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HomeMy WebLinkAbout2026-09-03 Planning Commission Agenda Packet1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum – Public Comment Opportunity 5.Minutes a.August 18, 2026, Planning Commission Meeting Minutes 6.New Business a.PUBLIC HEARING. Springs at Corcoran Preliminary Plat, Rezoning & Preliminary PUD b.PUBLIC HEARING. Freeland Garage CUP c.PUBLIC HEARING. Bendickson Garage CUP d.PUBLIC HEARING. 3019 Addition Preliminary Plat, Rezone & Comprehensive Plan Amendment e.PUBLIC HEARING. Chastek Variance 7.Planning Commission Training a.Planning Commission Training 8.Unfinished Business a.Civic Campus Capital Improvement - Comprehensive Plan Compliance Review 9.Reports/Information a.Planning Project Update 10.Commissioner Liaison Calendar a.Commissioner Liaison Calendar 11.Adjournment Corcoran Planning Commission Agenda September 3, 2026 7:00 PM *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. 1 STAFF REPORT Agenda Item: 5.a Council Meeting: September 3, 2026 Prepared By: Seth Gellman. Community Development Administrative Assistant, Topic: August 18, 2026, Planning Commission Meeting Minutes Action Required: Approval Council Action Attachments 1. 2026-08-18 Planning Commission Minutes Draft.docx 2 Corcoran Planning Commission Minutes August 18, 2026 - 7:00 pm The Corcoran Planning Commission met on August 18, 2026, in Corcoran, Minnesota. Five Planning Commissioners were present in the Council Chambers. Members of the public were able to monitor the meeting through the city website. Present: Commissioners Brummond, Hargreaves, Kozicky, Scherber, and Zachman Also present: Community Development Director Davis McKeown and Planner Klingbeil 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion: Made by Kozicky, seconded by Brummond, to approve the agenda as presented for the August 18, 2026, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, and Zachman (Motion passed 5:0) 4. Open Forum – Public Comment Opportunity (None). 5. Minutes Motion: Made by Scherber, seconded by Zachman, to approve the minutes for the July 7, 2026, Planning Commission Meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, and Zachman (Motion passed 5:0) 6. New Business a. Public Hearing Shamrock Golf Course CUP & Site Plan Amendment i. Staff Report Planner Klingbeil presented the Staff Report. ii. Public Hearing 3 Katharine Schleif, 7183 Fir Lane, addressed the Commission regarding support for the project but had concerns over property damage from golf balls. Roger Nicklas, 6860 Olde Sturbridge Drive, addressed the Commission regarding concerns over property damage from golf balls. Gerald Tucker, 7402 Fir Lane North, addressed the Commission regarding support for the project. Motion: Made by Brummond, seconded by Hargreaves, to close the Public Hearing. Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, and Zachman (Motion passed 5:0) iii. Commission Discussion & Recommendation Jamie Cacka, RAM General Contracting, Applicant, addressed the Commission regarding the design process and other plans for the project. Chair Brummond asked if the project included changes in shape to the fairways or holes. Jamie Cacka, RAM General Contracting, Applicant, said the project was concerning the proposed building and driving range. Commissioner Hargreaves asked if residents had been included in the discussion for the proposed project. Jamie Cacka, RAM General Contracting, Applicant, said that residents had not been included in discussion with the contractor, specifically. Chair Brummond asked staff if there could be a condition added that wasn’t regarding the proposed building. Planner Klingbeil said the scope of conditions should focus on the building. Commissioner Scherber suggested screening or other mitigating measures in the SW corner of the driving range. Motion: Made by Scherber, seconded by Zachman, to recommend approval of Shamrock Golf Course CUP & Site Plan Amendment with the condition the applicant consider screening or other mitigating measures in the SW corner of the driving range. Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, and Zachman (Motion passed 5:0) b. Civic Campus Capital Improvement - Comprehensive Plan Compliance Review i. Staff Report Community Development Director Davis McKeown presented the Staff Report. 4 ii. Commission Discussion & Recommendation Chair Brummond allowed 25 minutes for Public Comment Opportunity on the agenda item. Mark Lanterman, 6936 Oak Ridge Road, addressed the Commission asking for their independent review of the project. Gerald Tucker, 7402 Fir Lane North, addressed the Commission in opposition to the project. Kevin Gulden, 10069 Mulberry Lane, addressed the Commission regarding tax questions. Missy Scherber, 23240 County Road 30, addressed the Commission asking for their independent review of the project. Michelle Friedrich, 6830 County Road 116, addressed the Commission asking for the Commissioners to determine if the project fits within the 2040 Comprehensive Plan. Joyce Geris, 10277 Elm Lane, addressed the Commission in opposition to the project. The Commission discussed whether the proposed project fits within the 2040 Comprehensive Plan and concluded more training and information was needed before making a recommendation of findings to the City Council. Motion: Made by Zachman, seconded by Hargreaves, to table the Civic Campus Capital Improvement - Comprehensive Plan Compliance Review to the September 3rd, 2026, Planning Commission meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, and Zachman (Motion passed 5:0) 7. Reports/Information a. Planning Project Update – Information Only 8. Commissioner Liaison Calendar Chair Brummond discussed with the Commission whether the Commissioners would like to attend City Council meetings as a Commissioner Liaison. 9. Adjournment Motion: Made by Brummond, seconded by Kozicky, to adjourn the August 18, 2026, Planning Commission meeting. Voting Aye: Brummond, Hargreaves, Kozicky, Scherber, and Zachman (Motion passed 5:0) The meeting adjourned at 8:57 PM Submitted by Seth Gellman, Community Development Administrative Assistant 5 STAFF REPORT Agenda Item: 6.a Council Meeting: September 3, 2026 Prepared By: Dwight Klingbeil, Planner Topic: PUBLIC HEARING. Springs at Corcoran Preliminary Plat, Rezoning & Preliminary PUD Action Required: Summary 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. Discussions with the applicant are ongoing, and the applicant intends to have all necessary information as soon as possible. Recommendation Staff recommends the Planning Commission make a motion to table the public hearing for this item to the October 1, 2026, Planning Commission meeting, at 7:00pm at Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. Council Action 6 STAFF REPORT Agenda Item: 6.b Council Meeting: September 3, 2026 Prepared By: Dwight Klingbeil, Planner Topic: PUBLIC HEARING. Freeland Garage CUP Action Required: Council Action Attachments 1. 2026-09-03 PC Staff Report - Freeland Garage CUP.pdf 7 Page 1 of 9 STAFF REPORT Planning Commission Meeting: September 3, 2026 Prepared By: Dwight Klingbeil Topic: Freeland Garage CUP (PID 16-119-23-24-0002) (City File No. 26-019) Action Required: Recommendation 1.Application Request Jason Freeland, the applicant, is requesting approval of a conditional use permit (CUP) to allow an existing structure with sidewalls exceeding 10 feet in height to be located in the front yard at 22005 County Road 10, and to exceed the permitted accessory structure footprint of 3,969 sq. ft. on the 11.34-acre property. 2.Background In 2014, the City issued a building permit for a residential home and accessory structure at the subject property. The approved permit allowed the construction of an accessory structure with a 13-foot sidewall located in the rear yard. Section 1030.020 Subd. 5.C. of the Zoning Ordinance allows a maximum sidewall height of 10 feet for accessory structures located in the front and side yard, and up to 13.5 feet in the rear yard. The applicant intends to relocate and expand the residential structure. Once completed, the existing accessory structure will be situated between the principal structure and County Road 10, causing it to fall within the front-yard classification and therefore subject to the 10-foot sidewall height limit. However, Section 1030.020 Subd. 5.D. allows property owners to exceed this limit through City Council approval of a CUP. The applicant requests approval of a CUP to allow the existing structure, with 13-foot sidewalls, to remain in its current location which would become the front yard of 22005 County Road 10. As part of the relocation of the principal structure, the applicant plans to add an attached 1,388 sq. ft. garage to the residential structure. Properties of this size (11.34 acres) are allowed an total accessory structure footprint of 3,969 sq. ft., not including the first 1,000 Figure 1 Site Location 8 Page 2 of 9 sq. ft. of attached accessory structure space. The proposed addition would result in an total accessory structure footprint that exceeds the maximum allowable footprint by 379 sq. ft., which requires approval of a CUP. 3. Context Zoning and Land Use The proposed property is 11.34 acres, guided for Rural/Ag Residential, and zoned Rural Residential (RR). The property has an existing single-family home and one detached accessory structure. The property is outside of the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are guided for Rural/Ag Residential, within the RR district, and outside of the MUSA. The existing land use of the properties to the north and west is agricultural/residential, and the properties to the south and east are used for residential purposes. Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map indicates the presence of an upland community along the eastern half of the site. The accessory structure is not being relocated and does not impact the wetlands. However, the City Wetland Specialist reviewed the proposal and noted that the proposed relocation would not trigger the need for a wetland delineation report. 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 attached to this report, and the approval conditions require compliance with the memo. Figure 2 Zoning Map 9 Page 3 of 9 Accessory Structure CUP Per Section 1030.020, Subd. 5, the maximum sidewall height of an accessory building constructed in the front or side yard is 10’ unless approved through a CUP. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. As discussed in the background portion of this report, the subject structure has a sidewall height of 13 feet, which was previously allowed by-right, as the accessory structure was located in the rear yard. Approval of the CUP as requested will allow an existing detached garage of 3,960 square feet to remain in what will become the front yard once the property owner relocated the existing single-family home on the property to the proposed location behind the accessory structure. Location and Setbacks Figure 3 Site Plan 10 Page 4 of 9 The physical location of the detached accessory structure will not change with this request. However, the yard classification of the structure’s location will change to the front yard due to the relocation of the principal structure. The structure is currently setback approximately 131 feet from the front property line (where a 100-foot setback is required), approximately 142 feet from the nearest side property line (where a 20-foot setback is required), and approximately 237 feet from the rear property line (where a 15-foot setback is required). The structure meets all applicable setback requirements and no changes to its placement are proposed as part of this request. Size Properties of this size (11.34 acres) are allowed a total accessory structure footprint of 3,969 sq ft, excluding the first 1,000 sq ft of attached accessory structure space. Currently, the property only contains one 3,960 sq. ft. detached accessory structure. However, as part of the relocation of the principal structure, the applicant plans to add a 1,388 sq. ft. garage to the principal structure. The portion exceeding 1,000 sq. ft. (388 sq. ft.) is included in the accessory structure footprint calculation. This results in a total accessory structure footprint of 4,348 sq. ft., which exceeds what is allowed on this property. Properties larger than 10 acres may request approval of a CUP to exceed the by-right accessory structure footprint. Accordingly, the applicant requested approval of a CUP to exceed the by-right limit of 3,969 sq. ft. Building Height The building will become located in the front yard which has a maximum sidewall height of 10’ without CUP approval to bypass this limit. The existing structure has a sidewall height of 13 feet, which exceeds this limit, though property owners may request approval of a CUP to exceed this limit. Accordingly, the applicant requested approval of a CUP to exceed the by-right height limit of 10 feet in the front yard. Architectural Standards Figure 4 Existing Building Elevations 11 Page 5 of 9 The building materials consist of premium pro-rib steel panels and stone wainscot on the west, south, and east facades. The roof is also constructed with premium pro-rib steel panels. The materials of the structure are not changing from what was initially approved in 2014. The Zoning Ordinance requires metal siding and roof materials to be approved through a Certificate of Compliance, which was also required in 2014. This requirement has been satisfied with the 2014 building permit. The Zoning Ordinance also requires eaves and overhangs of at least 12 inches. This requirement was in effect when the structure was built in 2014, and the existing building was constructed in compliance with this requirement. Grading and Drainage No grading changes are proposed for the existing detached structure, however, the plans show grading around the site of the relocated principal structure. A grading and drainage plan for the proposed new house location will be reviewed with the building permit per the City Engineering Memo. Conditional Use Permit Standards The applicant requests a CUP to exceed the maximum sidewall height of 10’ in the front yard as allowed by Section 1030.020, Subd. 5.D. In order to grant a CUP, the following standards must be met: 1. The proposed use shall be in conformance with all City regulations. The proposed use is in conformance with the City regulations. The existing structure satisfies required setbacks, the accessory structure footprint limit, and architectural requirements. A condition of approval included in the attached resolution is that the structure cannot be used for commercial uses without a separate approval for a home occupation, and the structure cannot be used as an accessory dwelling unit without a separate approval. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites, and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. The applicant submitted a certificate of survey that shows the required features. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Staff finds that the taller building height would comply with the standards as follows: 12 Page 6 of 9 a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed taller building in the front yard has no impact on the Comprehensive Plan. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The CUP for a sidewall height of 13 feet for an accessory structure in the front yard would not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. The building does not exceed the 35-foot maximum building height allowed for principal buildings in the RR district. The building exceeds all setback requirements for the RR 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 find no reason to believe the CUP for the sidewall height of 13 feet in the front yard 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 existing building is below the maximum building height limit and exceeds all required setbacks. 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 CUP amendment 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. The proposed CUP amendment will not impact the demand for services. 13 Page 7 of 9 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 will comply with the district regulations for the RR. 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 accessory structures. 4. The building materials standards required by this Section have been met. As noted previously, the building is made of pre-finished metal wall and roof panels. Section 1060.050 Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing provided they meet the Minnesota State Building Code standards and are treated with a factory applied color coating system that protects against fading. The materials feature galvanized coating. The materials of this structure were approved with the building permit approval in 2014, and approval of the Certificate of Compliance currently required by the Zoning Ordinance is implied. 5. The proposed building will be compatible with surrounding land uses. The proposed use is compatible with the surrounding land uses. Additionally, the applicant requests a CUP to exceed the allowable footprint of 3,969 sq. ft. to allow an accessory structure footprint of 4,348 sq. ft. 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. The proposed building is not in conflict with the Comprehensive Plan. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The CUP to allow the construction of an attached 1,344 sq. ft. garage would not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. The use is consistent with those typically found within 14 Page 8 of 9 the RR district, and the building is proposed to be below the 35-foot maximum building height allowed for principal buildings in the RR district. The building would meet or exceed all setback requirements for the RR 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 attached garage addition would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The proposed use will allow for proper storage of items such as vehicles on the property that will protect the use, enjoyment, and property values of surrounding properties. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are used for a mix of residential and agricultural uses. The proposed building’s size and height do not preclude improvement or further development of the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed use. An additional accessory building will not impact the demand for services. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The proposed use is in conformance with the City regulations. The proposed improvements meet setbacks, size requirements, architectural requirements, and the underlying requirements of the Rural Residential zoning district. A condition of approval included in the draft resolution is that the structure cannot be used for commercial use without a separate approval for a home occupation, nor can it be used as a living space without separate approval for an accessory dwelling unit to ensure compliance with the land use requirements of the RR zoning district g. The conditional use and site conform to performance standards as specified by this Chapter. 15 Page 9 of 9 The CUP and site would conform to the applicable performance standards of the Zoning Ordinance. 5. Recommendation Staff recommends approval of the draft resolution approving the CUP for a detached garage with a sidewall height of 13 feet in the front yard, and allowing the accessory structure footprint to exceed the allowed footprint by 379 sq. ft. Attachments: 1. Draft Resolution 2026- Approving the CUP 2. Engineer Memo 3. Survey 4. Site Plan 16 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A DETACHED ACCESSORY STRUCTURE FOR JASON FREELAND AT 22005 COUNTY ROAD 10 (PID 16-119-23-24-0002) (CITY FILE 26-019) WHEREAS, Jason Freeland, the landowner, requests approval of a conditional use permit to allow an existing accessory building with a sidewall height of 13’ previously approved in the rear yard to be located in the front yard, and a cumulative accessory structure footprint of 4,348 square feet at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A conditional permit is approved, in accordance with the application received by the City on August 4, 2026, and additional information received on August 12, 2026, and August 24, 2026. 2. The applicant shall comply with all conditions of the City Engineer’s memo dated August 13, 2026. 3. A conditional use permit is approved to allow an accessory building with sidewalls that have a height of 17 feet in the front yard, based on the finding that the specific criteria standards in Section 1030.020 Subd.5.D. are satisfied: a. The proposed use shall be in conformance with all City regulations. b. A certificate of survey showing existing structures, septic sites, wells, proposed structures, floodplain, wetlands, and recorded easements was submitted with the application. c. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance are satisfied: i. The conditional use complies with the Comprehensive Plan, including public facilities and capital improvement plans. ii. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental or endanger the public health, safety, morals, or comfort. 17 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 4 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 substantially diminish or impair property values within the neighborhood. iv. 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. v. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. vi. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. vii. The conditional use and site conform to performance standards as specified by the Zoning Ordinance. d. The building materials standards required by the Zoning Ordinance are satisfied. e. The proposed building will be compatible with surrounding land uses. 4. A conditional use permit is approved to allow the construction of a 1,388 square foot attached garage, which would result in a cumulative accessory structure footprint of 4,348 square feet for the property, based on the finding that that conditional use permit standards in Section 1070.020 are satisfied: a. The proposed building does not conflict with the Comprehensive Plan. b. The establishment, maintenance, and operation of the use will promote and enhance the public welfare as it will allow the applicant to properly store vehicles on the property rather than rely on exterior storage. c. The use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor will it substantially diminish and impair property values within the neighborhood. d. The establishment of the use will not preclude improvement or further development of the surrounding properties. e. The use will not impact the demand for services as there are adequate public facilities available for the building. f. The use will comply with the district regulations of the Rural Residential zoning district. 5. A certificate of compliance to allow a metal roof and metal siding on this accessory building is approved as part of the conditional use permit. 18 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 3 of 4 6. The accessory structures cannot be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 7. The structure cannot be used as an Accessory Dwelling Unit unless the applicant applies for City approval and such approval is granted. 8. Prior to issuance of a building permit, the applicant/landowner must complete the following: a. A grading plan must be submitted for final approval per the City’s Engineer Memo. b. The approving resolution must be recorded at Hennepin County. c. The applicant/landowner must provide proof of recording to the City. 9. The applicant must maintain a positive escrow balance through the duration of the project. If the escrow balance becomes negative, the applicant must pay any balance due plus a new deposit for anticipated remaining staff time within 30-days of receiving a notice from the City. 10. A final inspection of the project to confirm the building is constructed to plan is required prior to final reconciliation and release of the escrow account with the City. 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 24th day of September 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 19 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 4 of 4 ATTACHEMENT A Lot 1, Block 2, Hodgin Acres Addition. 20 To: Kevin Mattson, PE Public Works Director From: Steve Hegland, PE - HAI Dan Boyum, PE Memo Project: Freeland Garage CUP – Site Plan Review Date: August 13, 2026 These review comments are based on review of the following documents 1. Certificate of Survey for 22005 County Road 10 by Lake & Land Surveying, Inc. dated 8/10/2026 2. Site Plan by Rays Designs dated 7/7/2026 We have completed our review of the Freeland Garage CUP and have the following comments: 1. It is understood that the residential home on the site is being relocated within the property and expanded upon in the new location. 2. The City Wetland Specialist should review the site and determine if a waiver of wetland delineation should be provided based on the site conditions and proposed building location within the site. 3. Final grading plan will be reviewed with the building permit. 4. At time of building permit the routing of sewer and water to the new home location should be identified on the plans. 5. Applicant shall be responsible for all necessary permits for sewer and water system which are permitted through Hennepin County and MDH. End of Comments 21 22 23 24 25 26 27 28 29 30 31 32 33 34 STAFF REPORT Agenda Item: 6.c Council Meeting: September 3, 2026 Prepared By: Dwight Klingbeil, Planner Topic: PUBLIC HEARING. Bendickson Garage CUP Action Required: Council Action Attachments 1. 2026-09-03 PC Staff Report - Bendickson Garage CUP.pdf 35 Page 1 of 7 STAFF REPORT Planning Commission Meeting: September 3, 2026 Prepared By: Dwight Klingbeil Topic: Bendickson Garage CUP (PID 19-119-23-21-0011) (City File No. 26-020) Action Required: Recommendation 1. Application Request JPC Custom Homes, the applicant, on behalf of Rich and Connie Bendickson, the owners, requests approval of a conditional use permit (CUP) to allow an existing with sidewalls exceeding 10 feet in height in the front yard at 23525 Strehler Road. 2. Background In 2002, the City issued a building permit for an accessory structure with a 17-foot sidewall height located in the rear yard. Section 1030.020 Subd. 5.C. of the Zoning Ordinance allows a maximum sidewall height of 10 feet for accessory structures located in the front and side yard, and up to 13.5 feet in the rear yard. The applicant is in the process of replacing the existing single-family home on the site with a newly constructed home further back on the property. This will make the existing accessory structures located in the front yard per the definition of front yard in the Zoning Ordinance. Accessory structures are allowed to be located in the front yard in the Rural Residential zoning district; however, structures with a sidewall height of more than 10’ require a CUP. The CUP previously approved was for a structure located in the rear yard, so a minor CUP amendment is required to specifically allow the structure’s changed location in the front yard. 3. Context Zoning and Land Use Figure 1 Site Location 36 Page 2 of 7 The proposed property is 7.94 acres, guided for Rural/Ag Residential, and zoned Rural Residential (RR). The property has an existing single-family home with two detached accessory structures. The property is outside of the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are guided for Rural/Ag Residential, within the RR district, and outside of the MUSA. The existing land use of the properties to the north is agricultural/residential, and the properties to the west, south, and east are used for residential purposes. Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map does not indicate the presence of any natural plant communities on this property. According to the Hennepin County Natural Resources Map, there are wetlands present on the property. The City Engineer’s Memo noted that the City Wetland Specialist should review the site and determine if a waiver of a wetland delineation should be provided based on the site conditions and proposed building location. 4. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are attached to this report, and the approval conditions require compliance with the memo. Accessory Structure CUP Per Section 1030.020, Subd. 5, the maximum sidewall height of an accessory building constructed in the front or side yard is 10’ unless approved through a CUP. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. As discussed in the background portion of this report, the subject structure has a sidewall height of 17 feet, which was previously approved by the City in the rear yard. Figure 2 Zoning Map 37 Page 3 of 7 Approval of the CUP as requested will allow an existing detached garage of 2,100 square feet to remain in what will become the front yard once the applicant constructs the new single-family home at the proposed location behind the accessory structure. Location and Setbacks The location of the structure will not actually change with this request, but the yard classification of the structure’s location will change per the City Code’s definition of a front yard: YARD, FRONT: An area extending the full width of a lot between the front lot line and the nearest principal structure. The structure is located nearest to the north property line with a setback of approximately 88 feet (where a 50-foot setback is required), approximately 186 feet from the east property line (where a 100-foot setback is required), approximately 315 feet from the south property line (where a 15-foot setback is required), and approximately 531 feet from the west property line (where a 20-foot setback is required). The structure meets all applicable setback requirements and no changes to its placement are proposed as part of this request. Size Figure 3 Proposed Site Layout 38 Page 4 of 7 Properties of this size (7.94 acres) are allowed a total accessory structure footprint of 3,375 sq. ft., excluding the first 1,000 sq. ft. of attached accessory structure space. Currently, the property contains two detached accessory structures, including the 2,100 sq. ft. subject structure and a a 2,620 sq. ft. detached structure. In total, the accessory structure footprint for the property is 4,720 sq. ft., which exceeds the amount allowed under current standards. However, both structures were approved by the City prior to the adoption of the current requirements. As such, the footprint of the existing structures are considered to be legal nonconforming. Because of this, no additional accessory structure footprint may be added to the property unless the total footprint is reduced to 3,375 sq. ft. However, Section 1030.020 Subd. 4.A. provides an exemption for attached garages. Specifically, this section states that attached garages with a footprint of less than 1,000 sq. ft. shall not be considered as part of the maximum footprint for purposes of the detached accessory structure calculations. With this, the new residential structure may include an attached garage with a footprint that is less than 1,000 sq. ft. Building Height The building will become located in the front yard which has a maximum sidewall height of 10 feet without CUP approval to bypass this limit. The applicant requests approval of a CUP to allow the subject structure to have a sidewall height of 17 feet in the front yard. Architectural Standards The applicant submitted photos of the subject structure that are attached to this report in addition to the previously approved plans. The materials of the structure are not changing from what was initially approved in 2002.The roof and siding are painted galvanized metal. The current Zoning Ordinance requires metal siding and roof materials to be approved through a Certificate of Compliance, but since the original approval pre-dates the current Zoning Ordinance, the Certificate of Compliance approval is implied. Grading and Drainage No grading changes are proposed for the subject structure. A grading and drainage plan for the proposed new house will be reviewed with the building permit per the City Engineering Memo. Conditional Use Permit Standards The applicant requests a CUP to exceed the maximum sidewall height of 10’ in the front yard as allowed by Section 1030.020, Subd. 5(D). In order to grant a CUP, the following standards must be met: 1. The proposed use shall be in conformance with all City regulations. 39 Page 5 of 7 The proposed use is in conformance with the City regulations. The existing structure satisfies required setbacks, the accessory structure footprint limit, and architectural requirements. A condition of approval included in the attached resolution is that the structure cannot be used for commercial uses without a separate approval for a home occupation, and the structure cannot be used as an accessory dwelling unit without a separate approval. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites, and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. The applicant submitted a certificate of survey that shows the required features. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Staff finds that the taller building height would comply with the standards as follows: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed taller building in the front yard has no impact on the Comprehensive Plan. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The CUP for a sidewall height of 17 feet for an accessory structure in the front yard would not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. The building does not exceed the 35-foot maximum building height allowed for principal buildings in the RR district. The building exceeds all setback requirements for the RR 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 find no reason to believe the CUP for the sidewall height of 17 feet in the front yard would be injurious to the use and enjoyment of the surrounding properties for 40 Page 6 of 7 the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The existing building is below the maximum building height and exceeds all required setbacks. 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 CUP amendment 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. The proposed CUP amendment will not impact the demand for services. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. If the CUP is approved with the conditions of approval as recommended by staff, the use will comply with the district regulations for the RR. 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 accessory structures. 4. The building materials standards required by this Section have been met. As noted previously, the building is made of pre-finished metal wall and roof panels. Section 1060.050 Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing provided they meet the Minnesota State Building Code standards and are treated with a factory applied color coating system that protects against fading. The materials feature galvanized coating. The materials of this structure were previously approved when the structure was approved, and approval of the Certificate of Compliance currently required by the Zoning Ordinance is implied. 5. The proposed building will be compatible with surrounding land uses. 41 Page 7 of 7 The proposed use is compatible with the surrounding land uses. 5. Recommendation Staff recommends approval of the draft resolution approving the CUP for a detached garage with a sidewall height of 17 feet in the front yard. Attachments: 1. Draft Resolution 2026- Approving the CUP 2. Site Plan 3. Building Photos 4. Engineering Memo 42 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A DETACHED ACCESSORY STRUCTURE FOR RICH AND CONNIE BENDICKSON AT 23525 STREHLER ROAD (PID 19-119-23-21-0011) (CITY FILE 26-020) WHEREAS, JPC Custom Homes, on behalf of Rich and Connie Bendickson, the landowner, requests approval of a conditional use permit to allow an existing accessory building with a sidewall height of 17’ previously approved in the rear yard to be located in the front yard at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A conditional permit is approved, in accordance with the application received by the City on July 29, 2026, and additional information received on July 30, 2026, and August 10, 2026. 2. The applicant shall comply with all conditions of the City Engineer’s memo dated August 13, 2026. 3. A conditional use permit is approved to allow an accessory building with sidewalls that have a height of 17 feet in the front yard, based on the finding that the specific criteria standards in Section 1030.020 Subd.5.D. are satisfied: a. The proposed use shall be in conformance with all City regulations. b. A certificate of survey showing existing structures, septic sites, wells, proposed structures, floodplain, wetlands, and recorded easements was submitted with the application. c. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance are satisfied: i. The conditional use complies with the Comprehensive Plan, including public facilities and capital improvement plans. ii. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental or endanger the public health, safety, morals, or comfort. 43 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 4 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 substantially diminish or impair property values within the neighborhood. iv. 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. v. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. vi. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. vii. The conditional use and site conform to performance standards as specified by the Zoning Ordinance. d. The building materials standards required by the Zoning Ordinance are satisfied. e. The proposed building will be compatible with surrounding land uses. 4. A certificate of compliance to allow a metal roof and metal siding on this accessory building is approved as part of the conditional use permit. 5. The structure cannot be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 6. The structure cannot be used as an Accessory Dwelling Unit unless the applicant applies for City approval and such approval is granted. 7. Prior to issuance of a building permit, the applicant/landowner must complete the following: a. A grading plan must be submitted for final approval per the City’s Engineer Memo. b. The approving resolution must be recorded at Hennepin County. c. The applicant/landowner must provide proof of recording to the City. 8. The applicant must maintain a positive escrow balance through the duration of the project. If the escrow balance becomes negative, the applicant must pay any balance due plus a new deposit for anticipated remaining staff time within 30-days of receiving a notice from the City. 9. A final inspection of the project to confirm the building is constructed to plan is required prior to final reconciliation and release of the escrow account with the City. 44 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 3 of 4 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 24th day of September 2026. ________________________________ Tom McKee - Mayor City Seal ATTEST: ___________________________________ Debra Johnson – City Clerk 45 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 4 of 4 ATTACHEMENT A Lot 2, Block 1, Kuehn Farm Addition. 46 To: Kevin Mattson, PE Public Works Director From: Steve Hegland, PE - HAI Dan Boyum, PE Memo Project: Bendickson Garage CUP – Site Plan Review Date: August 13, 2026 These review comments are based on review of the following documents 1. Certificate of Survey and Topographic Survey by Otto Associates Dated 7/17/2026 2. House Plans by Beyond Design Architecture Dated 4/15/2026 We have completed our review of the Lot Survey for 6550 County Road 116 and have the following comments: 1. It is understood that a new residential home is being constructed on the home with the demolition of the existing home. 2. The City Wetland Specialist should review the site and determine if a waiver of wetland delineation should be provided based on the site conditions and proposed building location within the site. 3. Final grading plan will be reviewed with the building permit. 4. The existing well should be abandoned with the demolition of the home if no longer necessary. 5. Hennepin County shall review and approve the proposed septic system for the home. End of Comments 47 C o u n t y R o a d 1 9 Strehler Road 1 2 Revised: Project No. Checked By:Scale:Drawn By:Date: Requested By: denotes 1/2 inch by 14 inch iron pipe set and marked by License #40062 denotes iron monument found Engineers & Land Surveyors, Inc. 9 West Division StreetBuffalo, MN 55313 (763)682-4727 Fax: (763)682-3522 www.ottoassociates.com 4-24-26 JPC Custom Homes, Inc. K.R.B.1"=50'P.E.O. Certificate of Survey and Topographic Survey Detail A N N I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. _______________________________ Paul E. Otto License #40062 Date:_____________ Feet 0 50 100 48 49 50 STAFF REPORT Agenda Item: 6.d Council Meeting: September 3, 2026 Prepared By: Dwight Klingbeil, Planner Topic: PUBLIC HEARING. 3019 Addition Preliminary Plat, Rezone & Comprehensive Plan Amendment Action Required: Council Action Attachments 1. 2026-09-03 PC Report - 3019 Addition PP, REZ, CPA.pdf 51 Page 1 of 10 STAFF REPORT Planning Commission Meeting: September 3, 2026 Prepared By: Dwight Klingbeil Topic: 3019 Addition Preliminary Plat, Rezoning, and Comprehensive Plan Amendment (PID 07-119-23-14-0003) (City File No. 26-014) Action Required: Recommendation 1. Application Request Craig Scherber & Associates Inc., the applicant, requests approval of a Preliminary Plat, Rezoning, and Comprehensive Plan Amendment to allow the development of “3019 Addition”, which is a development consisting of 7 rural commercial lots. 2. Context Zoning and Land Use The 66.37-acre parcel currently used for agricultural purposes. The eastern third of the 66.37-acre parcel is zoned Rural Residential (RR) and guided Rural/Ag Residential in the 2040 Future Land Use Map. The remainder of the site is zoned Transitional Rural Commercial (TRC) and guided for Rural Service/Commercial uses. The property is located outside of the 2040 Metropolitan Urban Service Area (MUSA). Surrounding Properties Below is a summary of the zoning, land use guidance, and current land use of the surrounding properties: -The properties to the north are zoned RR, guided Rural/Ag Residential, and currently used for residential/agricultural purposes -The properties to the east are zoned RR, guided Rural/Ag Residential, Figure 1 Site Location Figure 2 Zoning Map 52 Page 2 of 10 and are currently used for residential purposes. - The property to the south(east) is zoned RR, guided Rural/Ag Residential, and currently used for agricultural purposes. - The property to the south is zoned TRC, guided Rural Service/Commercial, and currently used for residential purposes. - The property to the south (west) is zoned Rural Commercial (CR), guided Rural Service/Commercial, and currently used for residential purposes. - The property to the west is zoned Rural Commercial (CR), guided Rural Service/Commercial, and currently used for residential purposes. - The properties to the west (across County Road 19) are zoned RR, guided Rural/Ag Residential, and used for residential/agricultural purposes. Natural Characteristics of the Site The 2040 Natural Resource Inventory Areas Map does not identify any significant natural resources on the property. The properties to the east and northeast contain portions of Rush Creek, which have been identified as high-quality natural resource communities. As a result, a portion of the site is in the Shoreland Overlay District. 3. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report. 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 has a relatively high level of discretion in approving or denying a comprehensive plan amendment. The Comprehensive Plan is the City’s long-range planning tool that indicates what type of development should occur on all land within the city. It is the City’s plan for directing future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety, and welfare of the community. The City also has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. If the proposal meets these standards, the City must approve the preliminary plat. 53 Page 3 of 10 A. Comprehensive Plan Amendment The 2040 Future Land Use Map currently guides the eastern third of this site for Rural/Ag Residential uses, and the western two thirds of the site for Rural Service/Commercial uses. The applicant is requesting an amendment to the Future Land Use Map, which would guide the entire site for Rural Service/Commercial uses, allowing the development of seven rural commercial lots. The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a request to amend th Comprehensive Plan: • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re- examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the City and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. Figure 4 Proposed Preliminary Plat 54 Page 4 of 10 • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including but not limited to: o Transportation; o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area changes, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. Changing the land use guidance for the eastern portion of the property would allow the site to develop 7 rural commercial lots, rather than just 5. The requested change may support Goal 3 and some associated policies of the Economic Competitiveness chapter of the 2040 Comprehensive Plan. This includes: - Goal 3: Promote efficient, planned commercial and industrial development. o Policy 1: Identify key commercial and industrial development opportunities in planned growth areas at locations with access to major transportation systems. o Policy 3: Encourage compact commercial developments that will make efficient use of infrastructure and resources. B. Rezoning Currently, the west portion of the property is zoned Transitional Rural Commercial (TCR) and the eastern portion is zoned Rural Residential (RR). The TCR District is intended to provide a holding zone until a landowner makes application for development, at which time the City may rezone the affected property to CR, consistent with the land use plan. Whereas the RR is intended to preserve Corcoran’s rural character and its identity as a unique community within the Twin Cities metropolitan area. This district allows residential and agricultural uses that will preserve the rural nature of Corcoran and directly related, complementary uses. The applicant is requesting that the entire site be rezoned to Rural Commercial (CR). When evaluating a request for rezoning, the City must consider the standards set forth in Section 1070.010 Subd. 2 of the Corcoran City Code: 55 Page 5 of 10 • The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. o If the Comprehensive Plan Amendment were approved as requested, the site must be rezoned to remain consistent with the Comprehensive Plan. • The proposed action meets the purpose and intent of this Ordinance or, in the case of a map amendment, it meets the purpose and intent of the individual district. o The City Council will determine whether the proposed rezoning meets the purpose and intent of the district. The TCR district anticipates a zoning change to CR when the property is developed. However, the other portion of the property is zoned RR, which did not contemplate the zoning change. • There is adequate infrastructure available to serve the proposed action. o The feasibility study and City engineer’s memo include street improvements that would be required to serve the proposed change in zoning, and would be required as a condition of approval of the Preliminary Plat. • There is an adequate buffer or transition provided between potentially incompatible districts. o The Zoning Ordinance requires installation of buffer yards, which includes landscaping, berms, and fences, to promote orderly transition between developments and to minimize adverse impacts of differing land uses. These buffer yards are required to be preserved in perpetuity by an easement or outlot. Assuming buffer yards are required with the development of the site, Staff believes there would be adequate buffer or transition between the site and neighboring properties in other districts. C. Preliminary Plat Development Rights The 66.37-acre site has 7 development rights. The proposed development of 7 lots is consistent with the number of development rights available to the property. Lot Size and Standards 56 Page 6 of 10 The subdivision will create 7 lots for rural service/commercial uses. The applicant requests that the property be rezoned from RR & TCR to CR. The minimum area requirements for the CR district are as follows: Minimum lot area 2.5 acres Minimum lot width 100 feet Minimum lot depth 200 feet Minimum Principal Structure Setbacks: Front, from Major Roadways* 100 feet Front, from all other streets 50 feet Side 20 feet Rear 20 feet Adjacent to Residential 50 feet Maximum Principal Building Height 35 feet Maximum Impervious Surface Coverage 50% *Major Roadways are state highways and county roads The minimum lot size required in the CR district is 2.5 acres. The proposed subdivision consists of 7 rural commercial lots ranging in size from 5.44 acres to 13.63 acres. All lots comply with the minimum size requirements of the CR district. The minimum lot width in the CR district is 100 feet, and the minimum lot depth is 200 feet. All proposed lots comply with these requirements. The minimum front setback for the CR district is 50 feet from local roadways and 100 feet from County Road 30. The building pads shown on all lots appear to meet the minimum front setback from the local roadway and the future right-of-way (ROW). Additionally, the building pads shown on the four lots that abut County Road 30 (Lot 1 Block 1, and Lots 1-3 Block 4) meet the minimum setback of 100 feet. The minimum setback for lots adjacent to residential is 50 feet. All lots comply with this requirement. The CR district limits the impervious surface to a limit of 50% of each lot. The preliminary plat indicates a total impervious surface area of 70,000 sq. ft. for the entire development. However, this appears to only account for the proposed building pads. To confirm compliance with district standards, detailed impervious surface calculations will need to be provided and reviewed for each lot during the Site Plan approval process. Parking Users of the development have not yet been identified. However, end-users will be required to comply with the minimum parking quantity requirements outlined in Section 57 Page 7 of 10 1060.060 Subd. 8. Common uses within rural commercial lots, and the corresponding parking quantities are as follows: • Office uses: One space for each 200 square feet of floor area. A minimum of 8 spaces is required. • Warehousing: 5 spaces plus one space for each 2 employees on the largest shift. A minimum one space per 1,500 square feet of floor area is required. • Retail Uses: 8 parking spaces plus one space for each 200 square feet of retail space and one space for each 35 square feet of dining area. With the size of the proposed lots, it may be difficult for users to accommodate the parking requirements while also protecting the primary and secondary septic locations. It is the developer’s responsibility to ensure reasonable development can occur on each lot. Utilities The site is located outside the MUSA and will be served by private septic and well systems. The applicant’s plan shows two septic sites for each lot and preliminary approval from Hennepin County. The septic site on Lot 1, Block 3 is located in the front yard. Historically, it has been a challenge for landowners to protect both septic sites from construction impacts through the development process. Both septic sites must be protected during and after construction. Access The applicant proposes the installation of two public streets (Street A & B). Access to the development would come from County Road 30 in the southeast corner of the site. Hennepin County’s Transportation Department reviewed the proposed access and approved its location with the requirement that the developer install westbound right and eastbound left-turn lanes at the proposed access. The applicant will be required to coordinate with the County. All lots within the development would be served by two new public roadways (Street A &B). Most lots appear to have sufficient frontage along an improved public street. However, the southwest corner of Lot 1, Block 2, has approximately 7 feet of frontage on a public roadway. To address this, a condition of approval shall require Street A to be extended north so the roadway can provided functional access to the lot and allow adequate space for snow storage. Trails and Sidewalks The 2040 Parks and Trails plan identifies a proposed on-road trail through the site and a proposed off-road trail along the east and north property lines. The plan does not show either proposed trail. As a condition of approval, the applicant will be required revise the plans to show a 20-foot trail easement for both of these trails, and construction of the trail shall be required with approval of the Final Plat. 58 Page 8 of 10 The trail location along the north boundary line will impact the required landscape buffer. Additionally, the applicant must show how employees and residents would be able to access these trails from the lots. Landscaping For non-residential uses, the Zoning Ordinance requires the following minimum landscaping: • One overstory tree per 1,000 square feet of gross building floor area or one tree per 50 linear feet of site perimeter, whichever is greater. • One understory shrub for each 300 square feet of building or one tree per 30 linear feet of site perimeter, whichever is greater. Based on the measurements of the perimeter of each lot, the applicant would be required to install 343 overstory trees and 572 understory shrubs, which is greater than what would be required if the calculation were based on the footprint of the buildings (The plans currently show seven 10,000 sq. ft. building pads. Under this calculation, the site would require 70 overstory trees and 234 shrubs.) The applicant is currently showing 448 overstory trees and 0 understory shrubs. As a condition of approval, the applicant will be required to revise the landscaping plan to show at least 343 overstory trees and 572 understory shrubs. In addition to the base landscaping requirements listed above, the applicant will also be required to install a buffer yard along the sides of the site that border properties located within different zoning districts. The site is bordered by properties zoned RR to the north, east, southeast, and west. Portions of the site that abut properties zoned RR require installation of a Buffer Yard Class D. However, Section 1060.070 Subd.J.1.h.iii. of the Zoning Ordinance does not require buffer yards along major roadways, such as County Roads. Since the site is bound by County Road 30 to the south, and County Road 19 to the west, buffer yards would not be required Figure 5 Base Landscaping proposed by applicant Figure 6 Proposed Landscaping Plan 59 Page 9 of 10 along those frontages. As a result, the development would be required to provide a Buffer Yard Class D along the north and east boundaries of the site. The requirements of the Buffer Yard Class D are as follows: Buffer Yard Class Width Overstory Plantings1 Understory Plantings1 Shrubs or Tall Native Prairie Plantings1 2 Structures3 D 30 feet 6 9 36 Minimum 6-foot fence 40 feet 4 6 24 Minimum 6-foot fence 40 feet 8 12 24 None 50 feet 6 9 18 None 50 feet 3 4 9 Minimum 6-foot berm 1 per 100 feet of distance 2 Requirement must be met by shrubs, tall native prairie plantings, or a combination deemed acceptable by the City 3 Fences are subject to requirements in Section 1060.080 The applicant’s landscaping plan shows a 50-ft wide buffer yard along the north and south boundaries of the site. As a condition of approval, the applicant must revise the landscaping plan to provide enough landscaping to satisfy the Buffer Yard Class D requirements along the north and east boundaries of the site. If the applicant were to install a 50-ft wide buffer yard along the north and east boundaries, the required plantings may be as follows: Lot, Block Buffer Length Overstory Trees Understory Plantings Shrubs or Tall Native Grasses 1,1 862 feet 51.72 77.58 155.16 1,2 950 feet 57 85.5 171 1,3 & 2,3 1,862 feet 111.72 167.58 335.16 Total 221 331 662 Additionally, the provision of the required off-road trail on the north would require revisions to the landscape plan. Stormwater The City Engineer’s memo and feasibility study provides detailed comments on stormwater for the plat. A condition of approval shall require the development to comply with all requirements of the City Engineer’s memo. Wetlands The applicant provided a wetland report that indicates that there are no wetlands present on the site. 60 Page 10 of 10 Floodplain The site includes a portion of floodplain along the east property line. The plans will need to be revised to show separate boundaries for the floodplain versus the floodway. Areas within the floodplain will be subject to the standards outlined in Section 1050.030. Shoreland Overlay District The eastern 300 feet of Lot 1, Block 1, and the eastern ~89 feet of Lot 1, Block 2 are located within the Shoreland Overlay District. These portions of the site are subject to the standards outlined in Section 1050.020 of the Zoning Ordinance. 4. Recommendation Staff recommend approval of the draft resolutions approving the Comprehensive Plan Amendment, Rezoning, and Preliminary Plat for the 3019 Addition. Attachments: 1. Draft Resolution 2026- Approving Comprehensive Plan Amendment 2. Draft Ordinance 2026- Rezoning Site from TCR & RR to CR 3. Draft Resolution 2026- Approving the Preliminary Plat 4. Engineering Memo dated August 27, 2026 5. Preliminary Plat and Site Plans 61 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT FOR “3019 ADDITION” (PID 07-119-23-14-0003) (CITY FILE 26-014) WHEREAS, Craig Scherber & Associates, Inc. requests approval to amend the 2040 Future Land Use Map to change the land use designation of approximately 22.12 acres from Rural / Ag Residential to Rural Commercial at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. The site is located along two major transportation systems and serves as a key commercial development opportunity. 2. Reclassifying the site would promote efficient commercial and industrial development. 3. Reclassifying the site would encourage compact commercial developments that would make efficient use of infrastructure and resources. 4. Reclassifying the site is needed to allow reasonable development of the site that responds to current market conditions. 5. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. 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 24th day of September 2026. 62 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 3 ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 63 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 3 of 3 ATTACHEMENT A THE SOUTH 1/2 OF THE NORTHEAST 1/4, EXCEPT THE SOUTH 761.52 FEET OF THE WEST 629.18 FEET OF SECTION SEVEN (7), TOWNSHIP ONE HUNDRED NINETEEN (119) NORTH, RANGE TWENTY- THREE (2J) WEST OF THE FIFTH PRINCIPAL MERIDIAN, HENNEPIN COUNTY, MINNESOTA. 64 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota ORDINANCE NO. 2026- Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND ALONG COUNTY ROAD 30 (PID 07-119-23-14-0003) (CITY FILE 26-014) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification of the City of Corcoran Zoning Map from Transitional Rural Commercial (TCR) and Rural Residential (RR) to Rural Commercial (CR) on the property legally described as follows: See Attachment A Section 2. This amendment shall take effect upon adoption of the resolution approving the preliminary plat for this project. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 24th day of September 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 65 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota ORDINANCE NO. 2026- Page 2 of 2 ATTACHEMENT A THE SOUTH 1/2 OF THE NORTHEAST 1/4, EXCEPT THE SOUTH 761.52 FEET OF THE WEST 629.18 FEET OF SECTION SEVEN (7), TOWNSHIP ONE HUNDRED NINETEEN (119) NORTH, RANGE TWENTY- THREE (2J) WEST OF THE FIFTH PRINCIPAL MERIDIAN, HENNEPIN COUNTY, MINNESOTA. 66 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING FINDINGS OF FACT FOR REZONING PORTIONS OF A PROPERTY ALONG COUNTY ROAD 30 (PID 07-119-23-14-0003) (CITY FILE 26-014) WHEREAS, Craig Scherber & Associates, Inc. requests approval to rezone 66.37 acres at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council adopted an ordinance rezoning the affected parcel from Transitional Rural Commercial (TCR) and Rural Residential (RR) to Rural Commercial (CR); NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request for reclassification of the property, based on the following findings and conditions: approve the request, subject to the following findings and conditions: 1. Approval of Resolution 2026- amending the 2040 Comprehensive Plan is required for the request to be consistent with the Comprehensive Plan. 2. The proposed development does not conflict with the intent of the underlying zoning district. 3. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. 4. The proposed development would require installation of a Buffer Yard Class D along the north and east property lines. This would provide an adequate buffer or transition between potentially incompatible districts. 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 24th day of September 2026. 67 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 3 ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 68 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 3 of 3 ATTACHEMENT A THE SOUTH 1/2 OF THE NORTHEAST 1/4, EXCEPT THE SOUTH 761.52 FEET OF THE WEST 629.18 FEET OF SECTION SEVEN (7), TOWNSHIP ONE HUNDRED NINETEEN (119) NORTH, RANGE TWENTY- THREE (2J) WEST OF THE FIFTH PRINCIPAL MERIDIAN, HENNEPIN COUNTY, MINNESOTA. 69 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “3019 ADDITION” ON THE PROPERTY LOCATED AT 07-119-23-14-0003 (CITY FILE 26-014) WHEREAS, Craig Scherber & Associates, Inc. requests approval of a preliminary plat to create 7 rural commercial lots at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED that the BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request for reclassification of the property, based on the following findings and conditions: approve the request, subject to the following findings and conditions: 1. Approval of Resolution 2026- amending the 2040 Comprehensive Plan is required for the request to be consistent with the Comprehensive Plan. that the Corcoran City Council approves the request for a preliminary subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on May 15, 2026, with additional material received on July 1, 2026, July 9, 2026, July 20, 2026, and August 18, 2026, except as amended by this resolution. 