar *Meetings are held in person at City Hall or via an online stream. Visit www.corcoranmn.gov for updates. Subscribe to Future Council Packets: Visit www.corcoranmn.gov July August 3: Planning Commission Meeting - 7 P.M. 7: City Hall Closed - Labor Day 10: City Council Work Session Meeting - 5:30 P.M. 10: City Council Meeting - 7 P.M. 11: Bark in the Park - 3 to 6 P.M. at Heritage Park 20200 County Road 50, Corcoran, MN 55340 17: Parks and Trails Commission Meeting - 7 P.M. 24: City Council Meeting - 7 P.M. September 4: Night to Unite - 5 to 9 P.M. at Corcoran Public Works Facility 9100 County Road 19, Corcoran, MN 55357 4: Civic Campus Open House - 6 to 7:30 P.M. at Corcoran Public Works Facility 9100 County Road 19, Corcoran, MN 55357 6: Planning Commission Meeting - 7 P.M. 11: Primary Election Day - 7 A.M. to 8 P.M. 13: City Council Work Session Meeting - 5:30 P.M. 13: City Council Meeting - 7 P.M. 20: Parks and Trails Commission Meeting - 7 P.M. 27: City Council Meeting - 7 P.M. 3: City Hall Closed - Independence Day (Observed) 7: Planning Commission Meeting - 7 P.M. 9: City Council Work Session Meeting - 5:30 P.M. 9: City Council Meeting - 7 P.M. 16: Parks and Trails Commission Meeting - 7 P.M. 23: City Council Work Session – Heritage Park Playground Ribbon Cutting Ceremony - 5:30 P.M. at Heritage Park 20200 County Road 50, Corcoran, MN 55340 23: City Council Meeting - 7 P.M. SUMMER/FALL 2026 | PAGE 3 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. 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. The Planning Commission reviewed this item during the April 2, 2026, Planning Commission meeting. After some discussion, the Planning Commission motioned to recommend approval of the preliminary plat. City Council reviewed this item at the May 28, 2026, City Council meeting. After discussing the alternative trail alignments, the City Council voted to approve the preliminary plat with the trail alignment abutting the nearby wetlands. 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 and portions of a trail 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. The public hearing for this item was scheduled for the June 4, 2026, Planning Commission meeting. However, additional information was being prepared by the applicant that would not be available ahead of said meeting. The Commission tabled the public hearing to the next Planning Commission meeting on Tuesday, July 7, 2026. Brockton Business Park Phase 2 (PID 01-119-23-14-0004) (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 was approved by the Council during the April 23, 2026, City Council meeting. 3019 Addition Preliminary Plat, Rezoning, Comprehensive Plan Amendment (PID 07- 119-23-14-0003) (City File 26-011). Craig Scherber & Associates Inc. request approval of a preliminary plat, a comprehensive plan amendment, and a rezoning to allow the development of the “3019 Addition”, which would consist of 7 rural commercial lots at PID 07-119-23-14-0003. This application is being reviewed for completeness and is not currently scheduled for any upcoming meetings. Lost Loon Site Plan (PID 26-119-23-12-0013) (City File 26-012). Lost Loon LLC requests approval of a site plan to allow the development of an indoor cannabis cultivation facility at 20120 Auger Avenue. This application is being reviewed for completeness and is not currently scheduled for any upcoming meetings. Oswald Business Park Concept Plan (PID 12-119-23-23-0001) (City File 26-013). Hemple Development is seeking Council feedback on a concept plan for a multibuilding employment campus with a total footprint of 583,000 square feet at 19510 County Road 30. This application is being reviewed for completeness and is not currently scheduled for any upcoming meetings. SUMMER/FALL 2026 | PAGE 3WWW.CORCORANMN.GOV 667 City News SUMMER/FALL 2026 | PAGE 4 Corcoran Civic Campus Project Important Dates The City would like to thank everyone who has made it out to one of our Civic Campus Open House events this year. These open houses have been and continue to be a perfect opportunity for residents to share valuable feedback, learn more about the civic campus project, and explore the City's vision for its facilities today and for years to come. We still have one open house remaining, taking place at Night to Unite, as well as several other important meeting and discussion dates coming up in the future. See the schedule below if you would like to attend a meeting and learn more about the Corcoran Civic Campus project. July 9, 2026, at 7 p.m. | Civic Campus Discussion of Schematic Design Corcoran City Council Meeting at Corcoran City Hall (8200 County Road 116) July 23, 2026, at 7 p.m. | Civic Campus Discussion of Schematic Design Corcoran City Council Meeting at Corcoran City Hall (8200 County Road 116) August 4, 2026, from 6 to 7:30 p.m. | Civic Campus Schematic Design Reveal -- Open Discussion (No Formal Presentation) Corcoran Night to Unite 2026 at the Corcoran Public Works Facility (9100 County Road 19) August 13, 2026, at 5:30 p.m. | Civic Campus Work Session Meeting Corcoran City Council Work Session at Corcoran City Hall (8200 County Road 116) August 13, 2026, at 7 p.m. | Public Hearing for Civic Campus Bond Corcoran City Council Meeting at Corcoran City Hall (8200 County Road 116) For more information, visit www.corcoranmn.gov. COUNCIL AND COMMISSION ARCHIVES City of Corcoran Council and Commission Archives The City of Corcoran now has a new way for residents to view archived City Council and Commission materials. To view archived Agenda Packets, Minutes, Resolutions, or Ordinances from past City Council, Charter Commission, Planning Commission, or Parks and Trails Commission meetings, click on the button below or scan the QR code. This will bring you to a weblink where you will be able to navigate through each governing body or advisory board. You can also navigate to this weblink from our website by visiting www.corcoranmn.gov. City of Corcoran Welcomes New Staff Amelia Zdechlik Hello! I joined the City of Corcoran as the Program Coordinator in May, and I am excited to contribute to this community. I am a current student at the College of Saint Benedict and Saint John’s University studying communications, marketing, and psychology. I love to see families enjoy events and activities, especially outdoors in our beautiful parks. I have worked in Parks and Recreation positions for five years and am happy to continue in the area! In my free time I like to be outside and spend time with my dog. I am eager to work for the City of Corcoran this summer!Development construction is occurring in various parts of the City and throughout the year. Loud and unusual noises associated with construction activities are permitted in Corcoran during the following times: Development Construction Hours Monday-Friday 7 a.m. – 7 p.m. Weekends and Federal Holidays 8 a.m. – 4 p.m. If you hear loud or unusual construction activity outside these hours, please call complaints into the non-emergency police line at 952-258-5321. SUMMER/FALL 2026 | PAGE 4WWW.CORCORANMN.GOV 668 Elections 2026 Polling Locations: Precinct 1: St. Thomas the Apostle Church 20000 County Road 10 Corcoran, MN 55340 Precinct 2: Hope Community Church 19951 Oswald Farm Road Corcoran, MN 55374 Precinct 3: Corcoran City Hall 8200 County Road 116 Corcoran, MN 55340 *To find your polling location, visit https://pollfinder.sos.state.mn.us/. SUMMER/FALL 2026 | PAGE 5 Primary Election Dates Jun 26: Absentee voting begins (by mail) July 24: Early voting begins (in person at City Hall) Aug 8: City Hall open from 9 a.m. – 3 p.m. for in-person early voting Aug 10: City Hall open until 5 p.m. for in-person early voting Aug 11: Primary Election Day – Polls open 7 a.m. – 8 p.m. General Election Sept 18: Absentee voting begins (by mail) Oct 16: Early voting begins (in person at City Hall) Oct 24: City Hall open from 9 a.m. – 3 p.m. for in-person early voting Oct 31: City Hall open from 9 a.m. – 3 p.m. for in-person early voting Nov 1: City Hall open from 9 a.m. – 3 p.m. for in-person early voting Nov 2: City Hall open until 5 p.m. for in-person voting Nov 3: General Election Day – Polls open 7 a.m. – 8 p.m. Additional information can also be found by visiting the Minnesota Secretary of State website at the following link: sos.state.mn.us/elections-voting/. Additional election information is available on the City’s website at www.corcoranmn.gov or by contacting City Clerk, Deb Johnson, at dkjohnson@corcoranmn.gov or 763-338-9291. Voter Registration is required prior to casting your ballot. To register, complete a Minnesota Voter Registration Application by mail, in person, or online at mnvotes.org. You may also register on Election Day at your polling place with required information to prove your residency. To register, you must be: • A U.S. citizen. • At least 18 years old on Election Day. • A resident of Minnesota for 20 days. • Not currently incarcerated for a felony conviction. • You can vote while under guardianship unless a judge specifically has revoked your right to vote. • You cannot vote if a court has ruled that you are legally incompetent. *If you have moved, changed names, or have not voted within four years, you must update your registration by completing a new registration application. Election Registration Information League Of Women Voters Of Lake Minnetonka Plymouth Area Candidate Forum Mark your calendars! The League of Women Voters of Lake Minnetonka Plymouth Area will be hosting a Corcoran City Council Forum on September 21, 2026. The purpose of the forum is to give Corcoran voters an opportunity to hear City Council candidates discuss the issue important to them. All candidates will be invited to participate. LWV candidate forums are hosted by experienced moderators and follow the nonpartisan, unbiased and impartial format established by the League of Women Voters Minnesota. These events are free and open to the public. The City of Corcoran will have two Council seats on the ballot and this will be a perfect opportunity to hear from the candidates seeking to fill those seats. See below for more details and keep an eye on our website www.corcoranmn.gov for any additional updates. City of Corcoran City Council Forum (hosted by LWVLMPA) Date: September 21, 2026 Location: Hope Community Church (19951 Oswald Farm Road) Time: 7-8:30 p.m. SUMMER/FALL 2026 | PAGE 5WWW.CORCORANMN.GOV 669 Construction Services Reroof or Reside $91/ea Windows/Doors (same opening) $91 Furnace or A/C Unit Replacement $76/unit Gas Fireplace $76 General Plumbing $51+ Water Heater or Water Softener $36/unit *Fees include $1 State Surcharge. Most Requested Permit Fees The City of Corcoran requires all building permits to be submitted online making interactions more efficient and convenient. Through the online permit portal, residents and contractors can apply for building, plumbing, mechanical, land disturbance, and utility permits, check permit status and inspection results, and make electronic payments anytime! The online permit portal requires a one- time account registration for all homeowners and contractors applying for a permit. A step-by-step guide is available online to help with account registration and the online permitting process. To begin the registration process and/or apply for a permit visit www.corcoranmn.gov. Several permit checklists and additional permit information and resources are available online under the Construction Services & Inspections web pages to help with your project. Visit www.corcoranmn.gov. Metro West Inspection Services is contracted to conduct plan reviews and inspections. For building code questions or to schedule an inspection contact Metro West at 763-479-1720. Online Building Permit Submittal SUMMER/FALL 2026 | PAGE 6 Planning a Project? Don’t Forget Your Land Disturbance Permit The City of Corcoran would like to remind residents and contractors that a Land Disturbance Permit is required before starting any land-disturbing activity. This requirement is in accordance with City Ordinance, Chapter 54. What Counts as Land Disturbance? A “land disturbing activity” is broadly defined and includes any work that changes the existing soil cover, whether vegetated or not. This may include: • Clearing, stripping, or grubbing • Excavating, filling, or grading • Logging or material storage • Construction of any structure Grading, Filling, and Driveway Work If your project involves grading or filling, you will need to obtain a grading permit. Even routine property improvements often require at least a basic permit, so it is important to check before getting started. If you are planning to install a new driveway or make modifications to an existing one— such as widening, relocating, or changing its configuration—you will need a land disturbance permit. Driveways are limited to a maximum width of 24 feet, and a secondary access may be considered on a case-by-case basis. You do not need a permit for paving or resurfacing an existing driveway, unless your project involves altering the grade within the right-of-way or modifying the culvert. Note: For access to county roads or highways, Hennepin County is the road authority. Apply for permit at: www.hennepin.us/business/licenses-permits/road-permits Escrow Requirement Most land disturbance and grading permits also require a cash escrow. This is a refundable deposit held by the City until the project is completed and permanent erosion control measures (such as vegetation) have been successfully established. • Minimum escrow: $1,000 • May increase depending on project size or complexity What You Will Need to Apply To submit a Land Disturbance & Grading Permit application, you will need: ✔ Land Disturbance Supplement ✔ Grading Plan ✔ Apply for permit at: www.corcoranmn.gov Need Help or Have Questions? There are very few exemptions, so it is always a good idea to check with the City before beginning your project. Contact: permits@corcoranmn.gov Learn more or apply for permit at: www.corcoranmn.gov SUMMER/FALL 2026 | PAGE 6WWW.CORCORANMN.GOV 670 WWW.CORCORANMN.GOV FALL/WINTER 2025 | PAGE 1 Public Works SUMMER/FALL 2026 | PAGE 7 Starting in 2026, residents may notice a new piece of equipment on Corcoran streets. The City of Corcoran has purchased a regenerative air street sweeper with grant funding assistance from the Elm Creek Watershed Management Commission. Public Works staff recently completed a two-day hands-on training certification program covering street sweeper operations and maintenance. This investment will help the City meet stormwater management requirements for our MS4 (Municipal Separate Storm Sewer System) permit, protect local waterways, maintain cleaner streets, and improve public safety. Regular street sweeping removes leaves, sand, litter, and other debris from roadways, helping to: • Reduce pollutants entering storm drains, lakes, rivers, and streams • Improve drainage and reduce the risk of localized flooding • Reduce the buildup of leaves and debris during the fall season • Improve safety for motorists, bicyclists, and pedestrians • Enhance the appearance of neighborhoods and business districts Corcoran plans to sweep streets twice each year—once in the spring and once in mid-to- late fall. Service priorities include major roadways, paved residential streets with curb and gutter, and paved roads with ditches as time allows. Street Sweeping in Corcoran: What Residents Need to Know As neighborhood landscaping matures and more trees are established, street sweeping will play an increasingly important role in protecting infrastructure and maintaining community appearance. Additional information will be posted on the City’s website and social media channels when street sweeping is scheduled to begin. For any inquiries, please contact Lauren Letsche, Engineering Development Superintendent, at llestche@corcoranmn.gov. What can we do to prevent illicit discharge? The first step is to understand exactly what illicit discharge is. Illicit discharges generally include any discharge into a municipal separate storm sewer system (MS4) permitted storm drain that does not consist entirely of stormwater. Illicit discharges are a problem because, unlike wastewater that flows to a treatment plant, stormwater generally flows to waterways without any additional treatment. Illicit discharges can contain pathogens, nutrients and various toxic chemicals. Common examples of illicit discharges include concrete or paint washout, waste from restaurants and mechanics, trash, and sewage. Preventing Illicit Discharge Sources: https://www.epa.gov/system/files/documents/2021-11/bmp-illicit-discharge-detection-and-elimination-program- development.pdf & https://stormwater.pca.state.mn.us/mcm_3_illicit_discharge_detection_and_elimination In Minnesota, our storm sewer systems carry water directly to our lakes, rivers, and wetlands. This water does not go to a treatment plant before entering our surface water. To maintain fishable, swimmable, and drinkable water and prevent pollution from entering our waterbodies, only stormwater should enter a storm sewer system. If anything else, such as oil, chemicals, or sediment, enters the system it is usually an illicit discharge. We