2. The applicant shall comply with all requirements in the City Engineer Memo dated August 28, 2026. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity commences. The applicant is responsible for obtaining all required permits and approvals. 4. Park dedication shall be satisfied by a combination of land and cash-in-lieu of land. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add 7 new commercial lots to the City. b. Users of the development will need access to nearby existing and future trails and parks that do not exist today as guided by the Comprehensive Plan. 70 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 5 c. Cash-in-lieu of land will be used only for the acquisition and development of parks, recreational facilities, playground, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. d. Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. The code stipulates a dedication requirement of 5% of land for land guided at a density of less than 2 units an acre or an equivalent market value in cash. 5. All lots are subject to the Rural Commercial (CR) District requirements outlined in Section 1040.090 of the Zoning Ordinance. 6. City Council approval of a Site Plan shall be required for development on any of the lots created in this plat, as outlined in Section 1070.050 Subd. 2. of the Zoning Ordinance. 7. Proposed well locations must be shown on the preliminary plat and are subject to approval by the Minnesota Department of Health. 8. Hennepin County approval and permitting is required for street access to County Road 30. 9. All septic sites must meet a minimum setback of 75 feet from delineated wetland edges. 10. The applicant is responsible for installing the required trees and ground cover to meet the requirements of Section 1060.070. 11. Prior to submittal of the final plat, the applicant must complete the following: a. Revise the preliminary plat to show the following: i. Street A shall be extended northward to provide functional access to Lot 1, Block 2 and to allow adequate space for snow storage. ii. Provide an off-road trail within a 20-foot trail easement along the east and north boundary of the site, consistent with the Parks and Trails Plan in the 2040 Comprehensive Plan. 1. Said trail shall be located within a 20-foot trail easement. 2. Construction of the trail shall be required with approval of the final plat. b. Revise landscaping plan to show the following: i. Number of base plantings must be revised to show at least 343 overstory trees and 572 understory shrubs to comply with the minimum landscaping standards outlined in Section 1060.070 Subd. 2.G.2. of the Zoning Ordinance. 71 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 3 of 5 ii. Buffer yards must be revised to include a buffer yards along the north and east sides of the property. 1. Plantings within the buffer yard must meet the requirements for a Buffer Yard Class D, as outlined in Section 1060.070 Subd. 2.J.1. of the Zoning Ordinance. 2. Buffer yards must not interfere with the off-road trail easement along the north and east sides of the site. 12. Drainage and utility easements shall be provided over all wetlands, wetland buffers, stormwater ponds, 100-year flood elevation, and in compliance with the Engineering Memo. 13. Drainage and utility easements shall be provided along the perimeter of all lots. 14. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. 15. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5’ from the property line. 16. The development shall comply with the City’s requirements regarding fire access, fire protection, and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. 17. If a Homeowners Association, or other Common Interest Community is to be created, the applicant shall provide copies of the Association Documents/Covenants for City review as part of the final plat application. 18. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 19. Sign permits will be required prior to construction of any signs, temporary or permanent. 20. The final plat shall address all conditions of approval. 21. Prior to release of final plat for recording, the applicant shall enter into the following: a. A Development Contract to provide a financial guarantee to protect the work. b. A stormwater maintenance agreement. c. An encroachment agreement for any site improvements within the City’s drainage and utility easements. 22. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. 72 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 4 of 5 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 24th day of September 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 73 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 5 of 5 ATTACHEMENT A THE SOUTH 1/2 OF THE NORTHEAST 1/4, EXCEPT THE SOUTH 761.52 FEET OF THE WEST 629.18 FEET OF SECTION SEVEN (7), TOWNSHIP ONE HUNDRED NINETEEN (119) NORTH, RANGE TWENTY- THREE (2J) WEST OF THE FIFTH PRINCIPAL MERIDIAN, HENNEPIN COUNTY, MINNESOTA. 74 75 76 77 78 79 80 PROJECT LOCATION SITE MINNESOTA THIRTY NINETEEN ADDITION RURAL COMMERCIAL DEVELOPMENT PROJECT CORCORAN, MN CITY OF CORCORANHENNEPIN COUNTY SITE SITE SITE INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 81 CONCEPT GHOST PLAT PROJECT LOCATION SURVEY DATA EXISTING PROPERTY DESCRIPTION C1 SITE DATA: CR ZONE SETBACKS: CR ZONE MIN. LOT REQUIREMENTS LEGEND: PROPOSED LEGAL DESCRIPTION INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 82 STORM WATER MANAGEMENT BASIN 11P BOTTOM OF PRE-TREATMENT=965.0 BOTTOM OF FILTRATION SECTION=969.0 TOP OF SOIL MEDIA=971.0 OUTLET=972.50 100 YR=977.51 EOF=979.0 TOP OF BERM=980.0 C2 LEGEND:SURVEY DATA TYPICAL COMMERCIAL PAD 100x100 INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 83 STORM WATER MANAGEMENT BASIN 11P TOP OF MEDIA=971.00 OUTLET (NWL)=972.50 2YR=974.36 10YR=975.57 100 YR=977.51 EOF=979.00 TOP OF BERM=980.00 BASIN 11P C3 LEGEND: SURVEY DATA INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 84 HORIZ: 1"=50' VERT: 1"=5' INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 85 HORIZ: 1"=50' VERT: 1"=5' INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 86 EROSION CONTROL INSTALLATION SCHEDULE EROSION CONTROL NOTESEROSION CONTROL MAINTENANCE SCHEDULE VEGETATION GROUND COVER SCHEDULE SWPP NARRATIVE POLLUTION PREVENTION NOTES RESPONSIBLE PARTY DESIGN CALCULATIONS SWPPP Designer: Owner: Scherber & Associates Contractor: Manager: EROSION CONTROL QUANTITIES: FILTRATION BASIN NOTES PROJECT LOCATION SURVEY DATA EXISTING PROPERTY DESCRIPTION SITE DATA: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 87 LEGEND: INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 88 LEGEND: DEMOLITION NOTES EXISTING PROPERTY DESCRIPTION SURVEY DATA INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 89 INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES 90 INDEX OF CIVIL SITE DRAWINGS: CI V I L E N G I N E E R I N G SI T E D E S I G N 305 Lakeview Ave. Tonka Bay, MN 55331 Craig Scherber 612-810-8400 SCHERBER & ASSOCIATES FILTRATION BASIN GENERAL NOTES: POND OUTLET CONTROL STRUCTURE OCS-1 91 National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250 Feet Ü SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOD HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V, A99 With BFE or DepthZone AE, AO, AH, VE, AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X Future Conditions 1% Annual Chance Flood HazardZone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to LeveeZone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood HazardZone D Channel, Culvert, or Storm Sewer Levee, Dike, or Floodwall Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation Coastal Transect Coastal Transect Baseline Profile Baseline Hydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of Study Jurisdiction Boundary Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 2/13/2024 at 3:52 PM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes. Legend OTHER AREAS OF FLOOD HAZARD OTHER AREAS GENERAL STRUCTURES OTHER FEATURES MAP PANELS 8 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. 1:6,000 93°37'51"W 45°8'11"N 93°37'14"W 45°7'45"N Basemap Imagery Source: USGS National Map 2023 92 STORM WATER MANAGEMENT BASIN 11P BOTTOM OF PRE-TREATMENT=965.0 BOTTOM OF FILTRATION SECTION=969.0 TOP OF SOIL MEDIA=971.0 OUTLET=972.50 100 YR=977.51 EOF=979.0 TOP OF BERM=980.0 FEMA MAP OVERLAY 07/09/2026 93 National Flood Hazard Layer FIRMette 0 500 1,000 1,500 2,000250 Feet Ü SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT SPECIAL FLOOD HAZARD AREAS Without Base Flood Elevation (BFE) Zone A, V, A99 With BFE or DepthZone AE, AO, AH, VE, AR Regulatory Floodway 0.2% Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mileZone X Future Conditions 1% Annual Chance Flood HazardZone X Area with Reduced Flood Risk due to Levee. See Notes.Zone X Area with Flood Risk due to LeveeZone D NO SCREEN Area of Minimal Flood Hazard Zone X Area of Undetermined Flood HazardZone D Channel, Culvert, or Storm Sewer Levee, Dike, or Floodwall Cross Sections with 1% Annual Chance 17.5 Water Surface Elevation Coastal Transect Coastal Transect Baseline Profile Baseline Hydrographic Feature Base Flood Elevation Line (BFE) Effective LOMRs Limit of Study Jurisdiction Boundary Digital Data Available No Digital Data Available Unmapped This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards The flood hazard information is derived directly from the authoritative NFHL web services provided by FEMA. This map was exported on 2/13/2024 at 3:52 PM and does not reflect changes or amendments subsequent to this date and time. The NFHL and effective information may change or become superseded by new data over time. This map image is void if the one or more of the following map elements do not appear: basemap imagery, flood zone labels, legend, scale bar, map creation date, community identifiers, FIRM panel number, and FIRM effective date. Map images for unmapped and unmodernized areas cannot be used for regulatory purposes. Legend OTHER AREAS OF FLOOD HAZARD OTHER AREAS GENERAL STRUCTURES OTHER FEATURES MAP PANELS 8 B 20.2 The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location. 1:6,000 93°37'51"W 45°8'11"N 93°37'14"W 45°7'45"N Basemap Imagery Source: USGS National Map 2023 94 UP A 3 3 2 A6 2 A6 4 4 134 SF ENTRY101 139 SF RECEPTION102 1 occ @ 150sf 361 SF LOBBY103 181 SF STAFF104 12 occ @ 15sf 100 SF OFFICE105 1 occ @ 150sf 160 SF OFFICE106 2 occ @ 150sf188 SF OFFICE107 2 occ @ 150sf 120 SF OFFICE108 1 occ @ 150sf148 SF OFFICE109 1 occ @ 150sf 95 SF RESTROOM110 143 SF OFFICE111 1 occ @ 150sf 105 SF OFFICE112 1 occ @ 150sf 10 SF STORAGE113 1 2 BC D 1 A7 1A7 2A7 2 A7 1A6 1A6 14'-0"14'-0" 28'-0" 3'-9 1 / 4 " 106A107A WS.4 WS.6x WS.6xWS.6x WS.415'-0" RAMP UP RAMP UP STAIR UP FUTURE RAMP / STAIR EXISTING PATIO PATIO EXPANSION EDGE OF NEW FLOOR(SEE DEMO FOR INFO) WS.4 WS.4 WS.4 NN WS.4 WS.4 WS.4 2'-0"3'-4" WS.4x 1'-6 3 / 4 " 4'-5 1 / 4 " 6'-0" EXIS T I N G W I N D O W O P E N I N G NEW WINDOW & WALLINFILL @ EXISTINGDOOR OPENING NEW RECEPTION DESK NEW PLANTER NEW PLANTER NEW STEPS @ EXISTINGDOOR OPENING NEW KITCHENTTECABINETS & COUNTERTOP NEW CONCRETECOUNTERTOP & CABINETS(BELOW) NEW KITCHENETTE w/ SINK,CABINETRY & COUNTERTOP BUILDING SETBACK LINE (SEE CIVIL) N N 104A 110A 108A 105A 101A 15'-0" 2'-4"23'-4"2'-4" WS.4 w10 2 - 1 w105-1w108-1 w106-1 w106-2w107-1 EXTEND WOOD FRAMING TO NEWPERIMETER- RAISE FRAMING TONEW FINISH FLOOR LEVEL NEW WOOD-FRAMED RAMP NEW HANDRAIL @ RAMPPERIMETER 36" AFF 32'-4 1/8" i LANDSCAPE CALCULATIONS: GRAPHIC MATERIAL ROCK MULCH SOD BLUEGRASS PEAT SOD SPECIFICATION 0 50'100'200' SCALE: 1" = 100'-0"NORTH TREE PLANTING PLAN: Registration #: Signature: I hereby certify that this plan was prepared by me or under my direct supervision and that I am Registered Landscape Architect under the laws of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200A Rogers, MN 55374 Phone: 612-237-8355 www.insideoutsidearchitecture.com Sheet Number: COPYRIGHT 2024 © This plan is copyrighted and shall be used only for the project shown and shall not be copied or reproduced without written permission from Inside Outside Architecture, Inc. Project Name: CORCORAN 3019 ADDITION Corcoran, Minnesota 23-015 CITY SUBMITTAL | 03-08-2024 REVISED SUBMITTAL | 05-15-2026 PK PK TREE PLANTING PLAN L1-1 Inside OA utside rchitecture Inc. GROUNDCOVER SCHEDULE: TREE PLANTING KEY: BASE LANDSCAPE REQUIREMENTS: PER THE CITY OF CORCORAN LANDSCAPE ORDINANCE, REQUIRED BASE LANDSCAPE QUANTITIES ARE DETERMINED USING CALCULATIONS OF THE GROSS BUILDING FLOOR AREA OR SITE PERIMETER AT THE FOLLOWING RATIOS: OVERSTORY TREES: GROSS BUILDING AREAS DIVIDED BY 1,000 OR SITE PERIMETER DIVIDED BY 50 (WHICHEVER IS GREATER). SHRUB PLANTINGS: GROSS BUILDING AREAS DIVIDED BY 300 OR SITE PERIMETER DIVIDED BY 30 WHICHEVER IS GREATER. BUFFER YARD LANDSCAPE REQUIREMENTS: BUFFER YARD LANDSCAPE REQUIREMENTS AFFECT THE WEST, NORTH, AND EAST SIDES OF THIS PROJECT. ADDITIONAL LANDSCAPING BASED ON THE FRONTAGE AND IS CALCULATED AS FOLLOWS:: OVERSTORY TREES (6 PER 100 LF) DECIDUOUS ORNAMENTAL TREES (9 PER 100 LF) SHRUBS (18 PER 100 LF) 1.5" DIA. CRUSHED GRANITE ROCK MULCH COLOR TO MATCH/COMPLIMENT BUILDING BASE LANDSCAPE PLANTINGS NORTHWOOD RED MAPLE Acer rubrum 'Northwood' BOULEVARD LINDEN Tilia americana 'Boulevard' PRINCETON ELM Ulmus americana 'Princeton' SWAMP WHITE OAK Quercus bicolor HACKBERRY Celtis occidentalis BURR OAK Quercus macrocarpa NORTHWOOD MAPLE Acer rubrum 'Northwood' PONDEROSA PINE Pinus ponderosa SCOTCH PINE Pinus sylvestris AUSTRIAN PINE Pinus nigra COLORADO SPRUCE Picea pungens QUAKING ASPEN Populus tremuloides PINK SPIRE CRABAPPLE Malus x 'Pink Spire' THORNLESS HAWTHORN Crataegus crus-gali var. inermis JAPANESE TREE-LILAC Syringa reticulata 'Ivory Silk' SPRING SNOW CRABAPPLE Malus x 'Spring Snow' 95 42 52 63 20 24 18 196 27 42 42 73 55 31 30 0 SPECIES SPECIESQTYQTYSYMBOLSYMBOL BUFFER YARD PLANTINGS OVERSTORY TREES Size = 2.5" caliper minimum Cont = Balled & Burlapped ORNAMENTAL TREES Size = 1.5" caliper minimum Cont = 15 Gallon Pot or B&B CONIFEROUS TREES Size = 4-6' height minimum Cont = Balled & Burlapped DECIDUOUS SHRUBS Size = 24" Height Cont = 2 Gallon Pot CONIFEROUS SHRUBS Size = 24" Spread Cont = 5 Gallon Pot MINIMUM PLANT SIZES TURF SEED MN/DOT SEED MIX #25-131 220 LBS/ACRE 95 UP A 3 3 2 A6 2 A6 4 4 134 SF ENTRY101 139 SF RECEPTION102 1 occ @ 150sf 361 SF LOBBY103 181 SF STAFF104 12 occ @ 15sf 100 SF OFFICE105 1 occ @ 150sf 160 SF OFFICE106 2 occ @ 150sf188 SF OFFICE107 2 occ @ 150sf 120 SF OFFICE108 1 occ @ 150sf148 SF OFFICE109 1 occ @ 150sf 95 SF RESTROOM110 143 SF OFFICE111 1 occ @ 150sf 105 SF OFFICE112 1 occ @ 150sf 10 SF STORAGE113 1 2 BC D 1 A7 1A7 2A7 2 A7 1A6 1A6 14'-0"14'-0" 28'-0" 3'-9 1 / 4 " 106A107A WS.4 WS.6x WS.6xWS.6x WS.415'-0" RAMP UP RAMP UP STAIR UP FUTURE RAMP / STAIR EXISTING PATIO PATIO EXPANSION EDGE OF NEW FLOOR(SEE DEMO FOR INFO) WS.4 WS.4 WS.4 NN WS.4 WS.4 WS.4 2'-0"3'-4" WS.4x 1'-6 3 / 4 " 4'-5 1 / 4 " 6'-0" EXIS T I N G W I N D O W O P E N I N G NEW WINDOW & WALLINFILL @ EXISTINGDOOR OPENING NEW RECEPTION DESK NEW PLANTER NEW PLANTER NEW STEPS @ EXISTINGDOOR OPENING NEW KITCHENTTECABINETS & COUNTERTOP NEW CONCRETECOUNTERTOP & CABINETS(BELOW) NEW KITCHENETTE w/ SINK,CABINETRY & COUNTERTOP BUILDING SETBACK LINE (SEE CIVIL) N N 104A 110A 108A 105A 101A 15'-0" 2'-4"23'-4"2'-4" WS.4 w10 2 - 1 w105-1w108-1 w106-1 w106-2w107-1 EXTEND WOOD FRAMING TO NEWPERIMETER- RAISE FRAMING TONEW FINISH FLOOR LEVEL NEW WOOD-FRAMED RAMP NEW HANDRAIL @ RAMPPERIMETER 36" AFF 32'-4 1/8" i SHRUB PLANTING PLAN: Registration #: Signature: I hereby certify that this plan was prepared by me or under my direct supervision and that I am Registered Landscape Architect under the laws of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200A Rogers, MN 55374 Phone: 612-237-8355 www.insideoutsidearchitecture.com Sheet Number: COPYRIGHT 2024 © This plan is copyrighted and shall be used only for the project shown and shall not be copied or reproduced without written permission from Inside Outside Architecture, Inc. Project Name: CORCORAN 3019 ADDITION Corcoran, Minnesota 23-015 CITY SUBMITTAL | 03-08-2024 REVISED SUBMITTAL | 05-15-2026 PK PK SHRUB PLANTING PLAN L1-2 Inside OA utside rchitecture Inc. COMPACT AMER. CRANBERRYBUSH Viburnum trilobum 'Bailey Compact' FRAGRANT SUMAC Rhus aromatica ARCTIC FIRE RED TWIG DOGWOOD Cornus stolonifera 'Farrow' DWARF BUSH-HONEYSUCKLE Diervilla lonicera ANTHONY WATERER SPIREA Spirea x bumalda 'Anthony Waterer' DAUB'S FROSTED JUNIPER Juniperus chinensis 'Daub's Frosted' WHITE SNOWBERRY Symphoricarpus albus REGENT SERVICEBERRY Amelanchier alnifolia 'Regent' FLAMINGO WILLOW Salix integra 'Flamingo' BASE LANDSCAPE PLANTINGS SPECIES SPECIESQTYQTYSYMBOLSYMBOL BUFFER YARD PLANTINGS 205 187 183 123 161 112 125 176 192 SHRUB PLANTING KEY: PERENNIAL PLANTING SCALE: 3/4" = 1'-0" LOOSEN ROOTS OF PLANT MATERIAL PRIOR MULCH - 3" DEPTH EDGER - SEE SPECS. 12" DEPTH (MIN.) LOAM PLANTING SOIL VARIES SEE PLAN TO PLANTING EDGE VARIES - SEE PLAN 2 L1-2 SHRUBS PLACED SO THAT TOP MULCH - 3" DEEP - SEE SPEC LANDSCAPE FABRIC - SEE SPEC. PLANTING SOIL - SEE SPEC. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING LOOSEN ROOTS OF ALL CONTAINERIZED PLANTS. EDGE VARIES - REFER TO PLAN REFER TO PLAN 18" MIN. SCALE: 3/4" = 1'-0" SHRUB PLANTING DETAIL EDGING MATERIAL - SEE SPEC. BUILDING WALL (TYP) OF CONTAINER SITS FLUSH WITH PROPOSED GRADE. 1 L1-2 PLANTING DETAILS: GRAPHIC MATERIAL ROCK MULCH SOD BLUEGRASS PEAT SOD SPECIFICATION 0 50'100'200' SCALE: 1" = 100'-0"NORTH GROUNDCOVER SCHEDULE: 1.5" DIA. CRUSHED GRANITE ROCK MULCH COLOR TO MATCH/COMPLIMENT BUILDING TURF SEED MN/DOT SEED MIX #25-131 220 LBS/ACRE 96 UP A 3 3 2 A6 2 A6 4 4 134 SF ENTRY101 139 SF RECEPTION102 1 occ @ 150sf 361 SF LOBBY103 181 SF STAFF104 12 occ @ 15sf 100 SF OFFICE105 1 occ @ 150sf 160 SF OFFICE106 2 occ @ 150sf188 SF OFFICE107 2 occ @ 150sf 120 SF OFFICE108 1 occ @ 150sf148 SF OFFICE109 1 occ @ 150sf 95 SF RESTROOM110 143 SF OFFICE111 1 occ @ 150sf 105 SF OFFICE112 1 occ @ 150sf 10 SF STORAGE113 1 2 BC D 1 A7 1A7 2A7 2 A7 1A6 1A6 14'-0"14'-0" 28'-0" 3'-9 1 / 4 " 106A107A WS.4 WS.6x WS.6xWS.6x WS.415'-0" RAMP UP RAMP UP STAIR UP FUTURE RAMP / STAIR EXISTING PATIO PATIO EXPANSION EDGE OF NEW FLOOR(SEE DEMO FOR INFO) WS.4 WS.4 WS.4 NN WS.4 WS.4 WS.4 2'-0"3'-4" WS.4x 1'-6 3 / 4 " 4'-5 1 / 4 " 6'-0" EXIS T I N G W I N D O W O P E N I N G NEW WINDOW & WALLINFILL @ EXISTINGDOOR OPENING NEW RECEPTION DESK NEW PLANTER NEW PLANTER NEW STEPS @ EXISTINGDOOR OPENING NEW KITCHENTTECABINETS & COUNTERTOP NEW CONCRETECOUNTERTOP & CABINETS(BELOW) NEW KITCHENETTE w/ SINK,CABINETRY & COUNTERTOP BUILDING SETBACK LINE (SEE CIVIL) N N 104A 110A 108A 105A 101A 15'-0" 2'-4"23'-4"2'-4" WS.4 w10 2 - 1 w105-1w108-1 w106-1 w106-2w107-1 EXTEND WOOD FRAMING TO NEWPERIMETER- RAISE FRAMING TONEW FINISH FLOOR LEVEL NEW WOOD-FRAMED RAMP NEW HANDRAIL @ RAMPPERIMETER 36" AFF 32'-4 1/8" i SEEDING AND SODDING PLAN: Registration #: Signature: I hereby certify that this plan was prepared by me or under my direct supervision and that I am Registered Landscape Architect under the laws of the State of Minnesota. Drawn By: Checked By: Sheet Title: Date: Revision: Project #: Name:Paul Kangas 26017 14165 James Road - Suite 200A Rogers, MN 55374 Phone: 612-237-8355 www.insideoutsidearchitecture.com Sheet Number: COPYRIGHT 2024 © This plan is copyrighted and shall be used only for the project shown and shall not be copied or reproduced without written permission from Inside Outside Architecture, Inc. Project Name: CORCORAN 3019 ADDITION Corcoran, Minnesota 23-015 CITY SUBMITTAL | 03-08-2024 REVISED SUBMITTAL | 05-15-2026 PK PK SEEDING & SODDING PLAN L1-3 Inside OA utside rchitecture Inc. PLANTING NOTES: PLANT SELECTIONS: SUBSTITUTIONS WILL BE CONSIDERED ONLY IF REQUESTED PRIOR TO BIDDING OF THE PROJECT. THE CONTRACTOR SHALL VERIFY AVAILABILITY OF THE SPECIFIED MATERIALS AND INFORM THE LANDSCAPE ARCHITECT OF ANY CONCERNS PRIOR TO SUBMITTING A BID. ALL PLANT MATERIAL SHALL COMPLY WITH THE LATEST EDITION OF THE NURSERY STOCK STANDARDS AS PUBLISHED BY THE AMERICAN NURSERY AND LANDSCAPE ASSOCIATION (ANLA). UNLESS NOTED OTHERWISE, DECIDUOUS SHRUBS SHALL HAVE AT LEAST 5 CANES AT THE SPECIFIED SHRUB HEIGHT. ORNAMENTAL TREES SHALL HAVE NO 'V' CROTCHES AND SHALL BEGIN BRANCHING NO LOWER THAN 3' ABOVE THE ROOT FLARE. STREET AND BOULEVARD TREES SHALL BEGIN BRANCHING NO LOWER THAN 6' ABOVE THE ROOT FLARE. ANY CONIFEROUS TREE PREVIOUSLY PRUNED FOR CHRISTMAS TREE SALES SHALL NOT BE USED. ALL CONIFEROUS TREES SHALL HAVE A FULL, NATURAL FORM CONSISTENT WITH THE SPECIES. THE LANDSCAPE PLAN TAKES PRECEDENCE OVER THE PLANT SCHEDULE IF ANY DISCREPANCIES IN QUANTITIES EXIST. SPECIFICATIONS TAKE PRECEDENCE OVER NOTES. STORAGE OF PLANTS ON CONSTRUCTION SITE: PLANTS SHALL NOT BE STORED ON SITE FOR EXTENDED TIME PERIODS. IF PLANTINGS CANNOT BE PLACED IN THE GROUND, AND WELL WATERED THAT SAME DAY, THE PLANTINGS SHALL HAVE MOIST MULCH COVERING THE ROOTS AT ALL TIMES. PLANTING INSTRUCTIONS: ALL PLANTINGS SHALL BE INSTALLED PER THE PLANTING DETAILS AS SHOWN IN THESE CONSTRUCTION DOCUMENTS. PARTICULAR ATTENTION WILL BE PAID TO OVERSIZING THE PLANTING HOLE AND CREATION OF A WATERING WELL TO ALLOW SOAKING OF THE PLANTING BACKFILL FOR EACH PLANTING. EDGING AND MAINTENANCE STRIPS: BLACK POWDER COATED STEEL EDGER TO BE USED TO CONTAIN SHRUBS AND MAINTENANCE STRIP AREAS. MAINTENANCE STRIPS SHALL HAVE EDGER AND MULCH AS SPECIFIED OR AS INDICATED ON DRAWINGS. MULCHING: A 3" DEPTH OF RIVER ROCK MULCH SHALL BE CLEAN AND FREE OF ANY SIGNIFICANT DIRT, SOIL, OR ORGANIC MATTER THAT WILL PROMOTE WEED GROWTH. HIGH QUALITY GEOTEXTILE FABRIC, WITH EDGES OVERLAPPED AT LEAST 12", SHALL BE PLACED UNDER ALL ROCK MULCH. ALL TREES SHALL HAVE A MULCH RING (MINIMUM 48" DIAMETER) OF 4" DEEP SHREDDED HARDWOOD MULCH WITH NONE IN DIRECT CONTACT WITH TREE TRUNK. STAKING: STAKING OF THE TREES IS OPTIONAL, BUT THE CONTRACTOR SHALL BE HELD RESPONSIBLE FOR CORRECTING ANY TREES THAT FALL OUT OF PLUMB DURING THE WARRANTY PERIOD. REMOVAL OF TAGGING: ALL TAGGING AND PLANT LABELS SHALL BE REMOVED AFTER PLANTING. BALLED AND BURLAPPED PLANTINGS SHALL HAVE ANY ROPE REMOVED FROM THE TRUCK AND THE TOP OF THE WIRE CAGE REMOVED FROM THE BALL AFTER PLACEMENT IN THE PLANTING PIT. WARRANTY PERIOD: ALL PLANTING SHALL BE COVERED BY A ONE YEAR WARRANTY PERIOD TO COVER REPLACEMENT OF ANY PLANTINGS THAT HAVE DIED OR ARE SHOWING OBVIOUS SIGNS OF STRESS AT THE WARRANTY INSPECTION. REPLACEMENT OF ANY FAILED PLANTINGS INCLUDES RE-ESTABLISHING CLEAN MULCH AROUND ANY REMOVALS AND OFF-SITE DISPOSAL OF ANY MATERIALS. IRRIGATION: ALL PLANTING AREAS, AND MOWN TURF AREAS, SHALL BE COVERED BY AN AUTOMATIC, UNDERGROUND IRRIGATION SYSTEM WITH PROGRAMMABLE CONTROL STATION, RAIN SENSOR, AND SEPARATE ZONES FOR TURF AND PLANTINGS. SODDING ALL TURF AREAS SHALL BE BLUEGRASS SOD LAID PERPENDICULAR TO ANY SLOPES. STAGGER JOINTS AT LEAST 2' AND STAKE IF NEEDED TO KEEP FROM BEING DISPLACED BY HEAVY RAIN. WARRANTY PERIOD: ALL PLANTING SHALL BE COVERED BY A TWO YEAR WARRANTY PERIOD TO COVER REPLACEMENT OF ANY PLANTINGS THAT HAVE DIED OR ARE SHOWING OBVIOUS SIGNS OF STRESS AT THE WARRANTY INSPECTION. REPLACEMENT OF ANY FAILED PLANTINGS INCLUDES RE-ESTABLISHING CLEAN MULCH AROUND ANY REMOVALS AND OFF-SITE DISPOSAL OF ANY MATERIALS.UNDISTURBED NATIVE SOIL SCARIFY BOTTOM AND SIDES OF HOLE MUST BE MAINTAIN PLUMB THOUGH THE WARRANTY IS AT THE CONTRACTOR'S DISCRETION. THE TREE AFTER PLANTING. STAKING IS SUGGESTED, BUT TREES SHALL BE PLUMB IN BOTH DIRECTIONS CONIFEROUS TREE PLANTING DETAIL SCALE: 1/2" = 1'-0" LANDSCAPE ARCHITECT IF POOR DRAINAGE RATES PRIOR TO PLANTING AND NOTIFY CONTRACTOR SHALL FIELD TEST PERCOLATION PERIOD AND CONFORM WITH A.N.A. GUIDELINES FOR STANDARD LANDSCAPE PRACTICES IS SUSPECTED REMOVE ALL FLAGGING AND LABELING COMPACT MORE THAN NEEDED TO MAINTAIN SATURATE SOIL WITH WATER. DO NOT INSTALL BACKFILL IN 8-12" DEEP LAYERS & AND DISPOSE FROM SITE PRUNE ANY DAMAGED OR CROSSING BRANCHES PLUMB 2 x ROOT BALL WIDTH 4" DEEP MULCH - NO MULCH IN DIRECT CUT BACK WIRE BASKET AND REMOVE CONTACT WITH TRUNK VERIFY ROOT FLARE ELEVATION AND PLACE AT OR JUST ABOVE SURROUNDING GRADE. BURLAP FROM TOP OF BALL LOAM PLANTING SOIL BACKFILL SHALL FORM WATERING RING AT OUTER EDGE AND BE FILLED WITH WATER AT TIME OF INITIAL PLANTING PRIOR TO MULCHING NATURAL FORMS OTHER THAN LIMITED PRUNING FOR FOR THIS PROJECT. TREE SPECIMENS SHOULD HAVE CHRISTMAS TREE PRODUCTION CANNOT BE USED CONIFEROUS TREES GROWN FOR COMMERCIAL HEALTHY GROWTH AND PLANT STRUCTURE. 1 L1-3 UNDISTURBED NATIVE SOIL SAFETY FLAGGING IF STAKING IS USED TREE WRAP TO FIRST BRANCH SCARIFY BOTTOM AND SIDES OF HOLE MUST BE MAINTAIN PLUMB THOUGH THE WARRANTY IS AT THE CONTRACTOR'S DISCRETION. THE TREE AFTER PLANTING. STAKING IS SUGGESTED, BUT TREES SHALL BE PLUMB IN BOTH DIRECTIONS DECIDUOUS TREE PLANTING DETAIL SCALE: 1/2" = 1'-0" LANDSCAPE ARCHITECT IF POOR DRAINAGE RATES PRIOR TO PLANTING AND NOTIFY CONTRACTOR SHALL FIELD TEST PERCOLATION PERIOD AND CONFORM WITH A.N.A. GUIDELINES FOR STANDARD LANDSCAPE PRACTICES IS SUSPECTED REMOVE ALL FLAGGING AND LABELING COMPACT MORE THAN NEEDED TO MAINTAIN SATURATE SOIL WITH WATER. DO NOT INSTALL BACKFILL IN 8-12" DEEP LAYERS & AND DISPOSE FROM SITE PRUNE ANY DAMAGED OR CROSSING BRANCHES PLUMB 2 x ROOT BALL WIDTH 4" DEEP MULCH - NO MULCH IN DIRECT CUT BACK WIRE BASKET AND REMOVE CONTACT WITH TRUNK VERIFY ROOT FLARE ELEVATION AND PLACE AT OR JUST ABOVE SURROUNDING GRADE. BURLAP FROM TOP OF BALL LOAM PLANTING SOIL BACKFILL SHALL FORM WATERING RING AT OUTER EDGE AND BE FILLED WITH WATER AT TIME OF INITIAL PLANTING PRIOR TO MULCHING 2 L1-3 GRAPHIC MATERIAL ROCK MULCH SOD BLUEGRASS PEAT SOD SPECIFICATION 0 50'100'200' SCALE: 1" = 100'-0"NORTH GROUNDCOVER SCHEDULE: TURF SEED 1.5" DIA. CRUSHED GRANITE ROCK MULCH COLOR TO MATCH/COMPLIMENT BUILDING MN/DOT SEED MIX #25-131 220 LBS/ACRE 97 STAFF REPORT Agenda Item: 6.e Council Meeting: September 3, 2026 Prepared By: Natalie Davis, Community Development Director Topic: PUBLIC HEARING. Chastek Variance Action Required: Summary The applicant, Trek Real Estate and Development and Hempel Real Estate DBA Emerald Rose, LLC, requests approval of a variance to allow a 60% garage frontage throughout the Chastek development located at 7600 Maple Hill Road. The subject property is located northeast of the County Road 10 and Maple Hill Road intersection, south of Maple Hill Estates and north of Bass Lake Crossing. Recommendation Staff recommend approval of the draft Resolution approving the variance. The Planning Commission can make adjustments as they see fit or provide findings for a denial of the variance request. Council Action Attachments 1. 2026-09-03 Chastek Variance PC Staff Report.pdf 98 Page 1 of 10 STAFF REPORT Planning Commission Meeting: September 3, 2026 Prepared By: Natalie Davis McKeown Topic: “Chastek” Variance (PID 21-119-23-12-0002) (City File No. 26-015) Action Required: Recommendation Review Deadline: October 11, 2026 1. Request The applicant, Trek Real Estate and Development and Hempel Real Estate DBA Emerald Rose, LLC, requests approval of a variance to allow a 60% garage frontage throughout the Chastek development located at 7600 Maple Hill Road. The subject property is located northeast of the County Road 10 and Maple Hill Road intersection, south of Maple Hill Estates and north of Bass Lake Crossing. 2. Context Background The Chastek property previously housed a wholesale greenhouse business known as “Chastek Greenhouses, Inc.”. The property was previously platted in 1992 under the name “Chastek Farm” to carve off a 1.5-acre parcel for a single-family home. That single-family home is not part of the proposed development action. A rezoning to RSF-3 (Single Family and Two-Family Residential) was approved for this property along with a preliminary plat for the Chastek development on May 22, 2025. The preliminary plat approved 104 single-family residential lots and 3 outlots. An extension of 1 year to the preliminary plat approvals was granted administratively, and the applicants are working on submitting a completed final plat application for review. This variance request arises out of working with a potential builder and finalizing the final plat submittal. Figure 1 Project Site 7600 Maple Hill Road 99 Page 2 of 10 Zoning and Land Use The subject property is guided for low density residential and currently zoned RSF-3. There is a small portion of the property in the southeast corner that is located within the Shoreland Overlay District. The property is within the Metropolitan Urban Service Area (MUSA) and Phase 1 of the 2040 Staging Plan. 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 Maple Hill Estates Medium Density Residential Manufactured Home Park East Vacant / Fairway Shores Villas at Cook Lake Low Density Residential Planned Unit Development (PUD) Figure 2 Chastek Subdivision 100 Page 3 of 10 South Bass Lake Crossing Low Density Residential Planned Unit Development (PUD) West - Adjacent/enclosed homestead Residential Low Density Residential RSF-2 West - Across Maple Hill Rd - Agriculture - Good Shepard Lutheran Church - Residential - Mixed Use - Public/Semi- Public - Downtown Mixed Use (DMU) - Public / Institutional Natural Characteristics of The Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map does not reflect any natural communities of note on the subject property. A wetland delineation was completed on this property and finalized in January 2023. This process confirmed five relatively small wetlands throughout the property as shown in the image to the right. 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, and City policies. A review of the plans was coordinated with the City’s Engineer and Public Safety team, neither group had comments on the variance request. A. Level of Discretion in Decision-Making The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. Conditions can be applied to mitigate the impact of granting the variance. B. Variance Analysis The applicant requests a variance from Section 1040.050, Subd. 8(B) of the Zoning Ordinance, which requires that a garage comprise no more than 55% of the viewable ground-floor, street-facing linear building frontage. This standard is based on the measurement of the entire garage structure and not the garage door(s) only. The requested variance would allow the garage to comprise up to 60% of the viewable ground-floor, street-facing linear building frontage for homes with three-stall garages. Figure 3 Wetland Delineation 101 Page 4 of 10 The applicant proposes to mitigate the additional garage frontage by requiring homes with a garage frontage exceeding 55% to incorporate a one-and-one-half- or two-story architectural element that increases the area of the front elevation and reduces the visual prominence of the garage. Section 1070.040 of the Zoning Ordinance provides the following standards to review variance requests: 1. That there are practical difficulties in complying with the Zoning Ordinance. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. 3. That the granting of the variation will not alter the essential character of the locality. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. 5. The variance is consistent with the Comprehensive Plan. 6. The City may impose conditions on the variance to address the impact of granting the variance. The League of Minnesota Cities defines a three-factor test for the term "practical difficulties": • The property owner proposes to use the property in a reasonable manner not otherwise allowed by the Zoning Ordinance. • The plight of the landowner is due to circumstances unique to the property and not created by the landowner. • The variance will not alter the essential character of the locality. Section 1070.040 of the City’s Zoning Ordinance specifically identifies the last two factors as separate standards, and they are discussed individually below. Therefore, the City typically uses the first standard to focus on evaluating the reasonableness of the request. 102 Page 5 of 10 The proposed subdivision consists primarily of 65-foot-wide lots. This lot width is necessary for the subdivision to achieve the minimum residential density of 3 units per acre while accommodating the physical characteristics and infrastructure needs of the site. With required 10- foot (living side) and 5-foot (garage side) side-yard setbacks with a minimum building separation of 15 feet, a 65-foot lot provides a maximum building width of approximately 50 feet. Under the 55% garage-frontage standard, the garage portion of the structure would be limited to approximately 27.5 feet. The applicant indicates that a three-stall garage requires a minimum width of approximately 32 feet. The requested variance would increase the maximum garage frontage from 55% to 60%. Staff finds that providing flexibility for three-stall garages within a new single-family residential development is a reasonable use of the property. While a three-stall garage is not necessary to construct a single-family home, the League of Minnesota Cities’ three-factor tests considers whether the proposed use is reasonable, rather than whether the property would otherwise be unusable. The requested five-percentage-point deviation provides limited additional flexibility for housing design while maintaining the overall purpose of the garage-frontage standard. The conditions contributing to the requested variance also relate to the development characteristics of this property. The site design has worked around constraints such as an existing exception parcel, a significant amount of off-site drainage, relatively limited elevation change, and substantial land area required for stormwater management. In combination with the Figure 4 Lot Width Exhibit Figure 5 Example Elevation 103 Page 6 of 10 minimum residential density requirement, these constraints affect the configuration of developable land and limit the ability to increase lot widths throughout the development. The City considered a similar issue with the Woodland Hills of Corcoran development in 2024. In that case, the City approved a variance allowing garages to comprise up to 65% of the viewable ground-floor, street-facing building frontage for three-car garages and up to 70% for four-car garages. The City found that market demand for three- and four-car garages represented a reasonable residential use and that it was impractical to satisfy applicable density requirements while also providing lot widths sufficient to accommodate those garage options under the 55% standard. The Woodland Hills approval required homes exceeding the 55% garage-frontage standard to include a second story to minimize the visual impact of the larger garage. While each variance must independently satisfy the applicable criteria, the Woodland Hills approval provides relevant context for consistency in the City's application of the garage-frontage standard. Chastek requests less relief than was approved for Woodland Hills, with a maximum garage frontage of 60% proposed only for three-stall garages. Granting the variance is not expected to alter the essential character of the locality. The property is being developed as a single-family residential neighborhood consistent with the approved subdivision and surrounding residential development. Bass Lake Crossing and Fairway Shores were granted garage frontage flexibility through their established Planned Unit Development districts. The variance does not change the permitted residential use, density, building setbacks, or overall development pattern. Rather, it affects the proportion of an individual home's ground-floor street-facing elevation that may consist of garage area. The purpose of the garage-frontage limitation is to prevent garages from visually dominating residential façades and the resulting neighborhood streetscape. The applicant proposes to address the additional garage frontage by requiring a one-and-one-half- or two-story architectural element that increases the area of the front elevation and reduces the visual prominence of the garage. The submitted architectural examples demonstrate the use of upper-story massing, windows, gables, dormers, varied rooflines, entry features, and changes in exterior materials to balance the visual prominence of three-stall garages. The example elevations are embedded in Figure 6 Example Elevation A 104 Page 7 of 10 this report. The Planning Commission may want to discuss whether there are certain elevations and elements that achieve the stated intent over others. Figure 7 Example Elevation B The proposed variance would remain in harmony with the general purposes and intent of the ordinance with the proposed architectural mitigation. Allowing up to 60% garage frontage while requiring additional architectural treatment maintains the underlying objective of preventing garages from becoming the predominant visual feature of the residential streetscape and is consistent with the mitigation approach used for Woodland Hills. Figure 8 Example Elevation C 105 Page 8 of 10 The variance is consistent with the Comprehensive Plan. The property is guided for Low Density Residential development, and the subdivision has been designed to achieve the applicable minimum residential density. The requested architectural variance does not change the planned land use, density, or overall development pattern but provides limited flexibility in housing design within that development pattern. Staff recommends limiting the variance to lots less than 80 feet in width. A 75- foot-wide lot provides up to 60 feet of building width after application of the required side-yard setbacks. While the existing 55% standard would allow approximately 33 feet of garage frontage on such a lot, this provides only one foot beyond the approximately 32-foot minimum identified by the applicant for a three-stall garage and assumes the home utilizes the full available building width. Staff does not find that narrow margin sufficient to conclude that the practical difficulty is eliminated at a 75-foot lot width. By comparison, an 80-foot-wide lot provides up to 65 feet of building width and approximately 35.75 feet of garage frontage under the existing 55% standard. This provides greater flexibility to accommodate a three-stall garage while maintaining the required relationship between the garage and the remainder of the front façade. Staff therefore finds 80 feet to be a reasonable threshold at which the dimensional practical difficulty supporting the variance is sufficiently reduced and recommends that lots 80 feet or greater remain subject to the existing 55% standard. Staff recommends approval of the variance subject to the following conditions: • The garage shall comprise no more than 60% of the viewable ground-floor, street-facing linear building frontage. • The variance shall apply to three- stall garages. • Houses that exceed the 55% garage-frontage standard shall incorporate a one-and-one-half- or Figure 9 Example Elevation D Figure 10 Example Elevation E 106 Page 9 of 10 two-story architectural element that increases the area of the front elevation and reduces the visual prominence of the garage. • Compliance with the architectural condition shall be demonstrated on the building plans and confirmed by staff prior to issuance of a building permit. • The variance shall apply only to lots with a lot width of less than 80 feet, as measured in accordance with the Zoning Ordinance. Lots with a lot width of 80 feet or greater shall comply with the maximum 55% garage-frontage standard in Section 1040.050, Subd. 8.B. Staff recognizes that repeated variance and flexibility requests from the garage-frontage standard may indicate a broader policy question regarding whether the existing 55% limitation continues to reflect the City's desired residential design standards and housing products. That broader policy question is separate from whether this application satisfies the existing variance criteria and would be more appropriately considered through a future ordinance amendment. C. Summary of Discussion Items There are competing considerations for the Planning Commission to weigh. The Zoning Ordinance permits 65-foot lots but does not guarantee that every housing or garage configuration can be accommodated on those lots. Homes with smaller garages could be constructed in compliance with the 55% standard, and a preference for a three-stall garage does not by itself require the City to grant a variance. The Commission should therefore consider whether the circumstances of this development, rather than the desirability of three-stall garages alone, provide sufficient justification for the requested relief. Conversely, the predominance of a 65-foot lot width in the development is necessary to achieve the minimum planned density given the site's development constraints. The Commission may also consider the limited extent of the requested deviation, the proposed architectural mitigation, and the City's prior approval of greater garage- frontage flexibility for Woodland Hills under similar density considerations. On balance, staff finds that the requested increase from 55% to a maximum of 60% represents a limited deviation from the architectural standard and that its potential visual impact can be adequately mitigated through architectural requirements. The Planning Commission may want to discuss whether there are certain example elevations and/or architectural elements submitted by the applicant that meet the intent of mitigating the garage prominence. Considering the physical characteristics of the site, the need for the proposed lot configuration to achieve the minimum planned density, the recommended limitation of the variance to lots less than 80 feet wide, the limited extent of the requested deviation, and the proposed architectural mitigation, staff finds that the applicable variance criteria are satisfied. 4. Recommendation 107 Page 10 of 10 Staff recommend approval of the draft Resolution approving the variance. The Planning Commission can make adjustments as they see fit or provide findings for a denial of the variance request. Attachments: 1. Draft Resolution Approving the Variance 2. Applicant’s Narrative 3. Development Plans 108 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A VARIANCE FOR “CHASTEK” ON THE PROPERTY LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23- 12-0002) (CITY FILE NO. 26-015) WHEREAS, Trek Real Estate and Development and Hemple Real Estate, DBA Emerald Rose LLC, (the “applicant”) received approval for a preliminary plat to create 104 lots and 3 outlots from property described as follows: See Attachment A. WHEREAS, the applicant requests of a Variance from Section 1040.050, Subd. 8B of the Zoning Ordinance to allow garages to comprise up to 60% of the viewable ground-floor, street facing linear building frontage for homes with three-stall garages, where a maximum of 55% is permitted; and WHEREAS, the Planning Commission reviewed the preliminary plat at a duly called public meeting and recommended approval; and NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the requested Variance subject to the following findngs and conditions: 1. The requested variance is approved, in accordance with the plans received by the City on August 12, 2026, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the Final Plat for “Chastek.” 3. The requested Variance from Section 1040.050, Subd. 8B to allow garages to comprise up to 60% of the viewable ground-floor, street-facing linear building frontage for homes with three-stall garages is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. The proposed subdivision consists primarily of 65-foot-wide lots. This lot width is necessary for the subdivision to achieve the minimum residential density of 3 units per acre while accommodating the physical characteristics and infrastructure needs of the site. With required 10-foot (living side) and 5-foot (garage side) side- yard setbacks with a minimum building separation of 15 feet, a 65-foot lot provides a maximum building width of approximately 50 feet. Under the existing 55% garage-frontage standard, approximately 27.5 feet of garage frontage is permitted, while the applicant indicates that a three-stall garage requires a minimum width of approximately 32 feet. Providing flexibility for three-stall garages within a new single-family residential development is a reasonable use of the property. The requested five-percentage-point deviation provides limited additional flexibility for housing design while maintaining the overall purpose of the garage-frontage standard. 109 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 2 of 4 b. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The site design must accommodate an existing exception parcel, significant off-site drainage, relatively limited elevation change, and substantial land area required for stormwater management. In combination with the minimum residential density applicable to the property, these conditions affect the configuration of developable land and limit the ability to increase lot widths throughout the subdivision. c. That granting the variation will not alter the essential character of the locality. The property is being developed as a single-family residential neighborhood consistent with the approved subdivision and surrounding residential development. Bass Lake Crossing and Fairway Shores were granted garage flexibility through their established Planned Unit Development districts. The requested Variance does not change the permitted residential use, density, building setbacks, or overall development pattern. The applicant has provided architectural examples demonstrating that upper-story massing, windows, gables, dormers, varied rooflines, entry features, and changes in exterior materials can be used to reduce the visual prominence of a three-stall garage. d. The proposed Variance would be in harmony with the general purposes and intent of the ordinance. The purpose of the garage-frontage limitation is to prevent garages from visually dominating residential façades and the neighborhood streetscape. The Variance increases the maximum garage frontage from 55% to 60% but requires homes utilizing the additional garage frontage to incorporate a one-and-one-half- or two-story architectural element that increases the area of the front elevation and reduces the visual prominence of the garage. The Variance therefore provides limited flexibility while maintaining the underlying objective of the architectural standard. e. The Variance is consistent with the Comprehensive Plan. The property is guided for Low Density Residential development, and the subdivision has been designed to achieve the applicable minimum residential density. The requested architectural Variance does not change the planned land use, density, or overall development pattern and provides limited flexibility in housing design within that development pattern. f. The City may impose conditions on the Variance to address the impact of granting the Variance. The following conditions are imposed to limit the extent of the relief granted and mitigate the visual impact of additional garage frontage: i. The garage shall comprise no more than 60% of the viewable ground-floor, street-facing linear building frontage. ii. The Variance shall apply only to homes with three-stall garages. iii. Houses utilizing the Variance to exceed the 55% garage-frontage standard shall incorporate a one-and-one-half- or two-story architectural element 110 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 3 of 4 that increases the area of the front elevation and reduces the visual prominence of the garage. 1. Compliance with the architectural condition shall be demonstrated on the building plans and confirmed by City staff prior to issuance of a building permit. iv. The Variance shall apply only to lots with a lot width of less than 80 feet, as measured in accordance with the Zoning Ordinance. Lots with a lot width of 80 feet or greater shall comply with the maximum 55% garage-frontage standard in Section 1040.050, Subd. 8.B. 4. The applicant shall record this Resolution with the Hennepin County Recorder’s Office and provide proof of recording to the City. 5. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use in accordance with applicable provisions of the Zoning Ordinance. 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 24th day of September 2026. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 111 City of Corcoran September 24, 2026 County of Hennepin State of Minnesota RESOLUTION NO. 2026- Page 4 of 4 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. 112 Chastek Family Farm Development Narrative Final Plat Submission — Variance Request Project Overview The Chastek Family Farm proposal seeks Final Plat approval for a 38.16-acre, 104-lot, low-density single- family development. The project is designed in two phases of approximately 52 lots each and includes 65- foot lots, pedestrian connections, coordinated stormwater management, and related off-site infrastructure improvements. This narrative describes the site, governing land-use standards, proposed housing products, public improvements, and requested architectural variance. Emerald Rose, LLC proposes The Chastek Family Farm residential development for Final Plat review and approval. The site is located northeast of CSAH 10 and Maple Hill Road, adjacent to the M/I Homes project, east of the Fairway Shores neighborhood, and south of Maple Hill Estates. The proposed low-density RSF-3 neighborhood consists of 104 detached single-family homesites. Legal Description Lot 1, Block 1, Chastek Farm, Hennepin County, Minnesota — Torrens Property. Existing Land Use The property consists of 38.16 acres and is the former site of the Chastek Greenhouse business. The property is located north of the Bass Lake Crossing neighborhood and immediately west of the Fairway Shores development, a former farm. Maple Hill Road borders the west property line, and Maple Hill Estates mobile home neighborhood borders the site on the north property boundary. There is an existing exception parcel adjacent to this property with a driveway access off of Maple Hill Road. It has one single-family home on it and is separately owned. This lot and home will remain. A ghost layout has been provided in the event it is subdivided. The Property is subject to the following: •Drainage and Utility easements as shown on the recorded plat of Chastek Farm, dated September 10, 1992 (attached). •An easement for ingress and egress purposes, dated October 27, 1976, filed November 9, 1976, as Document No. T1197751. The related Warranty Deed was filed November 9, 1976, as Document No. T1197752. The property is also subject to the right to maintain drain tiles over portions of the property, as stated in the Quit Claim Deed dated October 27, 1976, and filed November 9, 1976, as Document No. T1197751 (attached). •A Resolution approving a Conditional Use Permit, filed September 3, 1993, as Document No. T2418224. •An easement for utility purposes in favor of the City of Corcoran, a Minnesota municipal corporation, dated August 21, 2012, filed September 19, 2012, as Document No. T4995104. Zoning, Guiding Standards, and Proposed Land Use 113 The Preliminary Plat has been approved subject to the Conditions of Approval in the staff report. Under the Corcoran 2040 Comprehensive Guide Plan, the property is guided for Low Density Residential use, which allows a density of 3–5 units per acre. Product and Market The development is designed for homeowners seeking a single-family neighborhood. The proposed 65-foot lots will accommodate housing products comparable to those already available in Corcoran. Homes will meet the required setbacks, including a total separation of 15 feet between structures. The site plan provides 104 lots with options for slab-on-grade homes and full basements, including lookout and walkout configurations. We have provided examples of the single-family homes proposed for the neighborhood. Each home plan offers multiple exterior elevations and color palettes that support a varied, visually cohesive streetscape. The proposed housing product and larger lot sizes are an excellent transition and neighbor for both Bass Lake Crossing and Fairway Shores. Trails The project's trails and sidewalks are designed to connect with neighboring pedestrian systems. The off-road trail has been relocated and redesigned as a sidewalk along the homes and driveways. This sidewalk connects to the Fairway Shores sidewalk, creating a continuous pedestrian route. Landscaping- see attached exhibit Stormwater Management and Wetlands The stormwater management plan has been designed to accommodate a low site elevation and a flat topography in comparison to surrounding sites. The plan is designed to accommodate a significant amount of off-site storm water flowing to and through the property from surrounding property. The storm water plan complies with the requirements of the city, watershed, and State standards and successfully addresses the existing condition that causes the site to receive a unique amount of offsite drainage on both the southerly and westerly boundaries which pass through the parcel. The storm water management plan was originally designed with a centrally located hydraulic green way corridor. After careful review and consideration, the greenway corridor has been replaced with larger sedimentation ponds that will manage flow, rate and filter the water for volume reduction and water quality. The pond corridor will serve as an open space designed to handle possible transitions from the offsite drainage, acting as an effective hydraulic corridor with rate control and improved downstream flow. This management treatment system is designed to isolate the offsite and on-site drainage. This isolation allows the improved development to meet the required Best Management Practices without burdening the proposed system with offsite flows. Phasing The project is proposed to be developed in two phases, with approximately 52 lots in each phase. 114 Variances Variance to Section 1040.050, Subd. 8.B (Architectural Standards) City Ordinance: The garage shall not comprise more than 55 percent of the viewable ground floor street- facing linear building frontage. This standard is based on the entire measurement of the garage structure, not on a measurement of the garage door(s) only. The variance request would allow houses with three-stall garages to have garages comprising no more than 60 percent of the viewable first-floor, street-facing linear building frontage. Variance Request The requested variance would allow three-stall garages to comprise up to 60 percent of the viewable ground-floor, street-facing linear building frontage, subject to a one-and-one-half- or two-story architectural element that increases the front-elevation area and reduces the visual prominence of the garage. The following findings address each variance review criterion in Section 970.030. Variance Review Criteria (970.030) a) There are practical difficulties in complying with the zoning ordinance. Response: The RSF-3 zoning district permits a minimum lot width of 65 feet, and the proposed subdivision consists of 104 lots of that width at the building setback to narrowly meet the minimum density requirement for the RSF-3 zoning district. Because we are at the minimum density allowed for this district we are precluded from developing larger lots (68’-70’) that accommodate three-stall garages without the need for a variance. Response: The RSF-3 zoning district permits a minimum lot width of 65 feet, and the proposed subdivision consists of 104 lots of that width at the building setback. A 65-foot lot with two 7.5-foot side-yard setbacks provides a 50-foot-wide building pad. Under the current 55-percent frontage standard, the garage could be no wider than 27.5 feet, while a three-stall garage requires a minimum width of 32 feet. The ordinance therefore creates a practical difficulty for accommodating a three-stall garage on the proposed lots. Today's buyers prefer a minimum three-stall garage and have come to expect to be able to build one on a lot of this width and size. b) The conditions upon which the variance petition is based are unique to the parcel and were not created by the landowner. Response: Due to the unique shape of the site created by the exception parcel, the developer cannot increase lot sizes and still meet the required density of 3.0 units per acre. In addition, the incoming off-site drainage and minimal elevation change substantially constrain stormwater design and management, creating the need to build a greater number of slab-on-grade homes. Because these homes lack basement storage, three-stall garages are essential to provide home buyers in this price range with adequate space. These site-specific conditions — not any choice by the landowner — are the source of the practical difficulty described in Criterion (a). 115 c) The granting of the variance will not alter the essential character of the locality. Response: With the added architectural requirement that all houses have a second-story element that increases elevation square footage, the larger first-floor street-facing garage frontage will not alter the appearance of the locality. A second-story element, such as a roof gable and window, will minimize or balance the appearance of the garage. Based on this, granting this variance will not alter the essential character of the locality. d) The proposed variance would be in harmony with the general purposes and intent of the ordinance. Response: The added architectural requirement of a second-story or one-and-one-half-story element, which increases the front elevation square footage, offsets the larger first-floor street-facing garage frontage and minimizes its appearance. Based on this, granting the variance would be in harmony with the purposes and intent of the ordinance. e)The variance is consistent with the Comprehensive Plan. Response: The variance will allow 65-foot single-family detached homes to be built as a low-density single- family neighborhood, consistent with the City's Comprehensive Plan. Granting the variance will also enable the home builder to build homes priced to align with buyer preferences and expectations for a lot cost/home value ratio — an important part of a buyer's decision to build or buy a home. To deliver quality homes that meet those expectations, garages of no more than 60 percent of the first-floor street-facing frontage are necessary where a three-stall garage is included. f) The City may impose conditions on the variance to address its impact. Response: As a condition of allowing garages to comprise no more than 60 percent of the viewable ground- floor, street-facing linear building frontage, each house with a three-stall garage will include a one-and-one- half- or two-story architectural element that increases the area of the front elevation and reduces the visual prominence of the garage. Sincerely, Beth Hustad Trek Real Estate and Development 612-840-5233 116 1ST A D D I T I O N LOCATION MAP 01-ENG-123152-SHEET-COVR 1.10 CHASTEK 1ST ADDITION UTILITY & STREET CONSTRUCTION PLAN CORCORAN, MINNESOTA COVER Know what's below. before you dig.Call R 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 c 38OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 05-22-26 JMM SHA Name Reg. No.Date Revisions1. 06-30-2026 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 05-22-2026 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 SHEET INDEX COVER 1.10 LEGEND 1.20 5.20-5.21 LANDSCAPE PLAN L1 1.30 4.20-4.21 3.10-3.14 5.10-5.14 2.10-2.11 6.00-6.08 EXISTING HYDROLOGY MAP S4 PROPOSED HYDROLOGY MAP S5 TREE PRESERVATION PLAN T1 5.30 MPCA MAP S3 STORM WATER POLLUTION PREVENTION PLAN S1-S2 4.00 4.10-4.15 OVERALL UTILITY PLAN EROSION CONTROL PLAN SANITARY SEWER & WATERMAIN CONSTRUCTION PLAN STORM SEWER SCHEDULE STROM SEWER CONSTRUCTION PLAN DRAINTILE PLAN STREET CONSTRUCTION PLAN INTERSECTION DETAILS SIGN AND LIGHTING PLAN CITY DETAILS 6.10BOX CULVERT DETAILS 1.40PHASING PLAN 117 1JLT JLT Date Designed Drawn L1LANDSCAPE PLAN c OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 05-22-26Name Reg. No.Date Revisions1. 06-30-2026 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS EDEN PRAIRIE, MINNESOTA 55344 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 6-30-2026 1ST A D D I T I O N FUT U R E A D D I T I O N 118 1 WIDTH: 65' (AT RIGHT OF WAY -NOT FRONT SETBACK-EXCEPT CUL-DE-SAC) SIDE STREET SETBACK: 20' REAR SETBACK: 30' LOT WIDTH EXHIBIT 01-SURV-123152-BASE.DWG c 1OFCHASTEK-HEMPLE CORCORAN, MINNESOTA TREK DEVELOPMENT9-20-2023 JLT NJK Name Reg. No.Date Revisions Date Designed Drawn 2022 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS xx I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 1)11/14/23 WETLAND BUFFERS: 12% OPEN SPACE(NEEDS TO BE UPLAND) AVERAGE:25' MINIMUM:20' MAXIMUM:40' WETLAND SETBACKS: STRUCTURES:15' ROADS/TRAILS/SIDEWALKS:5' 2)11/15/23 3)11/29/23 4)12/1/23 5)3/20/24-REVISED ROADS 6)4/2/24-REVISED ROADS 7)4/23/24-SHORELAND OVERLAY8)12/4/24-RECOMP LAYOUT SITE DATA: GROSS AREA: ±38.1 ACRES WETLAND: ±1.5 ACRES NET DEVELOPABLE AREA: ±35.0 ACRES ZONING: RSF-2 PROPOSED ZONING: RSF-3 2040 GUIDE PLAN: LD LOW DENSITY RESIDENTIAL (3-5 UNITS/ACRE) PROPOSED LOTS: 104 NET DENSITY: ±3.0 UNITS/ACRE RSF-3 STANDARDS: AREA: 7,500 SF FRONT SETBACK: 20' GARAGE, 15' FRONT PORCH SIDE SETBACK: 10' LIVING SPACE, 5' GARAGE(15' BETWEEN BUILDINGS) DRAINAGE WAY AREA: ±1.6 ACRES 9)12/13/24-RECOMP LAYOUT 10)1/8/25 11)1/29/25 12)3/27/26(FINAL BASE) 119 STAFF REPORT Agenda Item: 7.a Council Meeting: September 3, 2026 Prepared By: Natalie Davis, Community Development Director Topic: Planning Commission Training Action Required: Information Only Summary The Planning Commission requested annual training for the September 3, 2026, meeting. This request was made partly in response to the recent Civic Campus discussion; however, the training is not specific to that discussion. The training is also being completed as part of the Commission's annual work plan and in recognition of two new Planning Commissioners who have not yet received the annual training in addition to their initial onboarding with staff. Attachments include the anticipated PowerPoint presentation, the 2040 Comprehensive Plan, and the Southeast District Plan. The PowerPoint may be edited prior to the meeting as staff continues to refine the presentation and as questions are received. The presentation also includes a number of speaker notes that provide additional detail beyond what is shown on individual slides. The staff presentation will provide a general overview of the planning context, roles and responsibilities, application types, meeting procedures, each chapter of the 2040 Comprehensive Plan, and the concepts contained within the Southeast District Plan. Where additional detail is desired regarding the 2040 Comprehensive Plan or Southeast District Plan, Commissioners are encouraged to review the documents directly and, as always, let staff know of any questions. For the sake of time, some slides may be skipped or not discussed in full during the staff presentation, particularly slides related to application types, meeting procedures, and tips on how to read a site plan. Commissioners are encouraged to review these slides either before or after the training and reach out to staff with any questions that are not addressed during the presentation. Council Action Attachments 1. Planning Commission Training 2026.pptx 2. 2040 Comprehensive Plan 11-25-2019.pdf 3. 2022-02-24 SE District Plan.pdf 120 Planning Commission Annual Training 9/3/2026 121 Why do we plan? •The planning process evaluates the community’s past and provides a vision for how to address anticipated changes in the future. •Through planning, the community can anticipate how to: •Protect community character and resources. •Drive economic development and investments. •Provide cost-effective delivery of services. •Participate in intergovernmental cooperation. •Balance the community interests with private rights. 122 Municipal Planning Authority •Th US Constitution grants general “police powers” to the states. •Police powers limit an individual’s rights in the interest of the community –to promote public health, safety, and welfare. •States delegate police power to local government units through enabling legislation. •The US Supreme Court upheld the use of zoning as a police power in 1926 –Village of Euclid v. Ambler Realty. •Municipal planning authority is granted in MN Statute 462.351 – 462.364. •Corcoran City Code •Chapter 34 – Establishes the Planning Commission as the City’s Planning Agency. 123 Role of the Planning Commission •Created based on the presumption that residents should be involved in the review and recommendation of land use applications and subdivision/zoning ordinances. •Host public hearings for development applications and ordinance amendments. •Mostly makes quasi-judicial recommendations to Council. •Quasi-judicial – interpreting and applying written codes and ordinances. •Makes some legislative recommendations to Council. •Legislative – changes to the zoning ordinance. •Planning Commissioners are not expected to complete their own technical review; Planning Commissioners are expected to discuss how an application does or does not fit within the City’s adopted guiding documents and provide feedback on areas where there is a matter of interpretation/City discretion. 124 Role of Planning Staff & Consultants •Interpret and administer land use regulations as provided in City Code •Meets with developers, property owners, and residents •Complete technical review of land use applications and prepare staff reports to inform and advise the Planning Commission and City Council •Research planning and land use issues •Draft long-range plans & special projects •Maintain City records •Provide continuity and institutional knowledge •Educate and assist the public •The “voice of planning” at City Hall 125 Guiding Documents Enabling legislation requires planning to begin with an analysis of community needs and goals to formulate a Comprehensive Plan. Enabling legislation requires planning to begin with an analysis of community needs and goals to formulate a Comprehensive Plan. Comprehensive Plan acts as the guiding policy for community development, the zoning ordinance, and land use regulations. Comprehensive Plan acts as the guiding policy for community development, the zoning ordinance, and land use regulations. The Subdivision Ordinance (Title IX) and Zoning Ordinance (Title X) implement the Comprehensive Plan. The Subdivision Ordinance (Title IX) and Zoning Ordinance (Title X) implement the Comprehensive Plan. • The supporting rationale of the zoning ordinance should be provided by the Comprehensive Plan. • Regulations must be a reasonable means to meet legal ends. 126 Subdivision Ordinance Establishes the procedures for land division that is consistent with the Comprehensive Plan. Subdivisions – the division of a parcel of land • Lots, blocks, or sites (with and without streets). • In order to sell, transfer, or develop land. The subdivision results in a “plat.” 127 Zoning Ordinance •The Zoning Ordinance regulates private property by establishing standards of development for individual lots, the use of land, and buildings within zoning districts. •Works in conjunction with the Zoning Map. •Determines different classes of uses •Allowed – almost no questions asked; conditions cannot be applied. •Accessory – must exist in connection with a principal use. •Conditional – an allowed use that requires additional stipulations to ensure it fits with the area. •Interim – a use that can be approved for a limited amount of time. •Bulk & Area Regulations •Height •Setbacks •Lot coverage / impervious surface 128 Types of Applications Within Purview of Planning Commission •Comprehensive Plan Amendment •Rezoning •Zoning/Subdivision Ordinance Amendment •Preliminary Plat •Preliminary Planned Unit Development (PUD) Plan •Preliminary PUD Plan Amendments •Conditional Use Permit •Interim Use Permit •Variance •Site Plan The picture can't be displayed. 129 Pyramid of Discretion 130 Comprehensive Plan Amendment •Considerations when reviewing amendment requests: •Consistency with goals and objectives of the Comprehensive Plan. •Impacts on public facilities and services (roads, sewers, water supply, etc.), particularly if impacts cannot be mitigated. •Potential for resulting development to create an undue impact on adjacent properties. •Development should fit the physical character of the neighborhood or improve viability. 131 Zoning Ordinance Amendment •A change to the zoning ordinance map or text. •Map Amendment – change to district boundaries •Text Amendment – change to district regulations (i.e., allowed uses and setbacks). •Legislative decision. •Must be consistent with the Comprehensive plan. •Should not have a detrimental impact to: •the immediate neighborhood or community as a whole; •The natural environment (that can’t be addressed through mitigation); •The City’s ability to provide efficient public facilities or services. 132 Rezoning Land use decisions must be consistent with the adopted Comprehensive Plan and Future Land Use Map. If the requested zoning is inconsistent, the Commission should consider recommending denial of the request. Unless there is general agreement that the rezoning is location appropriate and beneficial. • The Future Land Use Map would need to be amended for consistency. • The plan can be changed to satisfy a specific request as long as there is a reasonable basis. Avoid “spot zoning” – zoning a single piece of property out of context with its surroundings. 133 Variance A zoning relief mechanism that approves a departure from the standard ordinance. Variances may be granted when there are practical difficulties, but approval is not required. Economic considerations alone do not constitute a practical difficulty. Use variances are not allowed in MN. A variance can set a precedent for applications with similar facts and within a similar time frame. 134 Variance •Criteria for review: 1). Property will be used in a reasonable manner. 2). There are circumstances unique to the property not caused by the landowner or their predecessor. - Unique circumstances are typically interpreted to include physical characteristics of the lot (e.g., wetlands, slopes, odd shapes). 3). The variance will not alter essential character of the locality. •Conditions can be applied to a variance if granted but must be directly related to the impact created by the variance. 135 Conditional Use Permits Are an anticipated and allowed use within the zoning ordinance, but conditions may need to be added. Conditions such as buffers and screening can make the use more compatible, but the use may not be appropriate on sites where these conditions can’t be met. Cannot attached a time limit, CUPs run with the land once granted unless a condition is violated. Conditions must be reasonable and directly related to the use. 136 Conditional Use Permits •A CUP must be approved if: •Reasonable conditions make the use compatible with the existing neighborhood. •Conforms with the Comprehensive Plan. •Meets applicable standards within the Zoning Code. •Findings of fact for denial of a CUP must: •Explain why conditions can not mitigate the impact of the use on that specific site. •Not be so broad that it could be concluded that there is NOT a reasonable pathway forward for the use to be located anywhere within the zoning district where it is a listed use. 137 Interim Use Permits An Interim Use Permit is similar to a CUP, but it has a sunset clause. • Conditional Home Occupation Licenses • Accessory Dwelling Units exceeding 960 sq. ft. in Rural Residential district • Temporary Living Quarters Examples within Corcoran Zoning Ordinance: • The use conforms to the zoning regulations. • The use is temporary and will terminate on a specific date or event. • The City will not incur additional costs. • The applicant agrees to conditions. An IUP should be granted when: 138 Preliminary Plats •Plat approval can only be conditioned on: •Compliance with items contained in an adopted comprehensive plan, local ordinance, or official map in place at time of submittal. •Provision of public improvements or financial guarantees. •Satisfaction of objections raised by other agencies. Preliminary Plat Final Plat Proposed street and lot layout Final street and lot layout Lot size and dimensions Final lot dimensions Proposed easements Permanent easements Existing streets Lot numbers Location map Final grading and utility plans General contours Street names Significant vegetations Vegetation to be preserved Public Hearing Lands to be dedicated Planning Commission & City Council City Council 139 Site Plan Review •Review of a rendering/drawing/sketch of a proposed project’s design and layout on a single parcel. •Can be required of allowed and/or conditional uses. •Review elements: •Consistency with Comprehensive Plan and Zoning Ordinances •Relationship to nearby uses •Location and dimensions of buildings •Proposed grading and contours •Screening and landscaping •Utilities including sewer and storm drainage •Parking and access •Lighting •Signage 140 Planned Unit Development •A PUD is a specific rezoning request to review several buildings and/or uses as a “unit.” •A PUD also acts as a site plan. •Corcoran Zoning Code Section 1040.140 •Promotes creativity and efficient use of land. •Allows flexibility in regulations and a mix of land uses. •Useful for difficult sites with many natural resources where compliance with by-right zoning can be difficult. •A PUD should provide benefits to the City and users not obtained through straight zoning. •Legislative decision. 141 Concept Plan •General planning definition:A concept plan is a preliminary, generalized representation of a potential development pattern or physical arrangement intended to communicate planning ideas, relationships, and objectives rather than establish a final development design. •Long-range planning definition:A concept plan is an illustrative depiction of one possible way that the goals, policies, and desired outcomes of a planning document could be implemented. It typically shows generalized land uses, connections, open spaces, streets, or development patterns without fixing their precise locations or configurations. •Development-review definition:A concept plan is an early-stage plan prepared before detailed engineering, surveying, or final site design to demonstrate a proposed development approach and facilitate discussion. It is generally subject to refinement through subsequent planning, engineering, environmental review, and approval processes. These are reviewed by City Council. •Regulatory distinction:Unlike an adopted zoning map, plat, site plan, or other regulatory approval, a concept plan ordinarily does not itself establish development rights, exact alignments, or binding site- design requirements. 142 Procedures Robert’s Rules of Order Open Meeting Law – must be open to the public Compliance with 60-day rule 143 Meeting Procedure Chair announces agenda item and clearly states the subject. Staff presentation • Chair opens the public hearing, • Takes testimony • Closes the public hearing If a public hearing Clarifying questions Chair invites a motion Chair invites a second to the motion 144 Meeting Procedure Chair re-states the motion and presides over discussion and debate by members. • Members should be recognized by Chair before speaking. After all have spoken, Chair repeats motion on the floor. Chair calls for a vote on the item. • Yes/aye, no, or abstain. Chair announces the result of the vote • Chair seeks clarification from individual members of their votes if necessary • The motion “carries” by affirmative vote of a majority of members; otherwise fails. 145 Legally Defensible Decisions Subject matter decision Use of proper procedures Application of property standards Rational basis for the decision Evidence in the record People may bring up valid concerns, but when you simply don’t like something, apply the ordinance as written. Hoyt et. al. v. City of Minneapolis • Do not make up your mind prior to the public hearing (be open to the evidence presented at the hearing) • Do not advocate for or against a matter for which there will be a public hearing • Remain an impartial decision-maker! 146 Legally Defensible Decisions •Important to AVOID: •Advocating a position (until all information has been submitted). •Ex Parte Contact. •Conflicts of Interest. •Discussing projects and meetings on Social Media. 147 10 Tips on How to Understand a Site Plan 1. Start with the Title Block 2. Use the North arrow and scale bar 3. Identify the property lines 4. Understand what the symbols mean 5. Look for structures, labels, and notes 6. Look for roads, driveways, sidewalks, trails, and utilities 7. Check parking and access 8. Locate natural features, contours, and landscaping 9. Note Setbacks and Easements 10. Ask questions when you’re unsure! 148 149 150 151 152 Comprehensive Plan Process •As a city within the Twin Cities Metropolitan Area, Corcoran must adopt a new comprehensive plan every 10 years subject to approval by the Metropolitan Council. •The 2040 Comprehensive Plan was adopted in 2019 after a multi-year planning process. •The City’s process for the 2050 Comprehensive Plan is anticipated to begin in 2027 with “system statements” received from the Metropolitan Council in the fall of 2025 •This is a typically a 2-3-year process with several opportunities for public engagement and meetings. •Planning Commission will be involved in this process. 153 154 Expected Changes / New Requirements •MUSA density going up from 3 UPA to 3.5 UPA. •Partner, engage, and collaborate with underrepresented populations. •Include a greenhouse gas emissions inventory. •Include strategies to address natural systems vulnerabilities (extreme heat, localized flooding, food system disruption). •Residential categories – must allow for more than one housing type in each category. •Identify goals and priorities for large-scale agriculture and small-scale local production. •Residential areas intended to accommodate City’s allocation of affordable housing must have a minimum density of 10 UPA (up from 8 UPA). 155 2040 Comprehensive Plan –Chapter 1 •2040 Vision Statement •Guiding Principals 156 157 158 159 160 161 Demographics and Forecasts 162 163 164 165 166 167 168 169 2040 Comprehensive Plan – Chapter 2: Land Use Six Goals • Ensure housing development is compatible with existing and adjacent land uses and has access to key community features, natural features, and views of open space. • Provide a variety of housing types, styles, densities, and choices to meet the housing needs of residents. • Create new land use opportunities to expand and diversify the City’s tax base by encouraging new commercial development. • Attract and encourage new light industrial, office-industrial, high tech and professional services, and maintain and expand existing businesses in Corcoran. • Create a community with housing, employment and service uses that reinforce the City’s vision to allow development while working to retain key elements that define our rural character, such as wetlands, streams, wooded areas, natural topography, and view corridors. • Ensure that zoning and subdivision ordinances are consistent with the intent and specific direction of the land use plan. 170 171 172 173 Growth Management •Flexible MUSA framework:The City intentionally included more land in the MUSA than projected growth requires to allow development to respond to market demand. •Efficient, fiscally responsible growth:The City seeks to promote efficient use of land that balances demand for urban services with the City’s ability to provide infrastructure and services responsibly. •Growth Management Policy (GMP):Growth is intended to generally follow the 2040Sanitary Sewer Service Staging Plan, while a GMP was contemplated as a tool to determine when an area will open for development, implementing the Staging Plan while providing flexibility for changing market conditions. •City capacity: Another goal of the GMP was to ensure that the City possesses sufficient administrative capacity to conduct the permitting and construction supervision processes. •Potential growth-management tools:Phasing thresholds, residential/non-residential ratio to manage tax base and infrastructure debt, feasibility studies, developer-funded infrastructure, and ongoing evaluation of development capacity and growth rates. •Acceleration may be appropriate:The GMP may allow earlier development may be considered for large master-planned projects or projects providing significant public benefits. •Development ahead of designated staging:Requires a Comprehensive Plan Amendment. 174 2040 Comprehensive Plan Chapter 3: Housing •Provide a healthy variety of housing types, styles, densities, and choices to meet the housing needs of residents. •Promote housing rehabilitation. •Improve the availability of affordable housing and senior housing. 175 Chapter 4 – Economic Competitiveness •Promote cooperative efforts and utilize existing resources for economic growth in the City •Promote economic stability and diversity to provide job opportunities to residents. •Promote efficient, planned commercial and industrial development. •Enhance the character of the City’s commercial and industrial development. 176 Chapter 5: Parks and Trails •To implement the Parks and Trails Plan based on the needs of Corcoran residents and park system patrons. •To work cooperatively with neighboring communities, Hennepin County, the State of MN and others in planning, development, and financing the local park system. •To develop a park system the public values and visits. •To develop a system of parks and trails, with a variety of active and passive uses, that reflect the special character of the City, its history, and natural resources. •To provide a safe, equitable, and convenient trail network. 177 Chapter 5: Parks and Trails 178 179 Chapter 6: Transportation •Improve the transportation network for local and pass-through traffic. •Ensure that planned transportation infrastructure, capacity, and access will accommodate proposed land uses and development. •Incorporate elements in development standards related to bicycle and pedestrian uses. 180 181 182 183 184 Chapter 7: Wastewater •Construct the system including trunk and local collectors as development takes place within the City. •Requires developers to construct a system in a size and manner to support future needs of the system. •Extend the system to adjacent properties as development takes place. •Operate in an efficient and sanitary manner to protect public health, safety, and welfare, to safeguard municipal finances, and to support development and economic vitality within the community. •Implement preventative maintenance programs to protect and sustain the system. •Restrict the installation and use of individual sewage treatment systems when necessary or appropriate. 185 186 187 188 189 Chapter 8: Surface Water •Support the goals of the Elm Creek Watershed Commission (Commission) to manage the quantity of stormwater runoff. •Corcoran recognizes the importance of maintaining and improving water quality in its lakes, wetlands, and streams. •Many of the City’s residents and business owners rely on individual wells for water supply, and this will likely continue for the foreseeable future. The City will adopt policies that support groundwater recharge and protection. •Corcoran recognizes the importance of protecting its many wetlands. MN’s Wetland Conservation Act established rules regarding wetland management, and it requires appointment of a Local Government Unit to administer them. •In Corcoran, stormwater drainage is accomplished primarily though public and private ditches. County ditches have been under the authority of Hennepin County, but, if requested, the Commission will review and reconsider the appointment of ditch authority. •City operations and programs regarding stormwater management are documented primarily in its SWPPP and its Local Surface Water Management Plan (Local Plan), the latter reflecting many of the goals and policies of the Commission’s WMP, including its goals for operations and programming. 190 191 Chapter 9: Water Supply •Construct the system including trunk and local collectors as development takes place within the City. •Require developers to construct a system in a size and manner to support future needs of the system. •Extend the system to adjacent properties as development takes place. •Operate in an efficient and sanitary manner to protect public health, safety and welfare, to safeguard municipal finances, and to support development and economic vitality within the community. •Implement preventative maintenance programs to protect and sustain the system. •Restrict the installation and use of private water supply wells when necessary or appropriate. 192 193 194 Chapter 10: Resilience •Explore additional opportunities to incentivize high quality stormwater management at a site scale and City Scale •Preserve floodplain areas for flood mitigation and water quality •Build, strengthen and encourage economic, social, and environmental systems that reinforce and amplify rural attributes •Intensify the rural landscape with rich, diverse landscaping that supports pollinator species •Development land use policies that encourage preservation of agricultural activities and create developments that reflect the City’s agricultural roots •Explore controlled/planned development of solar energy production as an alternative method to agriculture to preserve open space and lower density development 195 196 Chapter 11: Implementation 197 198 199 Southeast District Plan 200 201 202 203 204 205 2040 Comprehensive Plan 8200 County Road 116, Corcoran, MN 55340 763-420-2288 www.ci.corcoran.mn.us NOVEMBER 25, 2019 1 206 2 207 ACKNOWLEDGEMENTS City CounCil Mayor ron ThoMas • CounCilor JonaThan BoTTeMa • CounCilor Brian DeJewski • CounCilor Mike keefe • CounCilor alan sChulTz • CounCilor Tonya lafave (forMer) Planning Commissioners CoMMissioner Dean JaCoBs • CoMMissioner MereDiTh wu • CoMMissioner DoroThy Theis • CoMMissioner Jennifer BrewingTon (forMer) Parks and trails Commissioners CoMMissioner ThoMas anDerson • CoMMissioner DeBBie regan • CoMMissioner ChaD roBran • CoMMissioner sharon MeisTer • CoMMissioner JuDiTh sTrehler • CoMMissioner Trish krueger (forMer) City staff CiTy aDMinisTraTor BraD MarTens • PuBliC works DireCTor kevin MaTTson • aDMinisTraTive serviCes DireCTor JessiCa Beise • CoDe CoMPlianCe offiCial Mike PriTCharD • DePuTy Clerk MiChelle frieDriCh Consultants wenCk assoCiaTes, inC. kenT Torve • susan nelson • JorDan shuCk • eD Terhaar •MaTT Bowers landform kenDra linDahl • Danyelle PierqueT • kevin shay • kaThleen haMMer • eMily oThsus • JP Mansolf Thank you To The many residenTs of CorCoran who shared Their ideas and visions for The fuTure CiTy of CorCoran! PiCTure/image CrediTs -- Pexels.Com • Brad marTens • JessiCa Beise • miChelle friedriCh • mike PriTChard 3 208 5-6 CorCoran Community athletiC Complex 74 5-7 CorCoran lion’s park 74 5-8 thru 5-11 Future trail examples 75ChaPter 5: P arks and t rails Figures continued 5-12 regional BiCyCle transportation network 76 5-13 regional trail searCh area 76 5-14 DiamonD lake rt map 76 5-15 County Bikeway system 76 5-16 ConCeptual regional trail system 76 tables 5-1 projeCteD aCres oF park lanD 75 5-2 City anD County trail system 75 Maps 5-1 parks anD trails plan 79 ChaP ter 6: transPortation 81 goals and policies 83 support anD rationale 83 2018 existingtransportation systeM 83 highways anD streets 83 aCCess management guiDelines 85 traFFiC Volumes 86 transportation issues 87 highway 55 CorriDor 87 County roaD 10 anD County roaD 50 realignment 87 northwest hennepin County transportation improVements 87 County roaD 30 87 interChange at i-94/BroCkton lane 87 riVer Crossings 87 transit systeM 88 Freight 88 aViation FaCilities 88 BiCyCling anD walking 88 2040 Future transportation systeM 88 highways anD streets 88 roaDway CapaCity analysis 89 Figures 6-1 existing roaDway juristiCtion 84 6-2 existing roaDway FunCtional ClassiFiCation 84 tables 6-1 ForeCast By population, householD anD 86 employment 6-2 leVel oF serViCe DesCription 86 6-3 generalizeD planning aVerage Daily 86 traFFiCe Volume thresholD 6-4 2040 planning los 89 6-5 numBer oF lanes 89 6-6 hennepin County -- Base 2040 roaDway 89 network improVements 6-7 hennepin County -- optional 2030 roaDway 89 network imrroVements Maps 6-1 existing roaDway jurisDiCtion 91 6-2 existing roaDway FunCtional 93 ClassiFiCation 6-3 traFFiC analysis zones 95 6-4 existing annual aVerage Daily traFFiC 97 Volumes (aaDt) 6-5 transportation issue areas 99 6-6 2040 aVerage Daily traFFiC Volumes (aaDt)101 6-7 2040 roaDway FunCtional ClassiFiCation 103 ChaPter 1: i ntroduCtion and Community 7BaCkground Metropolitan planning act 9 2030 plan 9 2040 Vision stateMent 9 regional setting 9 coMMunity background 10 deMographics and Forecasts 10 natural characteristics 11 existing natural resourCes 11 water resourCes 12 natural resourCes proteCtion 13 Figures 1-1 population anD housing 10 1-2 population By age anD genDer 11 1-3 householD type 11 1-4 aVerage householD size 11 1-5 population anD householD ForeCasts 11 Maps 1-1 regional setting 15 1-2 met CounCil Community Designation 17 1-3 existing lanD use 19 1-4 puBliC/semi puBliC FaCilities 21 1-5 street surFaCe map 23 1-6 sChool DistriCt BounDaries 25 1-7 natural resourCe inVentory areas 27 1-8 hyDrologiC soil group 29 1-9 water resourCes 31 1-10 Fema FlooDplains 33 1-11 wetlanD loCations anD ClassiFiCations 35 1-12 eCologiCally signiFiCant areas 37 1-13 BuFFer proteCteD waters 39 tables 1-1 existing lanD use aCreage taBle 10 ChaPter 2: land u se 41 goals and policies 43 2040 land use and growth ManageMent 44 relationship to metropolitan CounCil thriVe msp 2040 plan 44 ForeCasts 44 lanD use Categories 45 staging 47 growth management 47 protecting special resources 48 historiC preserVation 48 aggregate resourCes 48 Figures 2-1 town Center plan 46 tables 2-1 2040 lanD use aCreage taBle 44 2-2 2040 musa Density 45 2-3 resiDential units anD Density By staging 45 2-4 metropolitan CouCnil Density CalCuation 45 2-5 lanD use Designations 45 Maps 2-1 2040 Future lanD use 51 2-2 2040 staging plan 53 ChaPter 3: housing 55 goals and policies 57 housing assessMent 57 housholD ForeCasts 57 Cha Pter 3: housing Continued housing DeVelopment trenDs 57 housing priCes anD rents 58 housing needs 59 aFForDaBle housing 59 liFe-CyCle housing 60 senior housing 60 Figures 3-1 population anD householD growth 57 3-2 CorCoran’s housing stoCk 58 3-3 BuilDing permits 58 3-4 age oF housing stoCk 58 3-5 meDian housing Value 58 3-6 CorCoran housing Value 59 3-7 meDian gross rent 59 3-8 perCent oF householD Cost BurDen 60 3-9 owner oCCupieD housing By estimateD market Value 60 tables 3-1 population anD householD groth 57 3-2 CorCoran’s housing stoCk 58 3-3 meDian housing Value 58 3-4 existing units aFForDaBle By housholD inCome 59 3-5 aFForDaBle housing neeD alloCation 59 3-6 Cost BurDeneD householDs By ami 59 Cha Pter 4: eC onomiC ComP etitiveness 63 goals and policies 65 econoMic assessMent 65 econoMic deVelopMent opportunities 66 Figures 4-1 numBer oF joBs loCateD in CorCoran 65 4-2 employment By inDustry 65 4-3 ForeCasteD employment in CorCoran 65 4-4 aVerage annual wages 66 4-5 CorCoran meDian householD inCome 66 tables 4-1 CorCoran top ten workplaCes For 66 resiDents in 2015 Cha Pter 5: Parks and trails 69 application 71 goals and policies 71 areas outside the 2040 Metropolitan urban serVice area (Musa) 72 guiDelines 72 park classiFications 72 neighBorhooD park 73 Community park 73 loCal linear parks, trails, CorriDors anD parkways 73 existing City parks 73 priVate park 74 parks and trails locations 74 Future parks 74 DemographiCs/Community growth 74 loCal trenDs 74 Future projeCtions By type 75 Future trails 77 Figures 5-1 2040 musa insiDe BounDaries 71 5-2 2040 musa outsiDe BounDaries 72 5-3 CorCoran Community park 73 5-4 CorCoran City hall anD memorial park 73 5-5 raVinia park 74 TABLE OF CONTENTS 4 209 TABLE OF CONTENTS ChaPter 7: WasteWater 105 goals and polices 107 Metropolitan council interceptor connections 107 Forecasts 108 trunk sanitary sewer systeM design 108 lanD use 108 estimateD aVerage wastewater Flow 108 Design Flows 109 trunk sanitary sewer system sizing 109 inFiltration and inFlow (i/i) 109 indiVidual sewage treatMent systeMs (ists) 110 intercoMMunity Flow connections 110 centralized wastewater treatMent systeMs 110 Figures 7-1 peak Flow FaCtors 109 tables 7-1 City-wiDe population, householD anD 108 employment ForeCasts 7-2 sewereD population, householD, anD 108 employment ForeCasts 7-3 aVerage wastewater Flow projeCtions 108 7-4 aVerage wastewater Flow projeCtions 108 By mDs ConneCtion 7-5 system Design wastewater unit Flow rates 109 7-6 inFiltration anD inFlow goal 110 Maps 7-1 existing sanitary sewer system 113 7-2 proposeD trunk sanitary sewer system 115 northeast DistriCt 7-3 proposeD trunk sanitary sewer system 117 southeast DistriCt 7-4 proposeD trunk sanitary sewer system 119 southwest DistriCt 7-5 existing unsewereD areas 121 ChaPter 8: surfaCe Water 123 goals and polices 125 current conditions 126 probleMs and solutions 126 Figures 8-1 elm Creek watersheD BounDaries 126 Maps 8-1 watersheD management orgnaizations an 127 Drainage patterns Cha Pter 9: Water su PPly 129 policies and goals 131 water supply systeM 131 water DemanDs 131 ConCeptual Future water supply system 132 resource sustainability 132 natural resourCe impaCts 132 sustainaBility 132 sourCe water proteCtion plan 133 water conserVation plan 133 tables 9-1 CorCoran population anD water 131 DemanD projeCtions By year 9-2 CorCoran population anD water 132 DemanD projeCtions By area Maps 9-1 existing water system 135 9-2 trunk water system 137 Cha Pter 10: resilienCe 139 goals and policies 141 storMwater 141 shoreland and Floodplain ManageMent 141 rural resiliency 142 agriCultural preserVes 142 solar access protection 142 tables 10-1 gross anD rooFtop solar resourCe CalCulations 142 Maps 10-1 solar insolation 143 Cha Pter 11: imPlementation 145 tables 11-1 land use 147 11-2 housing 147 11-3 econoMic coMpetitiVeness 147 11-4 parks and trails 148 11-5 transportation 148 11-6 wastewater 148 11-7 surFace water 148 11-8 water supply 148 11-9 resilience 148 aPPendiCes 151 appendix a ultiMate wastewater systeM design 153 appendix b local surFace water ManageMent plan 163 appendix c local water supply plan 245 appendix d capital iMproVeMent plan 281 appendix e city ordinance chapter 51 287 appendix F adopted zoning Map 295 5 210 6 211 CHAPTER 1: INTRODUCTION AND COMMUNITY BACKGROUND MeTroPoliTan Planning aCT 9 2030 Plan 9 2040 vision sTaTeMenT 9 regional seTTing 9 CoMMuniTy BaCkgrounD 10 DeMograPhiCs anD foreCasTs 10 foreCasTs 11 naTural CharaCTerisTiCs 11 exisTing naTural resourCes 11 waTer resourCes 12 naTural resourCes ProTeCTion 13 figures 1-1 PoPulaTion anD housing 10 1-2 PoPulaTion By age anD genDer 11 1-3 householD TyPe 11 1-4 average householD size 11 1-5 PoPulaTion anD householD foreCasTs 11 MaPs 1-1 regional seTTing 15 1-2 MeT CounCil CoMMuniTy DesignaTion 17 1-3 exisTing lanD use 19 1-4 PuBliC faCiliTies 21 1-5 sTreeT surfaCe MaP 23 1-6 sChool DisTriCT BounDaries 25 1-7 naTural resourCe invenTory areas 27 1-8 soils anD ToPograPhy 29 1-9 waTer resourCes 31 1-10 feMa flooDPlains 33 1-11 weTlanD loCaTions anD ClassifiCaTions 35 1-12 eCologiCally signifiCanT areas 37 MaPs ConTinueD 1-13 Buffer ProTeCTeD waTers 39 TaBles 1-1 exisTing lanD use aCreage 10 7 212 8 213 INTRODUCTION AND COMMUNITY BACKGROUND The visions of 2040 Corcoran will be achieved through the community’s adherence to the following guiding principles: 1. Protection of the natural resources, open space, and rural character that define Corcoran’s quality of life. 2. Creation of opportunities for a thriving Town Center with a range of retail, office, residential, and gathering spaces. 3. Creation of opportunities for expanded employment and tax bases combining commercial, industrial, and business park land uses. 4. Expansion of residential options to achieve life-cycle housing. 5. Support of rural residential development in non-urbanized Corcoran in a manner that preserves efficient, future urbanization and protects natural resources while allowing current economic benefit to landowners. regional setting Corcoran is located on the northwestern edge of Hennepin County, and is located 20 miles from downtown Minneapolis. Corcoran has remained generally rural and comprises just under 36 square miles of land. The vast majority of the city is located in the Rush Creek and Elm Creek Watershed systems, with a small area in southwest Corcoran draining into the Pioneer/ Sarah Creek watershed, and then emptying into the Crow River. Communities bordering Corcoran include the cities of Maple Grove, Medina, Greenfield, Hanover, and Rogers. Map1-1: Regional Setting (See page 15 for large size map.) Afton Andover Anoka Apple Valley ArdenHills Baytown Belle Plaine Benton Bethel Blaine Blakely Bloomington Brooklyn Center Brooklyn Park Burnsville Camden Carver Castle RockCedar Lake CentervilleChamplin Chanhassen Chaska CirclePines Coates Cologne ColumbiaHeights Columbus Coon Rapids Corcoran Cottage Grove Credit River Crystal Dahlgren Dayton Deephaven Dellwood Denmark Douglas Eagan East Bethel Eden Prairie Edina Elko NewMarket Empire Eureka Excelsior FalconHeights Farmington Forest Lake FortSnelling Fridley GemLake Golden Valley Grant Greenfield Greenvale Greenwood GreyCloud Island Ham Lake Hamburg Hampton Hancock Hastings Helena Hilltop Hollywood Hopkins Hugo Independence Inver GroveHeights Jackson Jordan Lake Elmo Lake SaintCroix Beach LakelandShores Laketown Lakeville Landfall Lauderdale Lexington Lilydale Lino Lakes Linwood LittleCanada Long Lake Loretto Louisville Mahtomedi Maple Grove Maple Plain Maplewood Marineon Saint Croix Marshan May Mayer MedicineLake Medina Mendota MendotaHeights Miesville Minneapolis MinnetonkaMinnetonkaBeach Minnetrista Mound MoundsView NewBrighton NewGermany New Hope New Market New Prague New Trier Newport Nininger North Oaks North SaintPaul Northfield NorwoodYoungAmerica Nowthen Oak Grove Oak ParkHeights OakdaleOrono Osseo Pine Springs Plymouth Prior Lake Ramsey Randolph Ravenna Richfield Robbinsdale Rogers Rosemount RosevilleSaintAnthony SaintBonifacius Saint Francis SaintLawrence SaintLouisPark Saint Paul SaintPaulPark San Francisco Sand Creek Savage Scandia Sciota Shakopee Shoreview Shorewood SouthSaint Paul Spring Lake SpringLakePark Stillwater SunfishLake TonkaBay VadnaisHeights Vermillion Victoria Waconia Waterford Watertown Wayzata West Lakeland WestSaint Paul White Bear WhiteBearLake Willernie Woodbury Young America Anoka County Washington County Hennepin County Ramsey County Carver County Dakota County Scott County §¨¦394 §¨¦494 §¨¦694 §¨¦94 §¨¦35 §¨¦694 §¨¦35E §¨¦394W §¨¦35W §¨¦35 §¨¦35W §¨¦94 §¨¦694 §¨¦35E Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community 2040 COMPREHENSIVE PLAN 10 0 105 Miles ± Path: L:\2294\100\2040CompPlan\Regional Setting.mxdDate: 1/7/2019 Time: 8:53:48 AM User: ShuJC0243 Municipal BoundaryCounty BoundariesMinor Civil DivisionsInterstate Map 1-1Regional Setting The Metropolitan Council has classified eastern and southern portions of Corcoran as “Emerging Suburban Edge.” These are communities on the edge of the metropolitan area where substantial new growth has or is expected to occur. The western half of Corcoran is classified by the Metropolitan Council as a “Diversified Rural” area. Diversified Rural communities are defined by the Metropolitan Council as the sparsely developed parts of the region that host the widest variety of farm and non-farm uses. Uses include a mix of limited large-lot residential and clustered housing, agriculture, and facilities and services requiring a rural location. Limited growth is forecasted for these areas, and they are not currently planned for urban development. The Metropolitan Council has adopted a Flexible Development Ordinance for Diversified Rural communities to ensure that development patterns are efficient and cost-effective while also providing opportunities for landowners. EmErging Suburban EdgE Communities include cities, townships and portions of both that are in the early stages of transitioning into urbanized levels of development. Emerging Suburban Edge communities are expected to plan for forecasted population and household growth at average densities of at least 3-5 units per acre for new development and redevelopment. There are 9,075 acres in the 2040 Metropolitan Urban Service Area (MUSA). This designation allows development of land to occur at urban densities with urban infrastructure of City water, stormwater, and sewer facilities. divErSifiEd rural Communities are home to a variety of farm and nonfarm land uses including very large-lot residential, clustered housing, hobby farms and agricultural uses. Diversified Rural communities are expected to plan for growth not to exceed forecasts and in patterns that do not exceed 4 units per 40 acres, except when as part of open space preservation plan that is consistent with the flexible residential development guidelines outlined in Metropolitan Council policy. In addition, Diversified Rural communities are expected to manage land uses to prevent the premature demand for extension of urban services, and so that existing service levels will meet service needs. Map 1-2: Community Designations (See page 17 for large size map.) metroPolitan Planning aCt The Metropolitan Planning Act requires every City in the 7-county metropolitan area to create a 20-year comprehensive plan and update the plan every 10 years. The Metropolitan Council reviews every City’s comprehensive plan to ensure the plan is compatible with regional system plans for sewer, transportation, parks and open space. The City of Corcoran has prepared an updated comprehensive plan that achieves the community’s own vision and goals for the future, while meeting the Metropolitan Council’s regional planning requirements. 2030 Plan The City’s 4th comprehensive plan, the 2030 Plan, was approved in March 2010. The 2030 Plan identified Corcoran as a growing community with a walkable downtown, along with commercial and industrial businesses, housing variety, and natural resources. The 2030 Plan continued to emphasize the importance of Corcoran’s abundance of natural resources and open spaces. 2040 vision statement Corcoran’s 2040 Comprehensive Plan, the 2040 Plan, represents a community-generated update to the 2030 Plan. The update process involved Corcoran residents, the City Council, Planning Commission, and Parks and Trails Commission. The update process included 10 City Council work sessions focused on the Comprehensive Plan components and discussion at multiple City Council meetings. Two community-wide surveys and 3 community engagement sessions were held to identify a vision for Corcoran in the year 2040. This vision is supported by and will be achieved through a series of principles, goals, and policies related to land use and development. The City of Corcoran in 2040 will be a vibrant community, defined by its dynamic Town Center, strong base of commercial and industrial businesses, variety of housing options, and high-value natural resources. The mixed-use Town Center, planned to be northeast of the junction of County Road 116 and County Road 10, will provide the community with a public gathering space as well as retail and job opportunities for residents. Corcoran’s 2040 commercial, industrial, and business park developments will provide both local employment and a stronger, more diverse tax base. Broader housing options in 2040 will ensure a place in our community for first-time homebuyers, growing families, and seniors. Corcoran is defined by its abundance of high-quality natural resources and open spaces along with its rural environment. These resources and rural character are intrinsic to our quality of life and has been of long-standing appeal for existing and new residents of the community. One of the two community surveys that were conducted as part of the 2040 Comp Plan update process was dedicated to answering the question “what is rural character?” Although the term rural character can mean different things to different people, key themes were clear. The survey showed that the community of Corcoran found importance in: open and green space, active farming and agriculture, large lots and low density, natural areas and wildlife, and amenities not found in more urban locations such as trails for hiking, horseback riding, and snowmobiling. The 2040 Plan will enable the residents of 2040 Corcoran to continue to share in this defining experience. Afton Andover Anoka Apple Valley ArdenHills Baytown Belle Plaine Benton Bethel Blaine Blakely Bloomington BrooklynCenter Brooklyn Park Burnsville Camden Carver Castle RockCedar Lake CentervilleChamplin Chanhassen Chaska CirclePines Coates Cologne ColumbiaHeights Columbus Coon Rapids Corcoran Cottage Grove Credit River Crystal Dahlgren Dayton Deephaven Dellwood Denmark Douglas Eagan East Bethel Eden Prairie Edina Elko NewMarket Empire Eureka Excelsior FalconHeights Farmington Forest Lake FortSnelling Fridley GemLake Golden Valley Grant Greenfield Greenvale Greenwood GreyCloud Island Ham Lake Hamburg Hampton Hancock Hastings Helena Hilltop Hollywood Hopkins Hugo Independence InverGrove Heights Jackson Jordan Lake Elmo Lake SaintCroix Beach LakelandShores Laketown Lakeville Landfall Lauderdale Lexington Lilydale Lino Lakes Linwood LittleCanada Long Lake Loretto Louisville Mahtomedi Maple Grove Maple Plain Maplewood Marineon SaintCroix Marshan May Mayer MedicineLake Medina Mendota MendotaHeights Miesville Minneapolis MinnetonkaMinnetonkaBeach Minnetrista Mound MoundsView NewBrighton NewGermany New Hope New Market New Prague New Trier Newport Nininger North Oaks NorthSaint Paul Northfield NorwoodYoung America Nowthen Oak Grove Oak ParkHeights OakdaleOrono Osseo Pine Springs Plymouth Prior Lake Ramsey Randolph Ravenna Richfield Robbinsdale Rogers Rosemount RosevilleSaintAnthony SaintBonifacius Saint Francis SaintLawrence SaintLouis Park Saint Paul SaintPaulPark San Francisco Sand Creek Savage Scandia Sciota Shakopee Shoreview Shorewood SouthSaintPaul Spring Lake SpringLakePark Stillwater Sunfish Lake TonkaBay VadnaisHeights Vermillion Victoria Waconia Waterford Watertown Wayzata West Lakeland WestSaintPaul White Bear WhiteBear Lake Willernie Woodbury Young America Anoka County Washington CountyHennepin County Ramsey County CarverCounty Dakota County ScottCounty 2040 COMPREHENSIVE PLAN 10 0 105 Miles ± Path: L:\2294\100\2040CompPlan\Community Designations.mxdDate: 1/7/2019 Time: 8:54:25 AM User: ShuJC0243 AgriculturalRural ResidentialDiversified RuralRural CenterEmerging Suburban EdgeSuburban EdgeSuburbanUrbanUrban CenterMunicipal BoundaryCounty BoundariesMinor Civil Divisions Map 1-2Community Designations Source:Thrive MSP 2040 Community Designation (Metropolitan Council) 9 214 Map 1-3: Existing Land Use (See page 19 for large size map.) Community BaCkground Agriculture remains a significant and valued part of the community. Open space and other high-quality natural resource areas are abundant, and these amenities are highly valued by residents. A remarkable 21 percent of the City’s total land area consists of wetlands (National Wetland Inventory Areas), lakes, and open water, as well as 52 miles of streams. There are also mutliple areas of potential and possible wetlands throughout the City. The City’s 2020 and 2030 Plan included a Natural Resource Inventory (NRI) that identified all of the significant natural resource areas in the community. The NRI also provided recommendations and priorities for the preservation and enhancement of the natural systems. The Natural Resources Chapter of the 2030 Plan incorporated many of the NRI findings and recommendations. Large lot, rural residential single-family homes are the predominant form of housing in Corcoran. A smaller number of suburban-sized lots are located near the Town Center and in other select areas. A manufactured home park is located in southeast Corcoran. Residents in Corcoran have identified the need for life-cycle housing in the community, in particular to address the lack of housing opportunities for first-time home buyers and downsizing seniors. Commercial and industrial development in the City is limited, primarily due to the lack of municipal water and sewer services and the absence of major transport corridors. The City supports continuation and expansion of commercial and industrial enterprises in the area at County Road 116 and County Road 10. There is a rural service/commercial area located in northwest Corcoran at the intersection of County Roads 10 and 19. Commercial and industrial activities also occur in southwestern Corcoran, at the intersection of Highway 55 and County Road 19. Corcoran has 2 main City facilities. This includes City Hall, which is shared by Administration and the Police Department and is located on County Road 116. The City also has a Public Works facility located on County Road 19 as well as a small auxiliary public work building located on Cain Road (old Public Works facility). Corcoran has a community park, a neighborhood park and a memorial garden park. The City is home to 3 golf courses and Corcoran Lion’s Park, which hosts a multitude of events, including Hamel Rodeo, Corcoran Country Days, tractor pulls, etc. The North Hennepin Pioneer Society owns and maintains a historic single-room school on County Road 10. There are multiple churches and cemeteries in the City. These facility locations a can be viewed on Map 1-4. The City is comprised of a network of different roadways, including State Highway, County Roads, and City Streets. Corcoran is unique in that the City’s local streets are comprised of a nearly equal amount of pavement and gravel. Map 1-5 shows approximately 36 miles of paved roads and 34 miles of gravel roads. 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 Roa d 1 0 Horseshoe Trl Coun ty 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 Settlers R d 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 Blu 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 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake î î î s s [j [j ñ ñ ï ï î î s ñ ï å R u sh Cr e e k RushCreek SouthFork Rush C r e e k South Fork Rush Creek RushCreek City Hall Old PublicWorks Public Works Burschville School House 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Public Facilities Map.mxdDate: 1/7/2019 Time: 2:53:34 PM User: ShuJC0243 ñ Government Building [j Public Park s Golf Course î Church ï Cemetery å School HouseMunicipal BoundaryStreamsTrailheadParcel BoundariesPublic/Semi-PublicParks/Open Space/Golf Course Lake/Open Water Map 1-4Public/Semi Public Facilities Map Map 1-4: Public Facilities (See page 21 for large size map.) Map 1-5: Street Surface Type (See page 23 for large size map.) Corcoran is divided between 5 different school districts: Buffalo-Hanover- Montrose Schools (ISD 877), Delano Public Schools (ISD 879), Osseo Area Schools (ISD279), Rockford Area Schools (ISD 883), and Wayzata Public Schools (ISD 284). There are no public schools located in Corcoran. One private school, St. John’s Lutheran Church, offers pre-kindergarten through 8th grade education. Map 1-6: School District Boundaries (See page 25 for large size map.) demograPhiCs and foreCasts The City’s population was estimated at 5,592 in 2017. Figure 1-1 provides historical population trends, demonstrating a significant period of growth during the 1970s, when many of the City’s “large lot” neighborhoods were developed. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Coun 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 Settlers R d 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 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake ISD#279 Osseo ISD#284 Wayzata ISD#877 Buffalo-Hanover-Montrose ISD#879 Delano ISD#883 Rockford R u s h Cr e e k RushCreek South F o r k RushCreek Sout h Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\School District Boundaries.mxdDate: 1/7/2019 Time: 2:53:43 PM User: ShuJC0243 Buffalo-Hanover-MontroseDelanoOsseoRockfordWayzataMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-6School District Boundaries Source:School District Boundaries (Minnesota Department of Education) Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Coun ty Roa 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 Settlers R d 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 Cr e ek RushCreek South F o r k Rush Creek SouthForkRushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Street Surface Type.mxdDate: 1/7/2019 Time: 11:54:17 AM User: ShuJC0243 MNDOT Paved (0.2 mi.)County Paved (37.5 mi.)Local Street Paved (36.0 mi)Local Street Gravel (33.9 mi.)Municipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-5Street Surface Type Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl Co un t y R oa 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C r e e k RushCreek South F o r k Rush Creek SouthForkRushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Existing Land Use.mxdDate: 1/7/2019 Time: 9:15:38 AM User: ShuJC0243 Farmstead Single Family Detached Manufactured Housing Park Single Family Attached Retail and Other Commercial Mixed Use Residential Industrial and Utility Institutional Park, Recreational or Preserve Golf Course Major Highway Agricultural Undeveloped WaterMunicipal BoundaryStreams Map 1-3Metropolitan Council Existing Land Use Source:Metropolitan Council Existing Landuse (Metropolitan Council, 2016)Revised National Wetland Inventory (MN DNR, 2009-2014) taBle 1-1: existing land use aCreage Land Use Gross Acres Net Acres Agricultural/Rural 17848.03 13528.95 Commercial 62.86 61.77 Golf Course 445.69 361.91 Industrial 182.52 161.97 Manufactured Home Park 28.57 27.99 Parks and Open Space 111.29 96.40 Public/Semi-Public 162.36 120.69 Single Family Residential 3067.26 2490.69 Other 6.54 6.54 Grand Total:21915.11 16856.91 10 215 The City’s 2017 population is broken down by age and gender in Figure 1-2: Population by Age. According to the American Community Survey, the City’s 2017 median age was 43.3 years, which was higher than the median age of 36.3 years in Hennepin County. Approximately 24 percent of Corcoran’s population was under the age of 18 in 2017, while 11.7 percent (up from 7.7 percent in 2010) of the population was over age 65. Like many cities in the U.S., the City’s median age is expected to increase as the “baby boom” generation enters retirement. Over 52 percent of households are families without children with the average household size of 2.86. See Figure 1-3: Household Type in Corcoran; Figure 1-4 Average Household Size in Corcoran. natural CharaCteristiCs Corcoran’s abundant, high-quality natural resources and open spaces are the predominant elements of the rural character that define the City. The City’s open spaces consist primarily of farmed areas under active cultivation. Significantly, 47 percent of the City’s land area consists of relatively undisturbed natural resource communities, including upland areas of savanna/pasture, maple/basswood woodlands, and oak forests, as well as wetlands, open water, and streams. Balancing preservation of these features with future growth is a cornerstone of the 2040 Plan. One of the goals of this Plan is to preserve the highest quality natural resources, as identified by the Natural Resource Inventory. The goal places priority on the natural resources patterns in the community in directing future development. The land use plan for the City is shaped by the existing environment. Sensitive natural areas create boundaries for development planning, affect the location of new services, and provide buffers between land uses. ExiSting natural rESourcES The areas of Corcoran that are not farmed or have not been developed for residential, public, or commercial uses can be divided into 2 broad categories – Natural Areas and Semi-Natural Areas. The Natural Areas are defined by the existence of native plant communities and the Semi-Natural Areas are defined by areas where original vegetation has largely been replaced by non- native plant species. natural arEaS At the time of European settlement, northwestern Hennepin County was comprised primarily of maple-basswood forest and mesic oak forest (referred to as Big Woods), with inclusions of wet prairie, marshes, and lakes. Examples of this historic vegetation remain in locations scattered throughout the City, as identified on Map 1-7: Natural Resource Inventory. Some of the best examples of Big Woods remnants are found along both the north and south Rush Creek corridors. Other fragmented native forest remnants can be found in the west central portion of the City. Map 1-7: Natural Resource Inventory Areas (See page 27 for large size map.) Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Count 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 Settlers R d 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 re e k RushCreek South F o r k Rush Creek SouthFor kR ush Cr eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Natural Resource Inventory Areas.mxdDate: 1/7/2019 Time: 1:10:39 PM User: ShuJC0243 ^_Natural Community !(Rare Species OccurenceHigh Quality Natural Community Natural Plant Communities WetlandsWet PrairieEmergentShrubFloodplain ForestOpen WaterFlood Plain (Reed Canary Dominant) UplandsSavanna/PastureMaple/BasswoodOak ForestDisturbed WoodlandOld FieldMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-7Natural Resource Inventory Areas Note: Due to limitations of map scale, distribution and proportion of NaturalCommunity types within each colored area are approximate.Source:Natural Plant Communities, Rare Species Occurence (Natural Resource Inventory andManagement Plan, Nov. 2001, Bonestroo Rosene Anderlik & Associates) Forecasts As part of the planning process, the City and the Metropolitan Council have agreed on household, population, and employment forecasts for the City. These forecasts underlie substantially all of the 2040 Plan elements. These forecasts are presented in Figure 1-5: Population and Household Forecasts. The City’s future land use and infrastructure plans were developed to accommodate the 2040 forecasts. This ensures the City has guided enough land and has adequate infrastructure in place to accommodate projected growth. natural resourCe areas -- 47 PerCent 19% Wetlands 2% Open Water 26% Upland Areas Savanna/Pasture, Maple/Basswood woodlands, and Oak Forests 11 216 High-quality wetland areas occur within and adjacent to the Rush Creek corridors and Jubert Lake. The Minnesota County Biological Survey identifies 2 wetland areas to be of state-wide interest. One is a moderate quality wet meadow community in the southwest part of the City (Sections 34 and 35). While the diversity of the wet meadow has been reduced by ditching, the size of the complex and connections to other large wetlands contribute to its ranking. The second is a moderate quality tamarack swamp in the south- central part of the City (Section 33), that is part of a larger upland-wetland complex and includes Morin Lake. Corcoran is within the southwestern range of the tamarack swamp plant community, making this wetland area rare and unique within the City. SEmi-natural arEaS Semi-natural areas are areas of land not subject to active use and that are dominated by vegetation not originally found in those locations. Examples include fallow pasture or crop land that has been retired (old field), degraded wetlands dominated by reed canary grass or other invasive species, and secondary growth or disturbed woodlands, typically dominated by box elder, green ash, and basswood. These areas still offer significant benefits for wildlife and water quality protection. These areas often form important buffers around and connections between higher quality Natural Areas. These Semi- Natural Areas form much of the open space and undeveloped lands within the City. Sites with proximity to high-quality natural resource areas or that tend to assist in the formation of connected natural resource corridors should be considered high priority for restoration. SoilS The soils of northwestern Hennepin County are predominantly loams, which historically supported mixed hardwood forests, wet prairie, and savanna. These soils are also well-suited for agricultural crops such as corn, soybeans, hays, and pasture lands. Non-draining depressions occur frequently in this portion of northwestern Hennepin County and tend to support hydrophilic vegetation (i.e., wetland plants such as sedges, grasses, rushes, and wetland herbs) and organic soil accumulation. Map 1-8: Hydrologic Soil (See page 29 for large size map.) WatEr rESourcES Water resources define and affect every aspect of the community’s use and enjoyment of the Corcoran natural environment. Surface waters, both protected and non-protected, wetlands, and groundwater all dictate how the community lives, works, and plays. Water is a resource of common interest and importance throughout the community. SurfacE WatEr The City has a number of surface water resources, including the North Fork of Rush Creek in northwestern Corcoran and Rush Creek in the central and eastern portion of the City. There are also numerous tributary watercourses and ditches, wetlands, and several small named lakes. A portion of the surface water resources are defined as “protected waters.” Protected waters include lakes, rivers, wetlands or other bodies of water meeting standards set by State law. These sites provide public value for recreation, water quality, water supply, wildlife habitat, or are publicly owned. The Minnesota DNR has regulatory authority over protected waters, including issuance and enforcement of permits controlling activities that impact these areas. Map 1-9: Water Resource (See page 31 for large size map.) The City also has significant areas of FEMA Floodway and Floodplain. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Co un t y Ro 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C re e k RushCreek South F o r k Rush Creek South Fork RushCreek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\FEMA Floodplains.mxdDate: 1/7/2019 Time: 3:12:29 PM User: ShuJC0243 100 Year Floodplain500 Year FloodplainMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-10FEMA Floodplains Source:FEMA Floodplains (FEMA/Minnesota Department of Natural Resources) Map 1-10: FEMA Floodplains (See page 33 for large size map.) groundWatEr Groundwater wells located in portions of northern and southwestern Corcoran collect water from the Prairie du Chien-Jordan Aquifer. The remaining wells in the City draw water from the Franconia-Ironton-Galesville Aquifer. Hennepin County leads efforts to protect this groundwater supply. The County monitors groundwater elevations and maintains an inventory of contamination sites. WEtlandS Wetlands are common throughout Corcoran, covering approximately 19 percent of the City’s land area. An even greater percentage of land is unbuildable due to its proximity to these wetlands. Corcoran’s Wetlands provide a number of valuable services to the community, including natural flood control, cleaning flowing water, recharging groundwater, and creating valuable habitat for wildlife. Wetlands are an aesthetic amenity in many developments and can provide visual and spatial buffers between homes. Nearly all of Corcoran’s wetlands are protected by Minnesota’s Wetland Conservation Act and certain waterways are also affected by Federal regulations. Appropriate permits are required prior to any activities that fill, drain, or otherwise impact regulated wetlands. Map 1-11: Wetlands (See page 35 for large size map.) Several resources exist to assist in identifying wetlands. The National Wetlands Inventory (NWI) is a national assessment of wetland resources, conducted by the U.S. Fish and Wildlife Service, between 1988 and 1992 within the State of Minnesota. The NWI is useful in giving an estimate of the extent (i.e. approximate geographic location) and type (i.e. system, hydrologic regime and predominant vegetation types) of wetlands within the City. The NWI survey was based strictly on aerial photography reconnaissance and interpretation and may be less accurate than some of the other sources. The City’s Natural Resource Inventory was completed in 2001 with inventories of both upland and wetland communities. Most areas were field- checked and mapped using current aerial photographs. Prior to that, the Hennepin Conservation District (HCD) completed a remote assessment of wetland and potential wetland areas within Hennepin County based on a review of then-current aerial photographs, topography, and hydric soils information. This survey includes potential wetland areas not included in the NWI (altered or restorable) and omits wetlands that have been filled since the completion of the NWI. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl County 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C r e e k RushCreek South F o r k Rush Creek SouthForkRushCreek 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Soils and Topography.mxdDate: 1/7/2019 Time: 1:27:47 PM User: ShuJC0243 Municipal BoundaryStreamsParcel BoundariesA (Soils having a high infiltration rate)B (Moderate infiltration rate)C (Low infiltration rate)D (Very low infiltration rate)A/DB/DC/DIf a soil is assigned to a dual hydrologicgroup (A/D, B/D, or C/D), the first letteris for drained areas and the second isfor undrained areas.Lake/Open Water 2040 COMPREHENSIVE PLANMap 1-8Hydrologic Soil Group Source:SSURGO Soils Database (Natural Resources Conservation Service) Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Co unty 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 Settlers R d 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 Blu 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 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake Unna m e d S t r e a m U n n a m e d C r e e k U nnam ed Creek R u s h Creek,SouthFork SarahCre e k RushCreek RushCreek Unnam e dCre e k U nn amed Creek Unn a m e d Creek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Water Resources.mxdDate: 1/7/2019 Time: 3:11:18 PM User: ShuJC0243 Public Water WatercoursePublic Ditch/Altered Natural WatercoursePublic Waters BasinsNatural Environment DNRShoreland ClassificationMunicipal BoundaryParcel Boundaries Map 1-9Water Resources Source:Public Waters Inventory (Minnesota Department of Natural Resources)Revised National Wetland Inventory (Minnesota Department of Natural Resources) Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl Co un 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C re e k RushCreek South F o r k Rush Creek South Fork RushCreek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Wetland Locations and Classifications.mxdDate: 1/7/2019 Time: 3:19:04 PM User: ShuJC0243 1 - Seasonally Flooded Basin or Flat2 - Wet Meadow3 - Shallow Marsh4 - Deep Marsh5 - Shallow Open Water6 - Shrub Swamp7 - Wooded Swamp8 - BogsMunicipal BoundaryStreamsParcel BoundariesLake/Open Water Map 1-11Wetland Locations and Classifications Source:Revised National Wetland Inventory (Minnesota Departmentof Natural Resources 2009-2014) 12 217 The 2008 Minnesota Land Cover Classification System (MLCCS) Mapping and Natural Resource Inventory included a field check and identified both upland and wetland communities of ecological significance. Map 1-12: Ecologically Significant Natural Areas (See page 37 for large size map.) natural rESourcES ProtEction A variety of tools and strategies are available to the City to manage and protect its natural resources as identified in Chapters 5 and eleven. Map 1-13: Buffer Protection Areas (See page 39 for large size map.) Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Coun 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake Rush CreekHENN_28679 HENN_12792 Rush Creek,South ForkHENN_28672 HENN_26 HENN_11 HENN_12794 HENN_12 HENN_16HENN_14 HENN_18 HENN_13 HENN_17 HENN_29 HENN_28 Rush CreekHENN_9224 Unnamed CreekHENN_9250 HENN_9 Rush Creek,South ForkHENN_9249 HENN_24 HENN_8 HENN_25 Rush CreekHENN_9225 HENN_27 Unnamed CreekHENN_9251 Rush Creek,South ForkHENN_9249 Unnamed CreekHENN_9228 Rush CreekHENN_9225 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Buffer Protection Map.mxdDate: 1/7/2019 Time: 3:19:55 PM User: ShuJC0243 50-ft Buffer Required16.5-ft Buffer RequiredLakes, Reservoirs, and WetlandsShoreland Overlay DistrictMunicipal BoundaryParcel Boundaries 2040 COMPREHENSIVE PLANMap 1-13Buffer Protected Waters Source:Buffer Protected Waters (MN DNR) 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 1 0 Horseshoe Trl County 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 Settlers R d 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 r e e k RushCreek South F o r k Rush Creek SouthFor kR ushCr eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Ecologically Significant Natural Areas.mxdDate: 1/7/2019 Time: 3:17:35 PM User: ShuJC0243 Aspen ForestCattail MarshLowland hardwood forestMaple-basswood forestMesic PrairieMixed emergenct marshMixed hardwood swampOak ForestOak woodland-brushlandTamarack swampWet meadowWillow SwampMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-12Ecologically Signficant Natural Areas Source:Ecologically Significant Natural Areas (MN DNR MLCCS-2015, Natural Resource Inventoryand Management Plan, Nov. 2001, Bonestroo Rosene Anderlik & Associates) 13 218 14 219 Afton Andover Anoka Apple Valley Arden Hills Baytown Belle Plaine Benton Bethel Blaine Blakely Bloomington Brooklyn Center Brooklyn Park Burnsville Camden Carver Castle RockCedar Lake CentervilleChamplin Chanhassen Chaska Circle Pines Coates Cologne Columbia Heights Columbus Coon Rapids Corcoran Cottage Grove Credit River Crystal Dahlgren Dayton Deephaven Dellwood Denmark Douglas Eagan East Bethel Eden Prairie Edina Elko New Market Empire Eureka Excelsior Falcon Heights Farmington Forest Lake Fort Snelling Fridley Gem Lake Golden Valley Grant Greenfield Greenvale Greenwood Grey Cloud Island Ham Lake Hamburg Hampton Hancock Hastings Helena Hilltop Hollywood Hopkins Hugo Independence Inver Grove Heights Jackson Jordan Lake Elmo Lake Saint Croix Beach Lakeland Shores Laketown Lakeville Landfall Lauderdale Lexington Lilydale Lino Lakes Linwood Little Canada Long Lake Loretto Louisville Mahtomedi Maple Grove Maple Plain Maplewood Marine on Saint Croix Marshan May Mayer Medicine Lake Medina Mendota Mendota Heights Miesville Minneapolis Minnetonka Minnetonka Beach Minnetrista Mound Mounds View New Brighton New Germany New Hope New Market New Prague New Trier Newport Nininger North Oaks North Saint Paul Northfield Norwood Young America Nowthen Oak Grove Oak Park Heights OakdaleOrono Osseo Pine Springs Plymouth Prior Lake Ramsey Randolph Ravenna Richfield Robbinsdale Rogers Rosemount RosevilleSaint Anthony Saint Bonifacius Saint Francis Saint Lawrence Saint Louis Park Saint Paul Saint Paul Park San Francisco Sand Creek Savage Scandia Sciota Shakopee Shoreview Shorewood South Saint Paul Spring Lake Spring Lake Park Stillwater Sunfish Lake Tonka Bay Vadnais Heights Vermillion Victoria Waconia Waterford Watertown Wayzata West Lakeland West Saint Paul White Bear White Bear Lake Willernie Woodbury Young America Anoka County Washington County Hennepin County Ramsey County Carver County Dakota County Scott County §¨¦394 §¨¦494 §¨¦694 §¨¦94 §¨¦35 §¨¦694 §¨¦35E §¨¦394W §¨¦35W §¨¦35 §¨¦35W §¨¦94 §¨¦694 §¨¦35E Esri, HERE, Garmin, © OpenStreetMap contributors, and the GIS user community 2040 COMPREHENSIVE PLAN 10 0 105 Miles ± Path: L:\2294\100\2040CompPlan\Regional Setting.mxd Date: 1/7/2019 Time: 8:53:48 AM User: ShuJC0243 Municipal BoundaryCounty BoundariesMinor Civil DivisionsInterstate Map 1-1Regional Setting 15 220 16 221 Afton Andover Anoka Apple Valley Arden Hills Baytown Belle Plaine Benton Bethel Blaine Blakely Bloomington Brooklyn Center Brooklyn Park Burnsville Camden Carver Castle RockCedar Lake CentervilleChamplin Chanhassen Chaska Circle Pines Coates Cologne Columbia Heights Columbus Coon Rapids Corcoran Cottage Grove Credit River Crystal Dahlgren Dayton Deephaven Dellwood Denmark Douglas Eagan East Bethel Eden Prairie Edina Elko New Market Empire Eureka Excelsior Falcon Heights Farmington Forest Lake Fort Snelling Fridley Gem Lake Golden Valley Grant Greenfield Greenvale Greenwood Grey Cloud Island Ham Lake Hamburg Hampton Hancock Hastings Helena Hilltop Hollywood Hopkins Hugo Independence Inver Grove Heights Jackson Jordan Lake Elmo Lake Saint Croix Beach Lakeland Shores Laketown Lakeville Landfall Lauderdale Lexington Lilydale Lino Lakes Linwood Little Canada Long Lake Loretto Louisville Mahtomedi Maple Grove Maple Plain Maplewood Marine on Saint Croix Marshan May Mayer Medicine Lake Medina Mendota Mendota Heights Miesville Minneapolis Minnetonka Minnetonka Beach Minnetrista Mound Mounds View New Brighton New Germany New Hope New Market New Prague New Trier Newport Nininger North Oaks North Saint Paul Northfield Norwood Young America Nowthen Oak Grove Oak Park Heights OakdaleOrono Osseo Pine Springs Plymouth Prior Lake Ramsey Randolph Ravenna Richfield Robbinsdale Rogers Rosemount RosevilleSaint Anthony Saint Bonifacius Saint Francis Saint Lawrence Saint Louis Park Saint Paul Saint Paul Park San Francisco Sand Creek Savage Scandia Sciota Shakopee Shoreview Shorewood South Saint Paul Spring Lake Spring Lake Park Stillwater Sunfish Lake Tonka Bay Vadnais Heights Vermillion Victoria Waconia Waterford Watertown Wayzata West Lakeland West Saint Paul White Bear White Bear Lake Willernie Woodbury Young America Anoka County Washington County Hennepin County Ramsey County Carver County Dakota County Scott County 2040 COMPREHENSIVE PLAN 10 0 105 Miles ± Path: L:\2294\100\2040CompPlan\Community Designations.mxd Date: 1/7/2019 Time: 8:54:25 AM User: ShuJC0243 AgriculturalRural ResidentialDiversified RuralRural CenterEmerging Suburban EdgeSuburban EdgeSuburbanUrbanUrban CenterMunicipal BoundaryCounty BoundariesMinor Civil Divisions Map 1-2Community Designations Source:Thrive MSP 2040 Community Designation (Metropolitan Council) 17 222 18 223 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Se ttle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k Ru sh Creek SouthFor k R u sh C r eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Existing Land Use.mxd Date: 1/7/2019 Time: 9:15:38 AM User: ShuJC0243 Farmstead Single Family Detached Manufactured Housing Park Single Family Attached Retail and Other Commercial Mixed Use Residential Industrial and Utility Institutional Park, Recreational or Preserve Golf Course Major Highway Agricultural Undeveloped WaterMunicipal BoundaryStreams Map 1-3Metropolitan Council Existing Land Use Source:Metropolitan Council Existing Landuse (Metropolitan Council, 2016)Revised National Wetland Inventory (MN DNR, 2009-2014) 19 224 20 225 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake î î î s s [j [j ñ ñ ï ï î î s ñ ï å R u s h C r e e k RushCreek SouthFork Ru sh C r e e k Sout h Fork Rush Creek RushCreek City Hall Old Public Works Public Works Burschville School House 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Public Facilities Map.mxd Date: 1/7/2019 Time: 2:53:34 PM User: ShuJC0243 ñ Government Building [j Public Park s Golf Course î Church ï Cemetery å School HouseMunicipal BoundaryStreamsTrailheadParcel BoundariesPublic/Semi-PublicParks/Open Space/Golf Course Lake/Open Water Map 1-4Public/Semi Public Facilities Map 21 226 22 227 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek SouthFor k R u sh C r eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Street Surface Type.mxd Date: 1/7/2019 Time: 11:54:17 AM User: ShuJC0243 MNDOT Paved (0.2 mi.)County Paved (37.5 mi.)Local Street Paved (36.0 mi)Local Street Gravel (33.9 mi.)Municipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-5Street Surface Type 23 228 24 229 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake ISD#279 Osseo ISD#284 Wayzata ISD#877 Buffalo-Hanover-Montrose ISD#879 Delano ISD#883 Rockford R u s h C r e e k RushCreek South F o r k R u sh Creek Sout h Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\School District Boundaries.mxd Date: 1/7/2019 Time: 2:53:43 PM User: ShuJC0243 Buffalo-Hanover-MontroseDelanoOsseoRockfordWayzataMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-6School District Boundaries Source:School District Boundaries (Minnesota Department of Education) 25 230 26 231 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Se ttle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek SouthFor k R u sh C r eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Natural Resource Inventory Areas.mxd Date: 1/7/2019 Time: 1:10:39 PM User: ShuJC0243 ^_Natural Community !(Rare Species OccurenceHigh Quality Natural Community Natural Plant Communities WetlandsWet PrairieEmergentShrubFloodplain ForestOpen WaterFlood Plain (Reed Canary Dominant) UplandsSavanna/PastureMaple/BasswoodOak ForestDisturbed WoodlandOld FieldMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-7Natural Resource Inventory Areas Note: Due to limitations of map scale, distribution and proportion of NaturalCommunity types within each colored area are approximate.Source:Natural Plant Communities, Rare Species Occurence (Natural Resource Inventory andManagement Plan, Nov. 2001, Bonestroo Rosene Anderlik & Associates) 27 232 28 233 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Set tler s R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k Ru sh Creek SouthFor k R u sh C r eek 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Soils and Topography.mxd Date: 1/7/2019 Time: 1:27:47 PM User: ShuJC0243 Municipal BoundaryStreamsParcel BoundariesA (Soils having a high infiltration rate)B (Moderate infiltration rate)C (Low infiltration rate)D (Very low infiltration rate)A/DB/DC/DIf a soil is assigned to a dual hydrologicgroup (A/D, B/D, or C/D), the first letteris for drained areas and the second isfor undrained areas.Lake/Open Water 2040 COMPREHENSIVE PLANMap 1-8Hydrologic Soil Group Source:SSURGO Soils Database (Natural Resources Conservation Service) 29 234 30 235 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Settl ers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake U n n a m e d S t r e a m U n n a m e d C r e e k U nna m ed C reek R u s h C re ek,SouthFork SarahCr e e k RushCreek RushCreek Unna m e dCre e k U n n a m e d Creek Un n a m e d C re e k 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Water Resources.mxd Date: 1/7/2019 Time: 3:11:18 PM User: ShuJC0243 Public Water WatercoursePublic Ditch/Altered Natural WatercoursePublic Waters BasinsNatural Environment DNRShoreland ClassificationMunicipal BoundaryParcel Boundaries Map 1-9Water Resources Source:Public Waters Inventory (Minnesota Department of Natural Resources)Revised National Wetland Inventory (Minnesota Department of Natural Resources) 31 236 32 237 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek Sout h Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\FEMA Floodplains.mxd Date: 1/7/2019 Time: 3:12:29 PM User: ShuJC0243 100 Year Floodplain500 Year FloodplainMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-10FEMA Floodplains Source:FEMA Floodplains (FEMA/Minnesota Department of Natural Resources) 33 238 34 239 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Set tler s R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k Ru sh Creek Sout h Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Wetland Locations and Classifications.mxd Date: 1/7/2019 Time: 3:19:04 PM User: ShuJC0243 1 - Seasonally Flooded Basin or Flat2 - Wet Meadow3 - Shallow Marsh4 - Deep Marsh5 - Shallow Open Water6 - Shrub Swamp7 - Wooded Swamp8 - BogsMunicipal BoundaryStreamsParcel BoundariesLake/Open Water Map 1-11Wetland Locations and Classifications Source:Revised National Wetland Inventory (Minnesota Departmentof Natural Resources 2009-2014) 35 240 36 241 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S et tler s R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek SouthFor k R u sh C r eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Ecologically Significant Natural Areas.mxd Date: 1/7/2019 Time: 3:17:35 PM User: ShuJC0243 Aspen ForestCattail MarshLowland hardwood forestMaple-basswood forestMesic PrairieMixed emergenct marshMixed hardwood swampOak ForestOak woodland-brushlandTamarack swampWet meadowWillow SwampMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 1-12Ecologically Signficant Natural Areas Source:Ecologically Significant Natural Areas (MN DNR MLCCS-2015, Natural Resource Inventoryand Management Plan, Nov. 2001, Bonestroo Rosene Anderlik & Associates) 37 242 38 243 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Settler s R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake Rush Creek HENN_28679 HENN_12792 Rush Creek, South Fork HENN_28672 HENN_26 HENN_11 HENN_12794 HENN_12 HENN_16 HENN_14 HENN_18 HENN_13 HENN_17 HENN_29 HENN_28 Rush Creek HENN_9224 Unnamed Creek HENN_9250 HENN_9 Rush Creek, South Fork HENN_9249 HENN_24 HENN_8 HENN_25 Rush Creek HENN_9225 HENN_27 Unnamed Creek HENN_9251 Rush Creek, South Fork HENN_9249 Unnamed Creek HENN_9228 Rush Creek HENN_9225 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Buffer Protection Map.mxd Date: 1/7/2019 Time: 3:19:55 PM User: ShuJC0243 50-ft Buffer Required16.5-ft Buffer RequiredLakes, Reservoirs, and WetlandsShoreland Overlay DistrictMunicipal BoundaryParcel Boundaries 2040 COMPREHENSIVE PLANMap 1-13Buffer Protected Waters Source:Buffer Protected Waters (MN DNR) 39 244 40 245 CHAPTER 2: LAND USE goals anD PoliCies 43 2040 lanD use anD growTh ManageMenT 44 relaTionshiP To MeTroPoliTan CounCil 44 Thrive MsP 2040 Plan foreCasTs 44 lanD use CaTegories 45 sTaging 47 growTh ManageMenT 47 ProTeCTing sPeCial resourCes 48 hisToriC PreservaTion 48 aggregaTe resourCes 48 figures 2-1 Town CenTer Plan aDoPTeD 2016 46 TaBles 2-1 2040 lanD use aCreage TaBle 44 2-2 2040 Musa DensiTy 45 2-3 resiDenTial uniTs anD DensiTy By sTaging 45 2-4 MeTroPoliTan CounCil DensiTy CalCuaTion 45 2-5 lanD use DesignaTions 45 MaPs 2-1 2040 fuTure lanD use 51 2-2 2040 sTaging Plan 53 41 246 42 247 LAND USE Goal 2: Provide a variety of housing types, styles, densities, and choices to meet the housing needs of residents. Policy 1: Provide a mix of housing types to provide for a full continuum of housing opportunities, including continued single-family growth and new opportunities for multiple family and senior housing developments. Policy 2: Provide transitions or buffering from low density and rural residential areas to higher density uses. Policy 3: Ensure that all new housing adheres to the highest standards of planning, design and construction. Goal 3: Create new land use opportunities to expand and diversify the City’s tax base by encouraging new commercial development. Policy 1: Use the Mixed Use land use designation to develop a Town Center similar to that envisioned in the Corcoran Southeast District Plan and Design Guidelines adopted in 2016. These guidelines will be updated to reflect the new transportation policies in this plan. Policy 2: Create performance standards for all commercial areas, including building and signage design guidelines, streetscaping, and inclusion of green space, paths, and sidewalks to connect commercial areas to neighborhoods. Policy 3: Support and promote existing businesses and new businesses that are viable and responsive to the needs of the community. Goal 4: Attract and encourage new light industrial, office-industrial, high tech and professional services, and maintain and expand existing businesses in Corcoran. Policy 1: Encourage high-end business park development that attracts medical, technology, and similar industries that provide quality employment and wages. Policy 2: Develop a market plan and strategy aimed at creating an industrial and high-end business park identity that will help recruit business and industry to Corcoran. Policy 3: Create industrial and business park building, signage, and landscaping design guidelines that will result in high-quality building and site development. Policy 4: Encourage use of “green”, environmentally-friendly building and site development techniques in new developments through zoning requirements or incentives. Goal 5: Create a community with housing, employment and service uses that reinforce the City’s vision to allow development while working to retain key elements that define our rural character, such as wetlands, streams, wooded areas, natural topography and view corridors. Policy 1: Create a land use plan that provides housing development types and locations required to meet the community’s projected needs. Policy 2: Create a staging plan that supports infrastructure expansion and land use growth plans. Policy 3: Work with neighboring communities to ensure an integrated plan that is consistent with the Metropolitan Council’s requirements and compatible with adjacent jurisdictions. Policy 4: As development proceeds, protect the natural features, slopes, and sensitive areas that make Corcoran unique, such as streams, wetlands, lakes, woodlands, natural open space, and local parks. Policy 5: Prepare long-range transportation and infrastructure plans that will direct and support growth and allow the City to financially plan for such growth. Policy 6: Expand the level of community services to keep pace with orderly development. Goal 6: Ensure that zoning and subdivision ordinances are consistent with the intent and specific direction of the land use plan. Policy 1: Ensure that developers are aware of and perform according to the land use plan and all official controls. Policy 2: Encourage creative approaches to land development to support preservation of open space and natural resources. Policy 3: Coordinate plans for housing with plans for light industrial, office/ industrial, and commercial areas to balance land uses, serve the qualty-of- life needs of the residential areas and foster a positive climate for business, jobs, and tax base growth. Policy 4: Ensure compatibility of adjacent land uses. Policy 5: Routinely update the zoning map to conform to the land use map. The 2040 Land Use Plan identifies the location and intensity of anticipated development within the City and establishes a framework in which that development may occur. The 2040 Land Use Plan was developed to support the community vision and guiding principles discussed in Chapter 1. The 2040 Land Use Plan generally retains the land use categories created under the 2030 Plan. The MUSA boundary remains the same except for a small expansion of MUSA on Old Settlers Road in the southeast portion of the city to include all of a landowner’s property east of the street. The plan also shows a future 932-acre expansion allowing Corcoran to continue to work with the Metropolitan Council Environmental Services (MCES), Loretto and Medina on the Maple Plain LS/RF Rehabilitation: Project 8081. This project would provide new facilities to serve Loretto, northwest Medina, and southwest Corcoran. This expansion is shown outside of the 2040 planning range. Corcoran will see an increased opportunity for development as the Twin Cities metropolitan area continues to grow and communities closer to the core fully develop. Corcoran’s scenic natural resource areas, proximity to rapidly growing neighboring communities, the development of the Highway 55 corridor, and the potential linking of County Road 30 with the future Highway 610 corridor all represent development assets, influences, and pressures. The 2040 Plan seeks to create the flexibility to respond to market conditions while guiding land uses that adhere to the community’s vision and guiding principles. The 2040 Land Use and Staging Plans meet the Metropolitan Council forecasts for potential development and provide methods through land use and density to meet the Metropolitan Council’s residential density guidance of 3.0 housing units per net developable acre. As a regional planning organization, the Metropolitan Council’s role is to ensure that regional infrastructure can accommodate Corcoran’s potential growth and growth within the region. Meeting this minimum density requirement ensures that regional infrastructure is used in a cost-effective and efficient manner. goals and PoliCies The community has established the following Goals and Policies to guide residential development in Corcoran. Goal 1: Ensure housing development is compatible with existing and adjacent land uses and has access to key community features, natural features, and views of open spaces. Policy 1: Establish development guidelines for appropriate amount of green spaces, viewshed analysis, paths, sidewalks, trails, and connections throughout the community. Policy 2: Link residential neighborhoods via trails to City parks, Town Center, and other public and commercial areas. Policy 3: Incorporate preservation of natural resources in residential developments. Policy 4: Encourage innovation in subdivision design, such as clustering techniques, to preserve open space or natural features. Policy 5: Undeveloped single-family residential land shall be developed with consideration for surrounding development and in a manner responsive to market needs. 43 248 2040 land use and groWth management rElationShiP to mEtroPolitan council thrivE mSP 2040 Plan In addition to guiding Corcoran’s future growth, the community’s 2040 Land Use Plan also relates to growth and development in the region as a whole. As part of the 7-county metropolitan area, Corcoran is expected to absorb its share of the region’s growth. The Comprehensive Plan must demonstrate the City’s capacity to absorb this growth. The Comprehensive Plan must also demonstrate that this growth will be managed to ensure efficient use of the region’s sewer and transportation infrastructure. The City has prepared a plan that responds to both the community’s goals as well as the Metropolitan Council’s strategies for developing communities, as outlined in Thrive MSP 2040. The 2040 Plan adequately addresses community goals and regional strategies for the following reasons: • The Plan identifies areas of low, medium, mixed and high density residential land use to expand housing densities and create opportunities for life-cycle and affordable housing. • The Plan designates areas for mixed use development to accommodate retail, commercial, and housing uses to improve access to jobs and other services. • The Plan protects natural resource areas by identifying sensitive areas and planning development accordingly. The Plan identifies strategies and policies to protect natural resource areas. • The plan protects the quality and quantity of water resources. • The Plan designates higher density housing opportunities along major transportation corridors to increase efficiency of the region’s transportation system and take advantage of future transit opportunities. • The plan creates opportunities for a variety of transportation methods, including automobile, walking, and bicycling. • The plan provides opportunities for economic development by providing areas for commercial, office, and industrial uses throughout the City. • The Plan achieves a minimum net density of 3 units/acre to ensure the region’s infrastructure is used efficiently. forEcaStS Corcoran is a unique community with a large amount of desirable undeveloped land. Due to its undeveloped nature, recent availability of municipal services, and the current economic state at the time of 2040 Plan preparation, it is a challenge for both the Metropolitan Council and the City to accurately anticipate the City’s rate of growth. The 2040 forecasts are shown in Chapter 1, Figure 1-5. The potential number of housing units that could be accommodated in the 2040 urban service area exceeds the population and housing forecasts. The excess capacity of the 2040 service area will provide greater development flexibility as growth occurs. However, the City will manage development and the pace of growth based on the forecasts. It must be recognized that these figures present the urban service area only and do not provide projections for housing units and population over the entire City. The Metropolitan Urban Service Area (MUSA) sewer system has been extended into the City, which has allowed new residential development in the southeast portion of the City and provided services to the existing industrial park in 2017. The availability of sanitary sewer increases opportunities for variety of residential densities and mixed residential uses, increasing housing options, and life-cycle housing in the community. It expands the City’s ability to compete for commercial, industrial, and employment opportunities. The 2040 Land Use Plan will guide and manage development pressure and growth by determining future land uses, development intensity, and areas for environmental protection. This Chapter establishes growth management strategies for the City to ensure that adequate infrastructure is in place to accommodate new growth and maintain a balance between residential and non-residential development. Urban uses and densities are focused in 3 areas of the City. The balance of the community is to remain Rural/Ag Residential, as defined below. taBle 2-1: 2040 land use aCreage taBle 2040 Future Land Use Net Acres Percent Total Net Acres Gross Acres Percent Total Gross Acres Ag Preserve 1,588.72 9.42%2,078.36 9.48% Rural/Ag Residential 9,276.27 55.03%11,954.94 54.55% Existing Residential 1,153.70 6.84%1,586.74 7.24% Low Density Residential 2,656.56 15.76%3,694.72 16.86% Medium Density Residential 66.04 0.39%84.75 0.39% Mixed Residential 449.88 2.67%522.43 2.38% High Density Residential 80.32 0.48%128.75 0.59% Mixed Use 459.08 2.72%532.42 2.43% Rural Service/Commercial 185.69 1.10%198.15 .90% Commercial 148.38 0.88%173.81 0.79% Business Park 76.89 0.46%76.89 0.35% Light Industrial 481.22 2.85%563.34 2.57% Parks/Open Space 76.85 0.46%84.38 0.39% Public/Semi-Public 157.30 .93%235.42 % grand total 16,856.91 100.00%21,915.11 100.00% The Metropolitan Council has developed the following land use policies to guide regional land use and development: Orderly and Efficient Land Use: Align land use, development patterns, and infrastructure to make the best use of public and private investment. Natural Resources Protection: Conserve, restore, and protect the region’s natural resources to ensure availability, support public health, and maintain a high quality of life. Water Sustainability: Conserve, restore, and protect the quality and quantity of the region’s water resources to ensure ongoing availability, support public health, and maintain a high quality of life. Housing Affordability and Choice: Promote housing options to give people in all life stages and of all economic means viable choices for safe, stable, and affordable homes. Access, Mobility, and Transportation Choice: Sustain and improve a multi-modal transportation system to support regional growth, maintain regional economic competitiveness, and provide choices and reliability for the system’s users. Economic Competitiveness: Foster connected land use options to provide businesses and industries with access to materials, markets, and talent. Building in Resilience: Promote sensitive land use and development patterns to achieve Minnesota’s adopted greenhouse gas emissions goals at the regional scale and to develop local resiliency to the impacts of climate change. 44 249 Map 2-1: Future Land Use (See page 51 for large size map.) The City used the minimum allowed densities in each residential land use category to calculate the overall average net density of 3.11 units/acre (net density is gross land area - wetlands and land below the 100-year OHWL). The following land uses and minimum densities are displayed in Table 2-2 and Table 2-3. taBle 2-2: 2040 musa density 2040 Future Land Use Gross Acres Net Acres Density Range Minimum Units Maximum Units Existing Residential 1,586.74 1,153.70 0.5-1 577 1,154 Low Density Residential 3,694.72 2,656.56 3-5 7,970 13,283 Medium Density Residential 84.74 66.04 5-8 330 528 Mixed Residential 522.43 449.88 8-10 3,599 4,499 High Density Residential 128.75 80.32 10-30 803 2,410 Mixed Use 532.42 459.08 8-30 1,836 6,886 granD ToTal 6,549.82 4,865.58 15,115 28,760 net density (units Per aCre)3.11 taBle 2-3: residential units and density By staging area 2020-2030 2030-2040*total 2040 Future Land Use Density Range Net Acres Minimum Units Maximum Units Net Acres Minimum Units Maximum Units Net Acres Minimum Units Maximum Units Existing Residential 0.5-1 30.74 15 31 1,122.96 561 1,123 1,153.70 577 1,154 Low Density Residential 3-5 1,124.28 3,373 5,621 1,516.50 4,549 7,582 2,640.78 7,922 15,849 Medium Density Residential 5-8 48.26 241 386 17.78 89 142 66.04 330 528 Mixed Residential 8-10 205.77 1,646 2,058 244.11 1,953 2,441 449.88 3,599 5,423 High Density Residential 10-30 80.32 803 2,410 ---80.32 803 2,410 Mixed Use 8-30 459.08 1,836 6,886 ---459.08 1,836 5,494 grand total 1,948.45 7,915 17,392 2.901.35 7,153 11,289 4,849.80 15,068 30,858 density By staging 4.06 2.47 3.11 The City must demonstrate that it meets the regional density policy. The Metropolitan Council uses a slightly different calculation to determine compliance with the regional policy than the City used to evaluate the overall land supply. Because the 2030 Comprehensive Plan and development planned prior to 2030 was already determined to comply. The Metropolitan Council uses the following calculation for determining compliance of the 2040 Comprehensive Plan: • Land planned for development prior to 2030 in the 2030 Plan that continues to be planned for development by 2030 in the new 2040 Plan is excluded from the calculation. • Land planned for development prior to 2030 in the 2030 Plan that has now shifted in the Staging Plan to develop after 2030 is included in the calculation. • The land outside the 2030 MUSA that was added to the 2040 MUSA is included in the calculation. • The City may take credit for units in excess of the minimum density requirements for those developments included in the plat monitoring program (through 2016). The City may add the number of units and it gives the City some credit for approving plats that exceed the minimum densities allowed by the Comprehensive Plan. The results of the density calculation using the Metropolitan Council’s policy guidance is shown in Table 2-4. The Land Use Plan meets the minimum density of 3 units per acre for areas not approved in the 2030 Comprehensive Plan. taBle 2-4: metroPolitan CounCil density CalCulation 2040 Future Land Use Net Acres Density Range Minimum Units Maximum Units Low Density Residential 127.15 3-5 381 636 Mixed Residential 1.23 8-10 10 12 Subtotal 128.38 391 648 Add Plat Monitoring Data 21 Total 128.38 -412 648 Density 3.21 5.0 land uSE catEgoriES The variety of housing opportunities available is expected to increase dramatically as Corcoran grows. The 2040 Plan continues to provide a variety and range of residential land use designations and densities. The High Density Residential and Mixed Use areas are concentrated along major transportation routes to maximize the efficiency of these routes and relieve stress on the local road system. A variety of commercial, industrial and public/semi-public land uses are provided to provide employment, retail, service and recreational opportunities to residents and landowners in Corcoran. Each of the land use categories is described below. taBle 2-5: land use designations Land Use Category Description Rural/Ag Residential Development is agricultural and large lot residential. Area is not intended to receive municipal sewer and water. Density will not exceed 1 unit per 10 acres, except for areas developed under the flexible residential development guidelines in the Open Space & Preservation ordinance. Agricultural Preserve Specifically used to implement the Metropolitan Agricultural Preserves program according to MN Statute §473H. Density will not exceed 1 unit per 40 acres. Existing Low Density Residential Existing residential neighborhoods within the MUSA area. These areas are developed at approximately 1 unit per 2 acres and are not intended to be redeveloped. Low Density Residential Residential development at 3 to 5 units per acre. Medium Density Residential Residential development at 5 to 8 units per acre in Medium Density. Mixed Residential Residential development at 8 to 10 units per acre in Mixed Residential. High Density Residential Residential development at 10 to 30 units per acre. Mixed Use Mix of residential, retail and office uses either within 1 building or 1 development. Residential development at 8 to 30 units per acre Commercial Retail, office and service uses Rural Service/ Commercial Commercial, service and industrial uses, including contractor’s yards and other industrial uses with outside storage. This area is not expected to have public sanitary sewer and water service within the 2040 planning period. Business Park Intended to accommodate a business campus at the northeast corner of CR 116/CR 30. Light Industrial Intended to provide a full range of industrial, manufacturing, warehousing and similar uses with limited outside storage. Public/Semi-Public Public facilities, included those owned by the City of Corcoran, semi-public facilities like places of worship and Rush Creek Golf Course. Parks/Open Space Public opens space and parks. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Co un 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 Settlers R d 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 Cr e e k RushCreek South F o r k Rush Creek SouthFor kR ushCr eek The method and timing of regional wastewater service tobe determined through future study. 6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 4/28/2021 1/22/2023 5/26/2020 1/22/2020 1/21/2021 5/26/202010/2020 12/13/22 4/27/2022 4/27/2022 4/22/2020 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\2040 Future Land Use.mxdDate: 8/7/2019 Time: 8:03:42 AM User: ShuJC0243 Rural/Ag ResidentialExisting ResidentialLow Density Residential Medium Density ResidentialMixed Residential High Density Residential Rural Service/CommercialCommercialMixed UseBusiness ParkLight IndustrialPublic/Semi-PublicParks/Open SpaceAgricultural Preserve (Date of Expiration)Open WaterMunicipal Boundary2040 MUSAFuture MUSA Expansion Area ! ! ! ! ! ! ! ! !Future Study AreaParcel BoundariesStreamsLake/Open WaterWetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) *The calculations include land in the Future Study Area. The study area includes 136.8 net acres of Existing Residential, 143.9 net acres of Low Density Residential, 17.8 net acres of Medium Density Residential, 60.3 net acres of Commercial and 271.9 net acres of Industrial. 45 250 rural/ag rESidEntial The Rural/Ag Residential area is the community’s largest land area and is intended to remain rural. The Metropolitan Council categorizes this area, existing outside the 2040 MUSA boundaries, as Diversified Rural. Diversified Rural areas are not within the Metropolitan Council’s Long-Term Sewer Service area. However, the Metropolitan Council is in the preliminary stages of planning a new sanitary sewer treatment facility to serve the northwest metropolitan area, including those parts of Corcoran designated as Diversified Rural. The City will continue to monitor this planning effort. The Rural/Ag Residential areas will continue to be defined by natural areas, such as wetlands and floodplains, and areas that are utilized for planted fields, pasture land, hobby farms, and large residential lots. The community must balance the desire all residents have for this rural experience with the needs of individual property owners in this area who may need to realize the value of their property now, rather than waiting for the arrival of urban services. This effort can be accomplished in part by amending the Open Space and Preservation Plat ordinance, which allows the use of smaller lots where natural resources are preserved and the development is designed to allow for future maximization of undeveloped spaces. This will allow a landowner to develop a portion of land while holding the remainder in a tract that is viable for future development. The undeveloped portion will not be held as open space for permanent conservation; rather, it will be held for future sewered densities through a temporary development agreement or deed restriction. The ordinance will also provide incentives for protecting natural resources. agricultural PrESErvE This land use designation is specifically used to implement the requirements of the Metropolitan Agricultural Preserves program. All land parcels in the Rural/Ag Residential land use designation that meet the requirements for eligibility in the Metropolitan Agricultural Preserves program according to MN Statute §473H may apply to the City for enrollment. When land is removed from the Metropolitan Agricultural Preserve program, the land use will revert to its underlying land use: Rural/Ag Residential outside of the MUSA and Low Density Residential in the MUSA. ExiSting rESidEntial This land use designation accounts for existing residential development in the City of Corcoran at very low densities. The density for this area is 0.50, or roughly 1 unit per 2 acres. loW dEnSity rESidEntial This land use category identifies areas for single-family detached residential development at an average density of 3 to 5 units per acre. This land use category will be Corcoran’s predominant land use inside the 2040 MUSA boundary. Residential development within or adjacent to environmentally sensitive areas will be guided as Low Density Residential to reduce development impacts to these areas. This category also includes Shamrock Golf Course and Pheasant Acres Golf Course. Low Density Residential areas will also be located contiguous to Ag/Rural Residential areas to help create a transition from the rural environment to a more urbanized land use pattern. mEdium dEnSity rESidEntial The intent of the Medium Density Residential district is to accommodate mid- density clusters of small lots and attached townhomes, ranging from 5 to 8 units per acre. mixEd rESidEntial The Mixed Residential District will accommodate a range of housing types including a mix of small lot detached homes and attached side-by-side (row) or stack townhomes at a density of 8 to 10 units per acre. These medium- density housing categories are planned in areas that provide transitions to more intensive land uses, are served by higher-functioning roadways and are adjacent to other higher-density or mixed-use areas where a greater concentration of services will be provided. high dEnSity rESidEntial The purpose of this land use district is to accommodate the development of multiplex and low- to high-rise apartment buildings and condominiums. Development will occur at a density of 10-30 units per acre. Architecture, landscaping, open space, resident recreational areas, and surface water retention features are important in high density residential areas to ensure that development is appropriate and consistent with the community’s character and environmental best practices. Ideally, streets and buildings will be designed around pedestrians to accommodate alternative transportation use such as bicycles and transit. mixEd uSE The intent of the Mixed Use district is to allow for developments that combine residential and commercial uses into a coordinated, planned development project. Typically, mixed use developments will include townhomes, low- and high-rise apartments, retail buildings, and offices. Development may be stacked, with office or housing units located above main floor retail space. Residential density is planned at 8-30 units per acre. Not all mixed-use developments will be required to incorporate residential units. Mixed use developments will be oriented around pedestrians rather than automobiles. By providing walkable mixed-use areas, stress on the transportation system is reduced and a “sense of place” is created. A portion of the Mixed Use designation is located on the east side of County Road 116 in what is considered the Downtown Core.This area is envisioned to provide a “main street” experience, with retail shops and service businesses mixed with residential and offices on the second floors of buildings. The Town Center is the walkable traditional neighborhood supporting the Downtown Core. The Town Center is bound by City Hall on the north, County Road 10 on the south (a small portion extends south of County Road 10 at the southeast corner of County Road 10/116), County Road 116 on the west and Maple Hill Road on the east. The Town Center is intended to support the Downtown Core through walkable blocks, a variety of housing types and densities, and a unified public realm aesthetic. The Downtown Core is a subset of the Town Center and shall have additional design guidelines. Special emphasis will be placed on providing accessible destinations and inviting design. Housing, retail, and other destinations are located in or near the Downtown Core to invite walking by creating pleasant and safe routes within the Town Center. A Town Square, City Hall Park, and 1 small Neighborhood Park create additional opportunities for physical activity and social connectedness. Uses within the Town Center include: mixed use, public/semi-public, and mixed residential. The Town Center shall be developed in compliance with the standards in the Zoning Ordinance and the standards in the Corcoran Southeast District Plan and Design Guidelines adopted in 2016, as may be amended. This plan will be modified to reflect the transportation policy changes in this 2040 Plan, but the general principles remain unchanged. The area located between the intersections of County Road 116 and County Road 30 on the west and County Road 30 and County Road 101 on the east is also guided as Mixed Use. Future connecting improvements to County Road 30 will enhance its role as a major east-west corridor to Highway 610 in Maple Grove. This General Mixed Use District will likely include a mix of uses, including commercial and retail services and offices. The Zoning Ordinance establishes the Downtown Mixed Use and General Mixed Use district to support this land use designation. The Zoning Ordinance provides 2 distinct districts to acknowledge the uniqueness of each area. Within the district zoning standards, site and design performance standards have been established to support the vision and concept plans developed for each of the mixed use areas. Additionally, design guidelines have been adopted as part of the Zoning Ordinance for each of these areas. The City expects approximately 1/2 of these areas to develop with residential uses at a variety of densities but the City will plan for 8-30 units per acre on average. commErcial The areas are intended for development only when sanitary sewer and water are available. In addition to this land use category, additional commercial opportunities will be available within Rural Service/Commercial Mixed Use and Business Park districts. Development of Commercial areas should include architectural themes and high-quality designs that reflect the rural character of the City as defined by the adopted Design Guidelines. Building designs and materials promoting this aesthetic, and details such as planting beds, ornamental fencing, decorative lighting, and sidewalks, will be required in Commercial areas. rural SErvicE/commErcial Located at the intersection of County Road 10 and County Road 19, the Rural Service/Commercial category provides a separate and distinct area for commercial land use. This area is intended to continue as a rural service area with commercial uses that may be maintained utilizing individual septic systems or approved alternative systems. This area is not expected to have public sanitary sewer and water service within the 2040 planning period. This area will have less strict building and site development standards than other commercial areas to allow for contractors’ yards and similar uses. The area can provide a relocation opportunity within the City for businesses that would not typically locate in high land-value areas. Zoning regulations will be developed to address the minimum design standards and specific screening requirements for this unique land use. buSinESS Park The Business Park category is intended to accommodate large office buildings and corporate campus developments, medical offices, technology centers, or light-industrial and office-warehouse developments that require larger sites. The Business Park district is located on County Road 30 east of County Road 116 and reflects the anticipated, substantial increases in traffic through the County Road 30 corridor to the planned, final stretch of Highway 610. These traffic levels will increase visibility for a business park and support the vision for this corridor as a major employment center. Figure 2-1: Town Center Plan 46 251 light induStrial The Light Industrial category is intended to provide areas for manufacturing, warehousing, automotive, trucking, office, and other related industrial uses. These uses typically are not viewed as compatible with residential or some commercial uses. ParkS/oPEn SPacE and Public/SEmi-Public land uSE catEgoriES These categories include Rush Creek golf course, all places of worship, the City Hall, Public Works, and all public parks and land. Staging The Metropolitan Council asks developing cities to provide anticipated rates of growth in 5-year increments. In its Thrive MSP 2040 vision plan, the Metropolitan Council defines strategies for developing communities to implement the policies. These strategies include the following: • Stage local infrastructure and development plans to accommodate 20 years’ worth of forecasted growth. • Select and implement local controls and tools for timing and staging of development throughout the community. • Adopt ordinances or policies to accommodate growth and use land and infrastructure efficiently. • Identify areas reserved for future urban development and develop strategies to minimize development in those areas that could preclude future urban development. • Plan for necessary infrastructure improvements. Development of a staging plan also provides several benefits to the City. A staging plan: • Creates an orderly, logical growth pattern based on development patterns and availability of infrastructure. • Allows for a connected transportation network. • Clearly defines when land is available for development. • Allows the City greater control over the pace and location of new development and the provision of necessary services. • Provides greater ability to plan, budget, and set goals for future development. The Staging Plan reflects anticipated sewer service areas located in the 3 corners of the City, where regional interceptors will be extended from adjacent communities. The Staging Plan boundaries follow the 2040 Land Use Plan boundaries. Areas outside the Staging Plan boundaries are the Rural/Ag Residential land use category, where development polices will be created to provide flexibility for development while preserving large land areas for future urbanization. The 2040 Staging Plan is displayed in Map 2-2. Future land uses are broken down by staging areas and presented below in Map 2-1. Density assumptions were included to estimate the potential number of housing units to be accommodated in each staging area. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Coun ty 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C re e k RushCreek South F o r k Rush Creek SouthForkRushCreek The method and timing ofregional wastewater service tobe determined through future study. 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\2040 Staging.mxdDate: 8/7/2019 Time: 7:58:26 AM User: ShuJC0243 2020-20252025-20302030-20352035-2040SE/NE District Gravity Connector TrunkMunicipal Boundary2040 MUSAFuture MUSA Expansion Area ! ! ! ! ! ! ! ! ! ! ! !Future Study AreaParcel BoundariesStreamsLake/Open Water Map 2-22040 Staging Plan Map 2-2: 2040 Staging Plan (See page 53 for large size map.) It is important to note, similar to the 2040 Land Use Plan, the Staging Plan total for each 5-year period represents total potential units based solely on the low end of the density range calculated by total net acres. The allowed pace of development will be based on the population and housing forecasts presented in Chapter 1, with an average of 230 units/year over the 20-year life of the plan. groWth managEmEnt groWth framEWork The City Council authorized an extensive public participation process for the adoption of the 2030 Comprehensive Plan. In the 2030 Comprehensive Plan, a large area of the City was added to the Metropolitan Urban Service Area (MUSA) to accommodate anticipated exponential growth. Since that time, growth has been less than anticipated and Metropolitan Council forecasts have been adjusted to reflect market conditions. The MUSA intentionally includes more land than is needed to accommodate the forecasted growth. This policy was adopted as part of the 2030 plan to allow landowners and the City the flexibility to allow development to respond to market demand within the framework of this plan. The City of Corcoran seeks to promote a more efficient use of land to allow the City to balance the demand for urban services and the ability of the City to provide those services in a fiscally and environmentally responsible manner. The City will create a Growth Management Policy that will manage development based on the timing and sequence illustrated in the 2040 Sanitary Sewer Service Staging Plan. The Growth Management Policy will serve as a tool to determine when an area will open for development. A multitude of factors may cause certain areas of the City to develop at a faster rate than others. This Policy is intended to implement the Sanitary Sewer Service Staging Plan while at the same time provide flexibility to address unpredictable market conditions. Another goal of the Growth Management Policy is to ensure that the City possesses sufficient administrative capacity to conduct the permitting and construction supervision processes. City staff is responsible for assessing adherence to the Comprehensive Plan, enforcing standards and requirements contained in codes and ordinances, determining that all the necessary public infrastructure and services either are in place or will be built, and ensuring that proposed development will not place a disproportionate economic burden on the community. It is essential that City staff has adequate capability to ensure that these requirements are met, consistent with City, regional and State laws, policies and regulations. The Growth Management Plan may include the following guidelines: • A certain percentage of the net developable area in a current staging area must be platted, and a certain percentage of these platted lots must have received Certificates of Occupancy before development will be allowed in subsequent or other staging areas. Staging in different districts will be considered independent of one another. • A development ratio of non-residential to residential acreage may be required to manage tax base and infrastructure debt the City may incur with new development. • Feasibility studies will be required to identify utility and transportation improvements necessary to support new development. • Developer commitments to pay costs associated with development will be obtained. • The City will evaluate land availability in each staging phase and the pace of growth as it relates to forecasts on an annual basis, or more frequently if warranted, to determine remaining development capacity within each staging area. The Growth Management Policy may allow acceleration in staging if: • A large-scale master planned project is located within both the current and next staging area and adequate infrastructure is in place or will be available to accommodate growth within the next staging area. • A unique development project is proposed that achieves significant public benefits such as substantial preservation or restoration of natural resource areas, open space, park and/or trail dedication in excess of requirements; unique and desirable life-cycle or affordable housing opportunities; or greater tax base diversification. Any development in an area prior to the designated staging phase will require a Comprehensive Plan Amendment. 47 252 ProteCting sPeCial resourCes State law requires that comprehensive plans include strategies for protection of special resources including historic preservation and aggregate (mined) resources. These strategies are discussed below. hiStoric PrESErvation The Metropolitan Land Planning Act (Minn. Stat. 473.859 Subd. 2) requires that local comprehensive plans include a historic preservation element. Historic assets help to promote community pride and create a sense of community. The City of Corcoran values its historic assets and has developed this comprehensive plan to preserve the longstanding pattern of land use that makes Corcoran a unique place to live and work. To support this goal, the City will work toward the creation of an inventory of historically significant buildings, sites, landscape features and other landmarks. This process will include the evaluation of possible tools that can be applied to ensure preservation of these elements, including recognition, public communication and education and, where appropriate, public acquisition. aggrEgatE rESourcES The Metropolitan Council requires cities to identify the location of aggregate resources within the community based on the Minnesota Geological survey within the Comprehensive Plan. No aggregate resources were identified in the City of Corcoran. 48 253 49 254 50 255 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Set tler s R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k Ru sh Creek SouthFor k R u sh C r eek The method and timing of regional wastewater service to be determined through future study. 6/21/2022 6/21/2022 1/25/2026 1/25/2026 1/22/2023 6/21/2022 4/28/2021 1/22/2023 5/26/2020 1/22/2020 1/21/2021 5/26/202010/2020 12/13/22 4/27/2022 4/27/2022 4/22/2020 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\2040 Future Land Use.mxd Date: 8/7/2019 Time: 8:03:42 AM User: ShuJC0243 Rural/Ag ResidentialExisting ResidentialLow Density Residential Medium Density ResidentialMixed Residential High Density Residential Rural Service/CommercialCommercialMixed UseBusiness ParkLight IndustrialPublic/Semi-PublicParks/Open SpaceAgricultural Preserve (Date of Expiration)Open WaterMunicipal Boundary2040 MUSAFuture MUSA Expansion Area ! ! ! ! ! ! ! ! !Future Study AreaParcel BoundariesStreamsLake/Open WaterWetlands Map 2-12040 Future Land Use Source:Revised National Wetland Inventory (MN DNR, 2009-2014) 51 256 52 257 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Se ttle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek SouthFor k R ush C r eek The method and timing of regional wastewater service to be determined through future study. 