have the chance to help protect our lakes, rivers, and wetlands by avoiding illicit discharge ourselves and reporting any observed illicit discharge when possible. To report illicit discharge in Corcoran, visit our MS4 webpage on our website at www.corcoranmn.gov. Corcoran Consumer Confidence Report Water Quality Report The Bass Lake Crossing, Bass Lake Crossing South, Cook Lake Highlands, Ravinia, Rush Creek Reserve, Tavera, and Woodland Hills neighborhoods in Corcoran connect to the Maple Grove water supply (PWS- #1270075). Amberly, Bellwether, Hope Meadows neighborhoods, and the Northeast Industrial area connect to the Corcoran water system (PWS- #1270080). Per the requirement of the United States Environmental Agency particular to the city, random samplings are conducted of lead and copper levels in residential water supplies. Every month, the City of Corcoran takes 70 sample tests in various locations to ensure safe drinking water. In addition, the Minnesota Health Department performs a complete system test every eighteen months. To date, all test results comply with the recommended guidelines set by this agency. In fact, the water meets or exceeds the State requirement of the Safe Drinking Water Act. We continually strive to adopt new and better methods for delivering the best quality drinking water to our residents. To request a copy of any of the reports included below, please email City Clerk, Deb Johnson, at dkjohnson@corcoranmn.gov. Visit our website at www.corcoranmn.gov or click on the links below to view either the recent City of Corcoran Drinking Water Reports and/or the most recent City of Maple Grove Water Quality Report: 2025 NE Corcoran Drinking Water Report 2025 SE Corcoran Drinking Water Report Maple Grove Water Quality Report SUMMER/FALL 2026 | PAGE 7WWW.CORCORANMN.GOV 671 Public Safety Please note – dates, times, and locations are subject to change. Please keep an eye on the City website and social media pages for updates. Connect with Corcoran’s Finest – Coffee, Conversation, and Community. Join the Corcoran Police Department for a relaxed and friendly meet-and-greet held on the first Tuesday of every month. Officers will be visiting local restaurants and community spaces to connect with residents—no speeches, no agendas, just a chance to talk, ask questions, share concerns, or simply get to know the men and women who serve our community. Enjoy some coffee, engage in meaningful conversation, and take part in a few fun giveaways while you are there. To view our upcoming schedule, visit www.corcoranmn.gov. Coffee With A Cop SUMMER/FALL 2026 | PAGE 8 The I-94 West Chamber of Commerce hosted its 2026 First Responders Appreciation Luncheon I-94 West Chamber of Commerce Awards Both officers were honored for their willingness to place themselves in immediate danger to protect and preserve life. During a critical incident, Officers Hoffman and Lawson entered a smoke-filled, burning residence in an effort to locate and rescue occupants facing extreme danger. Their actions reflect the highest standards of public service, bravery, and commitment to the community they serve. We extend our gratitude to Officers Hoffman and Lawson for their unwavering service and commitment to public safety within our community. Congratulations on receiving these well-deserved awards! The City of Corcoran burn permit process is changing. Residents planning to obtain a burn permit should review the updated application and approval procedures below: 1. Obtain a burn permit application online at: www.corcoranmn.gov 2. Applications may also be picked up at the Corcoran Police Department during business hours: • Monday – Thursday: 7:30 a.m. – 4:30 p.m. • Friday: 7:30 a.m. – noon 3. Return the completed application to the Corcoran Police Department: • In person during business hours • Or by email using the address listed on the application 4. Payment must be received before a permit will be issued: • Accepted forms of payment: check, cash, or credit card • Payments may be made in person, by mail, or by phone 5. Applications will be reviewed and either approved or denied. 6. A burn permit is not valid until an approved permit number has been issued and applied to the permit. 7. Pricing will remain the same • $10 for one month • $50 for six months City Burn Permit Process Update Please plan ahead when applying for burn permits. Permits will not be issued during non-business hours, evenings, or weekends. Applications require a 24–48-hour approval timeframe. For additional information, please visit: www.corcoranmn.gov on Tuesday, May 19, 2026, honoring dedicated first responders for their service and sacrifice. Recognized at the event were local police officers, firefighters, EMS personnel, dispatchers, and first responders from communities across the northwest Twin Cities region. The Corcoran Police Department is proud to recognize Officers Dani Hoffman and Josh Lawson, who received awards this year for their exceptional courage, selflessness, and dedication to duty. SUMMER/FALL 2026 | PAGE 8WWW.CORCORANMN.GOV 672 Monday – Thursday 7:30 a.m. to 4:30 p.m. Friday 7:30 a.m. to noon Please be advised that the Administrative Office phone line is not monitored 24/7. Staff are available to answer calls during regular business hours. For police services after hours, on evenings, or weekends, please contact the Hennepin County Sheriff's Office (HCSO) non-emergency dispatch at: 952-258-5321 For emergencies requiring immediate police assistance, always call: 9-1-1 Thank you for your cooperation. Public Safety Corcoran Police Administrative Office Phone: 763-420-8966 (Only to be used during office hours) The City of Corcoran contracts with the West Suburban Fire District, the Rogers Fire Department, and the Hanover Fire Department for fire protection services for Corcoran residents. To view the Corcoran map that includes fire department boundaries visit www.corcoranmn.gov. MORE INFORMATION OPENNOW! NEIGHBORHOODPARTYREGISTRATION NIGHT TO UNITE Tuesday, August 4 , 2026th CITY PARTY 5:00-9:00PM Join us for food, ice cream, bounce houses, chalk contest, firetrucks, and more! 9100 CTY RD 19 Neighborhood parties registered by 7/21 receive a starter pack to jumpstart their party! Big or small - join the fun and host a party for your neighborhood! NEIGHBORHOOD PARTIES *By atte ndin g, you a re agree ing to the Cit y of C orcoran tak ing pict ur es a nd video s of your p articip ati on in the ev en t for u se i n ma rketi ng and prom ot ion * Office Hours Fire Department Information SUMMER/FALL 2026 | PAGE 9 Night to Unite! is a nationwide event designed to strengthen neighborhood and community relationships. The Corcoran Police Department encourages participation in this celebration of community, crime prevention, and strong police/community partnerships. Come to the City- Wide Party or host your own! Neighborhood Parties You can get involved by organizing a party for your neighborhood and registering the party online at www.corcoranmn.gov. Be sure to register early to receive a party planning box – registration ends on July 21! Neighborhood parties may include anything from large cook-outs with games and prizes to small gatherings with root beer floats. Not sure how to start planning your neighborhood party? The City of Corcoran website has many handy links for starting points and helpful materials! Remember, a strong community makes for a safe community. Everything we do to strengthen the ties among neighbors of all ages, backgrounds, and lifestyles makes our present and future much brighter. Celebrating Night to Unite! with the Corcoran Police Department and your neighbors is a positive way to build and nurture our community by starting, quite literally, in your own back (or front) yard. City-Wide Party Join us on Tuesday, August 4, from 5 to 9 p.m. for a night of fun filled with food, ice cream, bounce houses, firetrucks, and prizes at the City-Wide Party taking place at the Public Works building - 9100 County Road 19, Corcoran, MN 55357. Night to Unite Coloring Contest We are once again hosting the Night to Unite Coloring Contest. If interested in participating, you can find the Night to Unite coloring contest sheet on page 10. Additional entry coloring sheets can be picked up at Corcoran City Hall/Police Department, the Corcoran Police Department Facebook page, or printed from the City of Corcoran website by visiting www.corcoranmn.gov. All entries submitted by August 4 will be reviewed and winners will be notified via email during the week of August 10-14. SUMMER/FALL 2026 | PAGE 9WWW.CORCORANMN.GOV 673 Child's name EmailAge Parent's name Phone number DRAW YOUR HOUSE HERE! Coloring pages must be turned in to Amy (AFadden@corcoranmn.gov) or to the Police Department (8200 County Road 116) by 8/4/2026 Address 674 Parks and Recreation SUMMER/FALL 2026 | PAGE 11 Fall Baseball Fall baseball is returning! Registration opened June 15, and will close on Sunday, August 2, at 11:59 p.m. (or until filled). Bats, balls, and helmets will be provided. Kids should bring their own gloves and water bottles. Registration will be available for t-ball (4-5 years old), coach pitch (6-7 years old), and machine pitch (8-10 years old). T-ball takes place on Monday nights, coach pitch on Wednesday nights, and machine pitch on Monday and Wednesday nights. The season runs approximately five weeks from mid-late August through the end of September, with no games or practices on Labor Day. Volunteer coaches are needed. If you are interested, be sure to mark that on your child’s registration. Volunteer coaches receive one registration refund, per team coached, at the end of the season. Registration can be completed at www.corcoranmn.gov. Country Daze Bean Bag Tournament The City of Corcoran and the NW Area Jaycees will be teaming up to run the annual doubles bean bag tournament this year at Corcoran Country Daze! The tournament will take place on Saturday, August 15, with check-in beginning at 11 a.m. and games beginning at noon. Teams will pay $40 to play in this double elimination tournament to win CASH prizes. Registration will close on Thursday, August 13, at 11:59 p.m. For more information or to register, visit www.corcoranmn.gov. Bark in the Park Join us for Bark in the Park 2026 at Heritage Park on Friday, September 11, from 3-6 p.m. Local businesses, nonprofits, and community organizations are invited to be part of “Sniff Street”, our interactive vendor area featuring dog- friendly activities, giveaways, and community engagement. Registration for “Sniff Street” closes on August 30. More information and registration for “Sniff Street” can be found on the City ’s website at www.corcoranmn.gov. B A R K I N T H E P A R K B A R K I N T H E P A R K Trunk or Treat Get ready for a new Halloween tradition in the community! The City of Corcoran is excited to host its first-ever Trunk or Treat event at Heritage Park on October 29. Families are invited to enjoy a fun, safe, and festive evening of trick-or-treating, creative displays, and community connections at the park. Local businesses, nonprofits, organizations, and community groups are encouraged to join the fun by hosting a decorated trunk or themed space and handing out candy or small goodies to attendees. Whether you are looking to participate or attend with family and friends, this new event is sure to be a spooktacular evening for all ages. More event details and participation information will be available on the City ’s website at www.corcoranmn.gov, closer to the event date. Holiday Toy and Food Drive Keep an eye out for more information regarding the 2026 Holiday Toy and Food Drive taking place on Tuesday, December 8. The City of Corcoran is host to a show of holiday cheer in the community, alongside many partner agencies, collecting unwrapped toys and non-perishables. More information about how your neighborhood could be on the route will be available on the City ’s website soon! SUMMER/FALL 2026 | PAGE 11WWW.CORCORANMN.GOV 675 Community Sponsored by the Corcoran Lions — All events located at Corcoran Lions Park. For more information visit: www.corcoranlions.org. SUMMER/FALL 2026 | PAGE 12 Hamel Rodeo Corcoran Country Daze Dates: July 9-12, 2026 Location: Corcoran Lions Park – 7205 County Road 101, Corcoran, MN 55340 Mark your calendars for the 2026 Hamel Rodeo! Come out and enjoy five action-packed performances featuring bareback riding, saddle bronc riding, tie down roping, steer wrestling, team roping, barrel racing, and the spine-tingling Bull Ridin’ Bonanza...PLUS a specialty act featuring The One Armed Bandit. For more information visit: www.hamelrodeo.org. Dates: August 14-15, 2026 Location: Corcoran Lions Park – 7205 County Road 101, Corcoran, MN 55340 Country Daze is an annual family favorite event in Corcoran! Mark your calendars for this year ’s event that will feature concerts on Friday and Saturday night, as well as the popular and free Kid’s Day on Saturday from 10 a.m. to 4 p.m. For more information visit: www.corcorancountrydaze.org. Corcoran Lions Events 2026 Fall NTPA Tractor Pull August 29, 2026 Gates Open: 5:30 p.m. Tractor Pull Begins: 7 p.m. Cost: FREE (Kids Ages 12 and Under) $20.00 (13 Years and Older) FREE Parking CASH Only 2026 Fall Demo Derby September 12, 2026 Gates Open: 5:30 p.m. Demo Derby Begins: 7 p.m. Cost: FREE (Kids Ages 12 and Under) $20.00 (13 Years and Older) FREE Parking CASH Only St. Thomas the Apostle Events Raise the Roof Fundraiser Dates: July 9-11, 2026 Location: The Stanchion Bar (Outdoors) (20037 County Road 10) Time: Thursday, 6-11 p.m. Friday, 7 p.m.-1 a.m. Saturday, 11 a.m.-1 a.m. For more information, visit: www.churchofstthomas.org / events-1/rtr26 St. Thomas Parish Festival and Turkey Dinner Date: August 16, 2026 Location: St. Thomas the Apostle (20000 County Road 10) Time: 11:30 a.m.-4 p.m. Join in a day of family fun that includes a turkey dinner, DJ music, kids' area, inflatables, face painting, bingo, lawn games, beer tent, bake sale, farmer's market, silent auction, cash drawing, and much more! For more information, visit: www.churchofstthomas.org /parish-festival SUMMER/FALL 2026 | PAGE 12WWW.CORCORANMN.GOV 676 Community Pictured (not in order): Dean Vehrenkamp – City of Corcoran Councilor Jerry Cain – Corcoran Lion Danielle Billin – Buffalo High School Avery Lowe – Buffalo High School Kayla Heinz (not pictured) – Buffalo High School Morgan Robberstad – Heritage Christian Academy Luke Bottema – Maple Grove Senior High School Maggie Howell – Maple Grove Senior High School Abby Palmer – Maple Grove Senior High School Mark Engstrom – Providence Academy Dave Poppler – Corcoran Lions President Jay Tobin – Corcoran City Administrator Pictured (not in order): Dean Vehrenkamp – City of Corcoran Councilor Jerry Cain – Corcoran Lion Emri Hickmann - Rogers High School Sydney Sand – Rogers High School Emma Cassidy – Wayzata High School Jordan Hagemann – West Lutheran High School Lily Johnson – West Lutheran High School Eleanor Rolf (not pictured) – West Lutheran High School Sabrina Vetsch – West Lutheran High School Dave Poppler – Corcoran Lions President Jay Tobin – Corcoran City Administrator Pictured (left to right): Dean Vehrenkamp – City of Corcoran Councilor Jerry Cain – Corcoran Lion & Chairman of Scholarships Avery Lowe – Community Service Award Winner (Buffalo High School) Dave Poppler – Corcoran Lions President Jay Tobin – Corcoran City Administrator SUMMER/FALL 2026 | PAGE 13 Corcoran Lions Scholarship Award Ceremony The Corcoran Lions held the 38th Annual Scholarship Award Ceremony at Hope Community Church on May 5. Since 1989, the Corcoran Lions have given 1,019 scholarships to students that live in our community, totaling $656,450. This year we had 15 recipients: Three from Buffalo High School, one from Heritage Christian Academy, three from Maple Grove High School, one from Providence Academy, two from Rogers High School, one from Wayzata High School, and four from West Lutheran High School. Dean Vehrenkamp, City of Corcoran Councilor, was the MC for the evening. This was his second year and he did a fantastic job! Special guest Jay Tobin, Corcoran City Administrator, was also in attendance. It was nice to see all the support for the Lion’s Scholarship Program. Congratulations to all the 2026 Scholarships recipients! When you come home, or before you leave, you are always welcome to volunteer at any event at the Corcoran Lions Park. The Corcoran Lions also presented Avery Lowe, from Buffalo High School, with the Community Service Scholarship for her community service in Corcoran. Avery understands the importance of giving back to her community. Her grandfather was a member of the Lions organization in Pierz, Minnesota, and brought her to help with their events. This explains why Avery has been such familiar face volunteering for the last four years at Corcoran Lions Park events. Avery also volunteered for Night to Unite and the Holiday Toy Drive. Congratulations Avery! Thank you for having such a positive influence on our Corcoran community! The Lion’s Club is an organization that services and helps build communities through events, donations, and assistance. The Lions make donations to many organizations