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\2040 Staging.mxd Date: 8/7/2019 Time: 7:58:26 AM User: ShuJC0243 2020-20252025-20302030-20352035-2040SE/NE District Gravity Connector TrunkMunicipal Boundary2040 MUSAFuture MUSA Expansion Area ! ! ! ! ! ! ! ! ! ! ! !Future Study AreaParcel BoundariesStreamsLake/Open Water Map 2-22040 Staging Plan 53 258 54 259 CHAPTER 3: HOUSING goals anD PoliCies 57 housing assessMenT 57 housholD foreCasTs 57 housing DeveloPMenT TrenDs 57 housing PriCes anD renTs 58 housing neeDs 59 afforDaBle housing 59 life CyCle housing 60 figures 3-1 PoPulaTion anD householD growTh 57 3-2 CorCoran’s housing sToCk 58 3-3 BuilDing PerMiTs 58 3-4 age of housing sToCk 58 3-5 MeDian housing value 58 3-6 CorCoran housing value 59 3-7 MeDian gross renT 59 3-8 householDs exPerienCing CosT BurDen 60 3-9 owner oCCuPieD housing By esTiMaTeD 60 MarkeT value TaBles 3-1 PoPulaTion anD householD groTh 57 3-2 CorCoran’s housing sToCk 58 3-3 MeDian housing value 58 3-4 exisTing uniTs afforDaBle By 59 housholD inCoMe 3-5 afforDaBle housing neeD alloCaTion 59 3-6 CosT BurDeneD householDs By aMi 59 55 260 56 261 The condition, affordability and availability of housing affects the social and economic health of every City. Corcoran has the opportunity to provide opportunities for housing options that will meet the needs of current and future residents. Housing should meet the needs of individuals and families throughout their lives, including single-family detached homes, townhomes, condominiums, apartments and senior housing. The 2030 Comprehensive Plan identified a need to plan for and manage the development of a variety of housing types to ensure that development occurs in an efficient and cost-effective manner and represents an enhancement to, and not a negative impact on, existing residential neighborhoods. The 2040 Land Use Plan continues to provide housing opportunities for Corcoran’s entire population (singles, families, and senior residents) through a variety of residential land uses and densities, including medium density, mixed residential, high density and mixed-use areas. The purpose of the Housing Plan is to establish plans and programs to meet the existing and projected housing needs in Corcoran. The Plan will guide the community’s integration of housing goals and policies into land use, infrastructure, community development, transportation, and natural resource decisions. This Housing Plan satisfies the requirements of the Metropolitan Land Planning Act and stipulations of MN Statute §473.859, Subd 2(c) and Subd 4. The plan includes background information on current housing supply and an assessment of current and future housing needs. Chapter 11 of the Comprehensive Plan includes implementation strategies for the Housing Plan and other plan chapters. goals and PoliCies The vision statement, as described in Chapter 1, defines what the City of Corcoran should look like in the future. The goals and policies guide the Housing Plan to help achieve that vision for housing development. The goals and policies that follow were developed from the goals and policies prepared in the 2030 Comprehensive Plan and reaffirmed for the 2040 Comprehensive Plan Update. These goals and policies are listed below and are considered the City’s Housing Action Plan. Goal 1: Provide a healthy variety of housing types, styles, densities and choices to meet the housing needs of residents. Policy 1: Provide a mix of housing types to provide housing opportunities, including continued single-family growth and new opportunities for multiple family and senior housing developments. Policy 2: Periodically review land use regulations to determine the effectiveness of current ordinances in encouraging additional affordable units as well as encouraging modifications to keep existing housing stock desirable and livable. Policy 3: Allow the creative use of site planning or Planned Unit Developments (PUD) to provide flexibility for development containing affordable housing, such as a reduction in lot size, setbacks, street width, floor area and parking requirements. Policy 4: Encourage innovative subdivision design, including clustering techniques to preserve open space or natural features. Policy 5: Promote development of neighborhood life-style centers that incorporate housing in a range of densities and affordability limits in close proximity to shopping, services, daycare, and medical services. Life-style design should include safe access to parks and schools and the ability to walk, bike, or have access to transit. Policy 6: Consider developing a list of available resources and providers of in-home services to older adults and those with special needs. Policy 7: The City supports preservation of the Maple Hill Estates manufactured home park as an affordable housing option in Corcoran. Goal 2: Promote housing rehabilitation. Policy 1: Support first-time homebuyers’ programs to assist new homeowners entering the market for existing homes. Policy 2: Consider supporting and actively promoting housing rehabilitation programs for existing owner-occupied homes and rental buildings or units. This includes promotion of all County and State programs and non-profit programs. Policy 3: Consider utilizing the City’s website, newsletter, and other sources for promotion and advertising of housing programs. Policy 4: Consider creation of a housing maintenance code to maintain existing housing stock. Policy 5: Consider programs that encourage maintenance of existing houses, including a housing remodeling fair, neighborhood watch programs, City beautification programs, and City-wide clean-up programs. Goal 3: Improve the availability of affordable housing and senior housing. Policy 1: Developers should be encouraged to address the provision of affordable housing within all new residential developments within the 2040 Metropolitan Urban Service Area (MUSA). Policy 2: Consider participation in the Livable Communities Act Local Housing Incentives Program. Policy 3: Utilize techniques such as land trusts to maintain long-term affordability. Policy 4: Partner with, support and market programs offered by the County, State, Minnesota Housing Finance Agency, Federal government, and non- profits to fund the development of affordable housing. Increase the housing options available for housing developments. housing assessment houSEhold forEcaStS Corcoran will continue to plan infrastructure and housing investments to meet the projected growth over the next 20 years. The City’s housing supply should be diverse and consist of a variety of styles and price ranges to allow residents the option of living in Corcoran their entire lives, and to provide the opportunity for their children to do the same. houSing dEvEloPmEnt trEndS Table 3-1 and Figure 3-1 show Corcoran population and household growth since 1970 and forecasts through 2040. Each new household represents a new housing unit added to the community. taBle 3-1: PoPulation and household groWth Year Household Population 1970 407 1,656 1980 1,243 4,252 1990 1,545 5,199 2000 1,784 5,630 2010 1,867 5,379 2017 1,957 5,592 2020 2,500 6,700 2030 3,570 8,900 2040 4,700 11,300 Source: Metropolitan Council, March 2018, Local Planning Handbook HOUSING 57 262 Corcoran’s current housing stock consists primarily of rural residential and large lot detached single-family homes. As of the 2010 Census, the City contained 1,919 total housing units. Of these units, 186 are manufactured homes located in the City’s mobile home park. The City of Corcoran has only recently been able to provide municipal sewer and water, which will allow the City to implement the City’s vision to provide a variety of housing types, including a variety of apartments, condominiums and townhomes. The land use plan provides areas for medium and higher density residential development, which can accommodate these types of uses and provide housing options for Corcoran residents. An inventory of the City’s housing stock, by number of dwelling units within a structure, is provided in Table 3-2 and Figure 3-2. taBle 3-2: CorCoran’s housing stoCk 1990 2000 2010 2017 Single-Family Detached 1,364 1,614 1,731 1,843 Townhomes (Single-Family Attached)11 19 0 0 Duplex, triplex and quad 14 7 2 2 Manufactured Home 171 171 186 181 Other (Boat, RV, etc.)4 --- granD ToTal 1,564 1,811 1,919 2,026 Source: Decennial Census and Metropolitan Council Housing Stock 2017 The City issued 198 new construction building permits between 2010 and 2017. The number of building permits issued per year since 2001 is shown in Figure 3-3. Corcoran’s housing stock is generally in good condition. Details on the age of Corcoran’s housing stock are presented in Figure 3-4. A majority of homes (50 percent) in Corcoran were constructed in the 1970s and 1980s. Only 10 percent of the housing stock was constructed prior to 1939. As a result, Corcoran sees fewer housing maintenance issues than many older communities. houSing PricES and rEntS According to the 2010 Census, 91 percent (1,740) of housing units in Corcor- an were owner-occupied and 6 percent (127) were renter-occupied, with 3 percent (52) of the units being vacant.. Table 3-3 and Figure 3-5 show the median housing value in Corcoran compared to Hennepin County and the greater metropolitan area from 1990 to 2017. taBle 3-3: median housing value 1990 2000 2010 2017 Corcoran $105,600 $187,300 $318,500 $304,500 Hennepin County $90,600 $143,400 $247,900 $245,400 Minneapolis-St. Paul, Bloomington, MN-WI Metropolitan Statistical Area $88,300 $141,200 $239,100 $230,700 Source: Decennial Census (1990/2000) and American Community Survey 5 Year Summary File (2010/2017) 58 263 Another source for housing prices are Certificates of Real Estate Value filed with the Minnesota Department of Revenue when owner-occupied housing units are sold. The value (sale price) of owner-occupied housing units sold in Corcoran, during the years 2010-2016, is presented in Figure 3-6. Renter occupied units account for a small portion of the current housing in Corcoran. Figure 3-7 displays the median gross rent for these units. housing needs affordablE houSing As part of the 2040 Regional Development Framework, the Metropolitan Council estimated that approximately 37,900 additional affordable housing units will be needed in the region during the planning period of 2021-2030. As part of Thrive 2040, the housing policy plan defines affordable housing as housing affordable to those householders earning 80 percent of area median income. According to Metropolitan Council 2017 Affordability Limits, the area median income for the 7-county Minneapolis-St. Paul (MSP) area adjusted by HUD to be applicable to a family of 4 was $90,400 in 2017. A family of 4 at 80 percent of this figure earns $72,320 and would be able to afford a home at a purchase price of $236,000 in 2018. Table 3-4 shows a breakdown of the number of units affordable by household income for Corcoran. taBle 3-4: existing units affordaBle By household inCome Units Percent of All Units Affordable to Households with Income at or below 30 percent of AMI (less than or equal to $27,120)121 6% Affordable to Households with Income 31percent to 50 percent of AMI (over $27,100 and less than or equal to $45,200) 68 4% Affordable to Households with Income 51percent to 80 percent of AMI (over $45,200 and less than or equal to $72,320) 552 28% Affordable to Households with Income Above 80 percent of AMI (over $72,320)1227 62% Total Housing Units 1968 100% Source: Metropolitan Council, March 2018, Corcoran Existing Housing Assessment, Local Planning Handbook Currently there are approximately 732 homesteads in Corcoran valued at or below $236,000 (Hennepin County assessor’s data/GIS). Using the total of 1,919 housing units from 2010 Census data, these 732 homesteads account for approximately 38 percent of the City’s housing stock. Corcoran does not currently have any publicly subsidized units available. Most of the affordable housing at less than 50 percent AMI comes from the Maple Hill Estate manufactured home park in Corcoran. The manufactured home park is a recipient of the Metropolitan Council’s Manufactured Home Park Preservation Grant, which has a goal of connecting the home park to the regional wastewater treatment center by matching up to 50% of the associated costs. This connection is expected to take place in 2019. There is uncertainty associated with the extent to which future buyers will view a home as an investment and the amount of any premium they will be willing to pay for the benefits of ownership versus rental. While recent drops in interest rates and lower home prices have increased the availability of affordable housing options, changes in mortgage lending practices create new obstacles for lower income households to obtain financing. It is clear that jobs and income levels are the driving force in demand and sustainability. The Metropolitan Council has allocated a certain number of affordable housing units to be provided between 2021 and 2030 for each community within the region, based on the following 4 criteria: • Household growth potential • Ratio of local low-wage jobs to low-wage workers • Current provision of affordable housing • Transit service Based on their analysis, the Metropolitan Council’s affordable housing need for Corcoran is to create 377 new affordable housing units between 2021 and 2030. Table 3-5 shows the affordable housing units broken down into the three bands of affordability. The affordable housing allocation accounts for approximately 23 percent of the forecasted housing added from 2021 to 2030. The affordability limit is 80 percent of area median income for both owner-and renter-occupied housing units. taBle 3-5: affordaBle housing need alloCation Income Range Number of Units At or Below 30% AMI 152 From 31 to 50% AMI 168 From 51 to 80% AMI 57 Total Units 377 Source: Metropolitan Council To provide opportunities for affordable housing in the community, the City is taking the appropriate regulatory measures within the Comprehensive Plan by guiding areas for higher density housing and including policies to promote affordable housing in residential land use areas. In Chapter 2, Table 2-3 shows the land use intended to develop between 2021 and 2030 that can address the affordable housing need. Guiding land at greater densities increases opportunities for affordable housing, as per-unit land and development costs decrease when density rises. While the City is doing its part in creating a Land Use Plan to guide areas for higher density housing, barriers to development of affordable housing still exist in Corcoran and the region. Some of these barriers are beyond the City’s control and include the following: • Steady increases in land prices and construction costs. • Physical limitations of land due to wetlands, poor access, and poor soils that would increase the cost of development or construction. • State, County and local tax structures. • Lack of transportation and employment infrastructure. taBle 3-6: Cost Burdened households By ami Income Range Number of Units At or Below 30% AMI 42 From 31 to 50% AMI 42 From 51 to 80% AMI 104 Total Units 188 Source: Comprehensive Housing Affordibility Strategy Data (CHAS), 2010-2014 59 264 Corcoran will promote affordable housing most effectively by adopting and enforcing land use and zoning standards that do not impede or deter affordable housing. Metropolitan Council defines a cost burdened household as one that is spending 30 percent or more of their annual household income on housing. The data on the percentage of owner and renter households in Corcoran that are classified as cost burdened is displayed in Figure 3-8. A factor that contributes to the significant drop in cost burdened renters is the drop in average rent for Corcoran from 2010 to 2016 shown in Figure 3-8. This drop lowers the percentage of income spent on housing enough that most renters are no longer considered cost burdened. lifE-cyclE houSing Life-cycle housing is defined as housing that meets the housing needs of individuals and families throughout their lives. Generally, people desire diverse types of housing at various stages of their life-cycle. Usually, people between the ages of 0 and 19 are students living with their parents. Those between the ages of 20 and 24 are often renters and do not often become first time home-buyers until they reach the ages of 25 to 34. First-time homebuyers (25-34) and move-up renters often prefer to purchase modestly- priced single-family homes, townhomes, or rent upscale apartments. People aged 35 to 49 often are in their peak earning years and can afford to buy a larger home with more amenities, referred to as move-up housing. Empty nesters are usually between the age of 50 and 64 and many of them may decide to downsize to a smaller housing unit, as with younger seniors (between the ages of 65 to 74). This choice may include renting a multi-family unit, purchasing a lower-maintenance multi-family housing product such as a condominium or townhome, or purchasing a home in a retirement community. Older seniors (74 and above) may begin to require some level of assisted housing. SEnior houSing As the community ages, there will be an increase in demand for smaller, low maintenance housing designed for the senior population. This demand might be accommodated through a variety of townhouse styles or apartments in mixed use settings. Empty nesters are a particularly active group on the younger end of the senior age range and locating developments near some of Corcoran’s natural amenities and retail/service areas will be enticing to this group. For seniors, no longer able to live alone, supportive housing options such as assisted living or memory care units will be needed. This Chapter identifies strategies to increase commercial and industrial development in the City of Corcoran. Economic health is an important component of a healthy and thriving community. A strong commercial and industrial base provides jobs to community residents, contributes to a community’s tax base, and can be a source of psychological strength to a community. Commercial and industrial development will provide additional revenue for the City, which currently relies largely on residential property taxes for revenue. Commercial and industrial tax base will fund increased City services prompted by City growth. The 2040 Plan recognizes the inherent link between commercial development and the availability of skilled and educated workers, affordable housing, developable land and infrastructure. Housing Tools There are various housing finance tools available to the City of Corcoran and its residents to address the different housing needs. The City’s existing and projected housing needs and a list of available tools to address them are considered below. The following tools are housing finance options available to the city: ExiSting houSing nEEd Preservation of manufactured housing: • The City will support the use of any available homeownership resources for residents of manufactured housing, including first time homebuyer and rehabilitation resources. • The City will include manufactured housing as an allowable use in land use and zoning districts assigned to the existing manufactured home community. • The City will consider, by 2030, supporting a local notice of sale or first look provisions to provide residents time to consider cooperative ownership if/when the community becomes available for sale. futurE houSing nEEd 152 units affordable at 30% Area Median Income (AMI) or less, 168 units affordable at 31-50% (AMI) and 57 units affordable at 51-80% (AMI). For all bands of affordability listed above, the City will evaluate the use of the following tools to meet this need: • Housing bonds • Tax Abatement • Tax Increment Financing (TIF) • Application or support of developer application to Consolidated Request for Proposals – Minnesota Housing Finance Agency • Application or partnership with Hennepin County to use the HOME Investment Partnerships Program (HOME) - U.S. Department of Housing and Urban Development • Application or partnership with Hennepin County to use Community Development Block Grant Funds (CDBG) - U.S. Department of Housing and Urban Development • Application or support of developer application to the Affordable Housing Incentive Fund (AHIF) – Hennepin County The City will study, by 2030, the following tool and determine if it will be used to meet this need: • The activation of the current HRA/EDA • Participation in Livable Communities Act and application to relevant grant programs • Site Assembly for projects at this affordability level gEnEral affordablE houSing nEEd The City will study, by 2030, the use of the following tools to meet affordable housing needs generally: • Providing effective referrals to existing and future residents in need of affordable housing resources not provided by the City • Staff capacity needs, including participation in regional housing efforts The City will consider adopting a local Fair Housing Policy at which time it chooses to participate in Livable Communities Act programs. Corcoran Dayton Greenfield Hanover Independence Loretto PlymouthMedina Maple Grove Rogers - 1/5/2018 .1 in = 0.97 miles Owner-Occupied Housing by Estimated Market Value - Corcoran FIGURE 3-9 County Boundaries City and Township Boundaries Streets Lakes and Rivers Owner-Occupied Housing Estimated Market Value, 2016 $243,500 or Less $243,501 to $350,000 $350,001 to $450,000 Over $450,000 Source: MetroGIS Regional Parcel Dataset, 2016 estimated market values for taxes payable in 2017. Note: Estimated Market Value includes only homesteaded units with a building on the parcel. 60 265 61 266 62 267 CHAPTER 4: ECONOMIC COMPETITIVENESS goals anD PoliCies 65 eConoMiC assessMenT 65 eConoMiC DeveloPMenT oPPorTuniTies 66 figures 4-1 nuMBer of JoBs loCaTeD in CorCoran 65 4-2 eMPloyMenT By inDusTry 65 4-3 foreCasTeD eMPloyMenT in CorCoran 65 4-4 average annual wages 66 4-5 CorCoran MeDian householD inCoMe 66 TaBles 4-1 CorCoran ToP Ten workPlaCes for 66 resiDenTs in 2015 63 268 64 269 The Chapter identifies strategies to increase commercial and industrial development in the City of Corcoran. Economic health is an important component of a helathy and thriving community. A strong commercial and industrial base provides jobs to community residents, contributes to a community’s tax base, and can be a source of psychological strength to a community. Commercial and industrial development will provide additional revenue for the City, which currently relies largely on residential property taxes for revenue. Commercial and industrial tax base will fund increased City services prompted by City growth. The 2040 Plan recognizes the inherent link between commercial development and the availability of skilled an deducated workers, affordable housing, developable land and infrastructure. goals and PoliCies The City of Corcoran recognizes the importance of each component of the economic development cycle in the overall health and economic stability of the community. The City addresses economic development issues through the following goals and policies: Goal 1: Promote cooperative efforts and utilize existing resources for economic growth in the City. Policy 1: Continue to identify and tap into local, State and Federal resources to enhance economic development. Policy 2: Explore County-wide economic development coordination options. Policy 3: Promote coordination of the educational system and the business community to ensure the availability of qualified workers. Goal 2: Promote economic stability and diversity to provide job opportunities to residents. Policy 1: Support efforts to retain existing businesses and facilitate their expansion. Policy 2: Support efforts to recruit new businesses and industries in appropriate locations. Policy 3: Recognize the need to expand infrastructure in the City, including but not limited to roadways, parks/trails, utilities and telecommunications infrastructure, to support and promote continued economic development. Policy 4: Target financial resources and programs to attract businesses that have an emphasis on job creation and businesses that meet or exceed livable wage requirements. Policy 5: Encourage the availability of a range of housing types and values to accommodate an ample work force. Goal 3: Promote efficient, planned commercial and industrial development. Policy 1: Identify key commercial and industrial development opportunities in planned growth areas at locations with access to major transportation systems. Policy 2: Encourage and facilitate infill development on vacant parcels to ensure maximum efficiency of land use. Policy 3: Encourage compact commercial developments that will make efficient use of infrastructure and resources. Policy 4: Encourage industrial, office, business and commercial development to locate within master planned industrial parks, business parks, or in the Town Center area. Goal 4: Enhance the character of the City’s commercial and industrial development. Policy 1: Support the provision of open/green space within commercial and industrial development. Policy 2: Promote the rehabilitation and redevelopment of under utilized facilities by pursuing and making available various financial programs and assistance. eConomiC assessment Expansion of the local economy is often tied to existing employers and industries. This section analyzes the existing types of industry concentrated in the City of Corcoran and the competitive environment defined by the presence of industry in surrounding communities. Corcoran’s existing employment base is dominated by small construction- related firms. This is in contrast to the metro area, which is much more diversified in its employment base. For example, approximately 41 percent of all jobs in Corcoran are construction-related, whereas approximately 5 percent of all metro area jobs are construction-related. (DEED Occupational Employment Statistics (OES) Therefore, as Corcoran looks to expand its commercial and industrial tax base, it will need to consider ways to diversify its existing employment base. Although Corcoran’s employment base more than doubled between 1990 and 2010, it still remains well below neighboring communities, especially Rogers, Maple Grove, and Plymouth (Table 15). Because some of these communities will continue to develop in coming years, Corcoran’s employment base has been drawn back from the 4,000 job increase forcasted in the 2030 Comp Plan to approximatley 1,200 job increase in the 2040 forcasts per Metropolitan Council estimates. Most future employment locations will be in areas guided as Mixed Use and Business Park. The intensity levels of future commercial/industrial areas will include impervious coverage up to 70 percent based on City Code requirements. Additionally, buildings in these areas will continue to meet the City’s commitment to high quality site-planning, architectural design, and landscaping. ECONOMIC COMPETITIVENESS 65 270 Development in neighboring communities will continue to impact Corcoran for many years. There are several significant concentrations of commercial and industrial districts within 5 miles of Corcoran’s boundaries in neighboring cities including Rogers, Dayton, Maple Grove, Plymouth, and Medina. Most of these districts are situated at the intersection of 2 or more major highways. Each of these districts will strongly compete with any new commercial or industrial development within Corcoran for many years to come. Although commercial and industrial development has been limited in Corcoran, the City has begun to more actively pursue economic development opportunities in recent years. The City has supported development and extended municipal services to its existing commercial and industrial enterprises in the area located at County Road 116 and County Road 10. The City has identified its Town Center as a key growth area. An industrial district located in the southwest portion of the City along Highway 55 and County Road 19 is identified for development in the coming years. eConomiC develoPment oPPortunities The City anticipates the demand for commercial and industrial development will increase significantly by 2040. Therefore, the City’s Land Use Plan identifies large areas of commercial, industrial, business-park, and mixed land use that will provide for a mix of jobs, ranging from retail and commercial service jobs to high end technology jobs. The City’s development plan for its downtown area provides an opportunity for additional economic development. The City has guided this area for Mixed Use on the 2040 Land Use Plan, providing flexibility for future development. The development plan is intended to promote investment in Corcoran’s downtown, solidifying the area as an important community asset and focal point. A future I-94 Brockton interchange planned in Dayton, and a Highway 610 interchange planned in Maple Grove, will impact the northeastern portions of Corcoran. These roadway improvements will significantly improve access to the City, making it a more desirable location for commercial and industrial development. To serve this future demand, the City has planned a large industrial/business park area and commercial/mixed use development in the northeastern portion of the City near each interchange. Additionally, expanding municipal sewer and water services will provide for increased housing opportunities in the City. The continued increase in housing units will create additional demand for commercial services. Corcoran’s parks, trails and open space system will be an integral part of the community’s life. The system will provide recreational opportunities for park system patrons, while preserving existing natural and historic resources. The parks and trails system should be authentic to the identity of the City and unify neighborhoods to reinforce a sense of community pride. CorCoran toP ten WorkPlaCes for residents in 2015 taBle 4-1 Workplace City Number of Workers Minneapolis 298 Plymouth 261 Maple Grove 183 Corcoran 121 Medina 107 Minnetonka 92 Brooklyn Park 84 St. Paul 83 St. Louis Park 76 Eden Prairie 71 Other 925 66 271 67 272 68 273 CHAPTER 5: PARKS AND TRAILS aPPliCaTion 71 goals anD PoliCies 71 areas ouTsiDe The 2040 MeTroPoliTan urBan 72 serviCe area (Musa) BounDary guiDelines 72 Park ClassifiCaTions 72 neighBorhooD Park 72 CoMMuniTy Park 73 loCal linear Parks, Trails, CorriDors 73 anD Parkways exisTing CiTy Parks 73 PrivaTe Park 74 Parks anD Trails loCaTions 74 fuTure Parks 74 DeMograPhiCs/CoMMuniTy growTh 74 loCal TrenDs 74 fuTure ProJeCTions By TyPe 74 fuTure Trails 75 figures 5-1 2040 Musa insiDe BounDaries 71 5-2 2040 Musa ouTsiDe BounDaries 72 5-3 CorCoran CoMMuniTy Park 73 5-4 CorCoran CiTy hall anD MeMorial Park 73 5-5 ravinia neighBhorD Park 74 5-6 CorCoran CoMMuniTy aThleTiC area 74 5-7 CorCoran lion’s Park 74 5-8 Thru 5-11 Park Trail exaMPles 75 5-12 regional BiCyCle TransPorTaTion 76 neTwork 5-13 regional Trail searCh area 76 figures ConTinueD 5-14 DiaMonD lake rT MaP 76 5-15 CounTy Bikeway sysTeM 76 5-16 ConCePTual regional Trail sysTeM 76 TaBles 5-1 ProJeCTeD aCres of Park lanD 75 5-2 CiTy anD CounTy Trail sysTeM 75 MaPs 5-1 Parks anD Trails Plan 79 69 274 70 275 Corcoran’s parks, trails and open space system will be an integral part of the community’s life. The system will provide recreational opportunities for park system patrons, while preserving existing natural and historic resources. The parks and trails system should be authentic to the identity of the City and unify neighborhoods to reinforce a sense of community pride. This plan to develop, maintain and grow the park and trail system provides a benchmark from which to make decisions as investment opportunities arise. Goals provide decision-making guidance to the City. Policies provide actionable steps the Parks and Trails Commission and policymakers can take to ensure stewardship of financial, natural, and recreational resources and create a parks and trail system that is representative of the community’s values. Diligent planning will result in: • A system where making healthy lifestyle choices is integral to daily life. • A system with quality resources and facilities that attract new development, businesses, and visitors. • A venue for strengthening community engagement by giving visitors places to gather and interact. • A community where key natural resources are protected before development occurs. • A City that is known for promoting a high quality of life. aPPliCation This Plan places emphasis on park and trail development within the Metropolitan Urban Services Area (MUSA) as new development occurs. While park and trail locations are also identified in areas outside the MUSA, plans and proposed corridors are for guidance purposes and will be implemented over the long term as development occurs and opportunities to work with landowners arise. The Parks and Trails Plan uses the City’s 2003 Natural Resource Inventory as a foundation for the park and trail system to be developed in Corcoran over the next 20 years. The plan incorporates national trends and standards as available from the National Recreation and Park Association (NRPA). NRPA publishes standards to help communities in planning, acquisition and development of park and open space. In more recent years, the NRPA is encouraging communities to benchmark their metrics and enter the data into their national database. Due to the limited number of communities participating in their benchmarking program at the time of this report, it is unclear how Corcoran’s parks services compare to other communities of comparable size in Minnesota. The standards that the NRPA has used in the past provides guidance for how to place parks by park type and the general facilities you might see in each park. Figure 5-1: 2040 MUSA Inside Boundaries The area within the 2040 MUSA is the emphasis for new park and trail development. goals and PoliCies Goal 1: To implement this Parks and Trails Plan based on the needs of Corcoran residents and park system patrons. Policy 1: Apply this plan when making recommendations to City Council. Policy 2: Inform and seek input from other City advisory commissions on any issues or improvements that may be applicable to that commission. Policy 3: Respond to the increasing maintenance, planning, and recreational demands made by the City and its park system patrons. Policy 4: Track changes to the park and trail system to ensure a well- considered network. Goal 2: To work cooperatively with neighboring communities, Hennepin County, the State of Minnesota and others in planning, developing, and financing the local park system. Policy 1:Seek compatibility with adjacent local community plans and metropolitan, State and Federal plans and programs. Policy 2: Seek cooperation, coordination and participation with local school districts in planning the joint use, development, and operation of the park and trail system. Policy 3: Encourage community volunteer organizations to participate in park and trail development. Policy 4: Require park dedication from all developers (commercial, industrial and residential) in the form of cash or land, according to the Park Dedication Ordinance and the fee schedule set by the City Council. All cash will be directed to the Park Fund and will be used for park land acquisition and development projects. Policy 5: Review the park dedication formula on an annual basis to ensure it supports the needs of the park system and is comparable with area metropolitan communities. Policy 6: Acquire park land when possible, in accordance with the City’s Parks and Trails Plan to minimize costs and potential conflicts. Goal 3: To develop a park system the public values and visits. Policy 1: Design and build parks and trails early in the development process, so that they are available to new park system patrons. Policy 2: Include private parks, when planned and funded by developers, as a neighborhood feature based on the provisions of the City’s Park Dedication Ordinance. Policy 3: Maintain an equitable distribution of parks throughout the community. Policy 4: Develop a parks and trails system that is safe, enjoyable, and accessible. Policy 5: Provide multi-use and multi-seasonal programs and activities. Policy 6: Provide park system patrons with timely information regarding park and trail facilities and programs. Policy 7: Establish design standards that create unity within the park and trail system and that emphasize the character of the City, its history, and landscape. Policy 8: Park design should incorporate a general theme, but also allow diversity among parks to adapt to natural features, local history, or neighborhood character and needs. PARKS AND TRAILS Within 2040 Metropolitan Urban Services Area (MUSA), and within the City of Corcoran Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers % Trailhead MorinLake ScottLake JubertLake CookLake 456710 456750 456719 456730 Co u n t y R o a d 1 1 6 Oakdale Dr B r i d l e Path J e f f r e y L n Abilene Ln Tr a i l L n HuntersRdg County Road 30 Heat her Ln Pio n e e r T r l Trail Haven Rd County Roa d 1 0 Horseshoe Trl Ro b e r t L n H o r s e s h o e Bend Dr Co un t y R o a d 5 0 Larsen Rd Gleason P k w y Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 ESt Homestead Trl Ma p l e H i l l R d Ca i n R d Ro l l i n g H i l l s R d S u n d a n c e Rd Country Rd Mo h a w k D r ElmSt Larkin Rd Fo x l i n e D r Strehler Rd Cain Pl 6 5 t h Pl N Dassel Ln Old Settlers R d County Road 1 1 7 Stie g R d Be c h t o l d R d Ka l k R d Schutte Rd Meister Rd F o x Va lle y Dr M y s t i q u e Dr Hage Dr 93rd Ave N Schutte P l Br a nd y w ine Rd ChisholmT r l Tessmer Rd HighBluffLn WinchesterTrl JubertLn R u s h C reek RushCreek CountyDitch N u m b e r Six t e e n Cou n ty Ditch N u mberThree SouthFork Ru s h C r e ek NP NP NP NP NP NP NP ASA ASA ASA ASA OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Parks and Trails Map.mxdDate: 1/15/2019 Time: 1:22:31 PM User: ShuJC0243 Map 5-1Parks and Trails Plan Existing Parks and TrailsRegional TrailExisting On Road TrailCity ParkTrailheadPrivate Park/Open Space Proposed Parks and TrailsProposed On Road TrailProposed Off Road TrailProposed Off Road Trail outside 2040 Development AreaNeighborhood ParkCommunity ParkGreenway CorridorMunicipal Boundaries2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open WaterWetlands NP Outside 2040 Metropolitan Urban Services Area (MUSA), but within the City of Corcoran MUSA line MUSA lineMUSA line MU S A l i n e 71 276 Goal 4: To develop a system of parks and trails, with a variety of active and passive uses, that reflect the special character of the City, its history, and natural resources. Policy 1: Select land for parks, trails or open space based on: a. Its designation as a park or trail search area in the Parks and Trails Plan; b. Its scenic or unique natural features; c. Its ability to support desirable wildlife populations; d. Its performance of important environmental functions; e. Its proximity to the Natural Resource Corridors identified in the Natural Resource Inventory; f. Its qualities conducive to recreational development; g. A demonstrated need for additional parkland exists in an area. Policy 2: Ensure park names reflect location by incorporating local historical names or features, a local access road, neighborhood name, benefactors, or prominent natural features of the area. Policy 3: Develop a consistent signage policy for parks system, including directional and informational signs. Policy 4: Preserve outstanding natural areas by discouraging development of prominent or highest quality landscape features and conserving natural resource areas. Protect wetlands and woodlands from undesirable impacts and fragmentation. Restore them to a high-quality condition when possible. Goal 5: To provide a safe, equitable, and convenient trail network. Policy 1: Apply this plan to coordinate development of the trail system. Policy 2: Connect future trails to existing and adjacent community trails. Policy 3: Encourage the use of utility easements and transportation right-of- ways for on-road route development. Policy 4: Respect individual property rights. Trail development and routing should be a cooperative effort between the City and the landowners along the proposed route. Existing neighborhoods are encouraged to request trails and work with the City to identify their routes. Policy 5: Require a 20-foot minimum trail easement to provide adequate bicycle and pedestrian circulation or access to schools, parks, downtown, churches, or other facilities. Policy 6: Implement safe pedestrian crossing facilities on main roadways. Policy 7: Maximize user safety by thoroughly considering conflicts between trail user groups, for example snowmobiles and equestrians. Policy 8: Continue to show snowmobile trails on the City Parks and Trails Plan. Snowmobiles are an important recreational activity for many residents. A private organization maintains the current trail system. While the City does not own or maintain these trails, the City will make applicants aware of the desire to maintain routes through the City as development occurs. areas outside the 2040 metroPolitan urBan serviCe area (musa) Boundaries guidElinES The following guidelines will be applied to development proposals outside the 2040 MUSA boundary: • Park and trail policies in areas outside the 2040 MUSA boundary will be consistent with the City’s Comprehensive Plan and Subdivision Ordinances. • Relevant development proposals will be presented to the Parks and Trails Commission before City Council approval, thereby allowing for review and recommendations regarding incorporation of trail easements, open space acquisition or park facilities. • Park facilities generally should not be planned outside the 2040 MUSA, except for: • Trails that have been identified on the Natural Resource Inventory or the Parks and Trails Plan maps. • Parks that have been identified on the Parks and Trail System map. • Protection of significant natural areas that have been identified on the Natural Resource Inventory. • Athletic facilities may be considered, but are preferred in areas closest to the 2040 MUSA. • Proposed parks and trails shown on the Parks and Trails System Map outside the 2040 MUSA areas are for guidance purposes and will be implemented over the long term as a part of new development through development dedication or cooperative purchase. Figure 5-2: 2040 MUSA Outside Boundaries The guidelines above apply to the area outside the 2040 MUSA. Park ClassifiCation Parks are divided into 1 of 3 categories: Neighborhood Park, Community Park and Linear Park. Parks may serve more than 1 purpose, for example a community park may also serve the immediate neighborhood park needs in addition to a more regional community park demand. The following park types and standards will be developed in Corcoran. nEighborhood Park Neighborhood Parks are the most local unit of the park system, providing area for recreational activities such as field games, court games, playground, skating, and neighborhood centers. These parks prioritize user groups living in the neighborhood. They are identified as NP – Neighborhood Park on the system map. Neighborhood park sites should be in proximity to residential neighborhoods. Their design may be as simple as a playground or as intense as a public square. Siting neighborhood parks adjacent to community parks and local linear parks, corridors and parkways will expand the function of all types of open space. It will also entice residents from throughout the community to visit the park ensuring new parks do not function as private facilities for new developments. Neighborhood park development criteria generally includes: • An overall size of 5-20 acres. • A service area of 1/4 to 1/2 mile. • A physical geography suited for intense development. • A frequency of 1 neighborhood park per 5,000 residents. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers % Trailhead MorinLake ScottLake JubertLake CookLake 456710 456750 456719 456730 Co u n t y R o a d 1 1 6 Oakdale Dr B r id l e Path J e f f re y Ln Abilene Ln Tr a i l L n HuntersRdg County Road 30 He ather Ln Pio n e e r T r l Trail Haven Rd County Roa d 1 0 Horseshoe Trl Ro b e r t L n H o r s e s h o e Bend D r Co un t y R o a d 5 0 Larsen Rd Gleason P k w y Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 ESt Homestead Trl Ma p l e H i l l R d Ca i n R d Ro l l i n g H i l l s R d S u n d a n c e Rd Country Rd Mo h a w k D r ElmSt Larkin Rd Fo x l i n e D r Strehler Rd Cain Pl 6 5 t h Pl N Dassel Ln Old Sett lers R d County Road 1 1 7 Stieg R d Be c h t o l d R d Ka l k R d Schutte Rd Meister Rd F o x Valle y Dr M y s t i q u e Dr Hage Dr 93rd Ave N Schutte P l Br and y w ine Rd ChisholmT rl Tessmer Rd HighBluffLn WinchesterTrl JubertLn R u s h C reek RushCreek CountyDitch N u m b e r S ixte e n Cou n t y Ditch N u mberThree SouthFork Ru s h C r eek NP NP NP NP NP NP NP ASA ASA ASA ASA OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Parks and Trails Map.mxd Date: 1/15/2019 Time: 1:22:31 PM User: ShuJC0243 Map 5-1Parks and Trails Plan Existing Parks and TrailsRegional TrailExisting On Road TrailCity ParkTrailheadPrivate Park/Open Space Proposed Parks and TrailsProposed On Road TrailProposed Off Road TrailProposed Off Road Trail outside 2040 Development AreaNeighborhood ParkCommunity ParkGreenway CorridorMunicipal Boundaries2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open WaterWetlands NP Within 2040 Metropolitan Urban Services Area (MUSA), and within the City of Corcoran MUSA line MU S A l i n e MUSA line MUSA line 72 277 community Park Community parks serve a wider user group than neighborhood parks, and are often in proximity to secondary schools and other public facilities. These parks seek to preserve unique landscapes and natural areas, and as they have a larger overall size, the programming of passive and active recreation may occur within the same park without conflict. Community park development criteria generally includes: • An overall size of 20-100 acres. • A service area of up to a 2-mile radius. • A frequency of 1 community park per 15,000 residents. In addition to the existing Corcoran Community Park at County Road 10 and 50, there are 2 other types of planned parks that will serve the wider community and fall into this category: Community Playfields and Open Space/Natural Parks. Community Playfield Community playfields, identified as ASA-Athletic Search Area on the system map, are areas for intense recreational facilities such as athletic fields and swimming pools. Playfields should be integrated into community parks or may be co-located with school athletic facilities. They may also include a neighborhood park use. oPen sPaCe/natural Parks These parks are characterized by high-quality natural resources that merit preservation and which would be negatively affected by development. They are identified as Open Space and Preservation/Nature Park on the system map. Recreational uses are secondary to the preservation of natural open space and the conservation functions of these areas. Compatible recreational uses include hiking, picnicking and nature study. Open space or natural park sites are typically within the high-quality natural community areas identified in the City’s Natural Resource Inventory. They should be connected by trails to the City’s Natural Resource Corridors and to other parks and will be left in a natural or semi-natural state, with minimal development. local linEar ParkS, trailS, corridorS and ParkWayS These areas are developed for 1 or more varying modes of recreational travel such as hiking, biking, and cross-country skiing. These features may traverse 1 or more municipality with width and length minimums varying by feature type – depending on their location within or outside right-of-way. Linear parks and trail corridors are often found adjacent to major roadways within the County or other locations where needed to link cities to components of the local or regional recreation system or community facilities such as schools, libraries, or commercial destinations. These parks may also be located in planned greenway corridors or adjacent to creeks and stream corridors to provide public access to natural features, however such development should consider site and habitat impacts. ExiSting city ParkS (City of Corcoran owns 3 parks) The Corcoran Community Park is located at the intersection of County Roads 10 and 50. The original park was approximately 16 acres. The City purchased a 60-acre parcel from Rockford Area Schools in 2018. The 60-acre parcel is located directly west of the original park and brings the total park area to approximately 76 acres. Park facilities include a playground, tennis and volleyball courts, softball fields, ice rinks, parking and a picnic shelter. The 60-acre parcel adds additional multi-use fields and parking to the Community Park. Figure 5-3: Corcoran Community Park The City has also begun developing park land on City Hall property. The site, including the Memorial Garden, is an estimated 8 acres. Once fully developed, this park will consist of picnic facilities and trails. Figure 5-4: Corcoran City Hall and Memorial Park Corcoran Community Park - Playground - Courts (Tennis and Volleyball) - Ballfields - Ice rinks - Parking - Picnic Shelter Rockford School Property - Multi-Use Fields - Parking Parcel extents for illustrative purposes only Parcel extents for illustrative purposes only 73 278 ExiSting city ParkS continuEd Wildflower Park has been dedicated as part of the Ravinia development and is owned by the City. A plan for development was approved and the park construction began in 2018. Figure 5-5: Wildflower Park PrivatE Park The Corcoran Lions Club owns a multi-use facility at the intersection of County Roads 10 and 101. This is the site of the Hennepin County Fair, the Hamel Rodeo and a variety of other public entertainment events. While it is a privately owned and operated open space, the City’s Goals and Policies (see Goal 2) prioritize keep- ing open communication with such entities to ensure cooperation and thoughtful planning of the City’s parks and trails. Figure 5-6: Corcoran Lions Park Parks and trails loCations Proposed parks are identified on the 2040 Parks and Trails System Map, Map 5-1. Athletic complex and open space search areas are shown on this plan to indicate potential site areas, not exact property locations. These search areas are distributed throughout the community to aid further investigation for costs, ease of obtaining land, access and proximity to future growth and development. Many of these parks will be developed as new residential neighborhoods are constructed, increasing the need for parks. The City will work with developers and other landowners to identify the exact location and size of parks and trail alignments as development or park acquisition is proposed. The City will seek to co-locate trails with other infrastructure easements where feasible. Map 5-1: Parks and Trails Plan (See page 79 for large size map.) future Parks dEmograPhicS/community groWth The 2040 Comprehensive Plan uses the population forecasts and the context presented to recommend the number and distribution of park and trail facilities in the community. The National Recreation and Park Association (NRPA) has provided standards in the past for how to place parks by park type, and the general facilities you might see in each park. The NRPA is moving away from the minimum standards of service, as findings indicate that each City has unique needs, and is encouraging communities to benchmark their metrics and enter their data into the national database. Therefore, if more parkland than the minimum standards is required to serve the population in each neighborhood, the City may acquire land to meet this need. local trEndS In April 2017 the City surveyed residents regarding, “What amenities are important to you as a resident?” Key findings from 115 responses were used to guide the 2040 Parks and Trails plan, including the following: • Parks and trails within a mile of each Corcoran neighborhood was valued by 51 percent. • Green spaces (i.e. open space parks) were valued by 61 percent of respondents. The 2017 survey supports a trend in past community surveys (in 2008 and 2004) also indicating that the City should develop trails, parks, and green spaces for park system patrons. futurE ProjEctionS by tyPE According to NRPA standards, there should be 1 neighborhood park per 5,000 people within 1/4 to 1/2 mile of their home and 1 community park per 15,000 people within 2 miles of a residential neighborhood. As Corcoran is still developing, it is important to consider the proximity of new parks to new residential developments, and how the density of the development affects the size and quantity of park types. Applying only 1 standard of park need (for example overall population) would suggest Corcoran needs just 1 community park. However, considering just the land area of Corcoran within the 2040 MUSA suggests the community would need nearly 10 community parks. While the overall acreage of parkland planned for Corcoran exceeds the standards set by the NRPA, not all neighborhoods have neighborhood or community parks within the recommended service areas. As population increases in each neighborhood, the City should acquire parkland in those neighborhoods to serve populations within each neighborhood. Based on review of park development trends as indicated by NRPA, the City will have a projected need of 14 acres of park land for every 1,000 residents. With this standard in mind, and considering the character and existing ecological assets within Corcoran, the following is the planned system to serve approximately 11,300 people in 2040: neighBorhood Parks The City has one neighborhood park, Wildflower Park in the Ravinia neighborhood. By 2040, the City will need approximately 2-3 additional neighborhood parks, totaling approximately 10-60 acres. Neighborhood parks should be located within ½ mile walking distance of significant neighborhood developments. • A new Town Square is planned in the downtown core, as part of the Corcoran Southeast District and Downtown Guidelines. The Town Square is categorized as a neighborhood park due to its scale and value to future downtown residents via programming. The Town Square is planned as a social center for the community, suitable for concerts and celebrations. It will be a public space to support the recreation in downtown. Community Parks In addition to the 2 existing community parks, the City will need 1 to 2 new community parks by 2040. These additional community parks would require approximately 20-200 new acres. • Community Playfields: With the additional 60-acre parcel purchase from the Rockford School District, the City does not have an immediate need for additional playfields by 2040. The City will continue to work with landowners to identify opportunities to acquire additional land for future community playfields. A 2006 TKDA Needs Analysis and Recommendations offers metro-area guidelines for population-driven facility types and this study will serve as a continuing resource in the search for and design of both an athletic complex and the other identified parks. • Open Space Parks: The City will consider adding approximately 60 acres of public open space. The space may be divided among 3 sites. loCal linear Parks, trails, Corridors and ParkWays See recommendations in Future Trails section that follows. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers % Trailhead MorinLake ScottLake JubertLake CookLake 456710 456750 456719 456730 Co u n t y R o a d 1 1 6 Oakdale Dr Br id l e Path Je f f rey Ln Abilene Ln Tr a i l L n HuntersRdg County Road 30 Heather Ln Pio n e e r T r l Trail Haven Rd County Roa d 1 0 Horseshoe Trl Ro b e r t L n H o r s e s h o e Bend Dr Cou nt y Ro a d 5 0 Larsen Rd Gleason P k w y Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 ESt Homestead Trl Ma p l e H i l l R d Ca i n R d Ro l l i n g H i l l s R d Su nd a nc e Rd Country Rd Mo h a w k D r El mSt Larkin Rd Fo x l i n e D r Strehler Rd Cain Pl 6 5 t h Pl N Dassel Ln Old Settlers R d County Road 11 7 Stieg R d Be c h t o l d R d Ka l k R d Schutte Rd Meister Rd F ox Valley Dr M y s t iq u e Dr Hage Dr 93rd Ave N Schutte P l Br a nd y w ine Rd ChisholmT r l Tessmer Rd HighBluffLn WinchesterTrl JubertLn R u s h Creek RushCreek CountyDitch N u m b e r Sixte e n Cou n t y Ditch N u mberThree SouthFork Rus h C r eek NP NP NP NP NP NP NP ASA ASA ASA ASA OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Parks and Trails Map.mxdDate: 1/15/2019 Time: 1:22:31 PM User: ShuJC0243 Map 5-1Parks and Trails Plan Existing Parks and TrailsRegional TrailExisting On Road TrailCity ParkTrailheadPrivate Park/Open Space Proposed Parks and TrailsProposed On Road TrailProposed Off Road TrailProposed Off Road Trail outside 2040 Development AreaNeighborhood ParkCommunity ParkGreenway CorridorMunicipal Boundaries2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open WaterWetlands NP 74 279 The projected 2040 parkland area need, based on the 2040 population forcast for Corcoran is 158 acres, with the total planned system range for projected parkland area 159 to 209 acres.The existing acreage of parks in Corcoran are on the low end of NRPA standards for neighborhood and community parks. The high end of the range is due to Corcoran’s abundance of naturally occurring ecological assets. These assets are in most cases prohibited from development by environmental protection regulations. These ecological assets also support the unique character of Corcoran, a priority the community has identified as important to preserve (Policy 4, Goal 1). The community has also consistently conveyed the importance of maintaining the community’s rural character. Open space is a key feature in rural character. Recreation trends and community preferences will ultimately affect the number, size, and location of specific parks and facilities. The system master plan shows a concentration of new neighborhood parks within future neighborhoods where a density of new housing will support the need and use of those parks. The City will continue to work closely with the local school districts in future planning of playfields, athletic complexes, and additional park facilities. future trails Corcoran residents have expressed a strong interest in trails, particularly for walking and biking. The community also has a high level of interest in snowmobile and horseback trails. The community’s value of trails has been implemented into this plan. New to the 2040 Metropolitan Council Transportation Policy Plan, a Regional Bicycle Transportation Network (RBTN) has been established. The RBTN seeks to integrate a seamless network of on road bikeways and off road trails to improve conditions for bicycle transportation at the regional level. Corcoran’s Trail System plan will consider connections to surrounding communities when planning on road bikeways and off road trails to support park system patrons interest in trails and the regional bicycle transportation network. taBle 5-2: City and County trail system Within CorCoran Total Trail Miles in 2040 MUSA 58 All Types Total Trail Miles Outside 2040 MUSA 56 Total Off Road Miles 50 Inside & Outside MUSA Total On Road Miles 64 Total Trail System Miles 114 There are several categories of trails identified on the 2040 Parks and Trails Plan. The City of Corcoran is continuing to plan for a fully developed system ultimately offering up to 114 miles of trails. Trail categories and potential trail options are described in Figures 5-8 through 5-11: taBle 5-1: ProjeCted aCres of Park land Park Name / Type Existing Area (acres) New Proposed Area (acres) Neighborhood Parks 5.13 10-60 Wildflower Park 5.13 0 Town Center 0 4-5 Community Parks 84 60 City Hall Park/Memorial Garden 8 0 Community Playfields 76 0 Open Space Parks 0 60 Subtotal 89.13 70-120 Total Planned System 159-209 Total Projected Need by 2040 158 acres Figure 5-10: Sidwalk with Boulevard off Roadway Figure 5-11: On Road Trail on Roadway with Boulevard Figure 5-8: Off-Road Trail with 20’ Easement Figure 5-9: Off-Road Trail with Boulevard off Roadway 75 280 regional linking trail Regional linking trails are located to serve as linkages between components of the regional parks system. When feasible, linking trails should attempt to connect the population, economic, and social centers along its route. Corcoran has 1 existing regional linking trail, the Lake Independence Regional Trail, located along County Road 19 that stretches from Baker Park Reserve to Crow-Hassan Park Reserve. The general alignment is shown on the map along County Road 19. The length of this trail through Corcoran is approximately 6 miles. This trail is considered a Tier 2 alignment in the RBTN network. A proposed regional trail (Rush Creek Regional Trail) is also planned just outside the northern edge of Corcoran providing a connection point from County Road 101 near 117 to Crow-Hassan Park Reserve. A second RBTN, Tier 2 trail is proposed for County Road 101 between Corcoran and Maple Grove. No other RBTN network connections are proposed in the Metropolitan Council’s 2040 TPP. regional trail searCh Corridor addition Regional trail search corridors (RTSC) are proposed regional trails without a Metropolitan Council-approved master plan that identifies trail alignment. Because they do not have a Council-approved master plan, these corridors are not eligible for Regional Parks System funding for acquisition and development. Within Corcoran, a RTSC proposed by the Three River Park District was recommended as a system addition to the Metropolitan Council’s 2040 Regional Parks Policy Plan. This RTSC’s general alignment along County Road 116 is shown in Figure 5-13 as North-South 1. Figure 5-14 shows a refined version of the same RTSC identified as the Diamond Lake Regional Trail. This trail would connect several different existing and proposed regional trails and is the only RTSC in Corcoran. County trail County trails, in this case proposed and managed by either Hennepin County as part of their regional bikeway system or Three Rivers Park District (TRPD) as part of their regional trail system, are often found adjacent to major roadways and locations needed to link cities and components of the local or regional recreation system and/or community facilities such as schools, libraries or commercial destinations. Three Rivers Park System has proposed a network of nearly 49 miles off road trails for Corcoran, generally aligning with Greenway Corridors. It should be noted that trail terminology varies from County to City. In this plan and in the City of Corcoran generally, terms of on road and off road trails are preferred. Hennepin County uses on street and off street terminology though they are functionally the same. on road trail This trail type is a striped or signed bikeway on an existing road right-of-way or designated lane. The City has 1 4.5-mile on road trail along County Road 30 and 1 6-mile trail along County Road 116. By 2040, the City on road trail system is planned to include 31 miles; another 33 miles of on road trails are planned outside the MUSA. off road trail An off road-trail is a multi-use trail, paved or gravel that is at least 8 feet wide. These trails are designed for bicycle, pedestrian, and other non- motorized uses. The City and County agencies combined are planning for approximately 49 miles of off road trails, 26 miles inside the 2040 MUSA and 23 miles outside that area. The City is investigating the possibility of co-locating an off-road trail over the natural gas pipeline easement in the southern half of the City. Dayton Greenfield Hanover Independence Loretto PlymouthMedina Corcoran Maple Grove Rogers 94 55 HanoverSaint Michael Rockford Twp. Regional Bicycle Transportation Network (RBTN) 0 1 2 3 40.5 Miles City of Corcoran, Hennepin County Regional Trails (Parks Policy Plan) Existing Planned County Boundaries City and Township Boundaries NCompass Street Centerlines Open Water Features Existing State Trails (DNR) Mississippi River Trail RBTN Alignments Tier 1 Alignment Tier 2 Alignment RBTN Corridors (Alignments Undefined) Tier 2 Corridor Tier 1 Priority Corridor Regional Destinations Metropolitan Job Centers Regional Job Centers Subregional Job Centers Large High Schools Colleges & Universities Highly Visited Regional Parks Major Sport & Entertainment Centers Figure 5-12: Regional Bicycle Transportation Network Figure 5-16: Conceptual Regional Trail System Figure 5-15: Conceptual Bike Trail System Dayton Greenfield Hanover Independence PlymouthMedina Corcoran Maple Grove Rogers No r t h - S o u t h 1 North - South 1 La k e I n d e p e n d e n c e La k e I n d e p e n d e n c e Crow River RushCreek Hanover Crow Hassan Regional Parks System 0 1 2 3 4 50.5 Miles City of Corcoran, Hennepin County Regional Parks Existing In Master Plan Planned Parks and Reserves Regional Trails Existing Regional Trails Planned Regional Trails Regional Trail Corridor Land Minnesota Valley National Wildlife Refuge State Parks State Wildlife Management Areas (Publicly Accessible) Scientific and Natural Areas (SNA) Other Parks and Preserves Existing State Trails Street Centerlines (NCompass) Lakes and Major Rivers Regional Park Search Areas and Regional Trail Search Corridors Boundary Adjustments Search Areas Regional Trails - 2040 System Additions Regional Trail Search Corridors Figure 5-13: Regional Trail Search Area Figure 5-14: Diamond Lake RT Map 76 281 77 282 78 283 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers % Trailhead Morin Lake Scott Lake Jubert Lake Cook Lake 456710 456750 456719 456730 Co u n t y R o a d 1 1 6 Oakdale Dr B r i d l e Pa t h J e f f r e y L n Abilene Ln Tr a i l L n Hunters Rdg County Road 30 He a t h e r Ln Pio n e e r T r l Trail Haven Rd County Ro a d 1 0 Horseshoe Trl Ro b e r t L n H o r s e s h o e Bend D r Co u n t y R o a d 5 0 Larsen Rd Gleason P k w y Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 ES t Homestead Trl Ma p l e H i l l R d Ca i n R d Ro l l i n g H i l l s R d S u n d a n c e Rd Country Rd Mo h a w k D r El mSt Larkin Rd Fo x l i n e D r Strehler Rd Cain Pl 6 5 t h Pl N Dassel Ln Old Se t t le rs R d County R oad 1 1 7 Stie g R d Be c h t o l d R d Ka l k R d Schutte Rd Meister Rd F o x V a l l e y Dr M y s t i q u e Dr H a g e Dr 93rd Ave N Sc hut t e P l Br a n d y w i n e Rd Chisholm T r l Tessmer Rd HighBlu ffLn Winc hest erTrl JubertLn R u s h C re e k RushCreek County Ditc h N u m b e r S i x t e e n Co u n t y Ditch N u mber Three SouthFor k R u s h C r e e k NP NP NP NP NP NP NP ASA ASA ASA ASA OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP OSP 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Parks and Trails Map.mxd Date: 1/15/2019 Time: 1:22:31 PM User: ShuJC0243 Map 5-1Parks and Trails Plan Existing Parks and TrailsRegional TrailExisting On Road TrailCity ParkTrailheadPrivate Park/Open Space Proposed Parks and TrailsProposed On Road TrailProposed Off Road TrailProposed Off Road Trail outside 2040 Development AreaNeighborhood ParkCommunity ParkGreenway CorridorMunicipal Boundaries2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open WaterWetlands NP 79 284 80 285 CHAPTER 6: TRANSPORTATION goals anD PoliCies 83 suPPorT anD raTionale 83 2018 exisTingTransPorTaTion sysTeM 83 highways anD sTreeTs 83 aCCess ManageMenT guiDelines 85 TraffiC voluMes 86 TransPorTaTion issues 87 highway 55 CorriDor 87 CounTy roaD 10 anD CounTy roaD 50 87 realignMenT CounTy roaD 30 87 inTerChange aT i-94/BroCkTon lane 87 river Crossings 87 TransiT sysTeM 88 freighT 88 aviaTion faCiliTies 88 BiCyCling anD walking 88 2040 fuTure TransPorTaTion sysTeM 88 highways anD sTreeTs 88 roaDway CaPaCiTy analysis 89 figures 6-1 funCTional ClassifiCaTion relaTionshiP 84 6-2 hierarChy of MoveMenT 84 TaBles 6-1 foreCasT By PoPulaTion, householD anD eMPloyMenT 86 6-2 level of serviCe DesCriPTion 86 6-3 generalizeD Planning average Daily 86 TraffiCe voluMe ThresholD 6-5 2040 Planning los 89 6-6 hennePin CounTy -- Base 2040 roaDway 89 neTwork iMProveMenTs 6-7 hennePin CounTy -- oPTional 2030 89 roaDway neTwork iMrroveMenTs MaPs 6-1exisTing roaDway JurisDiCTion 91 6-2 exisTing roaDway funCTional ClassifiCaTion 93 6-3 TraffiC analysis zones 95 6-4 exisTing annual average Daily TraffiC 97 voluMes (aaDT) 6-5 TransPorTaTion issue areas 99 6-6 2040 average Daily TraffiC voluMes (aaDT) 101 6-7 2040 roaDway funCTional ClassifiCaTion 103 81 286 82 287 The purpose of the transportation plan is to identify existing and future transportation needs in the City of Corcoran for the horizon year of 2040. The plan also identifies policies and planned actions to meet those transportation needs. The transportation chapter identifies the City of Corcoran goals and policies and describes the existing and future transportation system. The impact on transportation systems and the responsibility for improvements to the system are a State, County, and City issue. While the City of Corcoran must provide the resources to accommodate transportation demands that coincide with its land use decisions and population growth, increased traffic from the growth of neighboring communities are also part of the traffic demand. The County and State share the responsibility of providing safe and efficient transportation through the City of Corcoran. Corcoran is designated partially as an Emerging Suburban Edge community in the Metropolitan Council’s Thrive MSP 2040 plan. The planning area sets overall densities that the planned development patterns in the community can be expected to achieve. There are many land use decisions that are tied to roadway improvements. Some land uses are not appropriate without adequate transportation facilities. The issue of what occurs first, development or the systems to support it, will be critical as it relates to transportation needs. Coordination of the infrastructure will be necessary to create a system that works to support the land uses both in and surrounding Corcoran. As the City develops, focus should be on protecting natural resources, ensuring sufficient public infrastructure, and developing transition strategies to increase density and encourage infill development. goals and PoliCies Goal 1: Improve the transportation network for local and pass-through traffic. Policy 1: Provide a comprehensive transportation system based upon functional classification of roadways that fully promotes connectivity and is coordinated with neighboring cities and counties. Policy 2: Identify a transportation system that efficiently moves traffic, minimizes traffic conflicts as development occurs, and is consistent with MnDOT, Hennepin County, neighboring communities, and the City’s land use plan. Policy 3: Identify long-term planning for transportation corridors to manage access and capital improvements as development occurs. Policy 4: Study the alignments of County Road 10 and County Road 50 represented on the Transportation Plan to improve the geometric configuration and align with the long-range City land-use plan. Policy 5: Fund a Capital Improvements Program to ensure long-term street maintenance and reconstruction programs. Policy 6: Plan and design transportation facilities that preserve natural resources and existing infrastructure where applicable. Policy 7: Pave appropriate public gravel roads deemed necessary by the City as circumstances such as development, regional improvements, City needs, or other dictate, subject to financial feasibility and funding availability. Goal 2: Ensure that planned transportation infrastructure, capacity, and access will accommodate proposed land uses and development. Policy 1: Incorporate the use of innovative traffic management options and technologies. Coordinate transportation planning and system improvements with other government jurisdictions. Policy 2: Comprehensively coordinate all transportation-related facilities as 1 system. Policy 3: Incorporate land uses and access spacing guidelines compatible with the functional classification of the regional highway system. Policy 4: Develop all additional elements of the street system (sidewalks, trails, lighting, landscaping, etc.) harmoniously with adjacent land uses and transportation objectives. Goal 3: Incorporate elements in development standards related to bicycle and pedestrian uses. Policy 1: In all residential and mixed-use areas, identify future pedestrian, trail, and bicycle facilities to connect neighborhoods with major commercial and park and recreational areas. Policy 2: Design arterial highways in the City to prevent unregulated pedestrian and bicycle crossings and to protect pedestrian and bicycle movement paralleling vehicular traffic. Additional information regarding the trail system in Corcoran is provided in Chapter 5. SuPPort and rationalE for tranSPortation goalS and PoliciES The concern over regional traffic on the City’s road system can be managed internally to an extent. By providing a local street system that relies on internal connections between neighborhoods, local conflicts with regional traffic can be avoided in many instances. Where multiple trip options exist, traffic impacts on any 1 location are minimized. However, when traffic is concentrated to only a few practical routes, traffic conflicts affect everyone. Subdivision design will be required to include internal connections wherever possible. The City expects that new development will be designed with sufficient traffic planning improvements and those impacts on the system will be kept to those routes that are properly intended for increased traffic levels. These goals and policies also carry an expectation that the City will work actively with its neighboring communities and other highway jurisdictions to improve traffic management on all routes through the City. At the same time, Corcoran expects that transportation planning respects the City’s other planning goals and designs roadways that enhance the environment of the community. This may mean innovative design techniques or routing of traffic to preserve sensitive areas. The City will work with all jurisdictions to ensure the accomplishment of both traffic needs and the City’s land use goals. On a community-wide basis, pedestrian movement is likely to be more recreational in nature. The predominant rural development pattern does not lend itself to reliance on walking or bicycling for daily commerce. However, the development of trail systems is a popular recreational attraction. The retrofitting of existing development areas and the design of new development areas (both urban and rural) with trail systems, bike ways, and sidewalks will be an important improvement for the community. With the higher level of development activity envisioned by this Plan, roadway design and access will play a more important role in locating new development. The urban districts delineated in the land use plan are to be served by major collector or arterial roadways. New urban development within those districts will need to demonstrate more than the mere availability of utility services, or avoidance of natural resource areas. The potential for loading significant amounts of new traffic onto the City’s street and highway system will require attention to the capacity of the higher function roadways serving the project area. In some areas, construction of new collector streets may be required as a pre-condition for approval of a new subdivision where it is not possible to mitigate downstream traffic impacts. Access management is a key to controlling the impacts of new traffic generation and avoidance of congestion. Moreover, direct access to major streets (regardless of jurisdiction) has significant land use impacts in the creation of conflicts, increasing crash statistics, and decreasing land values. Corcoran will actively implement access management policies throughout the City and will require all subdivision design to comply with the highest thresholds of transportation planning. 