in the community, which include the Police Department, Fire Fighters, and City Hall. Their goal is to encourage new members to join, build friendships, and promote events held at the Corcoran Lions Park. If you are interested in becoming a Lions Member, email: jerryjcain@gmail.com or stop by one of their meetings held at the Corcoran Lions Park at 7 p.m. on the first and third Tuesday of each month. Mark your calendars for August 9, 2026, for the North Hennepin Pioneer Society Annual Summerfest at the Burschville School. Welcome back for their third year, BSQ’s BBQ – Bryan Swanson “Pitmaster ”, food service truck at the event! To think, it has been 132 years since the One-Room School opened for students and 31 years of Summerfest fun. The Pioneer Society invites alumni, family, friends, and people interested in local history to Summerfest. The Society will host the event with help from area businesses. The school will be open to visitors and will feature many outdoor activities. Featured activities will be entertainment by Rod Cerar, free face painting by Encore Entertainment, kids’ games, door and raffle prizes, antique cars from a local club, flea market, plus the famous BSQ’s BBQ food wagon. North Hennepin Pioneer Society Summerfest 2026 Funds collected at Summerfest help keep up the expenses of insurance, painting, utilities, maintenance, and lawn mowing. Last Fall, 2025, the exterior of the school and outbuildings were freshened up with white and green paint by Dyreson Painting. In 2024-2025, many exterior projects were completed at the school. Help from the community keeps the school open for students to experience life in an original one-room school setting. The Society is grateful for the support and could not do what they do without YOU! The Society is continuously seeking historical documents, photographs, or items you may have for donation or to copy. They are also seeking voluntary help for the grounds upkeep, building maintenance labor, and monetary donations to help with the expenses. NHPS is a 501 ©(3) non-profit organization. Interested in becoming a member? Yearly Membership is: $15 per person, $25 per couple. Please call Bonnie at: 763-639-1438 or Dale P. at: 763-458-9880 for more information or email: CorcoranSchool1894@gmail.com. SUMMER/FALL 2026 | PAGE 13WWW.CORCORANMN.GOV 677 Community/Environmental SUMMER/FALL 2026 | PAGE 14 West Suburban Fire District Open Houses Station 2 Open House Date: September 19, 2026 Location: Station 2 - Hamel (92 Hamel Road, Hamel, MN) Time: 3-8 p.m. Join the West Suburban Fire District for an afternoon/evening of fun! This open house will feature an opportunity to meet your firefighters, hot dog and chips, fire truck rides, bounce house, spray house, and a raffle. For more information on the West Suburban Fire District, visit: www.westsuburbanfire.org. Station 3 Open House Date: October 3, 2026 Location: Station 3 - Maple Plain (1645 Pioneer Avenue, Maple Plain, MN) Time: 4-8 p.m. Join the West Suburban Fire District for an afternoon/evening of fun! This open house will feature an opportunity to meet your firefighters, steak dinner, fire truck rides, bounce house, live burn trailer, and a silent auction. For more information on the West Suburban Fire District, visit: www.westsuburbanfire.org. What is a Wetland Buffer? A wetland buffer is an un-mowed vegetated area adjacent to a wetland that protects the wetland from the harmful effects of nearby development. These buffers provide the initial filtering and natural treatment of sediment and other pollutants from runoff of rainwater and snow melt. Buffers can also be used to link wetlands and provide a natural connector for wildlife to move safely from one habitat to another. Studies by the Minnesota Pollution Control Agency show that buffers are critical to protecting and restoring water quality and healthy aquatic life, natural stream functions, and aquatic habitats. In addition, healthy buffers can add aesthetic value to the landscape around the city. Wetland Buffers What activity is allowed in the Wetland Buffer? Wetland buffers are intended to have as little interference as possible. To ensure that the buffers function optimally, it is essential to minimize all human interference. Homeowners should avoid the following activities in the buffer areas: Mowing and Cutting Plants: Refrain from mowing or cutting plants within the buffer areas. Regular mowing and cutting damages the native vegetation that is vital to the filtering process and habitat protection of wildlife. Letting plants grow naturally helps maintain the ecological balance and functionality of the buffer. Dumping Yard Waste: Do not dump yard waste, such as grass clippings, leaves, branches, garden debris, or pet waste in the buffer areas. Yard waste can introduce excess nutrients, such as nitrogen and phosphorus, which may lead to water pollution of the wetland. Always use designated yard waste bins for disposal. Removal of Plants Avoid removing plants, including weeds, from the buffer areas unless directed by a wetland specialist. Even plants that may seem undesirable play a role in the ecosystem. Removing vegetation can disrupt these functions and destabilize the buffer. Come out and enjoy the 16 annual Shoulak BreastFest Music Festivals on Saturday, September 26, 2026! th The event will feature: • Live Music • Silent Auction • Kids Zone • Charitable Partners • Food & Drinks • Marketplace Activities Shoulak BreastFest Music Festivals 2026 Date: September 26, 2026 Location: Corcoran (check the Shoulak BreastFest website at www.shoubf.com for more details) Time: 2-7 p.m. Shoulak BreastFest Music Festivals is a local nonprofit organization that raises funds, awareness, support, and research for other local breast cancer charities in the Twin Cities area through musical events and auctions! MAKE IT A FAMILY PLAY-DATE! Enjoy tractor rides, farm vibes, and fresh air with family and friends! The Shoulak family founded Shoulak BreastFest Music Festivals in 2011 after Judy Shoulak was diagnosed with breast cancer. They have 501(c)3 status and continue to share their event donations with their six Charitable Partners. More information: visit www.shoubf.com or scan the QR code. SUMMER/FALL 2026 | PAGE 14WWW.CORCORANMN.GOV 678 Environmental SUMMER/FALL 2026 | PAGE 15 Aquatic Invasive Species Prevention Actions For Boating Season (Featured article and image from the Hennepin County Conservation Connection May 2026 Newsletter) With 200 lakes, 640 miles of streams, three major rivers, 45,000 acres of wetlands, and 50 public water accesses, there are so many opportunities to enjoy being on and around water in Hennepin County. That means it takes everyone to help keep our lakes clean and healthy by preventing the spread of aquatic invasive species. Remember to take these steps when moving boats and other equipment this summer: • Clean off any plants, animals, and mud from your prop, boat, trailer, and equipment. • Drain the motor, bilge, live well, and other water-containing devices. This includes draining water out of canoes and kayaks. Be sure to keep your drain plug(s) out unless you are on the water. • Dry everything for a minimum of five days or towel-dry to make sure organisms cannot survive. • Dispose of unwanted bait in a designated area or trash, not in the water. Drain bait bucket water on vegetation or in designated can or area, not hard surfaces. Join Over 1,000 Fellow Lake Lovers And Pledge To Prevent The Spread Of Aquatic Invasive Species We all love spending time on lakes, whether boating, paddling, swimming, fishing, or relaxing by the water. Together we can help protect these special places. Lake Pledge (https://www.lakepledge.com/) is an easy, family-friendly way to learn how to prevent the spread of aquatic invasive species. Watch short videos that highlight common lake and river activities and how to protect Minnesota waters, take the free pledge, and support healthier lakes. August 4, 2026 | at Corcoran Night to Unite | at Corcoran Public Works Facility (9100 County Road 19) Storm Water Pollution Prevention Public Information Session The Public Works Department conducts a required public informational session on our SWPPP (Storm Water Pollution Prevention Program) annually. This year it will be held August 4, 2026, during the Night to Unite event held at the City of Corcoran Public Works Facility from 5 - 9 p.m. The City of Corcoran has developed a SWPPP plan in response to Federal and State regulations concerning the quality of water entering streams, rivers, and lakes from storm water drainage systems. At this event, the public will have the opportunity to ask questions and give input and comments on the SWPPP. Help Hennepin County plant one million trees with 1, 2, Tree Every tree planted means prettier neighborhoods, cooler yards, and healthier communities. Hennepin County is over halfway to its climate-action goal of planting one million trees by 2030. Every tree gets us closer, and the best part is, you can help make it happen! It is easy as 1, 2, Tree. 1. Pick the right tree for you 2. Plant the tree 3. Take care of the tree Hennepin County Urban Forestry Campaign Find a tree selection quiz, helpful videos, and links to resources at HennepinTrees.org. It is that easy! SUMMER/FALL 2026 | PAGE 15WWW.CORCORANMN.GOV 679 8200 County Road 116 Corcoran, MN 55340 City of Corcoran Front Desk — 763-420-2288 Police Department Front Desk — 763-420-8966 Construction Complaints (Outside of construction hours) 952-258-5321 City Administrator Jay Tobin 763-420-2288 jtobin@corcoranmn.gov City Website www.corcoranmn.gov City Council Tom McKee, Mayor tmckee@corcoranmn.gov Michelle Friedrich, Councilor michelle.friedrich@corcoranmn.gov Mark Lanterman, Councilor mlanterman@corcoranmn.gov Jeremy Nichols, Councilor jnichols@corcoranmn.gov Dean Vehrenkamp, Councilor dvehrenkamp@corcoranmn.gov City of Corcoran meetings and agenda packets can be viewed on our website at: www.corcoranmn.gov. Corcoran Horizons is published quarterly by the City of Corcoran to update residents and businesses on city government news. Monthly Utility Bills The city offers online account viewing and e-payment options via www.invoicecloud.com/corcoranmn. You will need your account number in order to access your utility account or pay your bill online. Your account number can be found on the upper right-hand side of your bill. You may also pay via cash or check at City Hall. Residents and business can drop off payments and utility service applications at the front desk during regular business hours. Visit www.corcoranmn.gov to view, pay, or login to your utility billing account. Questions? Contact utilitybilling@corcoranmn.gov or call 763-420-2288 and select Option 1. Connect With Corcoran facebook.com/CorcoranMN facebook.com/CorcoranPDMN @CorcoranMNCity @CorcoranPolice Search: City of Corcoran Minnesota Visit: linkedin.com/company/corcoranmn General Information SUMMER/FALL 2026 | PAGE 16SUMMER/FALL 2026 | PAGE 16WWW.CORCORANMN.GOV 680 V O L . 2 I S S U E 4 • A P R I L 2 0 2 6 C o m m i s s i o n s a n d C o u n c i l M e e t i n g s R e c a p f o r t h e M o n t h o f M a r c h 2 0 2 6 CORCORAN COMPASS P A G E 0 1 Planning Commission Update Parks and Trails Commission Update The Planning Commission meeting originally scheduled for March 5, 2026, was canceled. At the March 19, 2026, Parks and Trails Commission Meeting: Chair Phil Christenson and Vice Chair Gary Erzberger were elected to another one-year term as Chair and Vice Chair of the Parks and Trails Commission respectively. The City Council and the Parks & Trails Commission held a joint work session on March 12, 2026, where Three Rivers Park District and HKGi staff came to present on their respective topics. During the work session, staff perceived next steps for the Parks and Trails Plan as examining current parks and setting priority of completion. During the March 19, 2026, meeting, the Commission further discussed park development priorities and provided feedback to staff to help develop the Parks and Trails Plan in conjunction with HKGi. New Business included City file 25-044 Kariniemi Orchards Preliminary Plat. The Commission gave recommendations on placement of the proposed trail for the project. The Commission tabled Commissioner Training to a future meeting. CORCORAN C MPASS City Council Update At the March 12, 2026, joint Work Session Meeting with the Parks and Trails Commission: Marge Beard, Three Rivers Park District Commissioner, introduced herself to council. Maggie Herung, planner for Three Rivers Park District, followed and gave a report to Council and the Parks and Trails Commission regarding the Three Rivers Park District long- range plan for the Weaver Lake Regional Trail. The trail is proposed to run east-west, span 20 miles, and would be a multi- phase/year initiative. This was intended to be a kickoff meeting for Three Rivers Park District to present initial plans and hear feedback from the Commission. Possible adoption of the long-range plan is proposed for Summer 2027. Wayfinding & Parks and Trails Plan Gabrielle Grinde, HKGi, gave a report to Council and the Parks and Trails Commission on planning and design services proposed to the City in the development of a Parks, Trails, and Open Spaces Wayfinding Plan. Council recommended that the Parks and Trails Commission provide their perspective on prioritizing what park areas to work on first as part of the Parks and Trails Plan. 681 At the March 12, 2026, City Council Meeting: The City Council approved the following consent items: adopted Resolution 2026-21 approving the temporary on-sale liquor licenses for the Corcoran Lions for three events they will be hosting at Corcoran Lions Park this year, adopted Resolution 2026-13 accepting the donation of a historic park map for Heritage Park from the Meister family, and approved a proposal from HKGi in the amount of $7,500 to develop a Parks, Trails, and Open Spaces Wayfinding Plan. In Unfinished Business: City Administrator, Jay Tobin, presented the Collective Bargaining Agreement with LELS Local #615 to Council. The Council then voted 5:0 to approve the Collective Bargaining Agreement with LELS Local #615. At the March 26, 2026, City Council Meeting: The City Council approved the following consent items: adopted Resolution 2026-25 approving the appointment of Amelia Zdechlik as Program Coordinator for the City of Corcoran, adopted Resolution 2026-24 approving a charitable gambling permit to St. John’s Lutheran Church effective April 25, 2026, adopted Resolution 2026-23 approving a temporary on-sale liquor license for the Hennepin County Agricultural Society for the Hennepin County Fair on June 11-13, 2026, adopted Resolution 2026-22, which declares the City of Corcoran’s opposition to bills HF3895 / SF 4123, known as the “Starter Homes Act ”, because, despite revisions from prior years, it continues to preempt local zoning authority and impose state-mandated land use outcomes that are inconsistent with locally adopted planning, infrastructure coordination, and community engagement. Council also accepted the resignation of Parks and Trails Commissioner, Seamus Walsh, and authorized staff to advertise the resulting vacancy for the remainder term, ending February 28, 2028. In Planning Business: staff presented a report to Council regarding a concept plan on behalf of Lost Loon LLC, a proposed cannabis cultivator, at 20120 Auger Avenue, Corcoran, MN 55340. One of the applicants, Bradley Avarden, appeared before Council to answer questions and receive feedback. In Unfinished Business: Public Works Director/City Engineer, Kevin Mattson, presented results to Council from a recent yard waste survey conducted by staff and gathered feedback on how to proceed regarding yard waste in Corcoran. Council determined that a yard waste site in Corcoran was not a viable option at this time, but other options were discussed for residents interested in yard waste disposal. In New Business: Mayor McKee, Councilor Friedrich, and Planning Commissioner Brummond recommended Aydin Scherber be appointed to the open Planning Commission seat for a term ending February 28, 2029. Upon recommendation, Council adopted Resolution 2026-26 appointing Scherber to the Planning Commission for a term ending February 28, 2029. CORCORAN COMPASS P A G E 0 2 City Council Update Continued Events Calendar April 9: City Council Meeting 7 P.M. (City Hall) April 16: Parks and Trails Commission Meeting 7 P.M. (City Hall) April 23 City Council Meeting 7 P.M. (City Hall) April 28 Corcoran Civic Campus Open House 6 - 7:30 P.M. at Corcoran Public Works Facility (9100 County Road 19) Civic Campus Survey Notice The City will be mailing a survey notice to all households in mid-April. Please watch for it in your mailbox and take a few minutes to share your thoughts on the proposed civic campus, either online or by paper, before the May 4, 2026, deadline. Your feedback is important and will remain confidential. Thank you for taking the time to complete this survey! 682 V O L . 