2018 existing transPortation system Transportation elements are divided into several sub-categories, each of which is an important piece of the overall transportation system. Several sub-categories are further divided into existing and 2040 conditions. highWayS and StrEEtS roadWay jurisdiCtion Roadways are categorized under the agency that is responsible for their maintenance. The State is responsible for the Federal Interstate, US Highways, Minnesota Trunk Highways (TH), and State Park Roads. The County is responsible for County State-Aid Highways (County Road) and County Roads (CR). Other roadways, including Municipal State-Aid Streets and municipal roads are the responsibility of the City of Corcoran. Map 6-1 shows the current jurisdiction for the area roadways. Map 6-1: Existing Roadway Juristiction (See page 91 for large size map.) TRANSPORTATION Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Coun ty R oa d 5 0 Larsen Rd Wil 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 Settlers R d 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 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C re e k RushCreek South F o r k Rush Creek Sout h Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Existing Roadway Jurisdiction.mxdDate: 1/7/2019 Time: 3:42:48 PM User: ShuJC0243 State HighwayCounty State Aid Highway (CSAH)County RoadMunicipal State Aid Street (MSAS)Municipal StreetMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-1Existing Roadway Jurisdiction Source:Existing Roadway Jurisdiction (MN DOT) 83 288 roadWay funCtional ClassifiCation The functional classification of roadways provides guidelines for the safe and efficient movement of people and goods within the City. Roads are categorized based upon the level of access and mobility provided. Functional classification of a roadway system involves determining what function each roadway should be performing with regard to travel within and through the City. The intent of a functional classification system is the creation of a roadway hierarchy that collects and distributes traffic from local roadways and collectors to arterials in a safe and efficient manner. Such classification aids in determining: • Appropriate roadway widths • Speed limits • Intersection control • Design features • Accessibility • Maintenance priorities Functional classification helps to ensure that non-transportation factors, such as land use and development, are considered in planning and design of the roadway system. A balanced system is desired, yet not always attainable due to existing conditions and characteristics. The criteria of the functional classification system are intended to be guidelines and are to be applied when plans are developed for the construction or reconstruction of a given classified route. It can, and does, occur that different roadways with very similar design characteristics may have different functional classifications. Some roadways, for a short segment, may carry higher volumes than a roadway with a higher classification. Spacing guidelines may not follow recommendations for a variety of reasons such as topography, environmental concerns, and land use type and density. The 2 major considerations in the classification of roadway networks are access and mobility. Mobility is of primary importance on arterials, thus the limitation of access is a necessity. The primary function of a local roadway, however, is the provision of access, which in turn limits mobility. The extent and degree of access control is a very important factor in the function of a roadway facility. The functional classification types utilized are dependent upon one another in order to provide a complete system of streets and highways. The relationship of functional classification regarding traffic mobility and land access is shown below in Figure 6-1. A complete functional design system provides a series of distinct travel movements. Most trips exhibit 6 recognizable stages. These stages are as follows. • Main movement • Transition • Distribution • Collection • Access • Termination As an example, Figure 6-2 depicts the hierarchy of movement by illustrating a hypothetical trip using a freeway, which comprises the main movement. When the vehicle leaves the freeway, the transition is the use of the freeway ramp at a reduced speed. The vehicle then enters the moderate speed arterial, the distribution function, to travel toward a neighborhood. From the arterial, the vehicle enters a collection road then a local access road that provides direct approach to the residence or termination point. Each of the 6 stages of the trip is handled by a facility designed specifically for that function. Speeds and volumes normally decrease as 1 travels through the 6 stages of movement. It must be recognized that not all intermediate facilities are needed for various trip types. The character of movement or service that is provided has a function and these functions do not act independently. PrinCiPal arterials Principal arterials carry a higher proportion of total urbanized travel on a minimum of mileage. They also serve major activity centers, higher traffic volumes, and longer trips. Along these facilities, access needs to be limited in order to preserve the ability of the roadway to accommodate the volumes and to maximize safety. Principal arterials emphasize mobility over land access. Little or no direct land access should be allowed within an urban area. Grade separated intersections are required for freeways and are highly desired for other principal arterial roadways. In the Metro area, interstate freeways are classified as principal arterials. Highway 55 is a principal arterial within the City of Corcoran. minor arterials Minor arterial roadways connect the urban service area to cities and towns inside and outside the region and generally service medium to short trips. Minor arterials connect principal arterials, minor arterials, and collectors. The spacing ranges from 1/4 to 3/4 of a mile in metro centers to 1 to 2 miles in a developing area. The desired minimum average speed during peak traffic periods is 20 mph in fully developed areas and 30 mph in developing areas. The emphasis for minor arterial roadways is on mobility rather than land access. In urban areas, direct land access is generally restricted to concentrations of commercial/industrial land uses. Minor arterials generally serve medium to short trips and provide use for local and limited stop transit service. Figure 6-1: Existing Roadway Jurisdiction Figure 6-2: Existing Roadway Functional Classification 84 289 Minor arterials are divided into “A” minor arterials and “B” minor arterials. “A” minor arterials are roadways that are of regional importance because they relieve, expand, or complement the principal arterial system. “A” minor arterials are categorized into 4 types, consistent with Metropolitan Council guidelines: Relievers Minor arterials that provide direct relief for metropolitan highway traffic. There are currently no “A” minor arterial relievers within the City. Expanders Routes that provide a way to make connections between urban areas outside the I-494/I-694 beltway. County Road 101 is an example of an “A” minor arterial expander within Corcoran. Connectors Roads that provide connections to and among communities at the edge of the urbanized area and in rural areas. County Road 50, County Road 30, and County Road 19 are examples of an “A” minor arterial connector in Corcoran. Augmenters Roadways that augment principal arterials within the I-494/I-694 beltway. There are currently no augmenters within Corcoran. A well-planned and adequately designed system of a principal and “A” minor arterials will allow the City’s overall street system to function the way it is intended and will discourage through traffic from using residential streets. Volumes on principal and minor arterials roadways are expected to be higher than on collector or local roadways. “B” minor arterials provide a city-wide function, serving medium to long distance trips. There are currently 2 “B” minor arterials within the City, County Road 116, and County Road 117 (109th Avenue North). ColleCtor streets Collector streets provide more land access than arterials and provide connections to arterials, although not in all cases. As is the case with any roadway system, there will always be exceptions to the planning guidelines that are used to classify a roadway system. Collectors serve a dual function of accommodating traffic and the provision of more access to adjacent properties. Mobility and land access are equally important and direct land access should predominately be to development concentrations. Collector road spacing ranges from 1/4 to 3/4 of a mile in a fully developed area, and 1/2 to 1 mile in a developing area. Collectors can be broken down further into major and minor collectors. Major collectors generally connect to minor arterials and serve shorter trips within the County or City. These roads supplement the arterial system in that mobility is slightly emphasized over access. An example of a major collector within Corcoran is County Road 10. Minor collectors provide the connection between neighborhoods and commercial/industrial areas and the major collector/minor arterial system. Access is slightly emphasized over mobility in minor collectors. Oakdale Drive, Trail Haven Road, Kalk Road, and Willow Drive are examples of minor collectors within the City. Some of these are gravel roads, and the challenge of paving is discussed in the next section. loCal streets The lowest classification of roadways is the local roadway where access is provided with much less concern for control, but land service is paramount. Spacing for local streets is as needed to access land uses. Local roadways generally have lower speed limits in urban areas and normally serve short trips. Local streets will connect with some minor arterials but generally connect to collectors and other local streets. The development of local streets will be guided by the location of the existing and proposed minor arterials and collectors as well as by development and the expansion of local utilities. Abilene Lane, Foxline Drive, Horseshoe Bend Drive, Jackie Lane, and Sundance Road are examples of local streets. The existing roadway functional classification system is shown on Map 6-2. Map 6-2: Existing Roadway Functional Classification (See page 93 for large size map.) Corcoran has 36 miles of gravel roads, most of which are local streets and collector roads. The City continuously faces a challenge of when or if to reconstruct the gravel roads with pavement. A guideline used by Minnesota State Aid for paving gravel roads is an Annual Average Daily Traffic (AADT) of greater than 300, which occurs presently on various segments on the collectors of Trail Haven, Willow Larkin, etc. Given that the cost to pave all the gravel roads is estimated to be upwards of $50M in today’s dollars, it is not viable for the current tax base. Therefore, it will be an ongoing issue to prioritize the improvements based on traffic counts, financial feasibility, and political and resident support. accESS managEmEnt guidElinES The management of thoroughfare access along roadway systems, particularly arterial and collector roadways is a very important component of maximizing the capacity and decreasing the crash potential along those roadway facilities. As mentioned in a previous section, arterial roadways have a function of accommodating larger volumes of traffic and often at higher speeds. Therefore, access to such facilities must be limited in order to protect the integrity of the arterial function. Collector roadways provide a link from local streets to arterial roadways and are designed to provide more access to local land uses since the volumes and speeds are often less than arterial roadways. Studies have shown that as the density of access increases, whether public or private, the traffic-carrying capacity of the roadway decreases and the vehicular crash rate increases. Businesses suffer financially on roadways with poorly designed access, while well-designed access to commercial properties support long-term economic vitality. As with many transportation related decisions, land use activity and planning are an integral part of the creation of a safe and efficient roadway system. Every land use plan amendment, subdivision, rezoning, conditional use permit, or site plan involves access and creates a potential impact to the efficiency of the transportation system. Properties have access rights and good design will minimize the deleterious effect upon the roadway system. Minnesota State Statutes requires that “reasonable, convenient, and suitable” access to property shall be provided. Access management is a combination of good land use planning and effective design of access to property. The granting of access is shared by the State, County, and City with each having the permitting process responsibility over roadways under their control. The aforementioned authorities may also require the following while examining access: • Dedication of public rights-of-way • Construction of public roadways, trails, and bikeways • Mitigation measures of traffic and/or other impacts • Change in and/or development of new access points • Dedication of trail easements Using proper access guidelines helps all the agencies involved act in a coordinated manner. However, access spacing is important not just for new developments, but for existing developments and accesses as well. Processes should be developed to deal with existing corridors that have allowed improper access spacing in the past. In these cases, it is possible that the number of access points exceed the access spacing guidelines. These existing access points must be handled in a different manner than with new access points. It is desired to aggressively minimize any new accesses while consolidating, restricting, and/or reducing existing access points as redevelopment occurs. It is important to remember that access spacing guidelines are long term goals and not absolute rules. Maintaining flexibility is important when promoting access consolidation, including consideration of existing conditions, physical barriers, or constraints. The traveling public benefits from access spacing whether using grade-separated crossings, frontage roads, right-turn only entrances/exits, etc. Given the number of agencies potentially involved in reviewing plats and access points, access guideline and corridor management practices should be implemented at the State, County, and City level. MnDOT has developed guidelines for access management based upon their goals of safety, mobility, and statewide growth. As a part of their guidelines, 4 new categories were developed as an addition to the functional classification system: • High Priority Interregional Corridors (IRC) • Medium Priority IRC • Regional Corridors • Statewide Roads These types of roadways link the State’s primary trade centers and the Twin Cities Metro area to one another. MnDOT has further divided the primary categories into sub- categories based upon the specific facilities and land use patterns surrounding the roadway. Highway 55 is recognized as a regional corridor. The governmental unit controlling specific roadways also controls access to these roadways. For the most up-to-date access spacing guidelines, contact MnDOT and Hennepin County. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl County 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 Settlers R d 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 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C r e e k RushCreek South F o r k Rush Creek South Fork RushCreek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Existing Roadway Funtional Classification.mxdDate: 1/8/2019 Time: 6:37:13 AM User: ShuJC0243 Principal ArterialA Minor ExpanderA Minor ConnectorOther ArterialMajor CollectorMinor CollectorMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-2Existing Roadway Functional Classification Source:Existing Roadway Functional Classifictaion (Metropolitan Council) 85 290 traffic volumES The Metropolitan Council has projected the City’s growth as shown in Table 6-1. The growth will be accommodated through development efforts. Map 6-3 shows the location of each traffic assignment zone (TAZ) within the City limits. The Metropolitan Council’s Transportation Policy Plan supports the maintenance and enhancement of transportation facilities to accommodate growth and reinvestment into the community. taBle 6-1: foreCast of PoPulation, households, and emPloyment By taZ Population Households Employment TAZ 2020 2030 2040 2020 2030 2040 2020 2030 2040 778 49 52 48 19 21 20 51 53 52 779 108 113 105 41 45 43 27 28 27 780 324 342 317 123 138 131 30 31 30 781 282 295 273 107 119 113 201 212 207 782 520 974 1583 197 393 654 34 39 41 783 216 304 380 82 122 156 38 41 41 784 1249 1897 2559 475 764 1055 153 227 322 785 277 255 268 102 101 113 114 213 362 786 569 528 522 209 211 221 178 198 193 787 830 767 747 305 306 315 53 56 54 898 479 860 1354 177 344 566 75 83 88 899 992 1536 2123 367 614 887 548 588 598 900 739 922 966 273 369 403 169 193 213 901 110 116 108 41 46 45 30 48 72 Map 6-3: Traffic Analysis Zones (See page 95 for large size map.) The most recent daily traffic volume information for the primary roadways in the City of Corcoran was obtained from MnDOT. Map 6-4 shows the existing average annual daily traffic (AADT) and heavy commercial average annual daily traffic (HCAADT) volumes within the City. There are no railroad facilities, barge facilities, or intermodal freight terminals in Corcoran. Most truck traffic in the City is either passing through or delivering goods to local busiensses. The traffic volumes shown in Map 6-4 are used as a planning tool to help test the ability of a roadway to accommodate future volumes. In addition to the number of lanes provided, the daily capacity of any individual roadway is based upon many factors including: • Number of access points per mile • Number of signalized intersections per mile • Percentage of truck traffic • Physical grade of the roadways Level of service (LOS) is a qualitative measure describing operational conditions within a traffic stream, generally in terms of service measures such as: • Speed and travel time • Freedom to maneuver • Traffic interruption • Comfort and convenience Map 6-4: Existing Annual Average Daily Traffic Volumes (ADT) (See page 97 for large size map.) Six levels, LOS A to LOS F, are generally used for traffic analysis. LOS A is the best with free flow conditions and little to no delay. LOS F is the worst with congestion, long delays, and forced flow. Table 6-2 shows how each level of service would look to motorists. For planning purposes, a generalized average daily traffic (ADT) threshold for roadways is used. Table 6-3 shows the generalized ADT volume thresholds for a roadway type and number of lanes in terms of level of service. taBle 6-3: generaliZed Planning average daily traffiC volume thresholds Facility Type Maximum ADT Volume at Level of Service1 A B C D2 E 2-Lane Roadway Without Turn Lanes 3,000 4,500 6,500 8,500 10,000 With R Turn Lanes 4,750 7,200 10,300 13,500 15,900 With L Turn Lanes3 5,250 7,900 11,400 14,900 17,500 With L and R Turn Lanes3 7,500 11,250 16,250 21,250 25,000 4-Lane Roadway Without Turn Lanes 7,100 10,700 15,400 20,100 23,700 With R Turn Lanes 9,600 14,400 20,700 27,100 31,900 With L Turn Lanes4 10,100 15,200 21,900 28,600 33,700 With L and R Turn Lanes4 12,600 18,900 27,200 35,600 41,900 1ADT Volumes above the LOS E maximum threshold would be considered LOS F. 2LOS D is usually the lowest acceptable LOS allowed by most agencies within the metro area. 3Also considered the planning capacity for a 3-lane roadway (1 through lane in each direction with a center, 2-way left turn lane) without or with a right turn lane. 4Also considered the planning capacity for a 5-lane roadway (2 through lanes in each direction with a center, 2-way left turn lane) without or with a right turn lane. Note: Approximate values based upon several assumptions: Capacity assumptions per lane, Peak hour percentages, Directional orientation, ¼ mile signal spacing. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl Cou nty 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 Settlers R d 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 Blu 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 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C re e k RushCreek South F o r k Rush Creek South F orkRushCreek RushCreek 778 779 780 781 782 783 784 785786 787 788789 790 871 872 875 897898 899 900901 902 909 911 913 914 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Traffic Analysis Zones.mxdDate: 1/8/2019 Time: 6:39:27 AM User: ShuJC0243 Traffic Analysis ZonesMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-3Traffic Analysis Zones Source:Traffic Analysis Zones (Metropolitan Council) 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 456710 456750 456719 456730 4567116 4567101 4567117 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake 15,600 6, 6 0 0 6, 3 0 0 5, 9 0 0 8, 9 0 0 9, 3 0 0 7, 3 0 0 7, 3 0 0 6,200 9, 6 0 0 9, 6 0 0 6, 6 0 0 1,450 2,200 2,8003,050 3,050 2,400 5,900 2,30 0 8,600 10,700 6, 6 0 0 6, 3 0 0 5, 2 0 0 2, 7 0 0 6, 4 0 0 4, 5 5 0 2,150 2,400 1,600 1,100 1,200 175 285 290 57 0 225 480 8301,050 21 5 25 0 16 0 23 5 45 5 39 5 37 0 51 0 3,150 99 0 690 1, 4 0 0 1,500 Co u n t y R o a d 1 1 6 Du ffney Dr D St 81stPlN V a lle y V ie w Rd Hackamore Rd Oakdale Dr Br i d l e Path J e f f re y Ln G St Abilene Ln Ma p l e Ln HillsideDr HuntersRdg Steeple Chase L n County Road 30 Br o c k t o n L n N 75th Ave N Heat her Ln Sc hutte FarmRd Pion e e r T r l Hidden Ponds Dr Tr a i l H a v e n R d 109th Ave N County Roa d 1 0 C h e r r y Ln Horseshoe Trl Ro b e r t L n ParkTrail Rd H o r s e s h o e BendDr RushC r e e k Blvd Rush Creek Dr Co un t y Ro a d 5 0 Larsen Rd Gleason P k w y Wil l o w D r C S t Hunter Rd Co u n t y R o a d 1 9 JulieAnnDr J ac kie Ln Corco ranTrl W Homestead Trl Ma p l e H i l l R d Corcoran Trl E Ca i n R d T r a il L n Ro l l i n g H i l l s R d Eb e r t Rd S u n d a n c e Rd Country Rd Mo h a w k D r Wagon Wheel Ln Larkin Rd PatrickPl 70thAveN E a gle Rid g e Rd Lily PondLn Darrell Ln Fo x l i n e D r Ga r d e n Ln Oswald FarmRd Strehler Rd Cain Pl Sn y d e r Rd 6 5 t h Pl N Dassel Ln Old S ettle rs R d Ka l k Road Ext County Ro a d 1 1 7 Tri den RidgeCir Stieg R d Be c h t o l d R d W i nd mi ll D r Ka l k R d Schutte Rd RushMeadowL nCo un t ry Hills Dr Meister Rd F o x Valley Dr M y s t iqu e Dr Hage Dr 93rd Ave N Schutte P l SunnyHill Ln Bra nd yw ine Rd Ch isholm T rl Tessmer Rd Crow Hassan Park Rd Bl u e B o n n e t D r M e a d o w CreekDr HighBluffLn Winchester Trl JubertLn R u s h C reek RushCreek SouthFork Ru s h C r eek South F o rkRushCreek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Existing ADT.mxdDate: 1/8/2019 Time: 6:55:00 AM User: ShuJC0243 Municipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-4Existing Annual AverageDaily Traffic Volumes (AADT) andHeavy Commercial AnnualAverage Daily Traffic (HCAADT) Source:Existing Annual Average Daily Traffic Volumes(MN DOT, Hennepin County)Existing Heavy Commercial Annual Average Daily Traffic Volume(MN DOT, Hennepin County) 2015 Trunk Highway AADT Volumes 2015 County Road AADT Volumes 2014 Local Street AADT Volumes 1,230 1,230 1,230 1,230 2017 HCAADT Volumes taBle 6-2: level of serviCe desCriPtion 86 291 transPortation issues This section identifies transportation issues that affect the City’s transportation plan. The section was compiled from several sources including: • Highway 55 Corridor Coalition • Hennepin County Transportation Systems Plan (HC-TSP) • Comprehensive Plans from surrounding communities • Corcoran’s Vision Some of the issues have been identified on Map 6-5. The City of Corcoran may or may not support all the issues that are discussed in the following section, but the issues have been discussed by others and may affect Corcoran. Map 6-5: Trasportation Issue Areas (See page 99 for large size map.) highWay 55 corridor Highway 55 is a primary transportation corridor linking the western communities in Wright County and Hennepin County to the Minneapolis/ St. Paul Metropolitan area. The corridor has become congested as the area has developed because there are no parallel routes to spread the traffic demand. Therefore, the capacity of Highway 55 must be increased. The increasing traffic and capacity needs are a growing concern to the communities along the corridor. Direct access to Highway 55 and crashes along the corridor have raised the concern for the safety of everyone who uses the highway. MnDOT is currently faced with growing transportation needs throughout the State and decreasing transportation funding. The Highway 55 Corridor Coalition has prepared a concept improvement plan for Highway 55. This plan proposes the provision of an improved facility with the potential of interchanges at County Road 101 and County Road 116. The plan proposes Highway 55 to be a 6-lane divided roadway from the City of Medina to County Road 116 in Corcoran and then a 4-lane divided highway from County Road 116 to County Road 19. The concepts developed within this corridor plan are a guide to help preserve future right- of-way along the corridor. Funding does not exist to construct any of the recommended improvements at this time. county road 10/county road 50 rEalignmEnt The existing intersection of County Road 10/County Road 50 has poor geometrics due to the angle the roads form as they intersect. The area also contains the City’s largest municipal park, a historical church facility, tight corridor and limited right-of-way. The City has a vision to develop this area as its downtown redevelopment. The County roadways would need to be realigned to improve geometrics and accommodate the City’s vision. This realignment would aim to by-pass the downtown area as well as create a standard right- angle intersection at County Road 10 and County Road 116. The exact location of the realigned roadway has been previously studied, and will again require study and planning as the County seeks to reduce congestion and conflict points. The area should be studied in detail as development plans progress. nW hEnnEPin county tranSPortation imProvEmEntS The Northwest Hennepin County – I-94 Sub-Area Transportation Study (NW Hennepin Study) was completed in April 2008. The study was initiated to identify future transportation system needs, to address the changing needs within those communities, and to establish the groundwork for moving forward with requests for additional access to I-94. Through the study, some key issues were identified including a lack of an arterial roadway system in the area, physical constraints, congestion, and access to I-94. The study identifies an area south of I-94, which includes Corcoran, as an area that lacks an arterial roadway system. Traffic volume forecasts for the year 2040 were developed based on Metropolitan Council projections of population, households, and employment. The study area roadway’s capacities and deficiencies were identified so that communities can plan for additional capacity improvements or manage facilities effectively through access controls, right-of- way preservation, setback requirements, and/or land use and development controls. Improvements identified in the study were based on transportation system needs and growth trends with no account for available funding. Implementation priorities were established using the following criterion: • Improving system connectivity to provide better east-west and north-south flow in immediate growth areas; • Addressing current capacity issues at major intersections/ interchanges and overloaded segments; • Addressing I-94 access issues to better balance access to I-94; • Leveraging funding of federal, state, local, and private funds to the fullest extent. county road 30 The City plans for County Road 30 is to be the primary east-west corridor through Corcoran in the future. The extension of County Road 30 east of Corcoran will connect to the future Highway 610 interchange at I-94. Eventually, County Road 30 will be a 4-lane facility through Corcoran. The City plans for County Road 30 to be designed as a parkway through the City. Future development may need to provide larger right-of-way to accommodate a parkway design. intErchangE at i-94/brockton lanE As the northwest Hennepin County area grows, increased access to I-94 is necessary to relieve current access points and to balance flows on the arterial roadway system. The NW Hennepin Study examined an interchange at the Brockton Lane area due to spacing from other I-94 access points as well as connections to the arterial roadway system. This proposed regional access to I-94 serves to relieve adjacent interchanges, increase system efficiency and safety, and relieve overloads on other local system linkages. If access to I-94 in the Brockton Lane area is not provided, significant capacity enhancements to arterials and interchanges at TH 101 in Rogers and County Road 30 in Maple Grove would be needed. rivEr croSSingS The potential need for a new Crow River crossing was raised by the Wright County Transportation Plan in 1994, but was seen as being beyond the study period in the Hennepin County Transportation Systems Plan (HC-TSP). This potential link would extend County Road 30 in Hennepin County westerly to Wright County Road 144, thus providing an east-west connection between Buffalo to TH 610. The impacts of this river crossing are still being examined. The exact alignment of the County Road 30 extension and the river crossing has not yet been determined and will require further detailed study. Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Road 1 0 Horseshoe Trl Cou nty 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 Settlers R d 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 456710 456750 456719 456730 4567116 4567101 4567117 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake CSAH 10/Larkin Rd/Maple Hill Rd Intersection CSAH 10 Realignment Proposed CR10 Realignment Potential CR10Turn Back Potential Functional Classification or Funding Designation Changes Potential Functional Classificationor Funding Designation Changes CASH 117 Extension - Rogers Potential I-94/Brockton Interchange CSAH 10/116 Intersection R u s h C re e k RushCreek South F o r k Rush Creek South Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Trans Issues.mxdDate: 1/8/2019 Time: 6:49:54 AM User: ShuJC0243 Municipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-5Transportation Issue Areas 87 292 transit system Transit Link dial-a-ride service is provided in Corcoran. There are currently no other public transit facilities or services provided in Corcoran. As growth and development occur in the community it will be important to include transit options in designs. Park and Ride or carpool areas should be accommodated in site development or on public sites. Streets or parking lots can be designed with pull over locations to accommodate bus stops that do not impede traffic flow. While the City does not have public transit at this time, other types of transit solutions should not be ignored and should be explored. Corcoran is currently designated as the Metropolitan Transit Market Area V. Transit Market Area V has very low population and employment densities and tends to be primarily rural communities and agricultural uses. General public dial-a-ride service may be appropriate here, but due to the very low- intensity land uses these areas are not well-suited for fixed-route transit service. Figure 6-3: Transit Market Area V Source: Metropolitan Council frEight There are no railroad facilities, barge facilities, or intermodal freight terminals within the City of Corcoran. Most truck traffic on TH 55 is passing through Corcoran to locations within the metro area. Data from MnDOT indicates a Heavy Commercial Average Annual Daily Traffic volume of 500-999 vehicles per day on TH 55 in Corcoran. Commercial trips on other roadways in Corcoran are either traveling through or delivering goods to local businesses. aviation facilitiES There are currently no public aviation facilities in the City of Corcoran. However, the City is within the region’s general airspace which needs to be protected from potential obstructions to air navigation. Under Minnesota Statutes §360, the State regulates the height of structures as they are defined and enforced under Aeronautics Rules and Regulations 8800.1200 Criteria for Determining Air Navigation Obstructions. Subparagraph 4(B) states: Objects more than 200 feet above the ground or more than 200 feet above the established airport elevation, whichever gives the higher elevation, within 3 nautical miles of the nearest runway of an airport, and increasing in the proportion of the 100 feet for each additional nautical mile of distance from the airport but not exceeding 500 feet above ground, is a general obstruction. Notification to MnDOT Aeronautics is required when any object, as defined above, would affect general airspace. The City will include the following requirements with all applications: Notification: Any applicant or property owner who proposes any construction or alteration that would exceed a height of 200 feet above ground level at the site, or any construction or alteration of greater height than an imaginary surface extending upward and outward at a slope of 100:1 from the nearest point of the nearest runway of a public airport shall notify the Commissioner at least 30 days in advance. Local reporting is in addition to any Federal permitting/review process (FAA Form 7460-8) involving a sponsor/ proposal. bicycling and Walking The existing and planned on-road and off-road bicycle facilities are shown in Map 5-1. In the 2040 Met Council Transportation Policy Plan, County Road 19 and County Road 101 are classified asTier 2 alignments for bicycle facilities. No other alignments or corridors are planned in Corcoran. As the area develops, enhancing the non-motorized facilities within Corcoran will be important in order to improve transportation sustainability within the City. Improved facilities and connections provide alternatives to driving, support options for residents who do not have a personal vehicle, and promotes healthy lifestyles and exercise. The City’s integrated transportation network will include appealing and safe streets that are accessible to people walking and biking, as well as people driving motor vehicles. A combination of off-road and on-street bike and pedestrian facilities are included to give people safe and convenient options for active transportation. 2040 future transPortation system highWayS and StrEEtS 2040 traffiC ProjeCtions Year 2040 annual average daily traffic (AADT) forecasts were developed using data provided by the Metropolitan Council from the travel demand model. Future AADT for the roadways in Corcoran were projected based on the future land use, TAZ data, and population growth estimates. The volumes shown are generally lower than 2030 forecasts presented in the Hennepin County transportation plan. Those forecasts were developed in the 2005-2007 time frame, when development pressure in this area was higher. Since the 2030 volumes were developed, the Metropolitan Council has shifted regional growth to urban and developed areas, resulting in lower population and employment forecasts for Corcoran. The 2040 AADT volume forecasts are shown in Map 6-6. Map 6-6: 2040 Average Daily Traffic Volumes (See page 101 for large size map.) jurisdiCtional transfers (PlanneD or PossiBle) The 2030 Hennepin County Transportation Systems Plan (HC-TSP) suggests turning County Road 10 and County Road 101 back to the City. The City does not support these turn backs. The decision has not been finalized and no timeframe has been designated.The City is continuing to work with Hennepin County to determine the feasibility of these possible changes. funCtional ClassifiCation Changes (PlanneD or PossiBle) According to the 2030 Hennepin County Transportation Systems Plan (HC-TSP), County Road 116 and County Road 117 through Corcoran could warrant a change in either their functional classification or funding designation. These roadway segments should be monitored. The City of Corcoran should communicate with Hennepin County and the Metropolitan Council regarding any changes in either functional classification or funding designations that may arise. County road 116 (souThern nw hennePin sTuDy area BounDary To CounTy roaD 13) County Road 116 from the southern boundary of the NW Hennepin Study area to County Road 13 is recommended to be upgraded from a “B” Minor Arterial to an “A” Minor Arterial Reliever. This route provides important north-south continuity within the area to more urbanized metro areas to the south. In addition, County Road 116 is proposed to be extended as an overpass from Territorial Road to County Road 13. This overpass will play a similar role to County Road 117 in terms of providing local traffic circulation without congesting the busy interchange areas. County road 117 (CounTy roaD 19 To CounTy roaD 116) Currently, this route is a “B” Minor Arterial. This route helps provide east-west continuity in the area. This route provides connectivity into Wright County and through an extension to the east across I-94 will provide connectivity to County Road 81 and industrial/commercial areas along County Road 81. Therefore, this section of County Road 117 is recommended to be classified as an “A” Minor Arterial Connector due to its connectivity, spacing from County Road 30 and connection to other proposed north-south minor arterials such as County Road 116 and County Road 101. 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 456710 456750 456719 456730 4567116 4567101 4567117 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake 8,200 2,520 11,900 14,800 610 12,0001,6602,2001,000480 4,600 4,000 3,360 4,70020,000 1,0 7 0 4, 2 0 0 8,9 0 0 600 7, 6 0 0 12 , 0 0 0 8, 5 0 0 1, 0 0 0 69 0 34 0 1, 2 0 0 45 0 9, 4 0 0 11 , 7 0 0 12 , 6 0 0 16 , 2 0 0 11 , 1 0 0 8, 8 0 0 4,800 3,400 3,000 Co u n t y R o a d 1 1 6 Duffney Dr D St 81stPlN V a lle y V ie w Rd Hackamore Rd Oakdale Dr BridleP a t h Carriage Way J e f f re y Ln G St Abilene Ln Ma p l e Ln HillsideDr HuntersRdg County Road 30 Br o c k t o n L n N 75th Ave N Heat her Ln Schutte Farm R d Pion e e r T r l Hidden Ponds Dr Trail Haven Rd 109th Ave N County Roa d 1 0 C h e r r y Ln Horseshoe Trl Ro b e r t L n ParkTrail Rd H o r s e s h o e BendDr RushC r e e k Blvd Rush Creek Dr Coun t y R o a d 5 0 Larsen Rd Wil l o w D r C S t Hunter Rd Co u n t y R o a d 1 9 JulieAnnDr Ja c kie Ln Corc o ranTrl W Homestead Trl Ma p l e H i l l R d Corcoran Trl E Ca i n R d T r a il L n Ro l l i n g H i l l s R d S u n d a n c e Rd Country Rd 66thAveN Mo h a w k D r Wagon Wheel Ln Larkin Rd PatrickPl 70thAveN E a gle Rid g e Rd Lily PondLn Darrell Ln Fo x l i n e D r Ga r d e n Ln Oswald FarmRd Strehler Rd Cain Pl Sn y d e r Rd 65 t h Pl N Dassel Ln Old S e ttle rs R d Ka l k Road Ext County Ro a d 11 7 Tri den RidgeCir StiegRd Be c h t o l d R d W i nd mi ll D r Ka l k R d Schutte Rd RushMeadowL nCo un t ry Hills Dr Meister Rd F ox Va lle y Dr M y s t iqu e Dr Hage Dr 93rd Ave N Schutte Pl SunnyHill Ln Bra nd yw ine Rd Ch isholm T r l Tessmer Rd Crow Hassan Park Rd Bl u e B o n n e t D r M e a d o w CreekDr HighBluffLn Winchester Trl JubertLn R u s h C r eek RushCreek SouthFork Ru s h C r eek Sou th F o rkRushCreek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\2040 ADT.mxdDate: 1/8/2019 Time: 7:02:45 AM User: ShuJC0243 Municipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-62040 Average DailyTraffic Volumes (AADT) 11,230 2040 AADT Forecasts Source:2040 Annual Average Daily Traffic Volumes (Metropolitan Council) 88 293 County road 30 extension (CounTy roaD 19 To The wesT sTuDy area BounDary) Currently, County Road 30 is designated as an “A” Minor Arterial Connector from I-94 to County Road 19. The future local system plan identified a continuation of this route to the west into Wright County. This route is anticipated to be the main east-west mobility corridor as it serves Corcoran, Rogers as well as traffic from Wright County through a future crossing of the Crow River. At I-94, County Road 30 is planned to be realigned in the future to connect as the western leg of the I-94/TH 610 interchange. Due to the importance of this route as a mobility corridor, it is recommended by the study to be classified as an “A” Minor Arterial Expander. Map 6-7 shows the future 2040 functional classification of roadways. Map 6-7: 2040 Roadway Functional Classification (See page 103 for large size map.) roadWay caPacity analySiS The projected future roadway network was analyzed at a planning level using year 2040 volume projections. No improvements were assumed to the roadway network, with the exception of TH 55. TH 55 was analyzed as a 4-lane segment with left and right turn lanes. It can be seen from these results that improvements may be necessary at some locations to avoid undesirable levels of service. Improvements such as adding left and right turn lanes at major intersections will improve the overall level of service for roadway sections by decreasing delays and improving traffic flow. Corcoran will continue to monitor traffic operations and pursue improvements at locations when necessary to provide acceptable levels of service. Roadway capacities for 2040 for selected roadway segments as shown in Table 6-4. taBle 6-4: 2040 Planning los Segment From - To Los Cty Rd 116 Entire segment in Corcoran E Cty Rd 101 Entire segment bordering Corcoran D Cty Rd 10/Cty Rd 50 Commerce Street to Cty Rd 101 E Cty Rd 30 Cain Road – Cty Rd 101 E Cty Rd 30 Cty Rd 19 – Cain Road D Cty Rd 117 West City Boundary – Cty Rd 116 B Cty Rd 19 Cty Rd 50 – Cty Rd 117 E Cty Rd 50 Cty Rd 19 – Cty Rd 10 C 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 1 0 Horseshoe Trl C oun ty 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Blu 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 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake R u s h C re e k RushCreek South F o r k Rush Creek S outh F orkRush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\2040 Roadway Funtional Classification.mxdDate: 1/30/2019 Time: 2:01:05 PM User: shujc0243 Principal ArterialA Minor RelieverA Minor ExpanderProposed A Minor ExpanderA Minor ConnectorProposed A Minor ConnectorMajor CollectorProposed Major CollectorMinor CollectorProposed Minor CollectorMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-72040 Roadway Functional Classification Table 6-5 shows the existing and future number of lanes for selected roadway segments. taBle 6-5: numBer of lanes Segment From-To Existing Future TH 55 Entire segment in Corcoran 2 2 CR 116 Entire segment in Corcoran 2 2 CSAH 19 Entire segment in Corcoran 2 2 CSAH 30 Entire segment in Corcoran 2 4 CSAH 50 Entire segment in Corcoran 2 2 CSAH 101 Entire segment in Corcoran 2 2 The Hennepin County Transportation Systems Plan (HC-TSP) also identifies County Road 116, County Road 30, and County Road 101 as having possible/probable congestion in 2040. As development occurs within the City, area roadways should be monitored to address congestion issues before it becomes significant. Hennepin County has identified improvements that were used in their Base 2040 Roadway Network. This itemized list of improvements includes projects that are anticipated to be implemented by 2040 due to their inclusion in CIP’s, the Transportation Improvement Plan (TIP) or some action that makes the improvement likely. Improvements identified by the County that would affect Corcoran are identified in Table 6-6. taBle 6-6: hennePin County – Base 2040 roadWay netWork imProvements Roadway Termini City MnDOT Trunk Highway 101 Conversion to limited access – north segment Rogers Hennepin County County Road 101 Reconstruct and add lanes with Laurel Creek Rogers County Road 116 Fletcher Bypass – extension to County Road 81 Rogers The County also identified Optional 2030 Roadway Network Improvements. This roadway network incorporates some roadway elements that have been proposed by this and other studies and are still under evaluation. Table 6-7 identifies improvements that may impact Corcoran. taBle 6-7: hennePin County – oPtional 2030 roadWay netWork imProvements Roadway Termini City MnDOT I-94 / Brockton Lane New directional interchange Rogers Hennepin County County Road 30 New Crow River Bridge to Wright Co Cty Rd 144 Greenfield Additional traffic studies will be needed prior to implementing any roadway improvements to ensure proper planning. 89 294 90 295 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek Sout h Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Existing Roadway Jurisdiction.mxd Date: 1/7/2019 Time: 3:42:48 PM User: ShuJC0243 State HighwayCounty State Aid Highway (CSAH)County RoadMunicipal State Aid Street (MSAS)Municipal StreetMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-1Existing Roadway Jurisdiction Source:Existing Roadway Jurisdiction (MN DOT) 91 296 92 297 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Settle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek Sout h Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Existing Roadway Funtional Classification.mxd Date: 1/8/2019 Time: 6:37:13 AM User: ShuJC0243 Principal ArterialA Minor ExpanderA Minor ConnectorOther ArterialMajor CollectorMinor CollectorMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-2Existing Roadway Functional Classification Source:Existing Roadway Functional Classifictaion (Metropolitan Council) 93 298 94 299 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek Sou th F o r kRush Creek RushCreek 778 779 780 781 782 783 784 785786 787 788789 790 871 872 875 897 898 899 900901 902 909 911 913 914 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Traffic Analysis Zones.mxd Date: 1/8/2019 Time: 6:39:27 AM User: ShuJC0243 Traffic Analysis ZonesMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-3Traffic Analysis Zones Source:Traffic Analysis Zones (Metropolitan Council) 95 300 96 301 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 456710 456750 456719 456730 4567116 4567101 4567117 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake 15,600 6, 6 0 0 6, 3 0 0 5, 9 0 0 8, 9 0 0 9, 3 0 0 7, 3 0 0 7, 3 0 0 6,200 9, 6 0 0 9, 6 0 0 6, 6 0 0 1,450 2,200 2,8003,050 3,050 2,400 5,900 2,30 0 8,600 10,700 6, 6 0 0 6, 3 0 0 5, 2 0 0 2, 7 0 0 6, 4 0 0 4, 5 5 0 2,150 2,400 1,600 1,100 1,200 175 285 290 57 0 225 480 8301,050 21 5 25 0 16 0 23 5 45 5 39 5 37 0 51 0 3,150 99 0 690 1, 4 0 0 1,500 Co u n t y R o a d 1 1 6 Duffney Dr D St 81st P l N V a l l e y V i e w Rd Hackamore Rd Oakdale Dr B r i d l e P a t h J e f f r e y L n G S t Abilene Ln Ma p l e Ln Hills ide Dr Hunters Rdg Steeple C hase L n County Road 30 Br o c k t o n L n N 75th Ave N He a t h e r Ln Sc hu t t e Farm R d Pio n e e r T r l Hidden P onds Dr Tr a i l H a v e n R d 109th Ave N County Ro a d 1 0 C h e r r y Ln Horseshoe Trl Ro b e r t L n Park Trail Rd H o r s e s h o e Bend D r Rush C r e e k Blvd Rush Cre e k Dr Co u n t y R o a d 5 0 Larsen Rd Gleason P k w y Wi l l o w D r C S t Hunter Rd Co u n t y R o a d 1 9 Julie Ann Dr J a c k i e Ln C orc o ra n Trl W Homestead Trl Ma p l e H i l l R d Co rc o ra n T r l E Ca i n R d T r a i l L n Ro l l i n g H i l l s R d Eb e r t Rd S u n d a n c e Rd Country Rd Mo h a w k D r Wagon Wheel Ln Larkin Rd PatrickPl 70thAveN E a gl e R i d g e Rd Lily Pond Ln Darrell Ln Fo x l i n e D r Ga r d e n Ln Oswald FarmRd Strehler Rd C ain Pl Sn y d e r Rd 6 5 t h Pl N Dassel Ln O ld S e t tl e r s R d Ka l k Road Ext County R o a d 1 1 7 Tr i den RidgeCir Stie g R d Be c h t o l d R d W i n d m i l l D r Ka l k R d Schutte Rd RushMeadowL n C o u n t r y Hills D r Meister Rd F o x V a l le y Dr M y s t iqu e Dr H a g e Dr 93rd Ave N Sc hut t e P l S u n n yHill Ln B r a n d y w i n e Rd Ch isholm T r l Tessmer Rd Crow Hassan Park Rd Bl u e B o n n e t D r M e a d o w Creek Dr HighBluffLn Winc hes t er Trl JubertLn R u s h C re e k RushCreek SouthFor k R u s h C r e e k Sou th F o r kRush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Existing ADT.mxd Date: 1/8/2019 Time: 6:55:00 AM User: ShuJC0243 Municipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-4Existing Annual AverageDaily Traffic Volumes (AADT) andHeavy Commercial AnnualAverage Daily Traffic (HCAADT) Source:Existing Annual Average Daily Traffic Volumes(MN DOT, Hennepin County)Existing Heavy Commercial Annual Average Daily Traffic Volume(MN DOT, Hennepin County) 2015 Trunk Highway AADT Volumes 2015 County Road AADT Volumes 2014 Local Street AADT Volumes 1,230 1,230 1,230 1,230 2017 HCAADT Volumes 97 302 98 303 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd 456710 456750 456719 456730 4567116 4567101 4567117 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake CSAH 10/Larkin Rd/ Maple Hill Rd Intersection CSAH 10 Realignment Proposed CR10 Realignment Potential CR10 Turn Back Potential Functional Classification or Funding Designation Changes Potential Functional Classification or Funding Designation Changes CASH 117 Extension - Rogers Potential I-94/Brockton Interchange CSAH 10/116 Intersection R u s h C r e e k RushCreek South F o r k R u sh Creek Sout h Fork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Trans Issues.mxd Date: 1/8/2019 Time: 6:49:54 AM User: ShuJC0243 Municipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-5Transportation Issue Areas 99 304 100 305 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 456710 456750 456719 456730 4567116 4567101 4567117 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake 8,200 2,520 11,900 14,800 610 12,0001,6602,2001,000480 4,600 4,000 3,360 4,70020,000 1,0 7 0 4, 2 0 0 8,9 0 0 600 7, 6 0 0 12 , 0 0 0 8, 5 0 0 1, 0 0 0 69 0 34 0 1, 2 0 0 45 0 9, 4 0 0 11 , 7 0 0 12 , 6 0 0 16 , 2 0 0 11 , 1 0 0 8, 8 0 0 4,800 3,400 3,000 Co u n t y R o a d 1 1 6 Duffney Dr D St 81st P l N V a l l e y V i e w Rd Hackamore Rd Oakdale Dr B ridleP a t h Carr iage Way J e f f r e y L n G S t Abilene Ln Ma p l e Ln Hills ide Dr Hunters Rdg County Road 30 Br o c k t o n L n N 75th Ave N He a t h e r Ln Sc hu t t e Farm R d Pio n e e r T r l Hidden P onds Dr Trail Haven Rd 109th Ave N County Ro a d 1 0 C h e r r y Ln Horseshoe Trl Ro b e r t L n Park Trail Rd H o r s e s h o e Bend D r Rush C r e e k Blvd Rush Cre e k Dr Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r C S t Hunter Rd Co u n t y R o a d 1 9 Julie Ann Dr J a c k i e Ln C orc o ra n Trl W Homestead Trl Ma p l e H i l l R d Co rc o ra n T r l E Ca i n R d T r a i l L n Ro l l i n g H i l l s R d S u n d a n c e Rd Country Rd 66thAveN Mo h a w k D r Wagon Wheel Ln Larkin Rd PatrickPl 70thAveN E a gl e R i d g e Rd Lily Pond Ln Darrell Ln Fo x l i n e D r Ga r d e n Ln Oswald FarmRd Strehler Rd C ain Pl Sn y d e r Rd 6 5 t h Pl N Dassel Ln O ld S e t tl e r s R d Ka l k Road Ext County R o a d 1 1 7 Tr i den RidgeCir StiegRd Be c h t o l d R d W i n d m i l l D r Ka l k R d Schutte Rd RushMeadowL n C o u n t r y Hills D r Meister Rd F o x V a l le y Dr M y s t iqu e Dr H a g e Dr 93rd Ave N Sc hut t e P l S u n n yHill Ln B r a n d y w i n e Rd Ch isholm T r l Tessmer Rd Crow Hassan Park Rd Bl u e B o n n e t D r M e a d o w Creek Dr HighBluffLn Winc hes t er Trl JubertLn R u s h C r e ek RushCreek SouthFor k R u s h C r e e k Sou th F o r kRush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\2040 ADT.mxd Date: 1/8/2019 Time: 7:02:45 AM User: ShuJC0243 Municipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-62040 Average DailyTraffic Volumes (AADT) 11,230 2040 AADT Forecasts Source:2040 Annual Average Daily Traffic Volumes (Metropolitan Council) 101 306 102 307 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl 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 Se ttler s R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake R u s h C r e e k RushCreek South F o r k R u sh Creek S outh F ork Rush Creek RushCreek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\2040 Roadway Funtional Classification.mxd Date: 1/30/2019 Time: 2:01:05 PM User: shujc0243 Principal ArterialA Minor RelieverA Minor ExpanderProposed A Minor ExpanderA Minor ConnectorProposed A Minor ConnectorMajor CollectorProposed Major CollectorMinor CollectorProposed Minor CollectorMunicipal BoundaryParcel BoundariesStreamsLake/Open Water Map 6-72040 Roadway Functional Classification 103 308 104 309 CHAPTER 7: WASTEWATER goals anD PoliCes 107 MeTroPoliTan CounCil inTerCePTor ConneCTions 107 foreCasTs 108 Trunk saniTary sewer sysTeM Design 108 lanD use 108 esTiMaTeD average wasTewaTer flow 108 Design flows 109 Trunk saniTary sewer sysTeM sizing 109 infilTraTion anD inflow (i/i) 109 inDiviDual sewage TreaTMenT sysTeMs (isTs) 110 inTerCoMMuniTy flow ConneCTions 110 CenTralizeD wasTewaTer TreaTMenT sysTeMs 110 figures 7-1 Peak flow faCTors 109 TaBles 7-1 CiTy-wiDe PoPulaTion, householD anD 108 eMPloyMenT foreCasTs 7-2 sewereD PoPulaTion, householD, anD 108 eMPloyMenT foreCasTs 7-3 average wasTewaTer flow ProJeCTions 108 7-4 average wasTewaTer flow ProJeCTions By MDs ConneCTion 108 7-5 sysTeM Design wasTewaTer uniT 109 flow raTes 7-6 infilTraTion anD inflow goal 110 MaPs 7-1 exisTing saniTary sewer sysTeM 113 7-2 ProPoseD Trunk saniTary sewer sysTeM norTheasT DisTriCT 115 7-3 ProPoseD Trunk saniTary sewer sysTeM souTheasT DisTriCT 117 7-4 ProPoseD Trunk saniTary 119 sewer sysTeM souThwesT DisTriCT 7-5 suBsurfaCe sewage TreaTMenT sysTeMs 121 105 310 106 311 On May 28, 2014, the Metropolitan Council adopted an updated 2040 Water Resources Policy Plan (WRPP). The 2040 WRPP includes the metropolitan wastewater system plan with which local comprehensive plans must conform. The intent of this chapter is to describe Corcoran’s existing and proposed ultimate wastewater collection and disposal system and to demonstrate Corcoran’s conformance with Metropolitan Council wastewater system planning, providing specific information needed to meet the 2040 WRPP requirements. Metropolitan Council’s Environmental Services Division (MCES) operates the Metropolitan Disposal System (MDS) that will ultimately provide wastewater service to the sewered portions of Corcoran. The MDS includes interceptor sewers, lift stations, forcemain, wastewater treatment plants, and other features necessary for the Metropolitan Council to operate a regional wastewater collection and treatment system. Corcoran currently has 2 connections to the MDS, 1 that is currently in use in the SE District and 1 that was recently constructed to the NE District that has not yet been utilized by the City. This section provides Corcoran’s projections for wastewater flow increases that Metropolitan Council can use for regional wastewater planning purposes, including whether capacity upgrades will be needed at the Metropolitan Wastewater Treatment Plant (WWTP). The updated wastewater section reflects updated land use plans from what was envisioned in the City’s 2030 Comprehensive Plan. goals and PoliCies Goal 1: Construct the system including trunk and local collectors as development takes place within the City. Policy 1: Require developers to construct a system in a size and manner to support future needs of the system. Policy 2: Extend the system to adjacent properties as development takes place. Goal 2: Operate in an efficient and sanitary manner to protect public health, safety and welfare, to safeguard municpal finances, and to support development and economic vitality within the community. Policy 1: Implement preventative maintenance programs to protect and sustain the system. Policy 2: Restrict the installation and use of individual sewage treatment systems when necessary or appropriate. metroPolitan CounCil interCePtor ConneCtions Metropolitan Council has identified 3 connections to the MDS, 2 existing connections via the Elm Creek Interceptor and 1 future connection via the Maple Plain Interceptor. Corcoran’s planned service areas to each of the MDS connections are as follows: • Southwest (SW) Corcoran Connection at Node SW-5 This connection will serve SW Corcoran. The method and timing of regional wastewater service to SW Corcoran will be determined through future study. The Metropolitan Council’s 2040 WRPP indicates wastewater treatment at the Blue Lake WWTP but this could change with future study. • Southeast (SE) Corcoran Connection at MCES Regional Lift Station L-80 This connection will serve the eastern portion of SE Corcoran via the South Corcoran Extension of the Elm Creek Interceptor. Construction of the gravity sewer (15-inch) portion of the extension has been completed to the Corcoran border at County Road 10, and the L-80 lift station will begin operation in early 2019. With the 2017 connection of the downtown area, until the L-80 lift station is operational, the MCES is implementing temporary wastewater pumping/hauling (i.e., this wastewater is allowed to accumulate in the City’s 15-inch gravity sewer upstream of a plug installed near Node SE-22). • Northeast (NE) Corcoran Connection at Node NE-18 (MCES Meter Station M310) This connection will serve NE Corcoran (and eventually also the western portion of SE Corcoran via diversion of wastewater to NE Corcoran). Construction of this meter station at the very NE corner of Corcoran was recently completed by MCES, providing access to the Rogers/Northeast Corcoran Leg of the Elm Creek Interceptor. The City initiated construction of the first trunk sewer connecting to this MCES Interceptor in December 2018, and anticipates substantial completion in July 2019. Corcoran only has two liftstations, the downtown lift station and the the Ravinia (County Road 101) lift station. These lift stations have capacities of 185 and 550 gpm, respectively, both of which are operating with current wastewater flows that are far below capacity. Corcoran’s existing sanitary sewer is shown on Map 7-1. Map 7-1: Existing Sanitary Sewer (See page 113 for large size map.) Corcoran’s proposed trunk sanitary sewer system and the 3 proposed connection points to the MDS are identified on Maps 7-2 through 7-4. There is potential for expansion as the City continues to grow allowing for system capacity increases. Actual growth rates will generally affect only the timing of trunk sewer construction and not the design of the system, i.e., an ultimate trunk system based on full development of the depicted service areas has been designed. Map 7-2: Proposed Trunk Sanitary Sewer System -- NE District (See page 115 for large size map.) WASTEWATER ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H!H !H !H !H !H !H Ci t y o f M a p l e G r o v e City of Rogers DuffneyDr County Road10 Hillside Dr Hunters Rd g Co u n t y R o a d 1 1 6 Schutte Farm R d Hid d e n PondsDr Cherry Ln Robert Ln County Road 30 J a c kie Ln Ca i n R d Schutte L n Eb e r t R d Country Rd PatrickPl Lily PondLn Darrell Ln OswaldFarm Rd Oakdale Dr Dassel Ln Stieg R d Shannon L n Sc hutt e Rd Rush MeadowLn Mystique Dr 93rd Ave N S un ny Hill L n Br a n d y w i n e R d RushCreek SouthForkRushCreek S o u t h ForkRush Creek NE-M NE-S NE-C NE-A NE-B NE-D NE-G NE-H NE-L NE-E NE-JNE-I NE-F NE-N NE-T NE-K NE-R NE-V NE-U NE-O NE-Q NE-W NE-P SE-AP SE-AQ SE-AF 15' ' 30 ' ' 8' ' 8'' 30 ' ' 30'' 15 ' ' 30 ' ' 3 0 ' ' 1 0 ' ' 8' ' 10 ' ' 10'' 12 ' ' 15 ' ' 30'' 30 ' ' 12''15'' 6' ' 30'' 30 ' ' 30 ' ' NE-1 NE-2 NE-3 NE-4 NE-5 NE-6 NE-7 NE-8 NE-9 NE-10 NE-11 NE-12 NE-13(LS) NE-14 NE-15 NE-16 NE-17 NE-18 ElmCreek Interceptor NE-19 NE-20 NE-21 NE-22 NE-23 456710 456730 2040 COMPREHENSIVE PLAN 1,500 0 1,500750 Feet ± Path: L:\2294\100\2040CompPlan\NE Proposed Trunk Sanitary Sewer_LS.mxdDate: 1/8/2019 Time: 7:15:58 AM User: ShuJC0243 !Proposed Gravity !Proposed Gravity (Lateral)Proposed Forcemain !H Sewer Nodes (LS) = Lift StationSewer SubdistrictsMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 7-2Proposed Trunk SanitarySewer System - NE District #* $ $ $ $ $$ $ $$$$$$$$$$$$ $ $ $ $ $ $$ $ $ $ $ $$ $$ $ $ $ $ $$ $ $ $ $$ $ $ $$ $ $ $ $$ $ $$ $ $ $ $$ $ $ $$$ $ $ $ $$ $ $$$$$ $ $$ $$$ $ $ $ $ $ $$$ $ $ $$ $ $$ $ $$ $$ $ $ $$ $$ $ $ $ $ #* #* $ $ $ $ $$ $ $ $ Future (2018) MCESL-80 Liftstation Ci t y o f M a p l e G r o v e City of Medina CookLake Co u n t y R o a d 1 1 6 Bridle Pa t h AbileneLn Larkin Rd CountyRoad10 Horseshoe Trl County Road 50 Gleason Pkwy Hu n t e r R d Ma p l e H i l l R d Old S e t t l e r s R d Bl u e B o n n e t D r LS-1 LS-2 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 12 8 8 8 8 15 8 8 8 8 8 8 8 8 18 8 8 15 8 8 8 15 8 8 15 8 8 15 8 6 15 15 6 6 4 12 456710 456750 2040 COMPREHENSIVE PLAN 1,200 0 1,200600 Feet ± Path: L:\2294\100\2040CompPlan\Existing Sanitary Sewer System.mxdDate: 1/8/2019 Time: 7:14:24 AM User: ShuJC0243 $Gravity SewerForcemain #*Lift StationMCES Forcemain #*MCES Lift StationMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 7-1Existing Sanitary Sewer System 107 312 Map 7-3: Proposed Trunk Sanitary Sewer System -- SE District (See page 117 for large size map.) Map 7-4: Proposed Trunk Sanitary Sewer System -- SW District (See page 119 for large size map.) foreCasts The Metropolitan Council requires municipalities to include adopted forecasts for population, households, and employment in 10-year increments to 2040. Table 7-1 presents Metropolitan Council city-wide forecasts for Corcoran, as provided in Corcoran’s System Statement issued by the Metropolitan Council in September 2015. taBle 7-1: City-Wide PoPulation, household, and emPloyment foreCasts Year Total Population Total Households Total Employment 20101 5,379 1,867 1,093 2020 6,700 2,500 1,700 2030 8,900 3,570 2,010 2040 11,300 4,700 2,300 1 Actual Table 7-2 presents Metropolitan Council forecasts for sewered population, households, and employees for the City of Corcoran. Based on discussions between the Metropolitan Council and Corcoran in December 2018, forecasts were revised from numbers initially provided in the Corcoran Local Planning Handbook. taBle 7-2: seWered PoPulation, household, and emPloyment foreCasts Year Sewered Population Sewered Households Sewered Employment Unsewered Households2 20101 0 0 8 1,867 2020 1,550 580 1,020 1,920 2030 4,280 1,720 1,500 1,850 2040 7,650 3,190 1,840 1,510 1 Actual 2 Households served by individual sewage treatment systems. In addition to the forecasts in the preceding Tables 7-1 and 7-2, Metropolitan Council also requires cities to provide projected average wastewater flows through 2040. The Metropolitan Council uses these forecasts to plan all future interceptors and wastewater treatment work needed to provide adequate service. Table 7-3 presents average wastewater flow projections for Corcoran. The flow projections are based on the Metropolitan Council’s December 2018 revised forecasts provided in Table 7-2, using 60 gallons per day per sewered resident and 15 gallons per day per sewered employee (these values are utilized for new development). taBle 7-3: average WasteWater floW ProjeCtions Year Average Wastewater Flow Projections (MGD) 2010 0.00 2020 0.11 2030 0.28 2040 0.49 Table 7-4 presents the average wastewater flow projections identified in Table 7-3, split by connection point to the MDS, and with the corresponding MCES wastewater treatment plant (WWTP) location shown for reference. The locations of these connection points are identified on Maps 7-2 through 7-4. The projections for the Blue Lake WWTP southwestwest Corcoran was provided in the Metropolitan Council’s 2040 WRPP. The projections for the Metropolitan WWTP (southeast and northeast Corcoran combined) are essentially the Metropolitan Council’s December 2018 revised forecasts. The additional breakdown between southeast and northeast Corcoran reflects the City’s anticipated split between these 2 areas. taBle 7-4: average WasteWater floW ProjeCtions By mds ConneCtion Year SW Connection (MGD) SE Connection (MGD) NE Connection (MGD) Total Projected Average Flow (MGD) Blue Lake WWTP Metropolitan WWTP Metropolitan WWTP 2010 0.00 0.00 0.00 0.00 2020 0.00 0.09 0.02 0.11 2030 0.00 0.20 0.08 0.28 2040 0.00 0.34 0.15 0.49 The total number of sewered households projected in 2040 is anticipated to be split into 2,210 households in SE Corcoran (which discharges to the South Corcoran Extension of the Elm Creek Interceptor) and 980 households in NE Corcoran (which discharges into the Rogers/Northeast Corcoran Leg of the Elm Creek Interceptor), which corresponds to sewered populations of 5,310 and 2,340, respectively. the projected 2040 sewered employment is anticipated to be split into 1,280 employees in SE Corcoran and 560 employees in NE Corcoran. trunk sanitary seWer system design land uSE Corcoran’s 2040 Land Use Plan serves as the basis for the development of the City’s trunk sanitary sewer system by estimating volumes of wastewater generated by each land use type. Detailed descriptions of the various land uses including density ranges can be found in the land use chapter. Appendix A presents Corcoran’s 2040 land use information split by sewer sub-district within the sewered portions of the City. Corcoran’s sewer sub-district boundaries are shown on Maps 7-2 through 7-4. EStimatEd avEragE WaStEWatEr floWS Municipal wastewater is made up of a mixture of domestic sewage, commercial and industrial wastes, groundwater infiltration, and sometimes surface water inflows. With proper design and construction, groundwater infiltration and surface water inflows, commonly referred to as infiltration/ inflow (I/I), can be minimized. However, while Corcoran intends to minimize I/I into the trunk system, to be conservative a small amount of I/I (reflecting estimated I/I contributions into a new trunk sanitary sewer system) is included in the analysis and design of Corcoran’s trunk sewer system to provide an appropriate level of service to Corcoran. ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !! ! !H !H !H !H !H !H !H !H City of Medina Wastewater connection point will be evaluatedduring the Crow River WWTP Study. Ci t y o f Gr e e n f i e l d City of Medina ScottLake JubertLake Horseshoe Trl Co u n t y R o a d 1 9 Pio n e e r T r l H o rs e s h o e Bend Dr Chestnut Dr Rolling Hills Rd Kimberly L n Wagon Wheel Ln County Road 50 65th Pl N Homestead Trl Wi n c h e s t e r T r l JubertLn SW-A SE-AG SW-K SW-J SW-I SW-L SW-F SW-G SW-D SW-E SW-C SW-B SW-H SW-1 SW-2 SW-3 SW-4 SW-5(LS) SW-6 SW-7(LS) SW-8 The method and timing ofregional wastewater service tobe determined through future study. 2 4 ' ' 8" 18 " 12" 12"15" 8'' 456719 456750 2040 COMPREHENSIVE PLAN 1,100 0 1,100550 Feet ± Path: L:\2294\100\2040CompPlan\SW Proposed Trunk Sanitary Sewer.mxdDate: 8/7/2019 Time: 8:15:33 AM User: ShuJC0243 !Proposed Gravity !Proposed Gravity (Lateral)Proposed Forcemain !H Sewer Nodes (LS) = Lift StationSewer SubdistrictsMunicipal Boundary2040 MUSAFuture MUSA Expansion Area ! ! ! !Future Study AreaParcel BoundariesStreamsLake/Open Water Map 7-4Proposed Trunk SanitarySewer System - SW District ! ! ! ! ! ! !! !! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H!H !H !H !H !H!H !H !H !H !H !H !H !H !H !H !H !H !H!H #* Lift Station 2 and Existing Forcemain will not be neededin Proposed Condition Ci t y o f M a p l e G r o v e City of Medina MorinLake GooseLake Co u n t y R o a d 1 1 6 Horseshoe Trl Bridle Pat h Abilene Ln Homestead Trl C o u n t y R o a d 1 0 County Road 50 GleasonPkwy Wi l l o w D r Hunter Rd Corcoran T r l W Ma p l e H i l l R d Corcora nTrl E Mo h a w k D r Tr a i l H a v e n R d Larkin Rd Ca i n R d Old S e t tle r s R d Ka l k R d Meister Rd Schutte Pl St r e h l e r R d Bl u e B o n n e t D r South F o r k R u s h Cr eek SE-A SE-A SE-O SE-AO SE-AP SE-AQ SE-AT SE-ASSE-AR SE-D SE-K SE-M SE-C SE-I SE-H SE-B SE-F SE-E SE-G SE-N SE-T SE-L SE-S SE-J SE-R SE-Q SE-P SE-AM SE-V SE-ZSE-Y SE-U SE-X SE-W SE-AESE-AJ SE-AC SE-AB SE-AD SE-AASE-AK SE-AU SE-AV SE-AISE-AHSE-AG SE-AF SE-18 SE-36(LS) SE-37 SE-1 SE-2 SE-3 SE-4 SE-5 SE-6 SE-7SE-8 SE-9 SE-10 SE-11 SE-12 SE-13 SE-14 SE-15 SE-16 SE-17 SE-19 SE-20 SE-21 SE-22SE-23 SE-24 SE-25 SE-26 SE-27 SE-28 SE-29 SE-30 SE-31 SE-32 SE-33 SE-34(LS) ElmCreekInterceptor SE-35 MCESLift Station 8'' 1 2 ' ' 15'' 6'' 18 ' ' 8'' 18' ' 8'' 1 2 ' ' 8'' 15 ' ' 8'' 1 5 ' ' 10 ' ' 15 " 6' ' 8'' 15 " 10'' 18'' 18 ' ' 15'' 30'' 15' ' 18 ' ' 12" 10' ' 12 ' ' 15 ' ' 10 ' ' 8'' 12 ' ' (1 0 ' ' E q ) 30 ' ' 15 ' ' 12'' 15 " 15'' 1 0 ' ' 18'' 1 2 ' ' 8'' 456710 456750 2040 COMPREHENSIVE PLAN 1,800 0 1,800900 Feet ± Path: L:\2294\100\2040CompPlan\SE Proposed Trunk Sanitary Sewer.mxdDate: 1/15/2019 Time: 1:32:33 PM User: ShuJC0243 !Existing Gravity !Proposed Gravity !Proposed Gravity (Lateral)Existing ForcemainProposed ForcemainExisting MCES Forcemain(Interim Size Shown) #*MCES Lift Station !H Sewer Node (LS) = Lift StationSewer SubdistrictsMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 7-3Proposed Trunk SanitarySewer System - SE District 108 313 To estimate average wastewater flows generated within the various sewer sub-districts, unit flow rates (in gallons per acre per day) are multiplied by the acreage for each land use category as identified in Appendix A. The unit flow rates for designing Corcoran’s trunk system are presented in Table 7-5. Wetland, right-of-way, and other undevelopable areas will not generate any sewer flow. The average wastewater flows for each sewer sub-district are presented in Appendix A. taBle 7-5: system design WasteWater unit floW rates Land Use Type Unit Flow Rate (Gallons/Acre/Day) Ag Preserve 0 Business Park 1,000 Commercial 1,000 Existing Residential 270 High Density Residential 2,000 Light Industrial 1,000 Low Density Residential 750 Medium Density Residential 1,050 Mixed Residential 1,200 Mixed Use 1,500 Parks/Open Space 0 Public/Semi-Public 250 Rural/Ag Residential 0 Undevelopable 0 The calculation of average wastewater flow rates for use in Corcoran’s trunk sanitary sewer design conservatively estimates wastewater generation at the municipal level so that no City trunk is undersized for its projected sewer sub- district. The values in Table 7-5 reflect conservative unit rate assumptions, particularly for commercial and industrial land uses, that allow Corcoran’s trunk system to accommodate higher wastewater-generating land uses such as manufacturing without being undersized. The conservative approach to estimating flows allows the City to remain flexible in planning future development by allowing for the possibility of localized development of higher- intensity use while also protecting against potential sewer backups. dESign floWS Corcoran’s trunk sanitary sewer system must be capable of conveying the anticipated peak wastewater flow rate (peak hour). The peak wastewater flow rate, or design flow, is calculated by multiplying the average flow rate by a variable peak flow multiplier, called the Peak Flow Factor (PFF). The PFF can generally be described as inversely proportional to the average flow rate (as the average wastewater flows increase, the applied PFF decreases). The PFF values applied in this study are shown in the following graphic as a curve and in tabular form. These values are generally conservative and widely used throughout the state for municipal sewer planning. The PFF values include a standard allowance for I/I, which is typical of new sanitary sewer construction as well as properly operating existing sewers. The first step in estimating Corcoran’s design flows involves designating each sewer sub-district to drain to a specific sewer node, generally the nearest down-gradient sewer node, within Corcoran’s proposed trunk sanitary sewer system. To calculate the design flows in the system, the total average flow to each sewer node is multiplied by the corresponding PFF. Calculation of design flows for Corcoran is summarized in Appendix A. Maps 7-2 through 7-4 identify the sewer sub-districts and sewer nodes included as part of the larger trunk sewer system. For the purposes of this narrative, a sewer node is identified within a trunk sewer system at the following locations: • Upstream end of a trunk (generally considered 10” and larger) sewer pipe • Trunk sewer junction points (nodes) • Trunk sewer pipe size changes • Lift stations For lift stations, a node is identified as a lift station when the entire wastewater flow reaching that lift station will pass through the lift station. However, there will also likely be a few isolated, small lift stations that are required to serve smaller portions of some sewer subdistricts, rather than attempting to deepen long lengths of trunk sewer to provide gravity service to such small areas. Locations for this type of small lift station are not identified on Maps 7-2 through 7-4 or in Appendix A. trunk Sanitary SEWEr SyStEm Sizing Corcoran’s trunk sanitary sewer system layout is identified on Maps 7-2 through 7-4. The pipe sizing for Corcoran’s trunk sewer system is based on several parameters including system design flows, trunk sewer length, and trunk sewer grade. Based on the trunk system layout on Maps 7-2 through 7-4, the trunk sewer length between sewer nodes is determined (the “straight-line” length is generally increased somewhat to allow for the longer, “meandering length” that will typically result from following the actual street locations). The trunk sewer grade is determined based on the minimum sewer depth at each sewer node necessary to provide service to the contributing sewer sub-district(s). The design flows calculated in Appendix A indicate the minimum conveyance capacity that must be provided in the trunk sanitary sewer system between 2 given sewer nodes. With all these design parameters in place, the trunk sewer pipe diameter between 2 sewer nodes is calculated. Corcoran’s trunk sanitary sewer system design calculations are presented in Appendix A. The system design presented in this Comprehensive Plan supersedes the trunk sanitary sewer system design information presented in Corcoran’s 2030 Comprehensive Plan. The wastewater flow projections in this Chapter, when combined with the sewer maps Maps 7-2 through 7-4 and design information contained in Appendix A, provide Metropolitan Council with Corcoran’s wastewater generation and trunk sewer design information as required in the 2040 WRPP. infiltration and infloW (i/i) The Metropolitan Council’s 2040 Water Resources Policy Plan (WRPP) states that the Metropolitan Council will establish I/I goals for all communities discharging wastewater to the MDS. As presented in the 2040 WRPP (Table A-2 thereof), I/I mitigation goals are determined by establishing the allowable peak flow rate, and are approximately equal to the previously-presented PFF values divided by 0.85. Communities that are identified as needing to eliminate excess I/I will be required to submit a work plan that details work activities to identify and eliminate sources of I/I. The Metropolitan Council can limit increases in service within those communities having excess I/I that do not demonstrate progress in reducing their excess I/I. The Metropolitan Council has not identified Corcoran as a community with observed excess I/I. Figure 7-1: Peak Flows 109 314 With Corcoran now beginning to utilize connections to the MDS, a primary wastewater system goal of Corcoran and the Metropolitan Council is the limitation of clear water inflow into wastewater collection systems. Based on the guidance in the Metropolitan Council’s 2040 WRPP and the projected average wastewater flows in Table 7-3, Corcoran’s corresponding I/I goals are presented in Table 7-6. 1Projections include both system design flow and I/I flow components. The allowable peak hourly flow rate projections presented in Table 7-6 are not allotments and can be modified by Corcoran through its regular Comprehensive Plan Update or Comprehensive Plan Amendments. It should be noted that the peak flow rates provided in Appendix A do not represent actual metered peak flows and therefore should not be confused with the City’s I/I goal in Table 7-6. Metropolitan Council will determine compliance with the City’s I/I goal based on actual metered flow data at each connection to the MDS. To limit the amount of I/I into Corcoran’s future trunk sanitary sewer system, the City has enacted an ordinance prohibiting connections such as surface water and sump pump connections to the trunk sanitary sewer system as referenced in Appendix E. The City I/I implementation activities underway include televising, jetting, flow monitoring and lift station data analysis. Flow monitoring of City lift stations will occur along with monitoring data available from L80 and the NE metering station. Maple Hill Estates will connect in 2019 or 2020 and this connection will have a metering manhole for flow data collectiion. individual seWage treatment systems (ists) The majority of residences (approximately 1,900) are on ISTS in Corcoran. Hennepin County is the responsible authority for permitting and tracking the installation, operation, maintenance, and enforcement of all ISTS in Corcoran. Current Approach to ISTS: • ISTS are abandoned when the structure is connected to the MCES sewer system. • There are an estimated total of 1,900 ISTS in Corcoran which are shown on Map 7-5. The majority will remain in place, since they are outside the MUSA. • Corcoran’s role in managing ISTS for compliance involves cooperating with Hennepin County as the ISTS authority. • I/I from portions of the ISTS swere pipes that remain in service followign connection to municipal sewer will be evaluated as part of the flow monitoring discussed at the end of the previous I/I secton. Map 7-5: Unsewered Areas (See page 121 for large size map.) interCommunity floW ConneCtions Corcoran currently has no intercommunity flow connections to neighboring municipalities. CentraliZed WasteWater treatment systems Corcoran has a current ordinance regulating the siting, maintenance, and monitoring of centralized wastewater treatment systems. Section 940 of the Corcoran Code requires that proposed centralized wastewater treatment systems be compliant with MPCA standards, comply with all City requirements, and have no adverse impact on the environment or neighboring properties. Corcoran City Code also requires that a management plan identifying an annual schedule for maintenance, inspection, and monitoring of the centralized wastewater treatment system be provided to the City for approval. Currently, there is 1 centralized wastewater treatment system in Corcoran within the manufactured home park, Maple Hill Estates. This system is anticipated to be connected to the existing City sewer in 2019 (connection near node SE-24). Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl County 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 Settlers R d 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 re e k RushCreek South F o r k Rush Creek SouthFor kR ushCr eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\UnSewered Areas.mxdDate: 1/15/2019 Time: 1:28:46 PM User: ShuJC0243 !(Residential Properties SSTS(Approx. 1,624) ")Centralized Wastewater Treatment System !(Commercial and Industrial SSTS (Approx. 42)Municipal BoundaryStreamsLake/Open Water2040 MUSAFuture MUSA Expansion AreaParcel Boundaries Map 7-5Subsurface Sewage Treatment Systems Source:Approximate SSTS Locations (Metropolitan Council) taBle 7-6: infiltration and infloW goal Year Allowable Peak Hourly Flow Rate Projections1 (Mgd) 2010 0.00 2020 0.48 2030 1.20 2040 2.01 110 315 111 316 112 317 #* $ $ $ $ $ $ $ $$$$$$$ $$$$$ $ $ $ $ $ $$ $ $ $ $ $ $ $$ $ $ $ $ $$ $ $ $ $$ $ $ $$ $ $ $ $$ $ $$ $ $ $ $ $ $ $ $ $$ $ $ $ $$ $ $$$$$ $ $ $ $$$ $ $ $ $ $ $$$ $ $ $$ $ $$ $ $$ $$ $ $ $$ $$ $ $ $ $ #* #* $ $ $ $ $$ $ $ $ Future (2018) MCES L-80 Liftstation Ci t y o f M a p l e G r o v e City of Medina Cook Lake Co u n t y R o a d 1 1 6 Bridle P a t h Abilene Ln Larkin Rd CountyRoad10 Horseshoe Trl County Road 50 Gleason Pkwy Hu n t e r R d Ma p l e H i l l R d O l d S e t t l e r s R d Bl u e B o n n e t D r LS-1 LS-2 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 8 12 8 8 8 8 15 8 8 8 8 8 8 8 8 18 8 8 15 8 8 8 15 8 8 15 8 8 15 8 6 15 15 6 6 4 12 456710 456750 2040 COMPREHENSIVE PLAN 1,200 0 1,200600 Feet ± Path: L:\2294\100\2040CompPlan\Existing Sanitary Sewer System.mxd Date: 1/8/2019 Time: 7:14:24 AM User: ShuJC0243 $Gravity SewerForcemain #*Lift StationMCES Forcemain #*MCES Lift StationMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 7-1Existing Sanitary Sewer System 113 318 114 319 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H!H !H !H !H !H !H Ci t y o f M a p l e G r o v e City of Rogers DuffneyDr County Road 10 Hillside Dr Hunt ers R d g Co u n t y R o a d 1 1 6 Schutte Farm R d H i d d e n PondsDr C herry Ln Robert Ln C ount y Road 30 J a c k i e L n Ca i n R d Schutte L n Eb e r t R d Country Rd Pat ric k Pl Lily Pond Ln Darrell Ln Osw aldFarm Rd Oakdale Dr Dassel Ln Stie g R d Shannon L n S c hu t t e Rd Rush Meadow Ln My st ique Dr 93rd Ave N S u n n y Hill L n Br a n d y w i n e R d Rush Creek SouthForkRushCreek S o u t h ForkRush Creek NE-M NE-S NE-C NE-A NE-B NE-D NE-G NE-H NE-L NE-E NE-JNE-I NE-F NE-N NE-T NE-K NE-R NE-V NE-U NE-O NE-Q NE-W NE-P SE-AP SE-AQ SE-AF 15 ' ' 30 ' ' 8' ' 8'' 30 ' ' 30'' 15 ' ' 30 ' ' 3 0 ' ' 1 0 ' ' 8' ' 10 ' ' 10'' 12 ' ' 15 ' ' 30'' 30 ' ' 12''15'' 6' ' 30'' 30 ' ' 30 ' ' NE-1 NE-2 NE-3 NE-4 NE-5 NE-6 NE-7 NE-8 NE-9 NE-10 NE-11 NE-12 NE-13 (LS) NE-14 NE-15 NE-16 NE-17 NE-18 Elm Creek Interceptor NE-19 NE-20 NE-21 NE-22 NE-23 456710 456730 2040 COMPREHENSIVE PLAN 1,500 0 1,500750 Feet ± Path: L:\2294\100\2040CompPlan\NE Proposed Trunk Sanitary Sewer_LS.mxd Date: 1/8/2019 Time: 7:15:58 AM User: ShuJC0243 !Proposed Gravity !Proposed Gravity (Lateral)Proposed Forcemain !H Sewer Nodes (LS) = Lift StationSewer SubdistrictsMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 7-2Proposed Trunk SanitarySewer System - NE District 115 320 116 321 ! ! ! ! ! ! !! !! ! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H !H!H !H !H !H !H!H !H !H !H !H !H !H !H !H !H !H !H !H!H #* Lift Station 2 and Existing Forcemain will not be needed in Proposed Condition Ci t y o f M a p l e G r o v e City of Medina Morin Lake Goose Lake Co u n t y R o a d 1 1 6 Horseshoe Trl Brid l e P a t h Abilene Ln Homestead Trl C o u n t y R o a d 1 0 County Road 50 GleasonPkwy Wi l l o w D r Hunt er R d Corcoran T r l W Ma p l e H i l l R d Corcora n Trl E Mo h a w k D r Tr a i l H a v e n R d Larkin Rd Ca i n R d O ld S e t t l e r s R d Ka l k R d Meister Rd Schutte Pl St r e h l e r R d Bl u e B o n n e t D r S outh F o r k R u s h C r e e k SE-A SE-A SE-O SE-AO SE-AP SE-AQ SE-AT SE-ASSE-AR SE-D SE-K SE-M SE-C SE-I SE-H SE-B SE-F SE-E SE-G SE-N SE-T SE-L SE-S SE-J SE-R SE-Q SE-P SE-AM SE-V SE-ZSE-Y SE-U SE-X SE-W SE-AESE-AJ SE-AC SE-AB SE-AD SE-AASE-AK SE-AU SE-AV SE-AISE-AHSE-AG SE-AF SE-18 SE-36 (LS) SE-37 SE-1 SE-2 SE-3 SE-4 SE-5 SE-6 SE-7SE-8 SE-9 SE-10 SE-11 SE-12 SE-13 SE-14 SE-15 SE-16 SE-17 SE-19 SE-20 SE-21 SE-22SE-23 SE-24 SE-25 SE-26 SE-27 SE-28 SE-29 SE-30 SE-31 SE-32 SE-33 SE-34 (LS) Elm Creek Interceptor SE-35 MCES Lift Station 8'' 1 2 ' ' 15'' 6'' 18 ' ' 8'' 18 ' ' 8'' 1 2 ' ' 8'' 15 ' ' 8'' 1 5 ' ' 10 ' ' 15 " 6' ' 8'' 15 " 10'' 18'' 18 ' ' 15'' 30'' 15' ' 18 ' ' 12" 10'' 12 ' ' 1 5 ' ' 10 ' ' 8'' 12 ' ' (1 0 ' ' E q ) 30 ' ' 1 5 ' ' 12'' 15 " 15'' 1 0 ' ' 18'' 1 2 ' ' 8'' 456710 456750 2040 COMPREHENSIVE PLAN 1,800 0 1,800900 Feet ± Path: L:\2294\100\2040CompPlan\SE Proposed Trunk Sanitary Sewer.mxd Date: 1/15/2019 Time: 1:32:33 PM User: ShuJC0243 !Existing Gravity !Proposed Gravity !Proposed Gravity (Lateral)Existing ForcemainProposed ForcemainExisting MCES Forcemain(Interim Size Shown) #*MCES Lift Station !H Sewer Node (LS) = Lift StationSewer SubdistrictsMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 7-3Proposed Trunk SanitarySewer System - SE District 117 322 118 323 ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! !! ! !H !H !H !H !H !H !H !H City of Medina Wastewater connection point will be evaluated during the Crow River WWTP Study. Ci t y o f Gr e e n f i e l d City of Medina Scott Lake Jubert Lake Horseshoe Trl Co u n t y R o a d 1 9 Pio n e e r T r l H o rs e s h o e B e n d D r Che s t nut Dr Rolling Hills Rd Kimberly L n Wa g o n W he el L n County Road 50 65th Pl N Homestead Trl Wi n c h e s t e r T r l JubertLn SW-A SE-AG SW-K SW-J SW-I SW-L SW-F SW-G SW-D SW-E SW-C SW-B SW-H SW-1 SW-2 SW-3 SW-4 SW-5 (LS) SW-6 SW-7 (LS) SW-8 The method and timing of regional wastewater service to be determined through future study. 2 4 ' ' 8" 18 " 12" 12"15" 8'' 456719 456750 2040 COMPREHENSIVE PLAN 1,100 0 1,100550 Feet ± Path: L:\2294\100\2040CompPlan\SW Proposed Trunk Sanitary Sewer.mxd Date: 8/7/2019 Time: 8:15:33 AM User: ShuJC0243 !Proposed Gravity !Proposed Gravity (Lateral)Proposed Forcemain !H Sewer Nodes (LS) = Lift StationSewer SubdistrictsMunicipal Boundary2040 MUSAFuture MUSA Expansion Area ! ! ! !Future Study AreaParcel BoundariesStreamsLake/Open Water Map 7-4Proposed Trunk SanitarySewer System - SW District 119 324 120 325 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S et tle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake !( !(!(!( !(!( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !(!( !( !( !( !(!( !( !( !( !( !( !( !(!(!( !( ") !(!( !(!( !( !( !( !( !( !(!( !( !( !( !(!(!(!(!(!(!( !(!( !(!( !( !( !( !(!(!( !(!(!(!(!( !(!(!(!(!(!(!( !(!( !(!(!(!( !(!(!(!(!( !( 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!(!(!(!(!(!( !(!(!(!(!( !(!( !( !(!(!(!( !(!( !( !( !( !(!(!(!( !(!(!(!( !( !(!(!(!(!(!(!(!(!(!(!(!( !( !(!(!(!(!(!(!(!( !(!(!(!( !( !( !(!(!(!(!( !(!( !( !(!(!(!(!( !(!(!( !(!(!( !(!(!(!( !(!( !(!( !( !( !( !(!( !( !( !( !( !(!(!( !( !( !( !( !(!(!(!(!( !( !( !(!( !(!(!(!(!( !(!(!(!( !(!(!(!(!( !( !(!(!( !( !( !( !(!( !(!(!( !(!( !(!( !( !(!(!(!(!(!( !(!( !(!( !(!(!(!( !(!(!( !( !(!(!(!(!( !(!( !( !(!(!( !( !( !(!(!(!(!(!(!(!(!( !(!(!( !( !( !(!(!(!(!( !( !(!(!(!( !(!(!( !( !(!( !(!(!(!(!( !(!(!(!( !(!( !(!( !( !( !(!(!(!(!(!(!( !( !(!( !(!( !( !( !(!( !( !(!(!( !(!(!(!( !(!( !( !(!(!(!( !(!(!(!( !(!( !( !(!(!( !(!( !( !(!(!(!( !(!(!(!(!( !(!( !(!(!( !( !( !(!(!(!(!(!(!(!( !(!( !( !( !(!( !( !(!(!(!( !(!( !( !(!(!( !( !( !(!(!(!( !(!( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!(!( !(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!(!( !(!(!(!(!(!(!(!(!(!(!(!(!( !(!( !(!(!(!(!( !(!(!(!( !( !( !(!(!(!(!(!(!(!(!(!(!(!(!( !(!(!(!( !(!(!( !(!(!(!(!(!(!(!(!(!(!(!(!(!( !( !( !(!( !( !( !( !( !( !(!(!( !(!(!(!(!(!(!(!(!( !(!(!(!(!(!(!(!(!( !( !( !( !(!(!( !(!( !(!(!(!(!(!( !(!(!(!(!(!( !(!( !(!( !(!( !( !(!( !( !( !( !( !( !( !( !(!( !(!( !(!(!(!( !(!(!(!( !( !( !( !(!(!(!(!( !(!(!(!( !(!(!(!(!(!(!(!( !( !(!(!(!(!(!(!(!(!( !( !(!( !( !(!(!(!(!( !( !(!( !(!( !(!(!(!(!(!(!(!(!( !( !(!(!(!(!(!(!( !(!(!(!(!(!(!(!( !( !(!( !( !( !(!(!(!( !( !(!(!( !(!(!(!(!(!( !(!( !(!(!(!( !(!( !( !(!(!(!(!(!(!(!(!( !(!(!(!( !( !(!(!(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !(!( R u s h C r e e k RushCreek South F o r k Ru sh Creek SouthFor k R u sh C r eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\UnSewered Areas.mxd Date: 1/15/2019 Time: 1:28:46 PM User: ShuJC0243 !(Residential Properties SSTS(Approx. 1,624) ")Centralized Wastewater Treatment System !(Commercial and Industrial SSTS (Approx. 42)Municipal BoundaryStreamsLake/Open Water2040 MUSAFuture MUSA Expansion AreaParcel Boundaries Map 7-5Subsurface Sewage Treatment Systems Source:Approximate SSTS Locations (Metropolitan Council) 121 326 122 327 CHAPTER 8: SURFACE WATER goals anD PoliCes 125 CurrenT ConDiTions 126 ProBleMs anD soluTions 126 TaBles 8-1 elM Creek waTersheD BounDaries 126 MaPs 8-1 waTersheD ManageMenT orgnaizaTions anD Drainage PaTTerns 127 123 328 124 329 The City of Corcoran is rich with wetlands, streams, and lakes, and it is committed to protecting and restoring these important resources. To support that commitment and meet the requirements of the Elm Creek Watershed Management Commission, the Metropolitan Council, Minnesota Statutes §103B.235 and Minnesota Rules 8410, Corcoran prepared a Local Surface Water Management Plan (Local Plan) to assess the current condition of its surface waters, identify existing or potential problems related to surface water management, and develop and implement solutions. The Local Plan must be included as a chapter in the Comprehensive Plan. The full Local Plan is in Appendix B. Chapter 8 Surface Water provides a summary of Corcoran’s local surface water management plan. goals and PoliCies Corcoran’s goals and policies for stormwater management are developed to reflect and support the City’s commitments to protecting surface water quality. These commitments are documented primarily in the City’s Stormwater Pollution Prevention Plan (SWPPP) and its Local Surface Water Management Plan (Local Plan), but they also reflect the goals and policies of the Elm Creek Watershed Commission (Commission) and those of other organizations and agencies that set laws, rules and standards or offer guidance regarding surface water protection and improvement. The Commission’s Third Generation Watershed Management Plan (WMP) identifies several goal areas and associated policies. Because the WMP guides much of the Local Plan content, and because the issues and goals identified in the WMP reflect similarly important issues in Corcoran, the City has developed policies within the same goal areas: • Water quantity • Water quality • Groundwater • Wetlands • Drainage Systems GOAL 1: Support the goals of the Commission to manage the quantity of stormwater runoff. Policy 1: As land is developed or redeveloped, abide by the Commission’s Rules and Standards regarding water quantity. Policy 2: As appropriate, remove or support removal of unattached deadfall in Rush Creek and its tributaries. Policy 3: Review ordinances and policies for consistency with Commission goals and policies for water quantity. These include ordinances and policies related to shorelands and floodplains. GOAL 2: Corcoran recognizes the importance of maintaining and improving water quality in its lakes, wetlands, and streams and will adopt the policies below: Policy 1: As land is developed or redeveloped, abide by the Commission’s Rules and Standards regarding water quality. Policy 2: Continue reviewing, updating and implementing components of the City’s Stormwater Pollution Prevention Plan (SWPPP). Policy 3: Participate in Municipal Separate Storm Sewer System (MS4) permit renewals and revise the City’s SWPPP as needed. Policy 4: Participate in the development and implementation of TMDL and WRAPS studies by attending meetings, providing feedback and helping identify projects that may offer water quality benefits. Policy 5: As feasible, support or assist the Commission or other agencies with water quality monitoring. Policy 6: As feasible, support studies that identify water quality problems and solutions. This includes but is not limited to Subwatershed Assessments. Policy 7: Work with the Commission and other organizations and agencies, as appropriate, to pursue grant funding and other funding to support the development and implementation of water quality improvement projects. Policy 8: As needed, review City ordinances and policies for consistency with Commission goals and policies for water quality. These include ordinances and/or policies regarding manure management. GOAL 3: Many of the City’s residents and business owners rely on individual wells for water supply, and this will likely continue for the foreseeable future. To support groundwater recharge and protection, the City adopts the following policies. Policy 1: As land is developed or redeveloped, abide by the Commission’s Rules and Standards regarding groundwater quality, particularly those requiring abstraction and/or infiltration of runoff. Policy 2: Participate in the Commission’s efforts to identify appropriate, cost-effective Best Management Practices regarding abstraction/ infiltration and groundwater recharge. Policy 3: Participate in the Commission’s efforts to educate the community about groundwater and its connection to stormwater runoff and surface water quality. GOAL 4: Corcoran recognizes the importance of protecting its many wetlands. Minnesota’s Wetland Conservation Act (WCA) established rules regarding wetland management, and it requires the appointment of a Local Government Unit (LGU) to administer them. In recognition and support of wetland management goals and requirements, Corcoran adopts the following policies. Policy 1: As land is developed or redeveloped, abide by wetland buffer standards and established by local ordinance, Commission Rules and Standards, and state law. Policy 2: As needed, review City ordinances and policies for consistency with Commission Rules and Standards and state law regarding wetland buffers. Policy 3: As needed, review and revise the LGU agreement. This may include developing or updating an LGU contract or assuming the LGU role. GOAL 5: In Corcoran, stormwater drainage is accomplished primarily through public and private ditches. County ditches have been under the authority of Hennepin County, but if requested, the Commission will review and reconsider the appointment of ditch authority. To support that goal, the City adopts the following policy. Policy: Participate in Commission review of ditch authority. GOAL 6: City operations and programs regarding stormwater management are documented primarily in its SWPPP and its Local Surface Water Management Plan (Local Plan), the latter reflecting many of the goals and policies of the Commission’s WMP, including its goals for operations and programming. In support of those goals, the City adopts the following policies. Policy 1: Participate in Technical Advisory Committee meetings and regular meetings of the Elm Creek Watershed Commission. Policy 2: Continue the City’s stormwater education program, concentrating on high-priority topics identified in its SWPPP. Accept educational assistance from the Commission as it becomes available. Policy 3: As feasible, support and assist the Commission’s monitoring program to assess water quality, water quantity, and biotic integrity and to evaluate progress in meeting TMDL goals. Policy 4: Participate in developing Commission Rules and Standards regarding stormwater management, and as needed, review and revise local ordinances and policies for consistency with the Commission. Policy 5: As needed, request technical or financial assistance, or both, from the Commission to support stormwater management or water quality improvement projects. SURFACE WATER 125 330 The City of Corcoran is situated almost entirely in theRush Creek and Elm Creek Watersheds, a drainage basin that also includes parts of Rogers, Dayton, Champlin, Maple Grove, Plymouth, and Medina (Map 8-1). As a member of the Elm Creek Watershed Management Commission Corcoran and other cities manage the watershed’s surface water resources. Map 8-1: Watershed Management Organization and Drainage Patterns (See page 127 for large size map.) One of the duties of the Commission is to prepare Watershed Management Plans (WMPs) that set goals, policies, rules, and standards for surface water management. The most recent WMP, the Third Generation Watershed Management Plan, was approved in 2015. According to Minnesota law, Corcoran must prepare a Local Plan after a WMP is updated to ensure that the City’s approach to managing surface water resources is consistent with that of the Commission. This Local Plan satisfies that requirement. Other regulations also influence or dictate the City’s responsibilities regarding surface water management. They include the Municipal Separate Storm Sewer System (MS4) permit program, a federal and state initiative that requires the City to develop and implement a Stormwater Pollution Prevention Plan; the Minnesota Wetland Conservation Act; the Minnesota Buffer Law; and various Total Maximum Daily Load (TMDL) studies that aim to improve surface water quality by reducing the amount of pollution reaching our lakes, wetlands, and streams. Current Conditions An inventory of Corcoran’s land and water resources finds a mosaic of farms, businesses, homesteads, and residential developments in a historical setting of maple-basswood forest and wet prairie. Land use has changed significantly since the time before European settlement. Logging and farming began the transition, and the many drainage ditches and tiles in the City hint at the effort needed to convert characteristically wet soils into ones better suited for agriculture. Today Corcoran’s agricultural tradition remains strong, especially in the north and west parts of the City. Urban residential and commercial development is increasing from the east and south and is expected to continue. Urban services such as piped sewer and water already serve parts of southeast Corcoran and are anticipated for more of the region delineated by the Metropolitan Urban Service Area (MUSA). Development within the MUSA and elsewhere offers opportunities to install urban stormwater Best Management Practices (BMPs), such as catch basins and stormwater treatment ponds, to prevent pollutants from being carried by stormwater runoff to surface waters. Both urban and rural BMPs will be important to improve surface water quality in Corcoran. Much of the North Fork of Rush Creek and part of the South Fork have been designated as impaired by the Minnesota Pollution Control Agency (MPCA), meaning that water quality does not meet one or more state standards. The Elm Creek Watershed-wide TMDL Study and Watershed Restoration and Protection Strategy (WRAPS) identify measures that could correct the impairments. So do similar studies completed to correct impair- ments in the Pioneer-Sarah Creek Watershed, which includes a small area in southwest Corcoran. Applying the Commission’s strict rules for stormwater treatment as land is converted from agricultural to other uses is expected to yield benefits throughout the City. Additional projects are planned to reduce surface water pollution from targeted areas. Corcoran’s interest in preserving natural resources is not limited to its waters. Remnant native plant communities persist, and the City’s Parks and Trails Plan identifies search areas for greenway corridors and open spaces that co- incide with ecologically significant communities in upland and wetland areas. Such areas provide habitat for many species and help protect water quality by limiting impervious surfaces and maintaining vegetation that infiltrates stormwater runoff. ProBlems and solutions Some of the problems related to surface water management are described in the previous paragraphs. Additional issues and their possible solutions are identified in the WMP or by City staff, and all are discussed in the Local Plan. A summary of selected issues is given below. • Ordinance adoption and review: The City will adopt a manure management ordinance and will review its wetland and shoreland ordinances for consistency with watershed rules and other regula- tions regarding buffers. • Impaired waters projects: To help improve water quality in Rush Creek and elsewhere, the City will apply the Commission’s strict development standards, connect sanitary sewer at Maple Hill Es- tates to the MCES system, continue septic system education, and implement one or more recommendations from the Rush Creek Headwaters Subwatershed Assessment. Chloride management will also be a focus of the City’s efforts to protect water quality. • Operation, maintenance, and inspection of privately-owned stormwater BMPs: Among other measures, the City will continue inspecting BMPs in accordance with the City’s Stormwater Pollu- tion Prevention Plan. • Wetland improvements: The City will work with the Commission and other cities on potential wetland improvements north of the Ravinia development in Corcoran and south of the Laurel Creek development in Rogers. At the same time, the City will explore a possible stormwater pond retrofit in existing commericial and industrial areas in Corcoran. The City has prepared implementation and capital improvement plans that project expenses and possible funding sources through 2025. The Local Plan can be amended if needed to update these plans or other contents, with Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁÁ Á Á Á ÁÁ ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ ÁÁ ÁÁ Á ÁÁ Á Á Á ÁÁÁ ÁÁ Á ÁÁ ÁÁ ÁÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á Á Á ÁÁ Á Á Á Á ÁÁÁ Á Á Á ÁÁÁÁ Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁÁÁÁÁÁ Á Á ÁÁÁ ÁÁÁÁ Á ÁÁÁ Á Á Á ÁÁÁ Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á ÁÁ Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á ÁÁÁ Á ÁÁ ÁÁ Á Á Á ÁÁ Á Á Á Á Á ÁÁ ÁÁÁ Á Á ÁÁÁÁ ÁÁÁÁ ÁÁ ÁÁ ÁÁ Á ÁÁ Á Á ÁÁ ÁÁÁ Á Á ÁÁÁ Á Á Á ÁÁÁ ÁÁÁ Á ÁÁ ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁÁ ÁÁ ÁÁÁ ÁÁÁ Á Á Á ÁÁ Á Á Á Á Á Á ÁÁÁ Á Á ÁÁ Á ÁÁÁ ÁÁ ÁÁ Á ÁÁÁÁÁÁ Á Á ÁÁÁ Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á ÁÁ Á Á ÁÁ Á Á Á ÁÁ ÁÁ Á Á ÁÁ Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ ÁÁÁÁÁ Á Á ÁÁ Á ÁÁ Á ÁÁ Á ÁÁÁ Á Á Á Á ÁÁ Á Á Á ÁÁÁÁÁÁ Á ÁÁÁ Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á ÁÁ ÁÁ Á Á Á Á Á ÁÁ Á Á Á ÁÁÁÁ Á Á Á Á Á ÁÁ ÁÁ ÁÁ ÁÁ Á ÁÁ Á ÁÁ ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á Á Á Á Á Á Á ÁÁ ÁÁ ÁÁ Á ÁÁ Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á ÁÁÁÁ Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁÁ Á Á ÁÁÁ Á ÁÁ ÁÁÁ Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁÁÁÁ ÁÁÁ Á Á Á Á Á Á Á ÁÁÁ Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á Á ÁÁÁÁÁ Á ÁÁ Á ÁÁ Á ÁÁ Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á ÁÁÁ Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á ÁÁÁ Á Á Á Á Á Á Á Á ÁÁ Á ÁÁ Á Á ÁÁ ÁÁ Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl Cou nty Roa 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Blu 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 RushCreek UnnamedStream Unna m e d Creek Un n a m e d C r e e k Rush Creek R u s h C r e e k , S o ut h F o r k U n n a m ed S t r eam U nna m ed Creek Sar a h Cree k Unna m ed Stre a m Unnam e d Creek Unnamed Stream No r t h F o r k Cr o w R i v e r South Fork CrowRiver Mississippi River - Twin Cities 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Watershed Districts and Drainage Patterns.mxdDate: 1/8/2019 Time: 7:46:59 AM User: ShuJC0243 Elm Creek WatershedManagement OrganizationPioneer-Sarah CreekWatershed ManagementOrganization Á Confluences and FlowDirectionMajor Watershed BoundaryMunicipal BoundaryParcel BoundariesLake/Open Water 2040 COMPREHENSIVE PLANMap 8-1Watershed Management Organizationsand Drainage Patterns Source:Watershed Management Organizations (Minnesota Board of Water and Soil Resources)Watershed and Flow Direction (MN DNR) Figure 8-1: Elm Creek Watershed. Corcoran’s approximate boundary is shown in red. 126 331 Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁÁ Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ ÁÁ ÁÁ Á ÁÁ Á Á Á ÁÁÁ ÁÁ Á ÁÁ Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á Á Á ÁÁ Á Á Á Á ÁÁÁ Á Á Á Á ÁÁÁ Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁÁÁÁÁ Á Á Á ÁÁÁ ÁÁÁÁ Á ÁÁÁ Á Á Á ÁÁÁ Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á ÁÁ Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á ÁÁÁ Á ÁÁ ÁÁ Á Á Á ÁÁ Á Á Á Á Á ÁÁ ÁÁÁ Á Á ÁÁÁÁ ÁÁÁÁ ÁÁ Á Á ÁÁ Á ÁÁ Á Á ÁÁ ÁÁÁ Á Á ÁÁÁ Á Á Á ÁÁÁ ÁÁÁ Á ÁÁ ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁÁ ÁÁ ÁÁÁ ÁÁÁ Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á ÁÁ ÁÁ Á ÁÁÁÁÁÁ Á Á ÁÁÁ Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ Á ÁÁ Á Á ÁÁ Á Á Á ÁÁ ÁÁ Á Á Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ ÁÁÁÁÁ Á Á ÁÁ Á ÁÁ Á ÁÁ Á ÁÁÁ Á Á Á Á ÁÁ Á Á Á ÁÁÁÁÁÁ Á ÁÁÁ Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á ÁÁ ÁÁ Á Á Á Á Á ÁÁ Á Á Á ÁÁÁÁ Á Á Á Á Á ÁÁ ÁÁ ÁÁ ÁÁ Á ÁÁ Á ÁÁ ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁÁ Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁ ÁÁ Á Á Á Á Á ÁÁ ÁÁ ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á ÁÁÁÁ Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á ÁÁÁ Á Á ÁÁÁ Á ÁÁ ÁÁ Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á ÁÁÁÁÁ ÁÁÁ Á Á Á Á Á Á Á ÁÁÁ Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á Á ÁÁÁÁ Á Á ÁÁ Á ÁÁ Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁÁ Á ÁÁÁ Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á Á Á ÁÁ Á ÁÁÁ Á Á Á Á Á Á Á Á ÁÁ Á ÁÁ Á Á Á Á ÁÁ Á Á Á ÁÁ Á Á Á Á Á Á Á Á Á Á Á Á Á Á ÁÁ Á Á Á Á Á Á ÁÁÁÁÁÁÁÁÁ ÁÁÁ ÁÁÁÁÁÁÁÁÁÁÁÁÁ Á Á Á Á Á Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old Set tlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake RushCreek UnnamedStream Unna m e d Cre e k U n n a m e d C r e e k Rush Creek R u s h C r e e k , S o u t h F o r k U n n a m e d S t r e a m U n n a m ed Creek Sa r a h Cree k Unn a m e d Stre a m Unna m e d Creek Unnamed Stream No r t h F o r k Cr o w R i v e r South Fork Crow River Mississippi River - Twin Cities 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Watershed Districts and Drainage Patterns.mxd Date: 1/8/2019 Time: 7:46:59 AM User: ShuJC0243 Elm Creek WatershedManagement OrganizationPioneer-Sarah CreekWatershed ManagementOrganization Á Confluences and FlowDirectionMajor Watershed BoundaryMunicipal BoundaryParcel BoundariesLake/Open Water 2040 COMPREHENSIVE PLANMap 8-1Watershed Management Organizationsand Drainage Patterns Source:Watershed Management Organizations (Minnesota Board of Water and Soil Resources)Watershed and Flow Direction (MN DNR) 127 332 128 333 CHAPTER 9: WATER SUPPLY PoliCies anD goals 131 waTer suPPly sysTeM 131 waTer DeManDs 131 ConCePTual fuTure waTer suPPly sysTeM 132 resourCe susTainaBiliTy 132 naTural resourCe iMPaCTs 132 susTainaBiliTy 132 sourCe waTer ProTeCTion Plan 132 waTer ConservaTion Plan 133 TaBles 9-1 CorCoran PoPulaTion anD waTer 131 DeManD ProJeCTions 9-2 CorCoran ConCePTual waTer 132 Tower sizing MaPs 9-1 exisTing waTer sysTeM 135 9-2 Trunk waTer sysTeM 137 129 334 130 335 Minnesota Statute §473.859 requires Water Supply Plans (also referred to as Water Emergency and Conservation Plans) to be completed for all local units of government in the 7-county Metropolitan Area as part of the local comprehensive planning process. Additionally, Minnesota Statute §103G.291 requires all public water suppliers within the metro area or that serve more than 1,000 people to have a Water Supply Plan approved by the Minnesota Department of Natural Resources (DNR). An approved Water Supply Plan is also a requirement to obtain a Water Appropriations Permit Amendment from the DNR. The City of Corcoran did not have a municipal water system at the time of the 2030 Comprehensive Plan Update, but with construction of new developments occurring since that time, Corcoran has initiated construction of its municipal water system. Water supply is currently provided via connection to the Maple Grove water supply system. A copy of the Corcoran Water Supply Plan is located in Appendix C. In southeast Corcoran, use of this water supply is currently expected to continue through 2030, though Corcoran may eventually move towards developing its own municipal supply wells and treatment system, as discussed further herein. In northeast Corcoran, water supply will initially be provided via connection to the Maple Grove water supply system; however, Corcoran will begin investigating and likely developing its own municpal supply prior to 2030. PoliCies and goals Corcoran is committed to developing a sustainable infrastructure system. A sustainable water supply meets the public demand and requires the responsible use of water now and in the future, without unacceptable social, economic, or environmental consequences. The City of Corcoran core principles include to: Goal 1: Construct the system including trunk and local collectors as development takes place within the City. Policy 1: Require developers to construct a system in a size and manner to support future needs of the system. Policy 2: Extend the system to adjacent properties as development takes place. Goal 2: Operate in an efficient and sanitary manner to protect public health, safety and welfare, to safeguard municipal finances, and to support development and economic vitality within the community. Policy 1: Implement preventative maintenance programs to protect and sustain the system. Policy 2: Restrict the installation and use of private water supply wells when necessary or appropriate. Water suPPly system The first housing development in the City of Corcoran to have municipal water and sewer services initiated construction in 2014 (Ravinia in southeast Corcoran). The water distribution system was extended from the Maple Grove water supply system (see Map 9-1) for the existing system layout. The downtown area of Corcoran was also recently connected, and discussions with other developers regarding other new developments in both southeast and northeast Corcoran are underway. However, given the very limited development that has occurred to date, historical water use data is not presented herein. Other residents of Corcoran meet water demand through private water wells. As development continues in the City of Corcoran, expansion of the municipal water system will occur in those portions of the city designated for municipal services. The City of Corcoran has developed their initial conceptual water system plan to guide the creation and expansion of a municipal water supply, storage, and distribution system for city residents. Map 9-1: Existing Water System (See page 135 for large size map.) WatEr dEmandS Future water demands are determined based on served population projections and typical per capita water demand. Most of the City of Corcoran’s current (2016) population of 5,498 meets water demands through private wells and therefore limited existing municipal water demand exists. As new development occurs going forward, municipal water demand will increase proportionally. It is assumed the portion of sewered households would directly relate to the portion of the population served by the future municipal water system. To determine future water demand, typical total per capita water use in the metro area is applied to the projected served population. The average day total per capita demand used is 150 gallons per capita day (gpcd), which is similar to the observed water demand in Maple Grove. It is important to note, the total per capita water demand includes water uses for residential, commercial, public, and industrial water demands. A maximum day total per capita demand of 450 gpcd is used to determine the size of the conceptual water system, reflecting a peaking factor of 3 for the ratio of peak day demand to average day demand. The Metropolitan Council projects the number of people per household to gradually fall going forward, going from 2.68 people per household in 2020 to 2.40 people per household in 2040. Using a typical value of 2.5 people per household, the peak day water demand is 1,125 gallons per day per household. Using the Metropolitan Council’s projected sewered populations, which are assumed to equal the municipal water populations, the projected water demands are presented in Table 9-1. taBle 9-1: City of CorCoran PoPulation and Water demand ProjeCtions Year Total Population Served Population* Average Day Demand Maximum Day Demand Annual Demand 2010 5,379 0 --- 2020 6,700 1,550 0.23 mgd 0.69 mgd 85 mgy 2030 8,900 4,280 0.64 mgd 1.92 mgd 234 mgy 2040 11,300 7,650 1.15 mgd 3.45 mgd 419 mgy *Served population calculated from Metropolitan Council served households projections. City of Corcoran water demand calculated based on an average day total per capita demand of 150 gpcd and maximum day total per capita demand of 450 gpcd (3.0 peaking factor). As discussed in Chapter 7, the Metropolitan Council has projected southwest Corcoran’s municipal services population to be still near zero in 2040, but just beginning to develop. The 2040 water demand is projected to be almost entirely from northeast and southeast Corcoran. The Metropolitan Council’s forecasts do not differentiate between these 2 areas, but using a similar City- anticipated split as presented in Chapter 7, the 2040 demand of 1.15 mgd will be approximately 0.80 mgd from southeast Corcoran and 0.35 mgd from northeast Corcoran. The Maple Grove water distribution model provided to Corcoran indicates that average day demands of approximately 2.5 mgd have been planned for at each of the 2 primary Maple Grove connection points (i.e., one that is currently supplying southeast Corcoran near County Road 10 and one future connection for the northeast near County Road 30), well above the 2040 projected demands. WATER SUPPLY !( !( !(!(!(!(!(!(!( !( !( !( !( !( !( !(!( !(!( !( !( !( !( !(!( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !(!( !(!( !(!( !( !( !( !( !( !(!(!( !( !(!(!( !( !(!( !( !(!(!( !( !( !( !(!( !( !(!( !( !(!( !( !( !( !( !(!( !(!( #* #* #* Ci t y o f M a p l e G r o v e City of Medina CookLake Co u n t y R o a d 1 1 6 Bridle P at h Abilene Ln Larkin Rd CountyRoad10 Horseshoe Trl County Road 50 Gleason Pkwy Hu n t e r R d Ma p l e H i l l R d O ld S e t t l e r s R d Bl u e B o n n e t D r 456710 456750 2040 COMPREHENSIVE PLAN 1,200 0 1,200600 Feet ± Path: L:\2294\100\2040CompPlan\Existing Water System.mxdDate: 1/15/2019 Time: 1:35:26 PM User: ShuJC0243 8'' Watermain12'' Watermain24'' Watermain #*Existing Supply Connectionwith Neighboring Communities #* Emergency Connection withNeighboring Communities(Normally Closed) !(HydrantMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 9-1Existing Water System 131 336 concEPtual futurE WatEr SuPPly SyStEm A conceptual layout of the future water supply system is shown on Map 9-2. The conceptual water system must consist of water supply to meet maximum day demands, water storage to meet peak hour demands and emergency storage needs, and a network of trunk and lateral water mains to deliver the water. Throughout the current planning period, the water supply is anticipated to be obtained from Maple Grove for southeast Corcoran. Initially, northeast Corcoran will utilize the Maple Grove water supply; however, Corcoran will begin investigating, and likely developing its own municipal supply within the planning period. Southwest Corcoran would most likely be supplied via a new Corcoran municipal system through a new City well, or possibly by private wells if development is limited. Conceptual water tower locations are shown on Map 9-2, but the exact location, timing and sizing of water towers will be dependent on future development locations and timing. Given that early water system operation essentially utilizes existing storage in Maple Grove, and given that adequate initial water supply pressures exist, no water towers are immediately needed in Corcoran at the very start of development activity. Given that development has been initiated in southeast Corcoran, more detailed water distribution model development has been conducted for this area, including the sizing and timing of the first water tower. The need for the first water tower in southeast Corcoran was determined to be at a peak day demand of approximately 1.75 mgd, which is anticipated to be a 1 mg tower near the downtown area. At projected demand growth, this tower does not appear to be needed until some point beyond the current planning period. At the same time this water tower is constructed, a booster station is anticipated to be constructed at the supply entrance point near County Road 10, unless Maple Grove has elected to install its own booster station for the adjacent Maple Grove area, which would likely provide the needed pressure boost in Corcoran. In northeast Corcoran, the first water tower will be needed when Corcoran switches from the Maple Grove supply to its own municipal supply. At a conceptual level, the preliminary sizing of the water towers shown on Map 9-2 are as indicated in Table 9-2, noting that this reflects a more fully- developed condition in the service area shown (not 2040). Map 9-2: Trunk Water System (See page 137 for large size map.) !O !O !O #* #* #*#* #* #* #* #* Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl Coun t y Ro a d 5 0 Larsen Rd Wil 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 Settlers R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd MorinLake ScottLake JubertLake GooseLake CookLake 456710 R u s h Cr e e k RushCreek South F o r k RushCreek SouthFor kR ushCr eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Trunk Water System.mxdDate: 1/15/2019 Time: 1:36:40 PM User: ShuJC0243 Existing WatermainProposed Watermain !O Potential Water Tower Locations #*Existing Supply Connection withNeighboring Communities #*Proposed Supply Connection withNeighboring Communities #* Emergency Connection withNeighboring Communities(Normally Closed) #*Potential Water Storage #*Potential Booster StationPotential Future Well Exploration AreasMunicipal Boundary2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open Water Map 9-2Trunk Water System taBle 9-2: City of CorCoran ConCePtual Water toWer siZing Development Area Total Water Storage Southeast 2 mg (Two 1 mg) Northeast 1 mg Southwest 0.75 mg As noted previously, in the initial stages of development, the City of Corcoran will obtain its supply water from Maple Grove until such time that Corcoran develops its own water supply, which is anticipated to occur in northeast Corcoran first. This will require installation of Corcoran’s own water supply wells and water treatment system(s). For example, to provide a water supply for the 2040 served population in northeast Corcoran, the City of Corcoran will need to supply 750 gpm, which would potentially require 3 groundwater wells (using an assumed capacity of 400 gpm per well and assuming one standby well). Additional information on well capacity potential is included later in this chapter. The conceptual network of trunk water mains that will be needed to serve city growth is shown on Map 9-2, including potential locations for supply connections to neighboring communities. If, in the future, the City of Corcoran is able to supply water demand from its own municipal wells, the supply interconnections will then be maintained as emergency interconnections. The sizes of the trunk water mains shown on Map 9-2 will generally be 12-inch; however, some segments may be increased or decreased based on future design and distribution system modeling efforts. The estimated capacity of groundwater wells in the City of Corcoran needs to be verified through geological studies. When the city gets closer to the point at which municipal wells are desired, the city will conduct a well exploration program to identify capacity and location of future wells. Future groundwater wells will require disinfection and fluoridation, and groundwater testing will also be conducted to determine if additional water treatment is needed. As the municipal water system develops, decisions will be made that reflect the core principles, sound engineering, and fiscal reasonability to serve the residents of the City of Corcoran. resourCe sustainaBility The City of Corcoran is committed to a sustainable water supply meeting the public demand without unacceptable social, economic, or environmental consequences. Any future municipal groundwater wells will contain continuous monitoring of groundwater levels to allow the city to investigate well interference and potential natural resource impacts. The following sections detail potential natural resource impacts, groundwater sustainability, and source water protection. natural rESourcE imPactS In the current planning period, when Corcoran’s water supply system will rely on interconnection with the City of Maple Grove, additional pumping demands will be placed on the municipal wells in Maple Grove that could further increase impacts to natural resources within that community. Therefore, Maple Grove should consider any possible impacts of this increased pumping when updating their water supply plans. Relative to any future Corcoran municipal well installation, the 2015 Metropolitan Council System Statement identified very few surface water features that have interaction with the regional groundwater system. Only Jubert Lake and some areas of wetlands in northern Corcoran are indicated as receiving and discharging groundwater. A few scattered stream segments are also indicated as being supported by upwelling of groundwater. Future municipal well installation will need to consider the potential for any significant impacts to surface water bodies or water table aquifers. The 2015 System Statement identified one DNR groundwater level observation well just outside the northwestern corner of Corcoran. This well is indicated as having no trend in annual minimum groundwater levels (i.e., it is not trending up or down). SuStainability Initially, it is planned or contracted that Corcoran will receive water through its interconnections with Maple Grove. At some point in the future, Corcoran expects to develop their own municipal water supply wells to supplement projected future demands. Any future municipal water supply wells for the City of Corcoran would likely utilize the Franconia-Ironton-Galesville (FIG) aquifer as the primary source of water supply. Since the FIG aquifer can be highly variable in the Twin Cities area regarding sustainability factors of recharge, storage, transmissivity, and specific capacity, an accurate estimate of overall sustainability cannot be determined until the city studies the potential yield of this aquifer in greater detail. Yields from the FIG aquifer can typically range between 200 – 1,000 gpm in the northern metro area. In addition to the FIG aquifer, it is also possible, but unlikely, the overlying drift aquifer may be utilized for large capacity water supply wells, if a sufficient thickness of coarse-grained, saturated sediments are located during a well siting study. Excellent drift aquifer deposits can produce yields greater than 1,000 gpm per well, when present. However, drift deposits tend to vary greatly over short distances, so the extent of good deposits can sometimes be limited to a small area. Underlying the FIG aquifer is the Mt. Simon sandstone aquifer, which is generally capable of supplying wells with yields ranging from 500 – 1,000 gpm. However, since recharge to this aquifer is somewhat limited and over- pumping the aquifer can create an unsustainable condition where water levels do not stabilize over time, the DNR has greatly limited the number of new high-capacity Mt. Simon wells in the 7-county metro area. It is unlikely Corcoran would be allowed to develop their municipal wells in the Mt. Simon aquifer unless it can be demonstrated that all other viable options for water supply have been exhausted. Further study will be required to better quantify the availability of groundwater for future municipal water supply wells. Studies will likely be a combination of investigation of existing well logs and geologic data in the area, along with a program of test drilling and test pumping at the sites thought to be most suitable for well exploration. 