2 I S S U E 5 • M A Y 2 0 2 6 C o m m i s s i o n s a n d C o u n c i l M e e t i n g s R e c a p f o r t h e M o n t h o f A p r i l 2 0 2 6 CORCORAN COMPASS P A G E 0 1 Planning Commission Update Parks and Trails Commission Update At the April 2, 2026, Planning Commission Meeting: New Business included: Site Plan Amendment and Variances for Landscaping at Red Barn Pet Retreat (City File 24- 007): The applicant, Daniel Benjamin, 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, Red Barn Pet Retreat. The Commission recommended denial of both variances 4-0 and was referred to the City Council. Ulfers Garage CUP (City File No. 26-003): John Ulfers, the applicant, requested 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 on the applicant’s property. The Commission recommended approval 4-0 with additional coniferous landscaping to the south and east of the garage and was referred to the City Council. Wiseman Garage CUP (City File No. 26-004): Allan Dorney Construction MN Inc, on behalf of the applicant, requested 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 on the applicant’s property. The Commission recommended approval 4-0 and was referred to the City Council. Lindberg ADU CUP (City File No. 26-002): Heidi Lindberg, the applicant, requested approval of a conditional use permit (CUP) to allow an accessory dwelling unit (ADU) on her property that would exceed 960 square feet. The Commission recommended approval 4-0 and was referred to the City Council. Kariniemi Orchards Preliminary Plat (City File No. 25-044): The applicant, Olipa, LLC, requested approval of the “Kariniemi Orchards” development, which would allow the creation of seven single-family lots on the farmland surrounding 20400 County Road 30. The Commission recommended approval 4-0 and was referred to the City Council. At the April 16, 2026, Parks and Trails Commission Meeting: The Parks and Trails Commission had Commissioner Training. Once per year, staff provide training for the Parks and Trails Commission. Commissioners reviewed the roles, responsibilities, and expectations of the Parks and Trails Commission, as well as the policies and planning documents that guide park and trail development within the City. New Business included that the Public Works team had identified two project components on the eastern parcel of Heritage Park that are eligible for grant funding through the Hennepin County Youth Activity Grant in the Fall of 2026. The Commission recommended approval 5-0 to apply for the grant and was referred to the City Council. CORCORAN C MPASS 683 May 7: Planning Commission Meeting 7 P.M. (City Hall) May 14: City Council Work Session Meeting 5:30 P.M. (City Hall) May 14: City Council Meeting 7 P.M. (City Hall) May 21: Parks and Trails Commission Meeting 7 P.M. (City Hall) May 25: Offices Closed – Memorial Day May 28: City Council Meeting 7 P.M. (City Hall) June 2: Corcoran Civic Campus Open House 6 - 7:30 P.M. at Hope Community Church (19951 Oswald Farm Road) At the April 9, 2026, City Council Meeting: The City Council approved the following consent items: adopted Resolution 2026-29, recognizing and accepting 2026 Quarter One Heritage Park donations by way of the See My Legacy initiative, in the amount of $2,506, authorized staff to conduct Police Officer hiring processes and extend up to two full-time traditional or ICPOET Police Officer job offers with lateral entry considerations as appropriate, approved the plans and specifications and authorized bids for the Old Settlers Road and Horseshoe Trail improvements project, and adopted Resolution 2026-28 establishing Municipal State Aid designations for the following streets, adding them to the City’s Municipal State Aid system under the provisions of Minnesota Law: Bechtold Road from CSAH 30 to Oakdale Drive (MSA Street) - 0.83 miles, Oakdale Drive from Trail Haven Road (MSA Street) to CSAH 30 - 0.97 miles, and Cain Road from CSAH 30 to County Road 117 (109th Avenue North) - 1.51 miles. In Unfinished Business: Council adopted Resolution 2026-31 authorizing engagement of professional services contract for completion of work through the schematic design phase of the civic campus project. At the April 23, 2026, City Council Meeting: The City Council approved the following consent items: authorized a waiver for amplified sound for The Stanchion Bar for July 9-11, 2026, for post-Hamel Rodeo events and adopted Resolution 2026-37 approving the sponsoring of the Northwest Trails Development Association to acquire DNR funding for the 2026-2027 season and approving the Grant Administration Agreement. CORCORAN COMPASS P A G E 0 2 City Council Update Events CalendarCIVIC CAMPUS OPEN HOUSE 2026 SCHEDULE 7 6 3 -4 2 0 -2 2 8 8 w w w .c o r c o r a n m n .g o v J u n e 2 H o pe Co m mu ni ty C hu rc h 6 –7:30 p.m. J u n e 2 H o pe Co m mu ni ty C hu rc h 6 –7:30 p.m. A u g u s t 4 Co rco r an P ub l ic Wo r ks Fac il i ty a t Co rcor an N i g ht to U nite 2 0 26 6 –7:30 p.m . A u g u s t 4 Co rco r an P ub l ic Wo r ks Fac il i ty a t Co rcor an N i g ht to U nite 2 0 26 6 –7:30 p.m . Corcoran Civic Campus Project The remaining schedule for the Civic Campus Open House events can be found above. Join us in the coming months for one or both of these public engagement opportunities. OPEN HOUSE GOALS Promote Awareness, Constructive Dialogue, Shared Understanding, Collaborative Problem Solving PROJECT GOALS • Provide a cost-effective and responsible facility solution that addresses long-term operational needs for City Hall and the Police Department. • Support efficient workflows, modern operations, and flexibility to adapt to future staffing, service, and technology changes. • Enhance staff health, wellness, safety, and security while maintaining appropriate public access. • Improve the public experience through clear access, wayfinding, and welcoming civic spaces that reflect community values, providing public gathering areas, and site amenities. • Align facility planning with projected community growth and long-term service demands. For more information on the ongoing Civic Campus project, scan the QR code above or visit www.corcoranmn.gov – Our Community > Civic Campus Public Engagement. 684 V O L . 2 I S S U E 7 • J U L Y 2 0 2 6 C o m m i s s i o n s a n d C o u n c i l M e e t i n g s R e c a p f o r t h e M o n t h o f J u n e 2 0 2 6 Planning Commission Update Parks and Trails Commission Update At the June 4, 2026, Planning Commission Meeting: New Business Included: Springs at Corcoran Preliminary Plat, Rezoning, Preliminary PUD: The Planning Commission was originally scheduled to hold a public hearing and review this item at the June 4, 2026, meeting. However, additional information was needed from the applicant to conduct a thorough analysis of the request. This information was not prepared in time for the June 4, 2026, meeting. Discussions with the applicant are ongoing, and the applicant intends to have all necessary information provided for a future Planning Commission meeting. At the June 18, 2026, Parks and Trails Commission Meeting: Unfinished Business included: Wayfinding Policy and Signage Concepts: During the January 15, 2026, Parks and Trails Commission meeting, a draft Wayfinding Policy was presented with intention to establish a consistent and cohesive signage system throughout the City of Corcoran's parks, trails, and open spaces. The policy was developed to improve user experience by identifying park entrances, amenities, and regulations while ensuring signage aligns with City branding, accessibility requirements, and applicable codes. The project scope included development of sign concepts, one Parks and Trails Commission review, and one City Council review. The concepts presented represent the next step in refining the Wayfinding Policy and establishing a consistent visual identity for the City's parks and trail system. Commissioners provided preferences, concerns, and suggested modifications during the discussion. The Commission recommended approval of the preferred signage (6-0) and was referred to City Council for the July 9, 2026 meeting. CORCORAN C MPASS City Council Update At the June 3, 2026, Special Session City Council Meeting: City Council approved the City Administrator Performance Evaluation Proposal from Local Government ReEnvisioned. Council also discussed the Hennepin County property assessment process and City Administrator Tobin will be reaching out to Hennepin County Commissioner (District 7), Kevin Anderson, to request that he presents more information and an update to Council at a future date. CORCORAN COMPASS P A G E 0 1 685 At the June 11, 2026, City Council Meeting: State Representative, Kristin Robbins, presented an update on the end of the Minnesota legislative session to City Council. City Clerk Johnson demonstrated Municode, the City’s new online code hosting platform. This upgrade will make it significantly easier for residents to access and navigate the City Code. To view the City Code, visit our website at www.corcoranmn.gov. The City Council approved the following consent items: approved the 2026-2029 Computer Integration Technologies (CIT) Contract for IT managed services, saving the City approximately $73,000 per year. Approved the City of Corcoran Artificial Intelligence (AI) Policy, outlining the principles and guidelines for the use of AI platforms within the City ’s operations. Adopted Resolution 2026-46 approving a temporary on-sale liquor license to St. Thomas the Apostle Catholic Church for their annual Parish Festival taking place on August 16, 2026. At the June 12, 2026, Special Session City Council Work Session Meeting: As part of the Civic Campus Project Study, members of City Council and Staff toured Chanhassen City Hall and New Hope City Hall, then returned to Corcoran City Hall to discuss their observations, including the strengths and areas for improvement of each city hall toured. CORCORAN COMPASS P A G E 0 2 City Council Update Continued July 3: Offices Closed - Independence Day (Observed) July 7: Planning Commission Meeting 7 P.M. (City Hall) July 9: City Council Work Session Meeting 5:30 P.M. (City Hall) July 9: City Council Meeting 7 P.M. (City Hall) July 16: Parks and Trails Commission Meeting 7 P.M. (City Hall) Events Calendar July 23: City Council Work Session – Heritage Park Playground Ribbon Cutting Ceremony 5:30 P.M. (Heritage Park - 20200 County Road 50, Corcoran, MN 55340) July 23: City Council Meeting 7 P.M. (City Hall) August 4: Night to Unite 5 to 9 P.M. (Corcoran Public Works Facility - 9100 County Road 19, Corcoran, MN 55357) August 4: Civic Campus Open House at Night to Unite 6 to 7:30 P.M. (Corcoran Public Works Facility - 9100 County Road 19, Corcoran, MN 55357) At the June 25, 2026, City Council Meeting: Josh Lawson, Corcoran Police Officer, was recognized for his five years of dedicated service to the City and its residents. Additionally, Corcoran Police Officers, Dani Hoffman and Josh Lawson were recognized for their contributions to the community. Both Officers were presented with the I-94 West Chamber of Commerce First Responders award at an appreciation luncheon in May. Officers Hoffman and Lawson received the awards for their exceptional courage, selflessness, dedication to duty, and willingness to place themselves in immediate danger to protect and preserve life. During a critical incident, Officers Hoffman and Lawson entered a smoke-filled, burning residence in an effort to locate and rescue occupants facing extreme danger. Their actions reflect the highest standards of public service, bravery, and commitment to the community they serve. We extend our gratitude to Officers Hoffman and Lawson for their unwavering service and commitment to public safety within our community. Congratulations on receiving these well-deserved awards! The City Council approved the following consent items: adopted Resolution 2026-47 approving the appointment of the following Public Works positions: Gary Lieder as Seasonal Maintenance Worker, effective May 4, 2026, Thomas Lieder as Seasonal Maintenance Worker, effective May 4, 2026, and William Rice as Operations Maintenance Worker effective July 6, 2026. Adopted Resolution 2026-49 appointing Election Judges for the 2026 election cycle. Adopted Resolution 2026-50 recognizing electronic records as the official records copy for data retention purposes. Authorized a waiver for amplified sound for the Hamel Rodeo at Corcoran Lions Park until 12 a.m. for July 9-12. Authorized a waiver for amplified sound for Corcoran Country Daze at Corcoran Lions Park until 12 a.m. for August 14-15. Adopted Resolution 2026-52 appointing Jared Gray as a Part-Time Police Officer, effective July 8, 2026. 686 CITY HALL AND POLICE DEPARTMENT FACILITY CONDITION ASSESSMENT 02-SITEWORK/BUILDING EARTHWORK • West end of building has large gap between the sidewalk and building, trip hazard requires repair • Sidewalk at multiple locations showing heaving and caulking issues requires spot repairs 05-EXTERIOR ENCLOSURE • Windows throughout the building approaching replacement age require pane and seal replacement • Multiple doors in poor condition require replacement with ADA-compliant hardware • Step-cracking at west end of building to be repaired, structural study maybe required 06-ROOF • Minor soffit repair 11-FIRE PROTECTION • Fire panel due for replacement • Fire suppression system recommended in critical areas of building: PD evidence storage and Data Rooms • Costs currently being held outside of 10-year plan 13-HVAC • Garage Ventilation Improvements recommended • Heat Pumps at end of life, replacement recommended – R410A refrigerant • HVAC Zoning throughout facility is an issue. Requires additional heat pumps and remapping of zones with changing of duct work – may require a heavier remodel to achieve this 14-HVAC CONTROLS • Recommended to install a Building Automation System to better control, monitor and make changes to the HVAC system along with sustainability advantages. Currently the building is controlled by local thermostats 02-Sitework/Building Earthwork, $236,011 , 13% 05-Exterior Enclosure, $450,065 , 26% 06-Roof, $2,438 , 0% 07-Interior Construction, $13,504 , 1% 08-Equipment Furniture, $1,040 , 0%11-Fire Protection, $57,750 , 3%12-Plumbing, $13,650 , 1% 13-HVAC, $793,844 , 46% 14-HVAC Controls, $80,568 , 5% 15-Electrical, $89,050 , 5% 16-Audio/Visual, $-, 0%17-Electronic Safety and Security, $2,325 , 0% • $2M-$3M maintenance - Settled gap/crack hazards - Windows/Door Replacements - Roof Soffit - Fire Protection: Fire Panel and Suppression - HVAC: system at end of life - Zoning & duct issues - Automated controls needed • Maintenance wouldn’t resolve space needs • Can’t add-on to current facility City Hall and Police Department 1994-Present (Community Room 1994-2021) 687 1 TOTAL INVESTMENT TO STAY$3.2M – $5.8M Depending on existing building conditions. AND YOU STILL HAVE THE SAME PROBLEMS: Same space shortage Same layout limitations Same aging building Limited ability to serve the community long-term CORCORAN CITY HALL HAS THREE SEPARATE PROBLEMS UNDERSIZED FOR TODAY’S WORKFORCE 43 staff today. Built for ~ 25 staff. 52,208 SF SPACE DEFICIT TODAY and growing. Even after investing several million dollars, you would still have a building originally designed 30 years ago for a much smaller organization. IT DOES NOT SOLVE THE SPACE SHORTAGE. TYPICAL INSTALLED COSTS TODAY • 6,000 - 8,000 SF of modular offices • Foundations and utility connections • ADA-complaint access • Fiber/data/security integration • Parking and site improvements INSTALLED COST: $1.2M – $2.8M AGING & EXPENSIVE TO MAINTAIN Built in the mid-1990s. Major building systems are approaching end of life. Significant investment required just to keep current. CANNOT EASILY EXPAND INTO A MODERN CAMPUS The site and building were designed for a much smaller organization. Expansion on this site is limited and cost-prohibitive. 2 3 WHAT IT COSTS TO “STAY” IN THE EXISTING BUILDING Modernization needed just to maintain what we have THE BOTTOM LINE Pouring millions into an undersized, aging building—or adding temporary trailers— doesn’t solve today’s needs or prepare Corcoran for the future. CORCORAN DESERVES A SOLUTION THAT: Meets today’s space needs Supports long-term growth Provides efficient, modern service delivery Creates one connected civic campus INVEST IN A FUTURE THAT WORKS A new civic campus is the only solution that addresses our needs today and for generations to come. Fire Sprinkler Retrofit $175K - $250K Fire Alarm Replacement $75K - $150K HVAC Replacement $700K - $1.1M Electrical Upgrades $300K - $600K Roof Replacement (if due) $300K - $500K Interior Renovation $700K - $1.4M ADA Improvements $200K - $350K Security, Access Control, IT $250K - $500K Architectural/Engineering, $500K - $900K Permits, Contingency IF WE USE “TEMPORARY” BUILDINGS (MODULAR TRAILERS) It’s expensive, disruptive, and only a short term solution ONGOING REALITY Split campus reduces collaboration High ongoing maintenance costs 5–15 year solution at best Lease costs add up over time WHY STAYING ISN’T GOING TO WORK The Challenge Isn’t Just Age — It’s Capacity 688 • The facility lacks capacity to accommodate additional staff and the number of current staff that can work in the office at one time. • Poor operational flow and adjacencies between the welcome desk, workroom, and staff offices reduce efficiency. • Limited meeting and collaboration spaces: Few private or flexible spaces for staff or public meetings. • Acoustic and comfort issues exist within the open office environment due to the number of staff working in the space impacting staff productivity. The HVAC system has poor control and zoning creating an uncomfortable indoor environment. • Security deficiencies include the absence of ballistic-resistant protection at the council dais and welcome desk, and circulation / adjacencies that are not ideal. • Storage constraints: Insufficient space for records, equipment, and supplies. (leveraging offsite and mobile storage by necessity that is unprotected and lacks climate control). PROJECT NEED | CITY HALL 689 • There is no room for additional staff regarding office space or support functions • Locker rooms are at capacity and do not have adequate ventilation; no changing bench • Only one restroom is available for staff causing issues at shift change; this restroom also is used by detainees placing staff at risk • Booking area is drastically undersized placing staff at risk in the event of a combative detainee • Reception/records area is drastically undersized for the number of staff utilizing the space; lack of ballistic resistance places staff at risk • Public reception counter is open to police operations creating issues with CJIS compliance and placing staff at risk • Evidence processing area does not have a hand sink or eyewash; adding evidence pass-thru lockers would uphold chain-of-custody • Weapon cleaning area does not have proper ventilation to prevent lead and chemical exposure • Limited storage available for equipment and supplies • Facility does not provide space to support officer training and wellness goals such as a decompression, physical fitness, defensive tactical, simulator, or gun range • Four stall garage is not adequate for size of fleet requiring expensive equipment to be stored outside PROJECT NEED | POLICE DEPT 690 Provide a cost-effective and responsible facility solution that addresses long-term operational needs for City Hall and the Police Department. Support efficient workflows, modern operations, and flexibility to adapt to future staffing, service, and technology changes. Enhance staff health, wellness, safety, and security while maintaining appropriate public access. Improve the public experience through clear access, wayfinding, and welcoming civic spaces that reflect community values, providing public gathering areas, and site amenities. PROJECT GOALS Align facility planning with projected community growth and long-term service demands. 691 CONCEPT PLAN C i t y C e n t r e D r i v e 79th Place WHY DOES CORCORAN NEED A NEW CITY HALL & PUBLIC SAFETY FACILITY? • Insufficient space today (40%+ less than needed) • $3M+ building repairs needed, doesn’t resolve space needs • Cannot expand at current site due to site restrictions WHY IS CITY CENTER DRIVE THE PROPOSED SITE? 1) City Center Drive Site: SAVES $6M+ • City owns land = saves $4M+ Land Acquisition • Site infrastructure already in place: = saves $1M+ Roads/Turn Lanes = saves $1M+ Trunkline/Utilities 2) Aligns with long-range plans for a City Center as Community Hub 3) City Center Drive Site: ample space for expansion CO U N T Y R O A D 1 1 6 CO U N T Y R O A D 1 1 6 C O U N T Y R O A D 1 0 C O U N T Y R O A D 1 0 692 SITE PLAN POND FARM FIELD WOODS STAFF PARKING POLICE PARKING & GARAGE ACCESS BAND SHELL PUBLIC PARKING 693 RENDERINGS | DESIGN VISION 694 FLOOR PLAN | LOWER LEVEL 1670 SFLOCKER ROOM 444 SFMECHANICAL 58 SFVAULT 60 SFVAULT 290 SFEVIDENCE STOR 162 SFEVID. PROCESSING 215 SFEVID. INTAKE 871 SFEVIDENCE 130 SFDECON SHOWER216 SF UTILITIES MUD ROOM168 SFSHARED SERGEANT168 SFSHARED SERGEANT168 SFSHARED SERGEANT 607 SF SECURED CORRIDOR 411 SF SECURED CORRIDOR 136 SFGUN CLEANING 118 SFARMORY50 SFRANGE STOR 48 SFVEST 14974 SFGARAGE 2509 SFFIRING RANGE 120 SFRESERVE STOR.197 SFCOPY/ TEAM 120 SFDRONE 121 SFFIELD EQUIP. 100 SFQTR. MSTR. 108 SFQUIET ROOM 115 SFSOCIAL WORK 75 SFJAN. 3871 SFGARAGE 10 6 S F SW A T A R M O R Y 45 S F EL E C . 45 SFVESTIBULE 54 SFSALLYPORT 951 SF VEHICLE SALLY PORT 1169 SFHARD INTERVIEW 155 SFSTORAGE 150 SFK9 311 SFLARGE EVIDENCE 275 SFSWAT 193 SFSTAIR 55 SFELEV 180 SFELEV. LOBBY 37 SFREPORT 159 SFCONFERENCE ROOM 500 SFROLL CALL 38 SFREPORT 80 SFDATA 71 SF EXPLORERS STORAGE 100 SFDECON RR69 SFLAUNDRY 121 SFDUTY BAGS 1717 SFOPEN OFFICE 921 SFFITNESS 109 SFRR/ SHOWER 77 SFLOCKERS 809 SFEVIDENCE GARAGE 187 SFSTAIRS Department LegendCIRCULATIONCITY HALLPOLICEPUBLICSHARED ArchitectureInterior DesignLandscape ArchitectureEngineering222 North Second StreetLong & Kees Bldg Suite 101Minneapolis, MN 55401 612.339.3752 www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION PLAN NORTH TRUE NORTH Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a ll / 2 7 4 7 . 0 2 C o r c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 7/ 2 1 / 2 0 2 6 4 : 3 8 : 5 4 P M Author Checker 2747-02 1 LOWER LEVEL CORCORAN POLICE & CITY HALL 1 1/16" = 1'-0" 1 LOWER LEVEL -PRESENTATION FLOOR PLAN ISSUE # DATE DESCRIPTION *GSF AREA BY LEVELLevelAreaLOWER LEVEL 40,968 SFLEVEL 1 20,980 SFLEVEL 2 16,215 SFTOTAL GSF 78,163 SF THE NEED Support efficient operations through optimized workflows and flexible spaces that can adapt to future staffing, service, and technology needs. THE SOLUTION The design will improve operational efficiency by aligning spaces with how staff work today while remaining flexible enough to meet the community’s evolving needs for decades to come. Investing in a flexible, durable facility ensures the City can continue providing high-quality services while maximizing the long-term value of every taxpayer dollar. 695 168 SFPUBLIC WORKS DIR.120 SFDEVEL. SUPER.120 SFDISTR. LEAD120 SFDIR. SUPER.178 SF COMMUNITY DEVELOPMENT DIR. 120 SFUTILITIES SUPER.120 SF PARKS AND REC. MGR 120 SFCITY PLANNER 120 SF CONSTRUCTION SERVICE MGR. 294 SF PUBLIC MEETING ROOM 244 SF PARKS AND REC STOR. 187 SFMEDIA STOR. 72 SFWELLNESS 57 SFPHONE 500 SFBREAK 51 SFSTOR. 14 3 S F BU I L D I N G S T O R A G E 151 SFVESTIBULE 1473 SFLOBBY RRRR RR RR 112 SFSTORAGE 5090 SFOPEN OFFICE ROOF AREA ROOF AREA 94 SFADMIN. MANAGER 112 SFDEPUTY CHIEF 157 SFDEPUTY DIRECTOR 191 SF PUBLIC SAFETY DIRECTOR 144 SFLT INVEST.144 SFLT. PATROL100 SFCRIME ANALYST100 SF SPECIAL INVESTIGATION120 SFDET.143 SFDET. SGT. 101 SF VISITING INVESTIGATION 101 SF SPECIAL INVESTIGATIONS 113 SF INVESTIGATIONS TEAM COLLAB. 100 SFINVEST. STOR. 120 SFDIGITAL EVIDENCE 153 SF DRONE CONTROL ROOM 128 SFMAIL/ COPY 102 SFDET. 102 SFDET. 100 SF OUTREACH STORAGE 100 SFSOCIAL WORKER 115 SFPD DATA 3173 SFRECORDS186 SF OUTREACH STORAGE 373 SFMAJOR CASES 512 SFBREAK ROOM 114 SFARCHIVE SUPPLIES 94 SFMOTHERS ROOM 121 SFINTERVIEW 257 SFLOBBY 52 SFRR 94 SFINTERVIEW 149 SFWAITING ROOM 227 SFSTAIR 52 SFELEC. 259 SFCONFERENCE 249 SF MED. CONFERENCE ROOM88 SFMAIL 55 SFELEV. 62 SFRR59 SFRR 441 SFUTILITIES ROLL CALL 75 SFRR 43 SFVEST. 86 SFSTORAGE Department LegendCIRCULATIONCITY HALLPOLICEPUBLIC ArchitectureInterior DesignLandscape ArchitectureEngineering222 North Second StreetLong & Kees Bldg Suite 101Minneapolis, MN 55401612.339.3752www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION PLAN NORTH Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a ll / 2 7 4 7 . 0 2 C o r c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 7/ 2 1 / 2 0 2 6 4 : 3 8 : 5 7 P M Author Checker 2747-02 2 LEVEL 1 CORCORAN POLICE & CITY HALL 2 1/16" = 1'-0" 1 LEVEL 1 -PRESENTATION FLOOR PLAN ISSUE # DATE DESCRIPTION *GSF AREA BY LEVELLevelAreaLOWER LEVEL 40,968 SFLEVEL 1 20,980 SFLEVEL 2 16,215 SFTOTAL GSF 78,163 SF THE NEED Enhance staff health, wellness, safety, and security while maintaining appropriate public access. THE SOLUTION Provide a safe, healthy, and secure work environment that supports employee well-being while balancing the City’s commitment to accessible public services. The new facility will incorporate modern safety and security measures that protect staff, visitors, and sensitive operations while creating welcoming public areas that are easy to navigate. Thoughtful design will promote employee well-being through healthy indoor environments, natural light, and ergonomic workspaces, while enhancing safety with secure circulation, controlled access, and clear separation of public and staff areas. FLOOR PLAN | LEVEL 1 696 OPEN TO BELOW CA-WS STAIR 140 SFIT MANAGER184 SFFINANCE DIRECTOR 249 SFCITY ADMIN.168 SFAST. CITY ADMIN. 137 SF HR DIRECTOR MANAGER 200 SFHR INTERVIEW 146 SFSERVER 95 SFHR FILES 121 SFIT WORK RM. CITY ADMIN. COLLAB 408 SF MEDIUM CONFERENCE ROOM CO P Y 66 SFELEC. ROOF AREA RO O F A R E A ROOF AREA OPEN TO BELOW 1386 SF TRAINING EOC ROOM 55 SFELEV 272 SF ELECTIONS STORAGE 240 SFEOC STORAGE 232 SFMENS RESTROOM 3 244 SF WOMANS RESTROOM 3 249 SFBROADCAST 80 SFJAN 1575 SFCOMMUNITY ROOM 38 SFCOAT 27 SFELEC. 12 1 S F TA B L E S T O R A G E 36 SFSTORAGE 12 1 S F TA B L E S T O R A G E 1682 SFCOUNCIL CHAMBER 2097 SFCORRIDOR 471 SFOPEN OFFICE 80 SFSTORAGE 225 SFSTAIRS 58 SFAV 111 SFKITCHENETTE ROOF AREA Department LegendCIRCULATIONCITY HALLPUBLIC ArchitectureInterior DesignLandscape ArchitectureEngineering222 North Second StreetLong & Kees Bldg Suite 101Minneapolis, MN 55401612.339.3752www.bkvgroup.com © 2026 BKV Group SHEET NUMBER SHEET TITLE DRAWN BY CHECKED BY COMMISSION NUMBER PROJECT TITLE CONSULTANTS N O T F O R C O N S T R U C T I O N CERTIFICATION PLAN NORTH TRUE NORTH Au t o d e s k D o c s : / / 2 7 4 7 . 0 2 C o r c o r a n P o l i c e a n d C i t y H a ll / 2 7 4 7 . 0 2 C o r c o r a n _ P & C H _ A & I _ 2 0 2 5 . r v t 7/ 2 1 / 2 0 2 6 4 : 3 9 : 0 0 P M Author Checker 2747-02 3 LEVEL 2 CORCORAN POLICE & CITY HALL 3 1/16" = 1'-0" 1 LEVEL 2 -PRESENTATION FLOOR PLAN ISSUE # DATE DESCRIPTION *GSF AREA BY LEVELLevelAreaLOWER LEVEL 40,968 SFLEVEL 1 20,980 SFLEVEL 2 16,215 SFTOTAL GSF 78,163 SF THE NEED Improve the public experience through clear access and welcoming civic spaces that reflect community values, providing public gathering areas, and site amenities. THE SOLUTION Creating a civic campus that is inviting, accessible, and representative of the community it serves. The new City Hall and Police Station swill provide convenient public access, and spaces that make interactions with City government straightforward and comfortable. Public meeting rooms, gathering spaces, and outdoor amenities can support civic engagement, community events, and everyday use beyond traditional business hours. The site’s design will reflect the City’s identity and values while incorporating landscaping, accessibility, parking, pedestrian connections, and other amenities that enhance the overall visitor experience. FLOOR PLAN | LEVEL 2 697 SURVEY RESULTS Would you support the City building a new City Hall and Police Department facility?Would you support the City building a new City Hall and Police Department facility? 56% 24%20% 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% Yes No Not sure 56% YES 24% NO 20% NOT SURE 698 RENDERINGS | DESIGN VISION 699 RENDERINGS | DESIGN VISION 700 Corcoran Economic Development Strategy City Council Workshop Session May 14, 2026 701 1. Highlight Key Findings To Date (Growth, Valuation, Budget) 2. Fiscal Impact Assessment (Preliminary Findings) 3. Competitive Position (Strengths, Weaknesses, Challenges) 4. Key Development Nodes (Strategic Actions) 5. Preparing for the Next Wave (2050 Land Use/MUSA Extension) 6. Input and Discussion Agenda 702 1. Consumers prioritizing experiences, community environment and livability (Residential development demonstrates this). 2. Businesses taking a broader view when evaluating where to invest and grow. Paying attention to housing availability, quality of life and amenities. (Corcoran can promote this). 3. Managing growth thoughtfully must be a priority. Infrastructure, transportation and commercial development must continue to evolve alongside residential development while preserving the quality of life that residents value. 4. Public-Private Partnership (tools in the tool box); how can Corcoran avail itself of third-party resources to assist in attracting specific types of development (county, region, state) Economic Development – Midwest Community Strategies 703 Corcoran’s Growth Trajectory 15.0% 89.2% 28.2%30.7% 11.0%6.8%5.5%7.2% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% 2010-2020 2020-2030 2030-2040 2040-2050 Rate of Population Growth Corcoran vs Metro Area Corcoran Metro Area 16.4% 93.2% 28.6%31.5% 10.9%9.6%7.2%7.5% 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0% 2010-2020 2020-2030 2030-2040 2040-2050 Rate of Household Growth Corcoran vs Metro Area Corcoran Metro Area 704 1. Median Home Price (MLS) - $634,000 (2026) 2. Land/Acre (Estimates) a.Residential - $50,000-$100,000/acre b.Non-Residential - $200,000/acre Sector Valuations (Residential, Commercial, Industrial) 705 1.The ability to retain and attract community investment including desired types is highly competitive and directly related to service levels and city infrastructure 2.Diversifying development to include commercial, institutional and industrial provides significant advantages in several ways. a.Greater proximity to jobs, services, resources b.Diversification of the tax base to moderate tax impacts and reduce growth in operating costs. c.Mitigates risk from legislative changes in tax policy and market impacts 3.Cities that do not invest in or defer maintaining or increasing service levels required for growth will be less competitive a. Investors/developers are increasingly focused on placing investment in communities that have a demonstrated capacity to provide quality services and infrastructure. b. Non-residential development frequently identifies development target areas based on population characteristics (income, education level, jobs skills, age). Cororan can promote this based on its geographic location. c. Infrastructure including streets, water, sewer, storm water control that is in place or staged for construction reduces risk to development and long-term additional costs. Budget Considerations 706 1.Residential Development pays a lower tax rate, especially for single- family, but service usage is higher than for non-residential development 2.Calculations a. Cost of Community Services (COCS) (Residential/Non-Residential) b. Per Capita Multiplier (Residential only) c. Examples 3.Can become part of the annual Budgeting Process 4.Can guide Land Use Planning and Economic Development Strategies Fiscal Impact Analysis – Preliminary Findings 707 1. Land Available for Development but constrained by large amount of agricultural land that is not within the MUSA 2. High Quality of Life 3. Need for Redevelopment/Focused Development at Key Development Nodes (Strategic Actions) 4. Adding rooftops but new retail development is currently focused on adjacent cities (how to increase awareness) Competitive Position – Northwest Metro 708 1. Review and analyze options for redevelopment, rezoning and/or re-guiding of some properties. 2. What are the best options for redevelopment/development and how to accomplish? 3. What uses can be attracted to particular nodes that do not need direct major arterial access? Would those uses be complimentary with existing uses or in conflict? 4. What land parcels are currently ripe for development and how to promote those. Key Development Nodes – Strategic Actions 709 1. Current focus will be on land within the MUSA and strategic use of current resources 2. Thoughtful development and expansion of resources to diversify and grow responsibly (greater focus on non- residential development and how to attract in the short-term) Preparing for the Next Wave – 2050 Land Use 710 STAFF REPORT Agenda Item: 10.a Council Meeting: August 27, 2026 Prepared By: Matt Gsellmeier, Finance Director, Topic: Preliminary Budget Discussion Action Required: Discussion Summary Council session scheduled for August 27 is intended for budget discussion to prepare Council for the September 10 or September 24 Council Meeting where Council needs to establish the not-to exceed levy limit. Based on projected increases to 2027 estimated market values, Corcoran's tax capacity is projected to increase by $3,280,826 from $24,262,267 in 2026 to $27,543,093 for 2027. Financial/Budget Council preparation to establish the 2027 not-to-exceed levy limit at September 10 or September 24, 2026 Council Meeting. Recommendation Recommend Council discuss the DRAFT General Levy Budget in preparation to establish the 2027 not- to-exceed levy limit at September 10 or September 24, 2026 Council Meeting. Council Action Review and discuss preliminary 2027 Budget information. Attachments 1. 2027 Budget -Memo_for_Preliminary_Budget_Workshop.docx 2. 2027 Preliminary Budget Detail.pdf 3. Long Term Financial_Projected Debt Service Levy Requirements.pdf 4. Corcoran 2026 Assessment Report - Net Tax Capacity.pdf 711 www.corcoranmn.gov Administrative Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-2288 Police Department Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-8966 Public Works Offices 9100 County Road 19 Corcoran, MN 55357 Phone: 763-420-2652 Management and staff have met several times to prepare a preliminary estimate of the cost to deliver General Fund programs and services in 2027. This memo will highlight some of the major changes anticipated in next year’s budget. The General Fund revenue and expenditure budget is projected at $13,644,137, reflecting a 9.8% increase from 2026. To meet the expected demand for services, a property tax levy of $10,428,386 will be required. This would result in a 15.73% increase from the 2026 levy. The preliminary budget and property tax levy must be adopted, and the levy certified to Hennepin County no later than Septemb er 30, 2026. In addition, the City Council must select a day and time for public input on the 2027 budget. This public input meeting must be held after November 25, and before December 30. At the meeting, the Council must provide an opportunity to take public comment on the 2027 budget. The public input meeting is scheduled for December 10, 2026. After, the Council will have an opportunity to adopt the final budget and levy. The final levy must be certified to Hennepin County no later than December 30, 2026. The following summary provides key changes for the 2027 budget, as prepared by Management and staff. Key Department Changes – Revenue: $13,644,137 Budget in 2027 Non-Departmental (Department 00000): $13,644,137 Budget in 2027, $1,218,167 Increase over 2026 General Property Taxes are budgeted at a $1,417,149 increase to support the department expenses listed below. Toward Zero Death grants are budgeted $149,000 lower in 2027 driven by changes in the grant process. Other revenues are $49,982 lower in 2027, primarily driven by State Grants and Aid (supports the Northwest trail), and refining the budget based on recent history. Key Department Changes – Expense: $13,644,137 Budget in 2027 Administration (Department 41400): $629,396 Budget in 2027, $29,785 Increase over 2026 Labor costs are $29,355 higher in 2027, driven by COLA increases (3%), and step increases. Employee paid medical insurance is slightly lower driven by employee medical selections. Workers’ compensation insurance is $4,480 higher in 2027. For the 2027 budget, management decided to use a 3-year department average instead of a flat assumption per position. Software is $4,450 higher in 2027 to pay the Municode annual maintenance fee, and for Laserfiche. Dues and Memberships are $8,500 lower in 2027. $11k League of Minnesota Cities membership budget moved to central services (100-41900-50433). Some offsetting increases are based on historical spending. 712 www.corcoranmn.gov Administrative Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-2288 Police Department Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-8966 Public Works Offices 9100 County Road 19 Corcoran, MN 55357 Phone: 763-420-2652 Building Inspection (Department 42400): $1,033,769 Budget in 2027, $23,276 Increase over 2026 Labor costs are $21,230 higher in 2027, driven by COLA increases (3%), step increases, and medical cost increases. Software costs are $2,955 higher in 2027, primarily to support ArcGIS, JotForm, Municode, and Laserfiche software. Municode and Laserfiche were previously tracked under Central Services and are now being partially allocated to the building inspection department. Vehicle repairs and maintenance are $2,500 higher in 2027 and were previously tracked outside this department (primarily public works department). Other variances account for a $945 increase in 2027, primarily for uniforms and operating supplies. Workers’ compensation insurance is $4,354 lower in 2027. For the 2027 budget, management decided to use a 3-year department average instead of a flat assumption per position. Central Services (Department 41900): $600,500 Budget in 2027, $48,800 Increase over 2026 Insurance costs are $75,000 higher in 2027 to incorporate rising insurance rates, and account for recently acquired autos and property (e.g., Heritage Park). Dues and memberships are $12,000 lower in 2027. There is a decrease of $23,000 for the Elm Creek watershed fee moving to Engineering (100-43170-50433), which is partially offset by a $11,000 increase for the League of Minnesota Cities membership, which is moving here from Administration (100-41400-50433). Several other accounts total a $14,200 decrease in the 2027 budget, and are for supplies, repairs and maintenance, and credit card fees. City Administrator (Department 41320): $280,591 Budget in 2027, $21,592 Increase over 2026 Labor costs are $20,339 higher in 2027, driven by COLA increases (3%), step increases, and employee paid medical insurance. Other variances total a $1,253 increase driven by dues and memberships. Communication (Department 41130): $162,223 Budget in 2027, $11,121 Increase over 2026 Labor costs are $12,788 higher, driven by COLA increases (3%), step increases, and employee paid medical insurance. Software costs are budgeted at $6,000 higher in 2027 to pay for remediation accessibility document software. Small variances total a $2,833 budget increase and pay for newsletter postage and training materials. Other communication is $10,500 lower in 2027. The 2026 budget was higher to pay for planned website upgrades. Elections (Department 41410): $25,150 Budget in 2027, $24,150 Decrease from 2026 Management anticipates lower election costs in 2027 compared with 2026 but does anticipate some costs for a potential special election. Costs are primarily for seasonal employees. 713 www.corcoranmn.gov Administrative Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-2288 Police Department Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-8966 Public Works Offices 9100 County Road 19 Corcoran, MN 55357 Phone: 763-420-2652 Engineering (Department 43170): $605,124 Budget in 2027, $228,054 Increase over 2026 Labor costs are $193,889 higher in 2027 driven by a placeholder for a new Assistant City Engineer anticipated in the Public Works re-organization study ($178,439 including benefits). Other increases are for COLA (3%), step increases, and increasing medical insurance costs. Professional Services is $20,000 higher in 2027 as a result of the local surface water management plan. Dues and Memberships are $23,495 higher in 2027 and includes the elm creek watershed fee, which was previously budgeted in central services. Several other accounts result in a $9,330 decrease and include workers compensation insurance (methodology change in 2027), and watershed LGU (budgeting lower based on recent trends). Finance (Department 41500): $575,667 Budget in 2027, $165,230 Increase over 2026 Labor costs are $209,209 higher in 2027 and include a new Accounting Clerk to support payroll and accounts receivable (103,296 including benefits). The new Finance Director is also budgeted for a full year in 2027 vs. half year in 2026 ($84,978). Other increases include a promotion for our Accountant to add escrow support ($5,732), as well as increases for COLA (3%), step movement, and medical costs ($15,202). Professional Services is $43,000 lower in 2027 and reflects a decrease in audit and escrow support from ABDO. Other small adjustments in Property taxes and workers compensation reduce the YoY budget by $979. Fire (Department 42200): $919,905 Budget in 2027, $123,637 Increase over 2026 Contracted fire services with Rogers, Loretto, and Hanover are expected to increase by approximately $143,732 Highways, Streets, and Roadways (Department 43100): $1,517,239 Budget in 2027, $54,133 Increase over 2026 Ice and snow removal supplies are $25,000 higher in 2027 to account for increased costs for the delivery of brine, edges, and grit, as well as increased material costs. Motor Fuels and Operating Supplies are $10,000 higher in 2027 due to rising inflationary costs of fuel and supplies. Workers’ compensation insurance is $9,063 higher in 2027. For the 2027 bud get, management decided to use a 3-year department average instead of a flat assumption per position. Miscellaneous expenses are $8,000 higher in 2027 to pay for garbage and recycling costs at Clean-Up Day, which were moved here from the Recycling Department. Other small adjustments total a $2,070 increase driven by utility services and repair and maintenance. 714 www.corcoranmn.gov Administrative Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-2288 Police Department Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-8966 Public Works Offices 9100 County Road 19 Corcoran, MN 55357 Phone: 763-420-2652 Information Technology (Department 41920): $322,902 Budget in 2027, $109,103 Decrease from 2026 Repairs and Maintenance supplies are $60,000 lower in 2027 as management projects lower IT repair costs. Professional services are $50,000 lower in 2027 as our CIT managed services contract is lower given in-house IT support from our IT technician, and lower demand for outside services. Other small adjustments in software, training supplies, operating supplies, and workers compensation have a net increase of $6,188 in 2027. Labor costs are $5,291 lower in 2027 driven by an employee’s actual medical plan selection vs. the assumed medical plan (family plan) used in 2026. Parks (Department 45200): $680,539 Budget in 2027, $21,757 Increase over 2026 Repairs and maintenance are $12,500 higher in 2027 to account for cleaning services at the new Heritage Park facility. Water and sewer costs are $9,500 higher in 2027 and include irrigation costs at the new Heritage Park facility. Labor costs are $5,967 higher in 2027. While COLA (3%) and step increases are planned, there are some offsetting savings due to employees changing to less expensive medical plans. Workers’ compensation insurance is $6,210 lower in 2027. For the 2027 budget, management decided t o use a 3-year department average instead of a flat assumption per position. Police (Department 42100): $3,900,651 Budget in 2027, $284,417 Increase over 2026 Labor costs are $425,058 higher in the 2027 budget. This includes budget for a Police Officer and part-time Community Service Officer which were hired in 2026, but not funded until 2027 ($173,841 for both, including benefits). COLA (3%) and step increases are driving a $109,225 budget increase in 2027. Longevity and education pay is also new for t he 2027 budget, and amounts to $91,820. Increasing medical costs are driving an increase of $50,172 (excluding new staff). Motor fuels are budgeted at $20,000 higher in 2027 to account for increasing fuel costs/inflation. Radio units are budgeted $6,000 higher in 2027 to help support additional squad cars and anticipation of a 5% cost increase from the county. Grant disbursements are budgeted $149,000 lower in 2027 driven by changes in the TZD grant process. Revenues are also decreasing, resulting in a $0 overall impact on the budget. Workers’ compensation insurance is $19,891 lower in 2027. For the 2027 budget, management decided to use a 3 -year department average instead of a flat assumption per position. Other variances net to a $750 budget increase in 2027. 715 www.corcoranmn.gov Administrative Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-2288 Police Department Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-8966 Public Works Offices 9100 County Road 19 Corcoran, MN 55357 Phone: 763-420-2652 Police Administration (Department 42102): $294,756 Budget in 2027, $5,531 Increase over 2026 Labor costs are $12,268 higher in 2027 and include step/COLA increases, and medical cost increases. Workers’ compensation insurance is $6,385 lower in 2027. For the 2027 budget, management decided to use a 3 -year department average instead of a flat assumption per position. Paved Streets (Department 43121): $616,635 Budget in 2027, $241,635 Increase over 2026 Management anticipates some cost increases and plans to continue paving streets in 2027. Planning and Zoning (Department 41910): $473,676 Budget in 2027, $43,545 Increase over 2026 Labor costs are $29,429 higher in the 2027 budget, driven by COLA increases (3%), step increases, and medical cost increases. Professional services are $8,000 higher and accounts for inflationary cost increases related to Landform planning, and contingency costs for unforeseen projects and support while the department director is out on maternity leave. Software is $3,205 higher than 2026 and includes Laserfiche which was previously tracked under Central Services. Remaining increases total $2,911 and include repairs and maintenance on the code enforcement vehicle. Recycling (Department 43201): $26,000 Budget in 2027, $5,000 Increase over 2026 Professional Services is $11,000 higher in 2027 and includes organics costs that were not included in previous years. Operating supplies is $6,000 lower in 2027 and moved to the Engineering department. Recreation (Department 45100): $307,694 Budget in 2027, $18,907 Increase over 2026 Labor costs are $20,033 higher in 2027, driven by COLA increases (3%), step increases, and employee paid medical insurance. Workers’ compensation insurance is $6,306 lower in 2027. For the 2027 budget, management decided to use a 3-year department average instead of a flat assumption per position. Other costs result in a $5,180 increase in 2027, driven by new supplies for the park building and repair and maintenance associated with the recreation gator, which was transferred from the Police department. Unpaved Streets (Department 43122): $565,000 Budget in 2027, $25,000 Increase over 2026 Management has experienced an increase in the materials necessary for maintenance of existing city streets (such as gravel and other materials) and has increased the budget for materials by $15,000. Gravel hauling and dust control expenses are expected to increase by $10,000 next year. 716 www.corcoranmn.gov Administrative Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-2288 Police Department Offices 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-8966 Public Works Offices 9100 County Road 19 Corcoran, MN 55357 Phone: 763-420-2652 Overall expenditures are budgeted to increase $1,218,167 or 9.80% over the 2026 budget. COMPARISON - DEPARTMENTAL TOTALS 2026 2027 $ CHANGE % CHANGE CITY COUNCIL $ 28,320 $ 28,320 $ 0 0% COMMUNICATION 151,102 162,223 11,121 7.36% CITY ADMINISTRATOR 258,999 280,591 21,592 8.34% ADMINISTRATION 599,611 629,396 29,785 4.97% ELECTIONS 49,300 25,150 -24,150 -48.99% FINANCE 410,437 575,667 165,230 40.26% LEGAL 60,000 60,000 0 0.00% CENTRAL SERVICES 551,700 600,500 48,800 8.85% PLANNING & ZONING 430,131 473,676 43,545 10.12% INFORMATION TECHNOLOGY 432,005 322,902 -109,103 -25.25% POLICE 3,616,234 3,900,651 284,417 7.87% POLICE ADMINISTRATION 289,225 294,756 5,531 1.91% EMERGENCY MANAGEMENT 18,400 18,400 0 0.00% FIRE 796,268 919,905 123,637 15.53% BUILDING INSPECTION 1,010,493 1,033,769 23,276 2.30% HIGHWAYS, STREETS & ROADWAYS 1,463,106 1,517,239 54,133 3.70% PAVED STREETS 375,000 616.635 241,635 64.44% UNPAVED STREETS 540,000 565,000 25,000 4.63% ENGINEERING 377,070 605,124 228,054 60.48% RECYCLING 21,000 26,000 5,000 23.81% RECREATION 288,787 307,694 18,907 6.55% PARKS 658,782 680,539 21,757 3.30% TOTAL EXPENDITURES $ 12,425,970 $ 13,644,137 $ 1,218,167 9.80% 717 Department Description GL NUMBER Account Description 2025 BUDGET 2025 ACTUAL 2026 BUDGET 2027 DRAFT BUDGET DEFAULT DEPARTMENT 100-00000-31000 GENERAL PROPERTY TAXES 7,974,335 7,853,888 9,011,237 10,428,386 DEFAULT DEPARTMENT 100-00000-32100 BUSINESS LICENSE & PERMITS 10,000 11,420 8,000 10,000 DEFAULT DEPARTMENT 100-00000-32110 ALCOHOL/TOBACCO LICENSES 15,750 17,725 17,500 17,500 DEFAULT DEPARTMENT 100-00000-32210 BUILDING PERMITS 1,000,000 1,006,362 980,000 980,000 DEFAULT DEPARTMENT 100-00000-32220 GAS INSTALLATION PERMITS 13,300 16,350 13,300 13,300 DEFAULT DEPARTMENT 100-00000-32230 PLUMBING CONNECTION PERMITS 40,000 62,325 55,000 55,000 DEFAULT DEPARTMENT 100-00000-32260 SIGN PERMITS 750 1,565 1,000 1,000 DEFAULT DEPARTMENT 100-00000-32270 MECHANICAL PERMITS 55,000 83,400 75,000 75,000 DEFAULT DEPARTMENT 100-00000-32290 WETLAND PERMIT FEES 3,000 1,000 5,000 3,500 DEFAULT DEPARTMENT 100-00000-33400 STATE GRANTS AND AIDS 29,631 51,596 100,000 50,000 DEFAULT DEPARTMENT 100-00000-33416 POLICE TRAINING REIMBURSEMENT 13,500 13,078 12,100 14,500 DEFAULT DEPARTMENT 100-00000-33418 MUN STATE AID STREETS - MAINT 200,000 222,602 265,000 265,000 DEFAULT DEPARTMENT 100-00000-33423 POLICE STATE AID 120,000 160,528 231,883 180,000 DEFAULT DEPARTMENT 100-00000-33426 AGRICULTURAL MARKET VALUE CREDIT 30,000 22,316 22,000 22,000 DEFAULT DEPARTMENT 100-00000-33615 COUNTY RECYCLING GRANT 14,000 17,953 16,000 16,500 DEFAULT DEPARTMENT 100-00000-33640 TOWARD ZERO DEATH GRANT 181,000 174,594 181,000 32,000 DEFAULT DEPARTMENT 100-00000-34100 CHARGES FOR SERVICES 500 2,406 500 500 DEFAULT DEPARTMENT 100-00000-34103 ZONING & SUBDIVISION FEES 55,000 65,285 65,000 65,000 DEFAULT DEPARTMENT 100-00000-34104 BUILDING PERMIT PLAN CHECK FEE 265,000 572,938 500,000 500,000 DEFAULT DEPARTMENT 100-00000-34105 COPIES/MAPS 2,000 535 500 1,000 DEFAULT DEPARTMENT 100-00000-34107 ASSESSMENT SEARCHES - 25 - - DEFAULT DEPARTMENT 100-00000-34109 OTHER BUILDING RELATED FEES 74,000 87,586 75,000 75,000 DEFAULT DEPARTMENT 100-00000-34110 CITY PLANNER REVIEW FEE 50,000 41,722 50,000 44,500 DEFAULT DEPARTMENT 100-00000-34200 PUBLIC SAFETY PERMITS 4,000 5,090 4,000 4,500 DEFAULT DEPARTMENT 100-00000-34201 SPECIAL POLICE SERVICES 12,000 26,813 21,000 18,500 DEFAULT DEPARTMENT 100-00000-34203 POLICE REPORTS 500 649 500 500 DEFAULT DEPARTMENT 100-00000-34300 PUBLIC WORKS PERMITS AND FEES 17,000 20,500 17,000 17,000 DEFAULT DEPARTMENT 100-00000-34301 DUST CONTROL - 17,821 - - DEFAULT DEPARTMENT 100-00000-34310 PUBLIC WORKS REVIEW FEE 88,200 25,038 30,000 30,000 DEFAULT DEPARTMENT 100-00000-34400 RECYCLING 3,000 61,453 3,000 3,000 DEFAULT DEPARTMENT 100-00000-34403 REFUSE COLLECTION CHARGES 5,800 5,708 5,700 5,700 DEFAULT DEPARTMENT 100-00000-34700 PARK RENTAL 1,500 3,219 1,500 4,000 DEFAULT DEPARTMENT 100-00000-34790 RECREATION PROGRAMMING 45,000 9,860 15,000 30,000 DEFAULT DEPARTMENT 100-00000-35100 FINES 30,000 28,759 25,000 29,500 DEFAULT DEPARTMENT 100-00000-36200 MISCELLANEOUS REVENUES 5,000 6,156 5,000 5,000 DEFAULT DEPARTMENT 100-00000-36210 INTEREST EARNINGS 25,000 73,225 45,000 75,000 DEFAULT DEPARTMENT 100-00000-36230 DONATIONS 1,250 1,505 1,250 1,250 DEFAULT DEPARTMENT 100-00000-36400 REFUNDS/REIMBURSEMENTS 5,000 77,504 2,000 4,500 DEFAULT DEPARTMENT 100-00000-38050 CABLE FRANCHISE FEE 65,000 - 65,000 66,000 DEFAULT DEPARTMENT 100-00000-39101 SALE OF ASSETS - 700 - - DEFAULT DEPARTMENT 100-00000-39203 TRANSFER FROM OTHER FUND 500,000 - 500,000 500,000 DEFAULT DEPARTMENT 100-00000-33620 OTHER COUNTY GRANTS AND AIDS 10,000 DEFAULT DEPARTMENT 100-00000-34303 ICE & SNOW REMOVAL 6,000 DEFAULT DEPARTMENT Total 10,971,016 10,851,199 12,425,970 13,644,137 TOTAL ESTIMATED REVENUES 10,971,016 10,851,199 12,425,970 13,644,137 CITY COUNCIL 100-41110-50101 FULL-TIME EMPLOYEES - REGULAR 19,630 15,600 19,260 19,260 CITY COUNCIL 100-41110-50122 FICA 1,200 967 1,195 1,195 CITY COUNCIL 100-41110-50126 MEDICARE 200 226 280 280 CITY COUNCIL 100-41110-50127 MN PAID LEAVE - - 85 85 CITY COUNCIL 100-41110-50201 POSTAGE/SHIPPING - - - - CITY COUNCIL 100-41110-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 5,000 5,622 5,500 5,500 CITY COUNCIL 100-41110-50210 OPERATING SUPPLIES 1,000 372 2,000 1,910 CITY COUNCIL 100-41110-50308 SOFTWARE - - - - CITY COUNCIL 100-41110-50365 WORKER'S COMPENSATION INSURANCE 105 90 - 90 CITY COUNCIL Total 27,135 22,877 28,320 28,320 COMMUNICATION 100-41130-50101 FULL-TIME EMPLOYEES - REGULAR - - 89,448 98,717 COMMUNICATION 100-41130-50121 PERA - - 6,709 7,404 COMMUNICATION 100-41130-50122 FICA - - 5,546 6,120 COMMUNICATION 100-41130-50126 MEDICARE - - 1,297 1,431 COMMUNICATION 100-41130-50127 MN PAID LEAVE - - 394 434 COMMUNICATION 100-41130-50130 EMPLOYER PAID INSURANCE - - 17,341 19,416 COMMUNICATION 100-41130-50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - 1,000 2,000 COMMUNICATION 100-41130-50300 PROFESSIONAL SERVICES - - 10,000 11,000 COMMUNICATION 100-41130-50307 PERSONNEL ADMINISTRATION - - 1,500 1,500 COMMUNICATION 100-41130-50308 SOFTWARE - - - 6,000 COMMUNICATION 100-41130-50322 POSTAGE - - 4,000 5,000 COMMUNICATION 100-41130-50325 OTHER COMMUNICATION - - 13,500 3,000 COMMUNICATION 100-41130-50365 WORKER'S COMPENSATION INSURANCE - - 367 200 COMMUNICATION Total - - 151,102 162,223 CITY ADMINISTRATOR 100-41320-50101 FULL-TIME EMPLOYEES - REGULAR 165,864 175,002 187,524 208,317 CITY ADMINISTRATOR 100-41320-50121 PERA 12,440 13,124 14,065 15,084 CITY ADMINISTRATOR 100-41320-50122 FICA 10,284 9,951 11,627 9,114 CITY ADMINISTRATOR 100-41320-50126 MEDICARE 2,405 2,225 2,720 2,917 CITY ADMINISTRATOR 100-41320-50127 MN PAID LEAVE - - 826 885 CITY ADMINISTRATOR 100-41320-50130 EMPLOYER PAID INSURANCE 23,801 42,433 27,668 28,452 CITY ADMINISTRATOR 100-41320-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 5,000 2,268 5,000 5,000 CITY ADMINISTRATOR 100-41320-50210 OPERATING SUPPLIES - 79 200 200 CITY ADMINISTRATOR 100-41320-50307 PERSONNEL ADMINISTRATION 1,500 1,500 1,500 1,500 CITY ADMINISTRATOR 100-41320-50321 TELEPHONE 600 39 600 600 CITY ADMINISTRATOR 100-41320-50331 TRAVEL EXPENSE 5,000 838 5,000 5,000 CITY ADMINISTRATOR 100-41320-50365 WORKER'S COMPENSATION INSURANCE 1,309 - 769 522 CITY ADMINISTRATOR 100-41320-50433 DUES AND MEMBERSHIPS 1,500 2,692 1,500 3,000 CITY ADMINISTRATOR Total 229,703 250,151 258,999 280,591 2027 Preliminary Budget - Fund 100 Page 1 of 5 Dr a f t B u d g e t 718 Department Description GL NUMBER Account Description 2025 BUDGET 2025 ACTUAL 2026 BUDGET 2027 DRAFT BUDGET ADMINISTRATION 100-41400-50101 FULL-TIME EMPLOYEES - REGULAR 453,779 437,377 405,483 434,729 ADMINISTRATION 100-41400-50102 FULL-TIME EMPLOYEES - OVERTIME 5,000 307 2,500 2,000 ADMINISTRATION 100-41400-50121 PERA 34,034 32,844 30,600 32,605 ADMINISTRATION 100-41400-50122 FICA 28,135 26,333 25,295 26,953 ADMINISTRATION 100-41400-50126 MEDICARE 6,580 5,823 5,917 6,304 ADMINISTRATION 100-41400-50127 MN PAID LEAVE - - 1,785 1,913 ADMINISTRATION 100-41400-50130 EMPLOYER PAID INSURANCE 91,287 74,066 88,768 85,200 ADMINISTRATION 100-41400-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 12,000 8,950 11,000 11,000 ADMINISTRATION 100-41400-50210 OPERATING SUPPLIES - 363 2,500 2,000 ADMINISTRATION 100-41400-50307 PERSONNEL ADMINISTRATION 7,500 7,500 6,000 6,000 ADMINISTRATION 100-41400-50308 SOFTWARE - - - 4,450 ADMINISTRATION 100-41400-50321 TELEPHONE 600 39 600 600 ADMINISTRATION 100-41400-50331 TRAVEL EXPENSE 1,000 802 5,000 3,000 ADMINISTRATION 100-41400-50365 WORKER'S COMPENSATION INSURANCE 2,090 7,709 1,663 6,143 ADMINISTRATION 100-41400-50403 REPAIR AND MAINTENANCE - VEHICLE - - - 2,500 ADMINISTRATION 100-41400-50433 DUES AND MEMBERSHIPS 1,500 1,470 12,500 4,000 ADMINISTRATION Total 643,505 603,582 599,611 629,396 ELECTIONS 100-41410-50102 FULL-TIME EMPLOYEES - OVERTIME - - 1,000 1,000 ELECTIONS 100-41410-50114 TEMPORARY/SEASONAL EMPLOYEES - - 40,000 20,000 ELECTIONS 100-41410-50210 OPERATING SUPPLIES 2,000 928 6,000 3,000 ELECTIONS 100-41410-50331 TRAVEL EXPENSE - - 300 150 ELECTIONS 100-41410-50430 MISCELLANEOUS EXPENSE - 0 2,000 1,000 ELECTIONS Total 2,000 928 49,300 25,150 FINANCE 100-41500-50101 FULL-TIME EMPLOYEES - REGULAR 74,267 77,639 158,836 322,055 FINANCE 100-41500-50102 FULL-TIME EMPLOYEES - OVERTIME 1,500 1,204 1,500 - FINANCE 100-41500-50111 PART-TIME EMPLOYEES - REGULAR - 19,394 30,990 33,090 FINANCE 100-41500-50121 PERA 5,570 7,352 14,350 26,636 FINANCE 100-41500-50122 FICA 4,605 6,189 11,863 21,761 FINANCE 100-41500-50126 MEDICARE 1,077 1,377 2,775 5,150 FINANCE 100-41500-50127 MN PAID LEAVE - - 699 1,563 FINANCE 100-41500-50130 EMPLOYER PAID INSURANCE 19,559 15,385 29,245 47,712 FINANCE 100-41500-50140 UNEMPLOYMENT COMPENSATION - 12,807 - - FINANCE 100-41500-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 2,000 1,501 5,000 5,000 FINANCE 100-41500-50300 PROFESSIONAL SERVICES 208,000 254,464 150,000 107,000 FINANCE 100-41500-50301 PROFESSIONAL SERVICES - ACCOUNTING - 108,424 - - FINANCE 100-41500-50307 PERSONNEL ADMINISTRATION 1,500 1,500 3,000 4,500 FINANCE 100-41500-50331 TRAVEL EXPENSE 300 221 500 500 FINANCE 100-41500-50365 WORKER'S COMPENSATION INSURANCE 780 - 779 - FINANCE 100-41500-50433 DUES AND MEMBERSHIPS 750 78 700 700 FINANCE 100-41500-50437 PROPERTY TAXES - 99 200 - FINANCE Total 319,908 507,633 410,437 575,667 LEGAL 100-41600-50300 PROFESSIONAL SERVICES 85,000 63,194 60,000 60,000 LEGAL Total 85,000 63,194 60,000 60,000 CENTRAL SERVICES 100-41900-50200 OFFICE SUPPLIES 7,500 5,726 8,000 6,000 CENTRAL SERVICES 100-41900-50210 OPERATING SUPPLIES 25,000 27,500 25,000 20,000 CENTRAL SERVICES 100-41900-50212 MOTOR FUELS 1,000 1,493 1,000 1,000 CENTRAL SERVICES 100-41900-50221 REPAIR AND MAINTENANCE SUPPLIES - EQUIP.1,500 3,375 2,000 2,000 CENTRAL SERVICES 100-41900-50300 PROFESSIONAL SERVICES 15,000 46,988 30,000 30,000 CENTRAL SERVICES 100-41900-50308 SOFTWARE 25,000 21,980 - - CENTRAL SERVICES 100-41900-50321 TELEPHONE 6,000 8,396 4,000 7,500 CENTRAL SERVICES 100-41900-50322 POSTAGE 6,000 4,799 6,000 5,000 CENTRAL SERVICES 100-41900-50350 GENERAL NOTICES AND PUB INFO 17,200 8,104 15,000 13,000 CENTRAL SERVICES 100-41900-50360 INSURANCE 155,000 155,454 150,000 225,000 CENTRAL SERVICES 100-41900-50380 UTILITY SERVICES 15,000 14,534 11,000 11,000 CENTRAL SERVICES 100-41900-50381 ELECTRIC UTILITIES 30,000 33,235 30,000 30,000 CENTRAL SERVICES 100-41900-50382 WATER & SEWER 100 4,297 2,000 2,000 CENTRAL SERVICES 100-41900-50400 REPAIR AND MAINTENANCE - CONTRACT 15,000 2,452 5,000 5,000 CENTRAL SERVICES 100-41900-50401 REPAIR AND MAINTENANCE - BUILDING 25,000 25,255 20,000 20,000 CENTRAL SERVICES 100-41900-50403 REPAIR AND MAINTENANCE - VEHICLE 5,000 280 3,500 - CENTRAL SERVICES 100-41900-50404 REPAIR AND MAINTENANCE - MACHINERY/EQUIP 7,500 200 3,000 - CENTRAL SERVICES 100-41900-50413 OFFICE EQUIPMENT RENTAL 750 4,235 10,000 12,000 CENTRAL SERVICES 100-41900-50430 MISCELLANEOUS EXPENSE - 224 - - CENTRAL SERVICES 100-41900-50431 BANKING CHARGES 400 72 200 - CENTRAL SERVICES 100-41900-50432 CREDIT CARD FEES 5,000 157 3,000 - CENTRAL SERVICES 100-41900-50433 DUES AND MEMBERSHIPS 30,000 33,229 23,000 11,000 CENTRAL SERVICES 100-41900-50700 TRANSFERS 198,303 - 200,000 200,000 CENTRAL SERVICES Total 591,253 401,985 551,700 600,500 PLANNING & ZONING 100-41910-50101 FULL-TIME EMPLOYEES - REGULAR 213,183 214,366 241,092 262,272 PLANNING & ZONING 100-41910-50102 FULL-TIME EMPLOYEES - OVERTIME 1,000 168 1,000 1,000 PLANNING & ZONING 100-41910-50121 PERA 16,064 16,090 18,157 19,670 PLANNING & ZONING 100-41910-50122 FICA 13,280 12,289 15,010 15,840 PLANNING & ZONING 100-41910-50126 MEDICARE 3,106 2,727 3,511 3,803 PLANNING & ZONING 100-41910-50127 MN PAID LEAVE - - 1,061 1,154 PLANNING & ZONING 100-41910-50130 EMPLOYER PAID INSURANCE 55,645 42,717 44,411 50,982 PLANNING & ZONING 100-41910-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 9,900 3,605 9,900 9,900 PLANNING & ZONING 100-41910-50210 OPERATING SUPPLIES 600 221 500 500 PLANNING & ZONING 100-41910-50212 MOTOR FUELS - - - - PLANNING & ZONING 100-41910-50300 PROFESSIONAL SERVICES 88,100 48,049 80,000 88,000 PLANNING & ZONING 100-41910-50307 PERSONNEL ADMINISTRATION 4,500 4,500 4,500 3,450 PLANNING & ZONING 100-41910-50308 SOFTWARE 4,600 1,820 7,500 10,705 PLANNING & ZONING 100-41910-50321 TELEPHONE - - - 500 PLANNING & ZONING 100-41910-50365 WORKER'S COMPENSATION INSURANCE 1,663 657 989 750 PLANNING & ZONING 100-41910-50403 REPAIR AND MAINTENANCE - VEHICLE - - - 2,500 PLANNING & ZONING 100-41910-50433 DUES AND MEMBERSHIPS 1,850 888 2,500 2,650 PLANNING & ZONING Total 413,491 348,098 430,131 473,676 2027 Preliminary Budget - Fund 100 Page 2 of 5 Dr a f t Bu d g e t 719 Department Description GL NUMBER Account Description 2025 BUDGET 2025 ACTUAL 2026 BUDGET 2027 DRAFT BUDGET INFORMATION TECHNOLOGY 100-41920-50101 FULL-TIME EMPLOYEES - REGULAR 89,816 85,150 100,600 95,498 INFORMATION TECHNOLOGY 100-41920-50102 FULL-TIME EMPLOYEES - OVERTIME - - - 5,000 INFORMATION TECHNOLOGY 100-41920-50121 PERA 6,737 6,306 7,545 7,162 INFORMATION TECHNOLOGY 100-41920-50122 FICA 5,569 5,401 6,237 5,921 INFORMATION TECHNOLOGY 100-41920-50126 MEDICARE 1,303 1,263 1,459 1,385 INFORMATION TECHNOLOGY 100-41920-50127 MN PAID LEAVE - - 443 420 INFORMATION TECHNOLOGY 100-41920-50130 EMPLOYER PAID INSURANCE 11,758 18,382 23,809 19,416 INFORMATION TECHNOLOGY 100-41920-50207 TRAINING AND INSTRUCTIONAL SUPPLIES - - - 1,000 INFORMATION TECHNOLOGY 100-41920-50210 OPERATING SUPPLIES - 25,613 30,000 20,000 INFORMATION TECHNOLOGY 100-41920-50221 REPAIR AND MAINTENANCE SUPPLIES - EQUIP.45,000 33,494 80,000 20,000 INFORMATION TECHNOLOGY 100-41920-50300 PROFESSIONAL SERVICES 150,000 146,839 130,000 80,000 INFORMATION TECHNOLOGY 100-41920-50307 PERSONNEL ADMINISTRATION 1,500 487 1,500 1,500 INFORMATION TECHNOLOGY 100-41920-50308 SOFTWARE 25,000 59,300 50,000 65,000 INFORMATION TECHNOLOGY 100-41920-50321 TELEPHONE - - - 600 INFORMATION TECHNOLOGY 100-41920-50365 WORKER'S COMPENSATION INSURANCE 410 - 412 - INFORMATION TECHNOLOGY 100-41920-50400 REPAIR AND MAINTENANCE - CONTRACT - 480 - - INFORMATION TECHNOLOGY Total 337,093 382,715 432,005 322,902 POLICE 100-42100-50101 FULL-TIME EMPLOYEES - REGULAR 1,483,117 1,469,004 1,808,865 2,083,229 POLICE 100-42100-50102 FULL-TIME EMPLOYEES - OVERTIME 54,816 67,568 56,568 59,397 POLICE 100-42100-50103 FULL-TIME EMPLOYEES - EVENT PAY 31,500 14,927 33,075 35,000 POLICE 100-42100-50111 PART-TIME EMPLOYEES - REGULAR 172,320 65,492 178,360 221,864 POLICE 100-42100-50112 PART-TIME EMPLOYEES - OVERTIME - 333 - 500 POLICE 100-42100-50113 PART-TIME EMPLOYEES - EVENT PAY 10,500 43,468 11,025 15,000 POLICE 100-42100-50121 PERA 308,291 284,885 350,587 372,843 POLICE 100-42100-50122 FICA 6,762 (1,582) 6,267 8,882 POLICE 100-42100-50126 MEDICARE 24,004 21,200 29,586 32,092 POLICE 100-42100-50127 MN PAID LEAVE - - 8,744 9,738 POLICE 100-42100-50130 EMPLOYER PAID INSURANCE 290,165 323,078 311,543 381,132 POLICE 100-42100-50150 HEALTH INSURANCE SEVERANCE PAYMENT 20,000 21,750 20,000 20,000 POLICE 100-42100-50200 OFFICE SUPPLIES 4,000 3,608 4,000 4,000 POLICE 100-42100-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 45,000 53,927 78,000 68,000 POLICE 100-42100-50209 POLICE RESERVES 4,000 1,484 4,000 4,000 POLICE 100-42100-50210 OPERATING SUPPLIES 36,000 25,185 42,000 45,000 POLICE 100-42100-50212 MOTOR FUELS 45,000 46,431 53,000 73,000 POLICE 100-42100-50220 REPAIR AND MAINTENANCE SUPPLIES 14,000 18,197 16,000 16,000 POLICE 100-42100-50223 BUILDING REPAIR SUPPLIES 7,500 5,196 7,500 7,500 POLICE 100-42100-50300 PROFESSIONAL SERVICES 32,000 33,495 65,000 70,000 POLICE 100-42100-50304 LEGAL FEES 40,000 32,786 40,000 35,000 POLICE 100-42100-50305 PRISONER 4,000 4,226 4,000 4,000 POLICE 100-42100-50307 PERSONNEL ADMINISTRATION 22,500 20,437 24,000 25,500 POLICE 100-42100-50308 SOFTWARE 38,600 17,376 38,600 47,000 POLICE 100-42100-50321 TELEPHONE 14,500 13,634 16,500 17,500 POLICE 100-42100-50322 POSTAGE 100 - 100 100 POLICE 100-42100-50323 RADIO UNITS 25,400 26,962 26,500 32,500 POLICE 100-42100-50350 GENERAL NOTICES AND PUB INFO - - 500 - POLICE 100-42100-50365 WORKER'S COMPENSATION INSURANCE 135,000 128,906 153,414 133,523 POLICE 100-42100-50400 REPAIR AND MAINTENANCE - CONTRACT 1,000 - 1,000 - POLICE 100-42100-50403 REPAIR AND MAINTENANCE - VEHICLE 15,000 4,524 16,000 16,000 POLICE 100-42100-50417 UNIFORMS 27,000 56,901 34,000 35,000 POLICE 100-42100-50430 MISCELLANEOUS EXPENSE - 5,911 - - POLICE 100-42100-50432 CREDIT CARD FEES 1,500 361 500 350 POLICE 100-42100-50433 DUES AND MEMBERSHIPS 3,500 2,961 4,000 4,000 POLICE 100-42100-50435 GRANT DISBURSEMENT 169,000 159,570 169,000 20,000 POLICE 100-42100-50438 POLICE K9 4,000 2,893 4,000 3,000 POLICE Total 3,090,075 2,975,091 3,616,234 3,900,651 POLICE ADMINISTRATION 100-42102-50101 FULL-TIME EMPLOYEES - REGULAR 166,888 165,434 184,465 193,823 POLICE ADMINISTRATION 100-42102-50102 FULL-TIME EMPLOYEES - OVERTIME 1,000 27 - 300 POLICE ADMINISTRATION 100-42102-50111 PART-TIME EMPLOYEES - REGULAR 32,128 25,275 29,795 30,793 POLICE ADMINISTRATION 100-42102-50121 PERA 14,927 12,416 16,070 16,846 POLICE ADMINISTRATION 100-42102-50122 FICA 12,339 11,439 13,285 13,926 POLICE ADMINISTRATION 100-42102-50126 MEDICARE 2,886 2,507 3,107 3,257 POLICE ADMINISTRATION 100-42102-50127 MN PAID LEAVE - - 943 988 POLICE ADMINISTRATION 100-42102-50130 EMPLOYER PAID INSURANCE 28,412 42,106 34,681 28,296 POLICE ADMINISTRATION 100-42102-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 3,000 2,407 3,000 3,000 POLICE ADMINISTRATION 100-42102-50307 PERSONNEL ADMINISTRATION 3,000 - 3,000 3,000 POLICE ADMINISTRATION 100-42102-50365 WORKER'S COMPENSATION INSURANCE 920 - 879 527 POLICE ADMINISTRATION Total 265,500 261,611 289,225 294,756 EMERGENCY MANAGEMENT 100-42151-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 3,000 813 5,000 5,000 EMERGENCY MANAGEMENT 100-42151-50210 OPERATING SUPPLIES 6,000 6,238 9,000 9,000 EMERGENCY MANAGEMENT 100-42151-50381 ELECTRIC UTILITIES 1,500 745 1,500 1,500 EMERGENCY MANAGEMENT 100-42151-50404 REPAIR AND MAINTENANCE - MACHINERY/EQUIP 1,800 2,279 2,000 2,000 EMERGENCY MANAGEMENT 100-42151-50433 DUES AND MEMBERSHIPS 500 500 900 900 EMERGENCY MANAGEMENT Total 12,800 10,574 18,400 18,400 FIRE 100-42200-50300 PROFESSIONAL SERVICES 678,379 679,103 796,268 919,905 FIRE Total 678,379 679,103 796,268 919,905 2027 Preliminary Budget - Fund 100 Page 3 of 5 Dr a f t Bu d g e t 720 Department Description GL NUMBER Account Description 2025 BUDGET 2025 ACTUAL 2026 BUDGET 2027 DRAFT BUDGET BUILDING INSPECTION 100-42400-50101 FULL-TIME EMPLOYEES - REGULAR 218,021 212,874 241,340 254,937 BUILDING INSPECTION 100-42400-50102 FULL-TIME EMPLOYEES - OVERTIME 2,000 1,797 1,200 1,200 BUILDING INSPECTION 100-42400-50121 PERA 16,352 16,100 18,191 19,120 BUILDING INSPECTION 100-42400-50122 FICA 13,518 13,143 15,039 15,716 BUILDING INSPECTION 100-42400-50126 MEDICARE 3,162 2,944 3,518 3,697 BUILDING INSPECTION 100-42400-50127 MN PAID LEAVE - - 1,062 1,122 BUILDING INSPECTION 100-42400-50130 EMPLOYER PAID INSURANCE 36,009 42,116 41,720 46,983 BUILDING INSPECTION 100-42400-50200 OFFICE SUPPLIES - - - - BUILDING INSPECTION 100-42400-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 8,250 4,565 11,200 9,100 BUILDING INSPECTION 100-42400-50210 OPERATING SUPPLIES - - - 1,700 BUILDING INSPECTION 100-42400-50212 MOTOR FUELS - - - - BUILDING INSPECTION 100-42400-50300 PROFESSIONAL SERVICES 450,000 752,340 630,000 630,000 BUILDING INSPECTION 100-42400-50303 ENGINEERING FEES 35,000 37,220 37,000 37,000 BUILDING INSPECTION 100-42400-50307 PERSONNEL ADMINISTRATION 3,000 3,000 3,000 3,525 BUILDING INSPECTION 100-42400-50308 SOFTWARE 385 385 400 3,355 BUILDING INSPECTION 100-42400-50321 TELEPHONE - - - 275 BUILDING INSPECTION 100-42400-50331 TRAVEL EXPENSE 500 193 500 500 BUILDING INSPECTION 100-42400-50365 WORKER'S COMPENSATION INSURANCE 5,320 - 4,623 269 BUILDING INSPECTION 100-42400-50403 REPAIR AND MAINTENANCE - VEHICLE - - - 2,500 BUILDING INSPECTION 100-42400-50417 UNIFORMS - - - 1,000 BUILDING INSPECTION 100-42400-50432 CREDIT CARD FEES 1,500 739 700 730 BUILDING INSPECTION 100-42400-50433 DUES AND MEMBERSHIPS 1,000 489 1,000 1,040 BUILDING INSPECTION Total 794,017 1,087,906 1,010,493 1,033,769 HIGHWAYS, STREETS & ROADWAYS 100-43100-50101 FULL-TIME EMPLOYEES - REGULAR 799,034 728,916 605,063 603,718 HIGHWAYS, STREETS & ROADWAYS 100-43100-50102 FULL-TIME EMPLOYEES - OVERTIME 53,000 37,658 25,000 25,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50111 PART-TIME EMPLOYEES - REGULAR 38,124 47,784 39,077 38,412 HIGHWAYS, STREETS & ROADWAYS 100-43100-50112 PART-TIME EMPLOYEES - OVERTIME - 110 - - HIGHWAYS, STREETS & ROADWAYS 100-43100-50121 PERA 59,928 57,903 45,380 45,279 HIGHWAYS, STREETS & ROADWAYS 100-43100-50122 FICA 51,904 46,564 39,937 39,243 HIGHWAYS, STREETS & ROADWAYS 100-43100-50126 MEDICARE 12,139 10,313 9,341 9,311 HIGHWAYS, STREETS & ROADWAYS 100-43100-50127 MN PAID LEAVE - - 2,725 2,825 HIGHWAYS, STREETS & ROADWAYS 100-43100-50130 EMPLOYER PAID INSURANCE 162,502 164,579 116,395 115,449 HIGHWAYS, STREETS & ROADWAYS 100-43100-50200 OFFICE SUPPLIES 1,000 575 2,000 2,500 HIGHWAYS, STREETS & ROADWAYS 100-43100-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 7,500 6,477 7,500 7,500 HIGHWAYS, STREETS & ROADWAYS 100-43100-50210 OPERATING SUPPLIES 45,000 41,574 55,000 60,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50211 STREETSCAPE BEAUTIFICATION 20,000 5,915 20,000 20,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50212 MOTOR FUELS 65,000 49,920 65,000 70,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50217 ICE & SNOW REMOVAL SUPPLIES - 4,300 75,000 100,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50220 REPAIR AND MAINTENANCE SUPPLIES 78,500 47,974 80,000 80,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50223 BUILDING REPAIR SUPPLIES 20,000 20,572 25,000 25,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50225 LANDSCAPE/DITCH MATERIALS 45,000 43,643 45,000 45,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50226 SIGN REPAIR MATERIALS 10,000 360 15,000 15,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50300 PROFESSIONAL SERVICES - 855 3,500 3,500 HIGHWAYS, STREETS & ROADWAYS 100-43100-50307 PERSONNEL ADMINISTRATION 12,000 12,106 7,500 8,250 HIGHWAYS, STREETS & ROADWAYS 100-43100-50314 PROFESSIONAL SERVICES - ICE & SNOW REMOV - - 2,100 2,100 HIGHWAYS, STREETS & ROADWAYS 100-43100-50321 TELEPHONE 12,500 8,607 15,000 15,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50323 RADIO UNITS 5,000 4,195 6,000 6,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50350 GENERAL NOTICES AND PUB INFO - - 500 500 HIGHWAYS, STREETS & ROADWAYS 100-43100-50365 WORKER'S COMPENSATION INSURANCE 40,570 32,529 27,088 36,151 HIGHWAYS, STREETS & ROADWAYS 100-43100-50380 UTILITY SERVICES 22,000 14,833 22,000 25,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50381 ELECTRIC UTILITIES 60,000 19,486 60,000 60,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50400 REPAIR AND MAINTENANCE - CONTRACT 10,000 3,201 10,000 7,500 HIGHWAYS, STREETS & ROADWAYS 100-43100-50401 REPAIR AND MAINTENANCE - BUILDING 10,000 9,001 10,000 10,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50403 REPAIR AND MAINTENANCE - VEHICLE 12,500 761 10,000 10,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50417 UNIFORMS 15,000 19,608 16,000 20,000 HIGHWAYS, STREETS & ROADWAYS 100-43100-50430 MISCELLANEOUS EXPENSE 500 49,492 500 8,500 HIGHWAYS, STREETS & ROADWAYS 100-43100-50433 DUES AND MEMBERSHIPS - - 500 500 HIGHWAYS, STREETS & ROADWAYS Total 1,668,701 1,489,808 1,463,106 1,517,239 PAVED STREETS 100-43121-50224 STREET MAINTENANCE MATERIALS 25,000 8,222 25,000 30,000 PAVED STREETS 100-43121-50320 COMMUNICATIONS (GENERAL)- - - - PAVED STREETS 100-43121-50400 REPAIR AND MAINTENANCE - CONTRACT 350,000 98,981 350,000 586,635 PAVED STREETS Total 375,000 107,204 375,000 616,635 UNPAVED STREETS 100-43122-50224 STREET MAINTENANCE MATERIALS 165,000 176,188 180,000 190,000 UNPAVED STREETS 100-43122-50400 REPAIR AND MAINTENANCE - CONTRACT 350,000 335,906 360,000 375,000 UNPAVED STREETS Total 515,000 512,094 540,000 565,000 ICE & SNOW REMOVAL 100-43125-50210 OPERATING SUPPLIES 70,000 65,177 - - ICE & SNOW REMOVAL 100-43125-50300 PROFESSIONAL SERVICES 2,100 ICE & SNOW REMOVAL Total 72,100 65,177 - - ENGINEERING 364,884 310,008 377,070 605,124 RECYCLING 100-43201-50210 OPERATING SUPPLIES 3,600 6,135 6,000 - RECYCLING 100-43201-50300 PROFESSIONAL SERVICES 10,000 14,268 15,000 26,000 RECYCLING Total 13,600 20,403 21,000 26,000 2027 Preliminary Budget - Fund 100 Page 4 of 5 Dr a f t Bu d g e t 721 Department Description GL NUMBER Account Description 2025 BUDGET 2025 ACTUAL 2026 BUDGET 2027 DRAFT BUDGET RECREATION 100-45100-50101 FULL-TIME EMPLOYEES - REGULAR 124,535 123,017 140,125 149,814 RECREATION 100-45100-50102 FULL-TIME EMPLOYEES - OVERTIME 600 220 - - RECREATION 100-45100-50111 PART-TIME EMPLOYEES - REGULAR 29,997 13,529 32,113 39,163 RECREATION 100-45100-50121 PERA 11,590 9,243 12,918 11,236 RECREATION 100-45100-50122 FICA 9,581 8,193 10,679 11,626 RECREATION 100-45100-50126 MEDICARE 2,241 1,860 2,498 2,740 RECREATION 100-45100-50127 MN PAID LEAVE - - 758 831 RECREATION 100-45100-50130 EMPLOYER PAID INSURANCE 46,749 22,994 24,380 27,567 RECREATION 100-45100-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 4,000 460 4,000 4,150 RECREATION 100-45100-50210 OPERATING SUPPLIES 23,000 7,578 23,000 25,250 RECREATION 100-45100-50212 MOTOR FUELS - - - - RECREATION 100-45100-50213 COMMUNITY ENGAGEMENT PROGRAM 22,100 8,171 22,100 23,000 RECREATION 100-45100-50300 PROFESSIONAL SERVICES 4,500 950 5,000 5,200 RECREATION 100-45100-50307 PERSONNEL ADMINISTRATION 3,000 1,500 1,500 2,025 RECREATION 100-45100-50321 TELEPHONE - - - 500 RECREATION 100-45100-50365 WORKER'S COMPENSATION INSURANCE 3,919 - 7,666 1,361 RECREATION 100-45100-50403 REPAIR AND MAINTENANCE - VEHICLE - - - 1,000 RECREATION 100-45100-50417 UNIFORMS 200 195 250 410 RECREATION 100-45100-50432 CREDIT CARD FEES 4,000 654 1,200 1,200 RECREATION 100-45100-50433 DUES AND MEMBERSHIPS 600 425 600 620 RECREATION Total 290,612 198,988 288,787 307,694 PARKS 100-45200-50101 FULL-TIME EMPLOYEES - REGULAR - - 273,812 283,022 PARKS 100-45200-50102 FULL-TIME EMPLOYEES - OVERTIME - - - 5,000 PARKS 100-45200-50111 PART-TIME EMPLOYEES - REGULAR 52,271 16 53,465 55,838 PARKS 100-45200-50121 PERA 3,920 - 24,546 21,227 PARKS 100-45200-50122 FICA 3,241 1 20,292 21,009 PARKS 100-45200-50126 MEDICARE 758 0 4,746 4,913 PARKS 100-45200-50127 MN PAID LEAVE - - 1,461 1,491 PARKS 100-45200-50130 EMPLOYER PAID INSURANCE - - 64,959 56,748 PARKS 100-45200-50207 TRAINING AND INSTRUCTIONAL SUPPLIES 100 100 1,000 1,000 PARKS 100-45200-50210 OPERATING SUPPLIES 50,000 33,611 55,000 55,000 PARKS 100-45200-50221 REPAIR AND MAINTENANCE SUPPLIES - EQUIP.50,000 49,304 55,000 55,000 PARKS 100-45200-50300 PROFESSIONAL SERVICES 1,000 1,296 1,000 1,000 PARKS 100-45200-50307 PERSONNEL ADMINISTRATION - - 4,500 4,500 PARKS 100-45200-50321 TELEPHONE 2,000 - 2,000 2,000 PARKS 100-45200-50365 WORKER'S COMPENSATION INSURANCE 5,470 11,211 18,001 11,791 PARKS 100-45200-50380 UTILITY SERVICES 7,500 6,344 10,000 10,000 PARKS 100-45200-50381 ELECTRIC UTILITIES 2,500 1,549 5,000 5,000 PARKS 100-45200-50382 WATER & SEWER 2,500 3,736 10,000 19,500 PARKS 100-45200-50400 REPAIR AND MAINTENANCE - CONTRACT - - - 2,500 PARKS 100-45200-50401 REPAIR AND MAINTENANCE - BUILDING - - - 10,000 PARKS 100-45200-50405 SNOWMOBILE TRAIL MAINTENANCE - 2,150 45,000 45,000 PARKS 100-45200-50417 UNIFORMS - -9,000 9,000 PARKS 100-45200-50530 IMPROVEMENTS OTHER THAN BLDGS - 30,098 - - PARKS Total 181,260 139,415 658,782 680,539 TOTAL ESTIMATED EXPENSE 10,971,016 10,438,545 12,425,970 13,644,137 TOTAL ESTIMATED REVENUES 10,971,016 10,851,199 12,425,970 13,644,137 TOTAL APPROPRIATIONS 10,971,016 10,438,545 12,425,970 13,644,137 NET OF REVENUES/APPROPRIATIONS - FUND 100 - 412,654 - 0 2027 Preliminary Budget - Fund 100 Page 5 of 5 Dr a f t B u d g e t 722 Appendix B Combined Total Levy Certification Year Levy Collection Year EXISTING 2018A Bonds, Equipment EXISTING 2020 Bonds, Equipment EXISTING 2022 Bonds, Equipment EXISTING 2025 Bonds, Equipment NEW 2028 Bonds, Equipment NEW 2030 Bonds, Equipment NEW 2031 Bonds, Equipment Subtotal EXISTING G.O. 2012B CIP Bonds, Refunded with 2020B EXISTING 2018A Bonds - Park Improvements (Debt Service Levy) EXISTING 2018A Bonds - Park Improvements (Abatement Levy) EXISTING 2023A for Street Improvements (Debt Service Levy) EXISTING 2023A for Street Improvements (Abatement Levy) EXISTING 2025A Bonds for Municipal Facilities (Planning /Land) NEW 2026A Bonds for Municipal Facilities NEW 2030A Bonds for County Road 11 Subtotal Total Estimated Tax Levy 2025 2026 78,068 102,375 248,364 505,155 ---933,962 234,455 23,388 84,000 169,903 205,000 52,028 --768,773 1,702,735 2026 2027 81,113 105,735 250,884 509,093 ---946,825 235,820 20,869 89,250 159,640 215,000 50,715 --771,294 1,718,119 2027 2028 -103,740 252,984 511,980 25,725 --894,429 231,830 18,191 89,250 148,853 225,000 54,653 1,238,555 -2,006,331 2,900,760 2028 2029 -101,745 249,414 508,568 177,450 --1,037,177 238,340 15,514 94,500 137,540 235,000 53,078 1,733,977 -2,507,949 3,545,126 2029 2030 --250,884 504,368 178,290 27,195 -960,737 241,490 12,584 94,500 125,953 250,000 51,503 2,275,845 312,060 3,363,934 4,324,671 2030 2031 --249,047 289,380 178,946 185,640 -903,013 244,157 9,655 99,750 113,328 260,000 49,928 2,462,250 432,600 3,671,667 4,574,680 2031 2032 ---288,855 179,419 186,296 143,220 797,790 246,761 6,563 105,000 100,428 275,000 53,603 2,929,500 429,660 4,146,514 4,944,304 2032 2033 ---287,805 174,458 186,769 171,570 820,602 249,076 3,281 105,000 86,490 285,000 51,765 2,931,338 431,760 4,143,710 4,964,312 2033 2034 ---291,480 174,746 187,058 171,990 825,274 246,073 --73,520 265,000 49,928 2,930,813 433,440 3,998,773 4,824,047 2034 2035 ---289,118 174,851 187,163 166,950 818,082 247,858 --62,890 275,000 53,340 2,927,925 434,700 4,001,713 4,819,795 2035 2036 ---44,730 174,773 187,084 172,410 578,997 254,814 --51,840 285,000 51,240 2,927,925 435,540 4,006,359 4,585,356 2036 2037 ---43,260 179,760 186,821 172,200 582,041 261,366 --40,620 300,000 49,560 2,930,550 430,710 4,012,806 4,594,847 2037 2038 ---47,040 173,880 186,375 171,780 579,075 ---28,520 310,000 53,130 2,930,288 436,170 3,758,108 4,337,183 2038 2039 ---45,360 -190,995 171,150 407,505 -----51,240 2,927,138 435,750 3,414,128 3,821,633 2039 2040 ---43,680 -184,748 170,310 398,738 -----54,600 2,931,600 434,910 3,421,110 3,819,848 2040 2041 ------169,260 169,260 ------2,927,400 433,650 3,361,050 3,530,310 2041 2042 --------------2,930,550 431,970 3,362,520 3,362,520 2042 2043 --------------2,930,025 435,120 3,365,145 3,365,145 2043 2044 --------------2,931,075 437,640 3,368,715 3,368,715 2044 2045 --------------2,928,188 434,280 3,362,468 3,362,468 2045 2046 --------------2,931,863 435,750 3,367,613 3,367,613 2046 2047 --------------2,931,075 436,590 3,367,665 3,367,665 2047 2048 --------------2,931,075 436,800 3,367,875 3,367,875 2048 2049 --------------2,931,600 425,880 3,357,480 3,357,480 2049 2050 --------------2,927,138 -2,927,138 2,927,138 2050 2051 --------------2,928,188 -2,928,188 2,928,188 2051 2052 --------------2,928,975 -2,928,975 2,928,975 2052 2053 --------------2,929,238 -2,929,238 2,929,238 2053 2054 -----------2,928,713 -2,928,713 2,928,713 2054 2055 -----------2,927,138 -2,927,138 2,927,138 2055 2056 --------------- Total 159,181 413,595 1,501,577 4,209,872 1,792,298 1,896,144 1,680,840 11,653,507 2,932,040 110,045 761,250 1,299,523 3,385,000 780,308 78,019,940 8,554,980 95,843,085 107,496,592 Notes: 1/ The tax levy amounts above include the 5% over levy (for delinquent property taxes). 2/ The 2018A Bonds include tax abatement levy. 4/ All amounts are estimates for planning purposes only, actual certified amounts may vary based. 3/ The City transfers cash from the Water and Sewer Fund to the Debt Service Fund for Series 2016A to pay debt service in lieu of a tax levy. City of Corcoran Property Tax Levy Planned for Debt Service Tax Levy for Equipment Certificates Tax Levy for Facilities, Parks, and Street Improvements (Includes Tax Abatement) Preliminary for 2026 LTFP 8/7/2026723 2026 City Totals by Minnesota State Tax Classification State Class Taxable Parcels Estimated Land Estimated Building Estimated Market Value Taxable Market Value Net Tax Capacity Exempt Parcels Champlin 8,638 334 791,996,900 2,930,236,500 3,722,233,400 3,601,997,853 39,274,576 1A Residential Homestead 7,513 0 634,115,300 2,273,736,400 2,907,851,700 2,788,197,173 28,253,879 1B Residential Blind / Disabled 34 0 2,598,400 8,561,400 11,159,800 10,578,780 96,953 2B Rural Vacant Land 0 10 0 0 0 0 0 3A Commercial / Industrial 141 48 69,214,100 229,248,900 298,463,000 298,463,000 5,881,755 4A Apartment 18 2 12,920,000 103,081,000 116,001,000 116,001,000 1,450,016 4B Residential Miscellaneous 107 269 6,371,900 11,991,900 18,363,800 18,363,800 229,551 4BB Residential Non- Homestead 786 5 58,136,200 241,106,900 299,243,100 299,243,100 3,074,376 4C Seasonal / Special Class 35 0 3,361,000 10,741,000 14,102,000 14,102,000 145,422 4D Low-Income Rental 4 0 5,280,000 51,769,000 57,049,000 57,049,000 142,624 Chanhassen 21 0 29,625,000 94,854,000 124,479,000 124,479,000 2,479,830 3A Commercial / Industrial 21 0 29,625,000 94,854,000 124,479,000 124,479,000 2,479,830 Corcoran 4,908 65 852,760,600 1,711,857,900 2,670,640,400 2,543,550,406 27,543,093 1A Residential Homestead 2,901 0 478,930,000 1,249,860,200 1,728,790,200 1,708,606,679 17,998,879 1B Residential Blind / Disabled 8 0 1,133,800 2,183,200 3,317,000 3,228,455 30,579 2A Agricultural 287 1 137,927,100 48,121,800 269,405,200 185,252,872 1,464,781 2B Rural Vacant Land 12 3 12,232,300 0 17,279,300 12,232,300 91,752 3A Commercial / Industrial 122 18 42,367,000 82,211,800 126,865,500 124,578,800 2,415,119 4A Apartment 3 2 3,500,000 27,982,000 31,482,000 31,482,000 393,525 4B Residential Miscellaneous 635 40 56,834,100 1,598,000 60,507,700 58,432,100 730,485 4BB Residential Non- Homestead 934 1 105,590,300 298,080,500 405,254,600 403,670,800 4,219,385 4C Seasonal / Special Class 6 0 14,246,000 1,820,400 27,738,900 16,066,400 198,588 Crystal 8,027 247 874,329,100 2,035,395,700 2,909,724,800 2,768,140,073 30,538,861 1A Residential Homestead 6,724 0 657,584,800 1,423,067,600 2,080,652,400 1,939,753,176 19,416,740 1B Residential Blind / Disabled 36 0 3,530,100 7,473,200 11,003,300 10,317,797 93,279 2B Rural Vacant Land 0 0 0 0 0 0 0 3A Commercial / Industrial 165 75 84,900,300 182,704,500 267,604,800 267,604,800 5,248,127 4A Apartment 57 1 28,846,000 181,359,000 210,205,000 210,205,000 2,627,576 4B Residential Miscellaneous 92 151 6,013,900 10,802,300 16,816,200 16,816,200 210,206 4BB Residential Non- Homestead 945 20 88,406,000 192,936,000 281,342,000 281,342,000 2,819,806 4C Seasonal / Special Class 4 0 1,032,000 627,100 1,659,100 1,659,100 22,021 4D Low-Income Rental 4 0 4,016,000 36,426,000 40,442,000 40,442,000 101,106 2026 Assessment 28724 STAFF REPORT Agenda Item: 13.a Council Meeting: August 27, 2026 Prepared By: Deb Johnson, City Clerk Topic: 2026 City Council Schedule Action Required: Information Only Summary 2026 City Council Schedule Council Action Attachments 1. 2026 City Council Meeting Calendar as of 08.19.26.pdf 725 726 City of Corcoran 2026 City Council Schedule (as of August 19, 2026) Below is a tentative schedule for City Council meetings and events - subject to change. August 27, 2026 5:30pm Work Session – Northeast District Planning August 27, 2026 • 2023 State Bonding Grant – Engineering Proposals • Public Works Reorganization Work Plan • Shamrock Golf Course CUP • SHH Development Concept Plan • Preliminary Budget August 29, 2026 – LIONS TRACTOR PULL September 10, 2026 5:30pm Work Session – Civic Campus Design September 10, 2026 • Finalizing Heritage Park Building Reservation Policy September 11, 2026 BARK IN THE PARK September 12, 2026 LIONS DEMO DERBY September 24, 2026 • Set Bond Amount for Sale • Economic Development Strategic Plan Findings Presentation • 3019 Addition October 8, 2026 5:30pm Work Session – Civic Campus Design October 8, 2026 • Public Hearing – Utility Assessments • Public Hearing – Recycling Assessments October 22, 2026 • Bond Sale Date • Long Term Financial Plan • Springs at Corcoran October 29, 2026 TRUNK OR TREAT November 3, 2025 GENERAL ELECTION DAY November 12, 2026 5:30pm Work Session – CIP Planning and Budget November 12, 2026 • Canvass Election Results November 23, 2026* NOTE: (Monday) December 8, 2026 HOLIDAY TOY & FOOD DRIVE 727 December 10, 2026 728