132 337 Finally, since many existing homes in Corcoran are served by private wells, the drilling and pumping of high capacity municipal wells introduces the remote chance of possible interference between wells. While it is expected that some of the area private wells will be abandoned and existing homes connected to the municipal water supply system, a number of private wells can also be expected to remain in the area as development occurs. Since private wells utilize shallow ground water, drawdown impacts from future municipal wells are likely. As potential yields and sustainability of the drift and FIG aquifer are examined in future years, potential impacts to private wells will need to be studied more closely. Any pumping tests in these aquifers should include measurement of water levels in nearby private wells, if possible, to quantify the impacts of well interference. SourcE WatEr ProtEction Plan Since Corcoran does not currently have municipal water supply wells, the city has not yet been required to complete a wellhead protection plan. Maple Grove has developed a plan, which covers Corcoran’s water supply. Only after Corcoran drills their own municipal water supply wells will the city will be required to develop their own wellhead protection plan. Generally, the city will have a minimum of 2 years from the date a new well goes online to complete the associated wellhead protection plan. The plan must then be updated a minimum of every ten years or whenever a new well is added to the water supply system, whichever comes first. Assuming no sources of surface water will be utilized as a municipal drinking water resource, no surface water protection plan will be required for the City of Corcoran. Water Conservation Plan The City of Corcoran understands conserving water can be a cost-effective way to reduce the need to construct and operate additional water supply facilities. The City will explore water conservation programs to reduce demand for water, improve the efficiency in use and reduce loss and waste of water. Water conservation goals for the City will include the following: • Reduce unaccounted water use. • Monitor residential and total per capita water use as development continues. • Reduce peak water demands. The city will develop a water conservation plan to detail each of the conservation goals and how the water system compares to “benchmark” metrics for each of the goals. Potential conservation programs the city will review include: • Metering all water usage and implementing meter testing. • Conduct water audits to calculate unaccounted for water use. • Establish conservation oriented water rates for City customers. • Regulation and enforcement of federal, state, and local water regulations. • Supply educational materials through various means to inform City residents. • Conduct regular reviews of the effectiveness of developed conservation programs. 133 338 134 339 !( !( !(!(!(!(!(!(!( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !(!( !( !( !(!( !( !( !( !( !( !(!(!( !( !(!(!( !( !(!( !( !(!(!( !( !( !( !(!( !( !(!( !( !(!( !( !( !( !( !(!( !(!( #* #* #* Ci t y o f M a p l e G r o v e City of Medina Cook Lake Co u n t y R o a d 1 1 6 Bridle P a t h Abilene Ln Larkin Rd CountyRoad10 Horseshoe Trl County Road 50 Gleason Pkwy Hu n t e r R d Ma p l e H i l l R d O l d S e t t l e r s R d Bl u e B o n n e t D r 456710 456750 2040 COMPREHENSIVE PLAN 1,200 0 1,200600 Feet ± Path: L:\2294\100\2040CompPlan\Existing Water System.mxd Date: 1/15/2019 Time: 1:35:26 PM User: ShuJC0243 8'' Watermain12'' Watermain24'' Watermain #*Existing Supply Connectionwith Neighboring Communities #* Emergency Connection withNeighboring Communities(Normally Closed) !(HydrantMunicipal Boundary2040 MUSAParcel BoundariesStreamsLake/Open Water Map 9-1Existing Water System 135 340 136 341 !O !O !O #* #* #*#* #* #* #* #* Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake 456710 R u s h C r e e k RushCreek South F o r k Ru sh Creek SouthFor k R u sh C r eek 2040 COMPREHENSIVE PLAN 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Trunk Water System.mxd Date: 1/15/2019 Time: 1:36:40 PM User: ShuJC0243 Existing WatermainProposed Watermain !O Potential Water Tower Locations #*Existing Supply Connection withNeighboring Communities #*Proposed Supply Connection withNeighboring Communities #* Emergency Connection withNeighboring Communities(Normally Closed) #*Potential Water Storage #*Potential Booster StationPotential Future Well Exploration AreasMunicipal Boundary2040 MUSAFuture MUSA Expansion AreaParcel BoundariesStreamsLake/Open Water Map 9-2Trunk Water System 137 342 138 343 CHAPTER 10: RESILIENCE goals anD PoliCies 141 sTorMwaTer 141 shorelanD anD flooDPlain ManageMenT 141 rural resilienCy 142 agriCulTural Preserves 142 solar aCCess ProTeCTion 142 TaBle 10-1 gross anD roofToP solar 142 resourCe CalCulaTions MaPs 10-1 solar insolaTion 143 139 344 140 345 Resiliency is an idea that describes a community’s capacity to respond and thrive under changing conditions while retaining healthy economic, social, and environmental systems. The concept of resiliency in the City of Corcoran is described here as it relates to a number of areas where the City can and should be prepared to respond to these changes. goals and PoliCies Goal 1: Explore additional opportunities to incentivize high quality stormwater management at a site scale and City scale. Policy 1: Consider design standards for high quality stormwater amenities. Policy 2: Consider strategies to encourage water reuse. Policy 3: Consider strategies to reduce the use of potable water for irrigation. Goal 2: Preserve floodplain areas for flood mitigation and water quality. Policy 1: Continue to limit development in floodplain and shoreland zones through the adopted Floodplain and Shoreland Overlay Districts. Policy 2: Continue to work with Elm Creek Watershed Management Commission to establish and enforce water quality standards. Goal 3: Build, strengthen and encourage economic, social, and environmental systems that reinforce and amplify rural attributes. Policy 1: Support practices that foster local food gardening practices and a local food gardening culture. Policy 2: Support development patterns that preserve agricultural land. Encourage landowners to reenroll in agricultural conservation and preservation programs in the non-MUSA area. Policy 3: Consider allowing small-scale rural tourism opportunities. Policy 4: Consider a dark skies lighting policy for Corcoran. Goal 4: Intensify the rural landscape with rich, diverse landscaping that supports pollinator species. Policy 1: Encourage plant diversity and pollinator-friendly landscapes on private and public land. Policy 2: Review lawn maintenance and open space ordinances to ensure that pollinator friendly landscapes are not prohibited or overly restricted. Policy 3: Consider adoption of City practices that reduce or eliminate the use of systemic pesticides on public owned and managed land. Goal 5: Develop land use policies that encourage preservation of agricultural activities and create developments that reflect the City’s agricultural roots. Policy 1: Encourage enrollment of land in the Rural/Ag Residential areas in the Metropolitan Agricultural Preserves Program. Policy 2: Consider ordinances that create meaningful open spaces in both rural and urban areas of the City. Goal 6: Explore controlled/planned development of solar energy production as an alternative method to agriculture to preserve open space and lower density development. Policy 1: Continue to allow solar energy production as an accessory use. stormWater Clean water and a clean environment are essential to a healthy community and a healthy life. As stormwater flows over the landscape the moving water can pick up sediment, bacteria, nutrients, pathogens, chemicals, phosphorus, nitrogen and other pollutants. It can carry these pollutants into nearby watercourses like creeks, drains, culverts, rivers, and lakes. Careful stormwater management can reduce erosion, prevent loss of land, and keep sediment and pollutants out of water. Building a resilient stormwater system is as simple as recognizing that there are many opportunities to clean, reuse, or preserve water as it interacts with the built and unbuilt landscape. Intervening at many points in the water cycle creates resiliency because if one system temporarily fails, others are still in place to mitigate disaster scenarios. One example of resiliency in stormwater management is the City of Corcoran’s robust effort to identify and preserve natural resources, such as wetlands and critical green corridors. As described further in Chapter 8 of this document, these natural systems are a critical partner to engineered systems. The City of Corcoran also encourages development projects that preserve and reuse water on site so that new developments don’t impact and overtax existing or neighboring infrastructure. Stormwater management is also guided to be multipurpose, focusing on both water quality and the quality of experience that waterbodies offer City and rural landscapes. People are drawn to water and like to live, recreate, shop, and relax near attractive, clean water features. Creating stormwater management systems that also function as public amenities provides economic benefits for a City that far outweigh any up-front costs. shoreland and floodPlain management Shorelands and floodplains are low lying areas of land around waterbodies that take on excess water during period of high rainfall and flooding events. Floodplains, as an ecosystem, also provide a number of valuable ecosystem services such as improving water quality, providing habitat for wildlife, and groundwater recharge. Best practices for shorelands and floodplains include requiring natural buffers adjacent to these areas, limiting development and partnering land use with other compatible land and resource management uses such as conservation easements, parks and trails and some agricultural uses. The City of Corcoran has existing ordinances – in Sections 1050.020 and 1050.030 of the Zoning Ordinance – that limit development in floodplain areas and within a certain distance of waterbodies. The City will continue to enforce these regulations to protect these resources. RESILIENCE Resiliency is another way to describe a healthy community that can respond to inevitable changes. Our resilient design principles* include: 1. Diversity: Diversity of systems reduces the potential negative impact to the whole City of the failure of any one particular system. Increasing the diversity of systems means that we will want to maximize the diversity of different business types, institutions, sources of food, and industries, etc. 2. Redundancy: An increased redundancy of key infrastructure systems—including electrical power, fuel supply, waste water processing, food, and potable water supply - means that if one system is compromised, there is enough redundancy in the overall system to fill in for the compromised system until it can be replaced or repaired. 3. Modularity and Independence of System Components: Resilience capacity will be increased when system components have enough independence that damage or failure of one part or component of a system is designed to have a low probability of inducing failure of other similar or related components in the system. 4. Capacity for Adaptation: Resilience capacity will be increased by the relative adaptability of the various systems that comprise a City. City systems and infrastructure that are designed to quickly adapt to changing conditions and requirements will increase the overall resilience capacity of a City. The emergency management plan for the City will be evaluated to ensure capacity of the City system. 5. Environmental Responsiveness and Integration: The resilience capacity of a city is increased by how responsive and integrated its systems and functions are with its natural systems, services and resources. Environmental responsiveness and integration will not only reduce the cost of creating and maintaining technical infrastructure, but reduce the relative probability of infrastructure suffering significant negative impacts from events. *Adapted from ResilientCity.org 141 346 rural resilienCy Corcoran’s rural character is beloved by long-time residents and is identified as a draw for newer residents. Two surveys conducted in 2017 as part of the Comprehensive Plan update confirmed residents’ desire to preserve the rural character and land that is used for active agricultural production. At the same time, because of its’ close proximity to the Twin Cities (and associated land-use and economic pressures) the City continues a slow evolution from a rural agricultural landscape to a more developed suburban edge of the metropolitan area. In addition to production agriculture, rural services such as land management, water storage, nature management, alternative energy production, and rural-tourism can strengthen rural networks because they require natural resources and open space. The visual aesthetic of the City of Corcoran is also a powerful tool for preserving and communicating the rural character. Plant species diversity should be encouraged in open space, residential and commercial landscaping, and on privately or publicly owned land. The sum of individual efforts can create a powerful impact and heighten the sense of rural character. In addition to planting for diversity, planting pollinator-friendly landscapes will be important in Corcoran to provide critical habitat for the wildlife that contribute enormous value to landscape health and agricultural systems. The City of Corcoran has many tools and strategies already in place to protect its natural resources. Building rural resiliency will depend on the continued effort and support of these tools. An example of one of these tools is the Natural Resource Inventory that identified significant natural resource areas in the community and provided recommendations for the preservation and enhancement of these natural systems. Another is the Open Space and Preservation plat in Corcoran’s Subdivision Ordinance. Open Space and Preservation (OS&P) plats aim to preserve natural resources, natural habitat, and vegetated corridors. Incentives for land owners to protect these landscapes helps preserve natural landscapes and viable tracts of land for long-term agricultural use. agricultural PrESErvES The City of Corcoran encourages the continuation of agricultural use within the community. This policy expresses the City’s endorsement of the Metropolitan Agricultural Preserves program. All land parcels in the Rural/ Ag Residential land use designation that meet the requirements for eligibility in the Metropolitan Agricultural Preserves program according to Minnesota Statute §473H may apply to the City for enrollment. This policy is not intended to interfere with agricultural status of any lands prior to adoption of the Comprehensive Plan. solar aCCess ProteCtion The Metropolitan Land Planning Act (MN Statute §473.859, Subd. 2) requires that local comprehensive plans include an element encouraging the protection and development of access to direct sunlight for solar energy systems. The City of Corcoran will protect such access by requiring minimum standards for lot sizes, amounts of open space, yard setbacks, and maximum height of buildings for urban residents that create the opportunity for all building owners to develop solar energy facilities if desired. The City’s zoning or other regulations have been written to ensure that solar energy systems are an allowable component of any building construction in the City. In 2016 the City of Corcoran passed a solar ordinance amendment and approved 2 community solar gardens. The council has since modified the ordinance to prohibit new community solar gardens, but continues to allow solar energy production as an accessory use. As development continues to edge into Corcoran’s more rural settings, solar energy production may become a viable way to retain lower densities and open space, and create policy that incentivizes or allows this land use. Map 10-1: Solar Insolation (See page 143 for large size map.) Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Roa d 1 0 Horseshoe Trl Co un 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 Settlers R d 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 Blu 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 NO DATA 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Solar Insolation.mxdDate: 1/10/2019 Time: 3:38:16 PM User: ShuJC0243 Municipal BoundaryParcel Boundaries 2040 COMPREHENSIVE PLANMap 10-1Solar Insolation The analysis used to produce this dataset looks at geographic location, surface slope, surface aspect, and the effects ofshading based on local topography and adjacent structures. A digital surface model was generated from raw LiDAR data. Then,using this DSM, an individual locations on a grid surface were assessed for the amount of direct and indirect radiation thatreaches the surface. This analysis was conducted at a 1m resolution for the entire state of Minnesota. Source:Solar Insolation (University of Minnesota) taBle 10-1: gross and rooftoP solar resourCe CalCulations Gross Potential (Mwh/yr) Rooftop Potential (Mwh/yr) Gross Generation Potential (Mwh/yr) Rooftop Generation Potential (Mwh/yr) 73,540,645 511,720 7,354,064 51,172 Source: Metropolitan Council Local Planning Handbook 142 347 Ci t y o f G r e e n f i e l d City of Maple Grove City of Medina City of Rogers Be c h t o l d R d Pio n e e r T r l Trail Haven Rd Co u n t y R o a d 1 1 6 County Road 30 Schutte Rd Oakdale Dr County Ro a d 1 0 Horseshoe Trl Co u n t y R o a d 5 0 Larsen Rd Wi l l o w D r Hunter Rd Co u n t y R o a d 1 9 Homestead Trl Ca i n R d Ro l l i n g H i l l s R d Country Rd Mo h a w k D r Larkin Rd Fo x l i n e D r Strehler Rd Dassel Ln Old S ettle rs R d Stie g R d Ka l k R d Meister Rd Ma p l e H i l l R d 93rd Ave N Tessmer Rd Bl u e B o n n e t D r Jubert Ln 456710 456750 456719 456730 4567116 4567101 4567117 Br o c k t o n L n N 109th Ave N 4567101 ")55 Hackamore Rd Morin Lake Scott Lake Jubert Lake Goose Lake Cook Lake NO DATA 3,000 0 3,0001,500 Feet ± Path: L:\2294\100\2040CompPlan\Solar Insolation.mxd Date: 1/10/2019 Time: 3:38:16 PM User: ShuJC0243 Municipal BoundaryParcel Boundaries 2040 COMPREHENSIVE PLANMap 10-1Solar Insolation The analysis used to produce this dataset looks at geographic location, surface slope, surface aspect, and the effects of shading based on local topography and adjacent structures. A digital surface model was generated from raw LiDAR data. Then, using this DSM, an individual locations on a grid surface were assessed for the amount of direct and indirect radiation that reaches the surface. This analysis was conducted at a 1m resolution for the entire state of Minnesota. Source:Solar Insolation (University of Minnesota) 143 348 144 349 CHAPTER 11: IMPLEMENTATION TaBles 11-1 lanD use 147 11-2 housing 147 11-3 eConoMiC CoMPeTiTiveness 147 11-4 Parks anD Trails 148 11-5 TransPorTaTion 148 11-6 wasTewaTer 148 11-7 surfaCe waTer 148 11-8 waTer suPPly 148 11-9 resilienCe 148 145 350 146 351 The Comprehensive Plan is a valuable tool to guide the development of land in the City as long as the visions, goals and policies called out in the Plan are implemented. The purpose of this Implementation chapter is to identify the specific strategies and action items that the City will undertake, over the course of several years, to ensure that the programs and policies established in the Plan are reflected in the decisions of the City. Official controls, such as land use and zoning regulations, subdivision regulations, and the zoning map, are required by State law to be consistent with the Comprehensive Plan. These controls represent the rules and regulations that govern City decisions related to growth and development. Most chapters of the Comprehensive Plan identify implementation items. Those chapter-specific items are the detailed policies and programs that are proposed to carry out the goals and objectives of the individual chapters. The purpose of this Implementation chapter is to consolidate, in a single chapter, the collected implementation statements identified throughout the Plan for ease of future reference. These action items will happen at different times throughout the City’s growth and are identified as follows: near-term (0-3 years), mid-term (4-7 years), long- term (8-10+ years), and ongoing (regular basis). Updates to these official controls are included in the following tables. IMPLEMENTATION taBle 11-1: land use No.Description Timing 1 Amend the official zoning map to be consistent with the land use designations of the 2040 Land Use Map. Near-term/ Ongoing 2 Prepare and adopt a Growth Management Policy consistent with the Metropolitan Council approved forecasts for sewered and unsewered growth. The plan will utilize a rolling average over five year increments so that a lower level of development can occur in some years and a higher level in other years, provided that the average annual residential permits does not exceed 230 units/year on average. If growth exceeds this rate, the City will coordinate with Metropolitan Council staff to discuss whether or not a forecast change or amendment is needed. Near-term 3 Review and update residential zoning districts and requirements and subdivision regulations as needed to ensure that the densities envisioned in the Plan can be achieved. Near-term/ Ongoing 4 Continue to review and update site and building design standards as needed to ensure high-quality residential, commercial, and industrial development in the community. Near-term/ Ongoing 5 Update Open Space and Preservation Plat Ordinance to support clustering, future connection to sewer, and increased level of natural resource protection with incentives consistent with the flexible residential guidelines and City goals. Near-term 6 Review and update zoning districts with associated uses and all site and design requirements.Near-term 7 Review and update the zoning and subdivision ordinances as needed to reduce impediments to affordable housing. Near-term 8 Encourage use of innovative development concepts where appropriate, such as mixed use development and cluster housing to provide life-cycle housing opportunities, minimize the need for automobiles, protect natural resources and maintain open space. Near-term/ Ongoing 9 Update the Corcoran Southeast District Plan and Design Guidelines as needed to reflect the policy changes in the current 2040 Comprehensive Plan. Near-term 10 Review and consider updates to ordinance standards that preserve rural character, including preservation of natural areas and agriculture, open spaces, and large lots with low density, especially in the non-MUSA area. Near-term taBle 11-2: housing No.Description Timing 1 Develop policy to allow the creative use of site planning or PUDs that provide flexibility for development containing affordable housing, such as a reduction in lot size, setbacks, street width floor area and parking requirements. Near-term/ Mid-term 2 Explore the suitabilit of various housing finance options and the housing needs they are meant to address. Short-term 3 Consider developing housing maintenance and rental housing licensing ordinances to maintain existing housing stock. Mid-term 4 Consider developing and promoting programs that encourage maintenance of existing housing, including neighborhood outreach programs, City beautification programs, City-wide clean up programs, etc. Mid-term/ Long-term 5 Develop a policy stating the housing finance tools the City will use and what types of housing need the tools will be used to support. Long-term taBle 11-3: eConomiC ComPetitiveness No.Description Timing 1 Continue to participate in the I-94 Chamber of Commerce and explore other organizations which promote and attract local business. Near-term/ Ongoing 2 Support efforts to retain existing businesses and facilitate growth, including reviewing and updating zoning ordinances as appropriate and making business visits. Near-term/ Ongoing 3 Consider reactivating an Economic Development Authority. Near-term/ Mid-term 4 Complete Market Studies as needed. Ongoing 147 352 taBle 11-4: Parks and trails No.Description Timing 1 Park dedication fees will be reviewed annually to ensure the plan is implemented economically and effectively and updated as needed. Near-term/ Ongoing 2 The City will identify land acquisition and protection strategies to assemble the parks, trails, and open space system. Near-term/ Ongoing 3 Develop and routinely review and update standards for design and construction of public parks, trails and open space areas in the City. The City will apply best practices in mapping dedicated properties and researching and designing facilities. Near-term/ Ongoing 4 Develop a policy to establish priorities for use of park dedication funds to achieve its Parks and Trails goals. Near-term 5 Review and update as needed, the park and trail dedication requirements to ensure appropriate amount of dedication for developing parks and trails. Near-term/ Ongoing 6 Work cooperatively with other communities in Northwest Hennepin County, Three Rivers Park District, Minnesota DNR, local landowners and others to implement this plan and make the most of available resources. The City will actively seek grant funding for land acquisition. Near-term/ Ongoing taBle 11-5: transPortation No.Description Timing 1 Support the Brockton Interchange project and other mass transportation projects that will benefit Corcoran. Near-term/ Ongoing 2 Advocate for additional resources for transportation improvements Near-term/ Ongoing 3 Require public right of way dedication where deemed necessary on all newly platted lots, including right of way for future road and trail extensions for interconnectivity. Near-term/ Ongoing 4 Develop a Right of Way Maintenance Policy. Near-term 5 Continue to participate and monitor transportation activities by adjacent jurisdictions, Hennepin County, and the State. Near-term/ Ongoing 6 Develop and execute a plan to analyze, prioritize, and improve gravel roads in Corcoran. Near-term/ Ongoing taBle 11-6: WasteWater No.Description Timing 1 Develop a Wastewater Maintenance Plan.Near-term 2 Review and update ordinances as needed to be consistent with the City’s current ISTS responsibilities. Near-term/ Ongoing taBle 11-7: surfaCe Water No.Description Timing 1 Connect sanitary sewer at Maple Hill Estates to a regional treatment system. Near-term 2 Continue inspecting BMPs in accordance with the City’s Stormwater Pollution Prevention Plan. Ongoing 3 Review and update wetland and shoreland ordinances as needed for consistency with watershed rules and other regulations. Near-term/ Ongoing 4 Apply the Commission’s strict development standards, to help improve water quality in Rush Creek and elsewhere. Near-term 5 Adopt a manure management ordinance. Near-term 6 Implement one or more recommendations from the Rush Creek Headwaters Sub-watershed Assessment. Near-term 7 Continue septic system education and work with Hennepin County on compliance. Near-term/ Ongoing 8 Explore a stormwater pond retrofit in the existing commercial/ industrial area located at County Road 116 and County Road 10. Near-term/ Mid-term 9 Work with the Commission and other cities on potential wetland improvements in Corcoran. Near-term/ Mid-term taBle 11-8: Water suPPly No.Description Timing 1 Implement notification system to inform customers when water availability conditions change. Near-term 2 Revise City ordinance/codes to allow water reuse options.Near-term 3 Conduct water conservation education and outreach. Near-term/ Mid-term taBle 11-9: resilienCe No.Description Timing 1 Limit development in floodplain and shoreland areas. Near-term 2 Continue to allow solar energy production as an accessory use. Near-term/ Ongoing 3 Review and develop policies that incentivize high quality stormwater management Near-term/ Mid- term 4 Develop policies and ordinances that encourage plant diversity and pollinator-friendly landscapes on private and public land as well as lawn maintenance and open space ordinances to ensure that pollinator friendly landscapes are not prohibited or overly restricted. Near-term/ Mid- term 5 Establish and enforce water quality standards Near-term/ Mid- term 6 Develop policies to encourage preservation of agricultural lands and activities in rural areas.Mid-term 148 353 149 354 150 355 APPENDICES aPPenDix a: ulTiMaTe wasTewaTer 153 sysTeM Design aPPenDix B: loCal surfaCe waTer 163 ManageMenT Plan aPPenDix C: loCal waTer suPPly Plan 245 aPPenDix D: CaPiTal iMProveMenT Plan 281 aPPenDix e: CiTy orDinanCe ChaPTer 51 287 aPPenDix f: offiCial zoning MaP 295 151 356 152 357 APPENDIX A: ULTIMATE WASTEWATER SYSTEM DESIGN 153 358 154 35 9 155 36 0 156 36 1 157 36 2 158 36 3 159 36 4 160 36 5 161 36 6 162 367 APPENDIX B: LOCAL SURFACE WATER MANAGEMENT PLAN 163 368 164 36 9 165 37 0 166 37 1 167 37 2 168 37 3 169 37 4 170 37 5 171 37 6 172 37 7 173 37 8 174 37 9 175 38 0 176 38 1 177 38 2 178 38 3 179 38 4 180 38 5 181 38 6 182 38 7 183 38 8 184 38 9 185 39 0 186 39 1 187 39 2 188 39 3 189 39 4 190 39 5 191 39 6 192 39 7 193 39 8 194 39 9 195 40 0 196 40 1 197 40 2 198 40 3 199 40 4 200 40 5 201 40 6 202 40 7 203 40 8 204 40 9 205 41 0 206 41 1 207 41 2 208 41 3 209 41 4 210 41 5 211 41 6 212 41 7 213 41 8 214 41 9 215 42 0 216 42 1 217 42 2 218 42 3 219 42 4 220 42 5 221 42 6 222 42 7 223 42 8 224 42 9 225 43 0 226 43 1 227 43 2 228 43 3 229 43 4 230 43 5 231 43 6 232 43 7 233 43 8 234 43 9 235 44 0 236 44 1 237 44 2 238 44 3 239 44 4 240 44 5 241 44 6 242 44 7 243 44 8 244 449 APPENDIX C: LOCAL WATER SUPPLY PLAN 245 450 246 45 1 247 45 2 248 45 3 249 45 4 250 45 5 251 45 6 252 45 7 253 45 8 254 45 9 255 46 0 256 46 1 257 46 2 258 46 3 259 46 4 260 46 5 261 46 6 262 46 7 263 46 8 264 46 9 265 47 0 266 47 1 267 47 2 268 47 3 269 47 4 270 47 5 271 47 6 272 47 7 273 47 8 274 47 9 275 48 0 276 48 1 277 48 2 278 48 3 279 484 280 485 APPENDIX D: CAPITAL IMPROVEMENT PLAN 281 486 282 48 7 283 48 8 284 48 9 285 49 0 286 491 APPENDIX E: CITY ORDINANCE CHAPTER 51 287 492 288 49 3 289 49 4 290 49 5 291 49 6 292 49 7 293 49 8 294 499 APPENDIX F: OFFICIAL ZONING MAP 295 500 296 501 !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! ! ! !!! ! !! ! ! ! ! ! ! ! !!!!!!! ! ! !! ! ! ! ! ! ! ! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!! ! ! ! ! !!!! ! ! ! ! ! ! !!!! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!! ! ! !!!!!!!!!!!!!!!!! ! ! ! ! ! ! ! ! ! !!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!! ! ! ! ! ! ! !! ! ! ! ! ! ! !!!!! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !!!!!!!!! î î î s s òñð òñð ñ ñ ï ï î î s ñ ï ROAD SCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD O L D S E T T L E R S R D HORSESHOE TRAIL STI E G R D WI L L O W D R I V E HACKAMORE ROAD TR A I L H A V E N R O A D CA I N R O A D OAKDALE DR STREHLER ROAD PIO N E E R T R COUNTY ROAD 117 RO L L L I N G H I L L S R D LARKIN RD CI T Y O F G R E E N F I E L D CI T Y O F M A P L E G R O V E SCOTT LAKE BE C H T O L D R O A D $+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K Official Zoning Map 3,000 0 3,0001,500 Feet Zoning Districts: UR Urban Reserve RR Rural Residential RSF-1 Single Family Residential 1 RSF-2 Single Family Residential 2 RSF-3 Single and Two Family Residential 3 RMF-1 Medium Density Residential RMF-2 Mixed Residential RMF-3 High Density Residential MP Manufactured Home Park P-I Public / Institutional TCR Transitional Rural Commercial CR Rural Commercial C-1 Neighborhood Commercial C-2 Community Commercial DMU Downtown Mixed Use GMU General Mixed Use BP Business District I-1 Light Industrial PUD Planned Unit Development ï Cemetery î ChurchsGolf Course ñ Government Building òñð Public Park ! ! ! !! 2030 Metropolitan Urban Service Area City Limit Open Water Shoreland Overlay District Updated November 2018 Adopted June 2011 19 10 30 116 101 50 19 10 ± 297 502 Appendix B Corcoran Southeast District Plan and Design Guidelines Adopted April 25, 2019 Updated July 22, 2021 503 504 | 3 Southeast District Overview | 5 Purpose Application Southeast District Vision Sites and Structures Southeast District Principles | 7 Landscaping and Screening Signage and Gateways Parks, Trails and Public Space Healthy Communities | 25 Town Center | 27 Overview Buildings - Placement, Massing and Height Screening and Loading Facades Streets Parking and Access Landscaping and Screening Community Center Table of Contents Downtown Core | 39 Overview Vision Site Development Buildings - Placement, Massing and Height Streetscape Parking Public Art Signage Plazas Implementation | 45 505 Southeast District Boundary Town Center Downtown Core Existing Downtown Floodplain Watercourse Maple/Basswood Disturbed Woodland Savanna/Pasture Wet Prairie Emergent Shrub Floodplain Forest NP / Neighborhood Park OSP / Nature Park ASA / Athletic Search Area Golf Course On Road Trail Off Road Trail Potential Water Tower Open Water Potential Natural Gas Pipeline Easement Trail City of Corcoran Proposed Trails Parks Utilities Wetland Communities Upland Plant Communities Important Features LEGEND District Boundaries * Southeast District Analysis Map. The 2040 Comprehensive Plan includes planned future infrastructure improvements in the district including rerouting County Road 10 to provide safer access points and improving County Road 10 intersections. The existing trail system will be supplemented by a network of on- and off-road trails. Natural assets including wetlands, creeks and uplands, woodlands and savannah provide a framework and inspiration for development aesthetics. A new water tower is planned within the district. The general location is shown on WKHPDSEXWWKH¿QDOORFDWLRQZLOOEHGHWHUPLQHGDVGHYHORSPHQWRFFXUV0XQLFLSDO sanitary sewer and water are also in place to serve the future Town Center. 506 01 Overview | 5 In 2015, the City of Corcoran, in partnership with Hennepin County, began work to update the existing design guidelines and master plan for the Southeast District. The Corcoran Southeast 'LVWULFW3ODQDQG'HVLJQ*XLGHOLQHVZHUHPRGL¿HGWRUHÀHFWWKH)XWXUH/DQG8VH3ODQDQG RWKHUFKDQJHVQHHGHGWRLPSOHPHQWWKH&LW\¶V9LVLRQ7KLVXSGDWHZDVGHYHORSHGWRUHÀHFWWKH 2040 Comprehensive Plan, which no longer includes the realignment of County Roads 10 and 50, but does continue to show a partial realignment of County Road 10 onto Meister Road at a future date. The Southeast District is the historic heart of the City. The intersection of County Road 10 and County Road 116 is a historic crossroads and this area is home to the existing city hall, St. Thomas Catholic Church and the existing business park. The Southeast District is also beginning to see the residential development that has long been anticipated with the GHYHORSPHQWRI/HQQDU¶V³5DYLQLD´QHLJKERUKRRGDQG0,+RPHV³%DVV/DNH&URVVLQJ´DQG ³%DVV/DNH&URVVLQJ6RXWK´7KHTown Center (including the Downtown Core) within the 6RXWKHDVW'LVWULFWLVDPL[HGXVHGLVWULFWFRPELQLQJUHWDLORI¿FHDQGVHUYLFHFRPPHUFLDOZLWK a mix of low, medium and higher density residential. The planned development is balanced by extensive open space and natural resources, including two golf courses (Rush Creek & 6KDPURFN /LRQV3DUN&RUFRUDQ&RPPXQLW\3DUNWKH&LW\+DOOSDUNDQGWKH5XVK&UHHN corridor. Purpose The primary purpose of Corcoran Southeast District Plan and Design Guidelines is to set basic parameters, describe preferences and illustrate design intent. These guidelines serve as principles within which creative design can and should occur – there is no one solution, but many options that meet the basic requirements of this document. Application 7KHIRUPDWDQGFRQWHQWDUHVSHFL¿FDOO\WDLORUHGIRUXVHDVDVXSSOHPHQWWRWKH=RQLQJ Ordinance. This master plan provides illustrative guidance for building locations and orientation. Any changes to this approved master plan must be reviewed and approved by the City Council as part of the development application. Southeast District Vision Create a complete transportation network that balances pedestrian, bicycle and vehicular use with mix of residential housing types, retail and an expanded employment base, while PDLQWDLQLQJDFFHVVWRWKHQDWXUDOUHVRXUFHVWKDWGH¿QH&RUFRUDQ¶VTXDOLW\RIOLIH Southeast District Overview Southeast District Objectives 1. The Southeast District has key transportation corridors within the City of Corcoran which provide vehicle, bicycle and pedestrian connections to adjacent communities. 2. The Southeast District is home to Corcoran Community Park. 3. The Southeast District includes a variety of businesses that provide retail and services that support the daily needs of residents. 4. The Southeast District includes D7RZQ&HQWHUZLWKUHWDLORI¿FH housing, public spaces, and employment opportunities. 5. The Southeast District provides life- cycle housing opportunities that are within walking and biking distance of Downtown. 6. The Southeast District provides a concentration of urban housing options, so that the majority of the City can remain rural. 507 6 | District Principles Southeast District Concept Plan. The Southeast District is the spatial framework for these design standards. The Town Center and Downtown Core are nested within the district each with additional guidance to create the neighborhoods and places envisioned by the community. Commercial 0L[HG8VH High Density Residential Medium Density Residential /RZ'HQVLW\5HVLGHQWLDO Public / Semi-Public Mixed Residential Parks / Open Space Agricultural Preserve Industrial Not to Scale Southeast District Boundary Town Center Downtown Core /DQG8VH&ODVVLÀFDWLRQ Retail Residential Public Agriculture Industrial LEGEND District Boundaries 508 District Principles | 7 02 Southeast District Principles Sites and Structures 7KH6RXWKHDVW'LVWULFWVKRXOGFRQWLQXHWRSURYLGHDPL[RIUHVLGHQWLDOFRPPHUFLDORI¿FHDQG LQGXVWULDOXVHVDVGHVFULEHGLQWKH&RPSUHKHQVLYH3ODQDQG=RQLQJ2UGLQDQFH7KH'HVLJQ *XLGHOLQHVIRUWKHGLVWULFWVKDOOEHWKHVDPHDVWKRVHGHVFULEHGLQWKH=RQLQJ2UGLQDQFHIRUWKH zoning district in which the development is located and these Design Standards will provide an additional layer of standards. New residential development should provide for the full range of life cycle housing, offering choices of housing types at low, medium and higher densities. Within the Southeast District, the combination of site and building design should provide a visual cue that this is a unique place. For single family, twin and townhome structures, architecture styles including: Agrarian Contemporary, Farmhouse, and Arts & Crafts - Prairie are encouraged, as is the use of regional building materials and native plants. Development in this GLVWULFWVKRXOGEHWKRXJKWIXOO\GHVLJQHGWRUHÀHFW&RUFRUDQ¶VUXUDOFKDUDFWHU 509 8 | District Principles Agrarian Contemporary Agrarian Contemporary style homes rely on simple forms with strong roof lines and inviting front porches. This style is a clean, crisp, more contemporary version of the Agrarian Rural style. Typical style elements include: • Form and Roof • Simple roof design, front to back gable or side to side • 5:12 to 12:12 roof pitches • Overhang eaves • Walls and Windows: • Horizontal or board and batten siding, stucco or a combination • Symmetrical placement and distinct fenestration rhythms • Square, circular or 2:1 proportioned vertical rectangular windows with grid patterns • Details • Porches with simple columns, trim and railings • Minimal door and window trim detailing • Dormers, cupolas, shutters, exposed rafter tails 510 District Principles | 9 Farmhouse Farmhouse style is comfortable and practical. It is a hybrid of elements brought together by regional craftsmen and traditions of the early 20th century. Typical style elements include: • Form and Roof • Two story • Asymmetrical, angular design with tall proportions. • Gable roof • 8:12 or greater roof pitch • Overhang eaves • Wood or asphalt shingled roof • Walls and Windows: • Wood cladding with horizontal, diagonal or vertical layout • Tall rectangular windows with large panes • Details • Decorative braces and brackets • 3ODLQWULPERDUGVDQGVRI¿WV • Corbels and gable trusses • Wrap porches • Geometric patterns • Embellished porch railings 511 10 | District Principles Arts & Crafts - Prairie 3UDLULH6W\OHLVWUXO\$PHULFDQGHULYHGE\)UDQN/OR\G:ULJKWDQG/RXLV Sullivan. Typical style elements include: • Form and Roof • /RZSLWFKHGURRIZLWKZLGHRYHUKDQJLQJHDYHV • Massive square porch supports • Two stories with one story porches or wings • *DEOHURRIHGJHVÀDWWHQHG • 3-1/2:12 or greater roof pitch • Hipped roof • Walls and Windows: • Horizontal windows, sometimes wrapping around corners • Tall casement windows • Geometric patterns of small-pane windows • Details • Detail emphasizing horizontal lines • Contrasting wood trim • Horizontal patterns in wall materials • Window boxes • Ornamentation at the door or cornice line • Flattened pedestal urns 512 District Principles | 11 Street Hierarchy 2QHVLJQL¿FDQWGHYHORSPHQWFRQVLGHUDWLRQLQWKLVGLVWULFWLVLQFUHDVLQJWKHLQWHQVLW\RIXVH without overloading the existing transportation network. Current plans will create safer, better PDQDJHGWUDI¿FÀRZDQGFRUUHFWVHYHUDOGLI¿FXOWLQWHUVHFWLRQV&RXQW\5RDGZLOOFRQWLQXH to be the central route through the Southeast District, but improvements are planned for where County Road 116 passes through the Town Center. As improvements are made to this road, emphasis should be placed on creating a pedestrian-friendly environment. Enhancements to WUDI¿FFRQWUROVSHGHVWULDQFRQQHFWLRQVOLJKWLQJJDWHZD\HOHPHQWVDQGODQGVFDSLQJDWNH\ intersections will serve that purpose. The County Road 116 corridor should be designed with green boulevards on both sides, with particular attention given to the east side of the road where a linear park with off-road trail is planned. Where County Road 116 passes through the Town Center, this road should shift to the east to allow for a center landscaped boulevard and other enhancements that will express a sense of 7RZQ&HQWHULGHQWLW\7KHLQWHUVHFWLRQVRI&RXQW\5RDGDQG/DUNLQ5RDGDQG&RXQW\5RDG 116 and City Hall Drive (proposed new road just south of City Hall) mark the entry points into this area, and the start of the proposed boulevard. The design of these intersections should EDODQFHWKHQHHGVRIWUDI¿FDQGSHGHVWULDQV7KH&LW\ZLOOFRQWLQXHWRZRUNZLWK+HQQHSLQ County to ensure future improvements are consistent with City’s vision as well as the County policy related to Complete Streets. As part of this vision, the City will look for opportunities to provide grade-separated pedestrian crossings in addition to the at-grade crossings. The existing road network should be maintained as a continuous network, with new connections where needed. Cul-de-sacs are strongly discouraged in the Town Center. Cul-de-sacs should be avoided throughout the Southeast District in favor of connecting streets that will facilitate resilient multi-modal routes within the district. The Southeast District has six main types of streets which are described and illustrated on the IROORZLQJSDJHV(DFKVHUYHVDVSHFL¿FIXQFWLRQWRZDUGWKHFUHDWLRQRIDZHOOFRQQHFWHGDQG economically viable Southeast District. Street Connectivity. A connected network of streets provides system resiliency and greater capacity with the same lane miles. Top: Connected Network is preferred. Bottom: Sparse Hierarchy with cul-de-sacs is not desirable. X 513 12 | District Principles Street typology in this appendix does not take the place of the standards found in the Corcoran Comprehensive Plan and Subdivision Ordinance, but is intended to supplement that information with a more detailed description of the street design in this district. These standards will be applied for development in the Town Center, but the City may require developments in other areas of the Southeast District to follow the standards in the Engineering Design Standards. The developer shall be responsible for construction of all streetscape improvements along adjacent streets. These improvements include all hardscape, landscape and site amenities, such as trails, sidewalks, benches, bike racks, street trees and plantings. Frontage (space between the back of curb and the right-of-way line) can be divided into two zones: the throughway and pedestrian buffer. Throughway is foremost the accessible route for pedestrians. Once the needs for ADA accessibility are met, the remaining width is based on the needs of the frontage. An urban frontage with shopping and many pedestrians requires a wider throughway to allow for window shopping, couples walking side-by- side, strollers and the like. Pedestrian Buffer is the space between the throughway and the back of curb. It will also vary in width depending on the needs of the adjacent land uses. In active urban areas, the pedestrian buffer includes patio tables, pedestrian lighting, street trees, planters and all the amenities that support the streetscape character. In single family residential neighborhoods, the pedestrian buffer is generally tree lined with turf or plantings tended by residents. Frontage Prototype. The frontage is a subset of each street section. ,QKLJKWUDI¿FDUHDVOLNH0DLQ6WUHHWWKHIURQWDJHLVZLGHIXOO\SDYHGDQG programmed to support the wide range of retail, service and residential activities occurring on adjacent properties. throughway frontagestreet parking lane pedestrian buffer building type & setback varies by zoning district right-of-way right-of-way throughway frontagestreet pedestrian buffer building type & setback varies by zoning district In low density residential areas, the frontage is narrow and supports the needs of a quiet neighborhood. A sidewalk and turf boulevard with regularly spaced overstory DQGWDOORUQDPHQWDOWUHHVLVVXI¿FLHQW 514 District Principles | 13 Type ROW Width County Road 120 feet Parkway Street 72 feet Main Street (Downtown Core) 70 feet Connector Street 60 feet /RFDO6WUHHW 50 feet Southeast District Street Types Map. Not To Scale 515 Co u n t y R o a d , M i d - B l o c k ( t o p ) , C o r n e r / In t e r s e c t i o n ( b o t t o m ) . Th e C o u n t y R o a d s t r e e t t y p e h a s a 12 0 - f o o t w i d e s t a n d a r d r i g h t - o f - w a y . C o u n t y E n g i n e e r i n g s t a n d a r d s DS S O \  D Q G  W K U R X J K  F X U U H Q W  W U D I ¿ F  D Q G  I X W X U H  G H P D Q G  D Q D O \ V L V   W K H ro a d w a y s e c t i o n m a y i n c l u d e t u r n l a n e s , t w o - l a n e o r f o u r l a n e se c t i o n s a n d r e q u i r e d c l e a r z o n e s f o r s a f e t y . O n C R 1 1 6 w i t h i n t h e To w n C e n t e r , g a t e w a y i n t e r s e c t i o n s a n d p l a n t e d m e d i a n s r e i n f o r c e th e r o a d ’ s r o l e t o s u p p o r t t h e D o w n t o w n C o r e . A t g a t e w a y c o r n e r s al o n g C R 1 1 6 , p e d e s t r i a n a m e n i t i e s s h o u l d r e i n f o r c e t h e g a t e w a y ch a r a c t e r a n d i n c l u d e h i g h v i s i b i l i t y s a f e t y f e a t u r e s i n c l u d i n g cr o s s w a l k s w i t h c r o s s i n g c o u n t d o w n s l i g h t s , c e n t e r r e f u g e m e d i a n s , wi d e p e d e s t r i a n l e v e l p a v e m e n t s a n d e n h a n c e d l i g h t i n g . O n r o a d EL N H  O D Q H V  H [ L V W  R Q  & 5      W R G D \  D Q G  ¿ W  Z L W K L Q  W K H  I X W X U H  V H F W L RQ   No t a l l c o u n t y r o a d s a r e p l a n n e d t o i n c l u d e o n - r o a d b i k e l a n e s En h a n c e d P e d e s t r i a n N o d e . (R i g h t ) Ma j o r c r o s s i n g s o f Co u n t y R o a d s s h o u l d h a v e e n h a n c e d p e d e s t r i a n n o d e s i n c l u d i n g ex t r a w i d e c o n c r e t e l a n d i n g s u p o n w h i c h t o w a i t s a f e l y , d e t e c t a b l e wa r n i n g s , a n d c l e a r c r o s s w a l k m a r k i n g s . T h i s e x a m p l e c o n n e c t s a Ci t y s i d e w a l k t o a T h r e e R i v e r s P a r k S y s t e m t r a i l a n d s o i s f u r t h e r HQ K D Q F H G  Z L W K  E H Q F K H V   O L W W H U  U H F H S W D F O H V   Z D \ ¿ Q G L Q J   G H F R U D W L Y H fe n c i n g , a n d s t o n e p e d e s t a l s f o r f u t u r e a r t i n s t a l l a t i o n . EA S T WE S T EA S T WE S T +/ - 1 3 5 ’ /L Q H D U  3 D U N 12 0 ’ Ri g h t o f W a y 12 0 ’ Ri g h t o f W a y 48 ’ Pl a n t i n g S t r i p 5’ Bi k e 5’ Bi k e 5’ Bi k e 5’ Bi k e 11 ’ 'U L Y H  / D Q H 12 ’ 'U L Y H  / D Q H 20 ’ Pl a n t i n g S t r i p 24 ’ Pl a n t i n g S t r i p  ¶  0 X O W L  8 V H Tr a i l En h a n c e d Pe d e s t r i a n No d e a t Cr o s s i n g En h a n c e d Pe d e s t r i a n No d e a t Cr o s s i n g 12 ’ 'U L Y H  / D Q H 12 ’ 'U L Y H  / D Q H 32 ’ Pl a n t i n g S t r i p 12 ’ 'U L Y H  / D Q H 9’ Pl a n t i n g St r i p  ¶  0 X O W L  8 V H  Tr a i l 10 ’ Pl a n t i n g St r i p +/ - 1 3 5 ’ /L Q H D U  3 D U N 516 District Principles | 15 8-feetparking8-feet zero tb k Parkway Street. This tree lined street has a 72-foot wide right-of-way and a center median with trees. The median may have turf or perennials and shrubs depending on the surrounding context. Parkways at the entrance to a neighborhood or district are logical places for upgrading the median plantings to perennials and shrubs with trees. In special cases, the median may be depressed and function as a stormwater amenity. In this case, upgraded plantings are advised. The City Engineer may reduce or eliminate on-street parking for this street type outside the Town Center depending on the surrounding context. 6’ Sidewalk 6’ Sidewalk 6’ Planting Strip 6’ Planting Strip 8’ Parking /DQH 8’ Parking /DQH 11’ 'ULYH/DQH 10’ Planting Strip 11’ 'ULYH/DQH Main Street is characterized by a 70-foot right-of-way width. Buildings should have a zero setback. The pedestrian realm is an urban streetscape with space for window shopping, furnishings, pedestrian level lighting, overstory trees and planters. 16’ Pedestrian Realm 16’ Pedestrian Realm 8’ Parking /DQH 8’ Parking /DQH 3DUNLQJ/DQH =HUR6HWEDFN8 Ft 8 Ft 11’ 'ULYH/DQH 11’ 'ULYH/DQH Main Street Pedestrian Realm. The pedestrian realm on Main Street is 16- feet wide from back of curb to building face. Amenities supportive of the building uses are encouraged including: patio seating, benches, bicycle racks, litter receptacles, and planter pots with seasonal displays. Infrastructure like pedestrian level lighting, street trees in landscaped boulevards are also appropriate. 517 16 | District Principles Connector Street. The Connector Street has a 60-foot right-of-way and prioritizes movement across the community. Setbacks vary by district, but the frontage is consistently a sidewalk in the throughway and a turf boulevard with regularly spaced overstory and tall ornamental trees. Local Street. 7KH/RFDO6WUHHWKDVDIRRWULJKWRIZD\ZLWKSDUNLQJRQRQH side and serves the movement needs of neighborhood residents. Setbacks vary by district, but the frontage is consistently a sidewalk in the throughway and a turf boulevard with regularly spaced overstory and tall ornamental trees. The drive lane near the curb is slightly wider to accommodate vehicular buffer space. 5’ Sidewalk 5’ Sidewalk 5’ Sidewalk 5’ Sidewalk 6’ 6’ 6’ 6’ 8’ Parking /DQH 8’ Parking /DQH 7’ Parking /DQH 11’ 'ULYH/DQH 11’ 'ULYH/DQH 11’ 'ULYH/DQH 10’ 'ULYH/DQH 518 District Principles | 17 This page left intentionally blank 519 18 | District Principles Landscaping and Screening Site design and landscaping should be designed to work with the existing topography of the area, preserving the rolling hills, Rush Creek natural resources corridor, woods and wetlands, and natural viewsheds and corridors. /DQGVFDSHVFUHHQVZLWKEHUPVKHGJHURZVDQGDYDULHW\RIGHFLGXRXVDQGFRQLIHURXVQDWLYH trees and shrubs should be incorporated to minimize undesirable views from the public realm. Signage and Gateways Signage should be designed as an integral part of the building and site design and shall comply with the requirements of Chapter 84 of the City Code. The City will work with developers to: • Include gateway signage at key intersections along County Road 116 and the Town Center. • Incorporate landscaping, lighting and hardscape to anchor the gateway’s visual presence.Gateways. City Center Drive, Main Street and /DUNLQ5RDGSULPDU\DQGVHFRQGDU\HQWUDQFHVWR the Town Center, should have gateway amenities. landscaping, monument signage and lighting. Main Street Parkway South Parkway North 520 District Principles | 19 Stormwater Management Water features and drainage systems are essential components of development in the Southeast District. A mix of ponds, fountains and other water elements provide focal amenities and year round activities within the framework of an environmentally responsible, visually pleasing strategy to manage stormwater. A series of regional stormwater ponds is envisioned, but each site has a responsibility to utilize best management practices (BMP) to pretreat UXQRIIUHGXFHHURVLRQDQGHQFRXUDJHLQ¿OWUDWLRQLQFRPSOLDQFHZLWK&LW\DQG(OP&UHHN Watershed Management Commission standards. Water and landscape should be utilized within multipurpose areas that accommodate both active and passive recreational use – the following examples illustrate only a few of many possibilities: 1. Pervious pavements, underground storage and other creative techniques should be used to BMP standards, particularly in the Town Center where more density is expected. 2. Green architecture, expressed through green roofs, gray water recycling and other techniques should be included to reduce the impact of new development on stormwater systems 3. :DWHUIHDWXUHGHVLJQVKRXOGLQFOXGHERWKIRUPDOHOHPHQWV VXFKDVUHÀHFWLQJSRROV or fountains) and natural/informal forms (such as ponds or fountains) and should explore creative ways to integrate wet landscapes with active, urban spaces. Stormwater Management. Stormwater management infrastructure can take a variety of forms. Master planning regional stormwater is the PRVWHI¿FLHQWXVHRIODQG2WKHURSWLRQVLQFOXGHD hard working below ground system that is topped by a parking lot, streetscape or even a planted swale. These examples of stormwater infrastructure are from various locations around the Twin Cities metro area (top left to bottom right) planted swale within DSDUNLQJORWLQ¿OWUDWLRQV\VWHPXQGHUDSDUNLQJORW VWUXFWXUDOFHOOVWUHHWVFDSHV\VWHPLQ¿OWUDWLRQWUHQFK within a county road median. 521 20 | District Principles Southeast District Parks Within the Town Center, the linear park along County Road 116, the Town Square, and two small neighborhood playgrounds serve residents and visitors. $/LQHDU3DUN B. Town Square C. Neighborhood Park D. Neighborhood Park E. Corcoran Community Park F. City Park near City Hall *:LOGÀRZHU3DUN Existing Parks Proposed Parks A C E G B F D 522 District Principles | 21 Parks, Trails and Public Space The linear park (A) should continue north and south through the town center on the East side of County Road 116, with trail connections to new civic and community spaces and uses. Safe, convenient pedestrian crossings are a priority within the entire Southeast District. New public spaces, parks, and common greens or open space should be linked to other community parks and open space with trail connections to the existing and proposed City parks and trail system. The only active park currently in the Southeast District is Corcoran Community Park (E). The park will likely change over time as the former Rockford school property is developed and road connections LQWKLVDUHDDUHPRGL¿HGEXWWKLVZLOOFRQWLQXHWREHDQLPSRUWDQWSDUN in the City system and priority should be given to ensuring strong bike and pedestrian connections to this park and other planned parks in the district. A second City park is being developed on the City Hall property (F) and could be expanded to take advantage of the woodland area on the east side of the City Hall property. A new Town Square (B) is planned in the Downtown Core. The Town Square will serve as a social center for the community, suitable for concerts and celebrations, but also as a place to enjoy the scenes of downtown. Picnic tables for lunch, benches for people watching, the Town Square will be a public space to support a bustling downtown. Two small neighborhood parks (C & D) are also planned in and near the Town Center, one each to the north and south of the Downtown Core. These parks will include walking trails and playgrounds. The neighborhood park on the north is nestled in an existing woodland, and will provide interesting walking trails, connecting to City Hall, ample shade, and an opportunity for an exercise circuit (Par Course) for the adjacent senior housing development. The southern neighborhood park is perched on a terrace above the wetland and offers great views across the landscape. A playground and trails through the wetland prairie will offer birdwatching and contemplation. All three parks will be developed when the adjacent property is platted. Another park is proposed in the Southeast District near Blue Bonnet Drive and in the Northwest corner of the Ravinia development. :LOGÀRZHU3DUN * ZDVUHFHQWO\GHYHORSHGLQWKH5DYLQLD development. Par Course Station Woodland Playground Wetland Overlook 523 22 | District Principles Public green space, within close proximity to homes and businesses, is a vital part of a healthy community. A Town Square is meant to serve as a community gathering place for celebrations throughout the seasons. This example from Burnsville is a modern destination surrounded by civic, retail and residential uses. Temporary winter uses like a small ice rink could double the value of a bandshell or picnic pavilion when considered as a warming house in the cold season. Olympic Plaza in Whistler below creates an irregular shaped rink for casual and family use. 524 District Principles | 23 This page left intentionally blank 525 24 | Healthy Communities Walkable Destinations Map. $¿YHRUWHQ minute walk, 1/4 or 1/2 mile radius, is one common way to consider walkability. Within the Southeast District, there are intended to be a high number of parks, retail uses and residential units within that walkable range. Existing Parks Proposed Parks Not To Scale 526 Healthy Communities | 25 03 Healthy Communities While developing these guidelines, the City of Corcoran was mindful of how community design impacts the health of the people who live, work, play, learn and worship in the city. Communities around the country are increasingly aware of the impact that land-use and transportation have on people’s ability to be active and access healthy food. We also know that a lack of physical activity, combined with diet, is one of the leading factors behind the increase in chronic diseases, such as heart disease and type II diabetes. Sidewalks, trails, bike lanes and parks all provide opportunities for people to be physically active, both recreationally and by incorporating activity into their daily routines. Mixed-use and higher density developments also encourage people to be active by making it easier to bike and walk to destinations rather than driving. When developing the plan and design guidelines for the Southeast District (including the Town Center and the Downtown Core), we looked at the following considerations: •An integrated transportation network: Streets connecting residential areas to the Downtown Core are safe, appealing and accessible to people walking and biking, as well as people driving motor vehicles. A combination of off-road and on-street bike and pedestrian facilities are included to give people safe and convenient options for active transportation. •Accessible destinations and inviting design: Housing, retail and other destinations are located in or near the downtown to invite walking by creating pleasant and safe routes. •Green space:A new Town Square and neighborhood park create additional opportunities for physical activity and promotes social connectedness. 527 26 | Town Center 0L[HG8VH Town Homes Apartments Single Family Town Center Town Center Concept Plan /HJHQG Downtown Core Gateway Nodes 79t79t79t79t79t79979t79t79t79t79t79t999t99t9thPhPhPhPh Ph Ph Ph Ph Ph Ph Ph Placlacllaclaclaclaclacacclacaaclaclaclaclacacaaacaceeeeeeeeeeeeeee 7797979t79t797979t79779t9979777979999h Ah Ah Ah Ah Ah h AhAh Ah hhh Ah AAAvenvenvenvenvenvenvenvennvvvvenveneeeeeueueueueueueueueeeueeeueueeueeeTowTowTowTowTowwTowwTTowToTowTowTToTTowToTToToTowTowTowToTowTToowTTTTTTTTTTwn n nn nnn nnnn nnnn 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yyyyyyy L a n L a n L a n L a n L a n L a n L a n LLLL a n LL a n LLLL a LLLLLLLLLa n eeeeeeeeee L a r L a r LL a r L a r LL a r L a L a r LLLLLLL a r L a r L a r L a r c h c h c h c h c hhhhhc h c h c hhhhc hhhhhhc hhhhh L a n L a n L a n L a L a n L a n L a n LLL a n L a n L a n LLLLL a n LLL a L a n LL eeeeeeeeee Ma p l e H i l l R o a d Good Sheperd Church City Hall Not To Scale 528 Town Center | 27 04 Town Center Overview The Town Center is the walkable traditional neighborhood supporting the Downtown Core. The Town Center is bound by City Hall on the north, County Road 10 on the south, County Road 116 on the west and Maple Hill Road on the east. The Town Center is intended to support the Downtown Core through walkable blocks, a variety of housing types and densities, and a XQL¿HGSXEOLFUHDOPDHVWKHWLF7KH'RZQWRZQ&RUHLVDVXEVHWRIWKH7RZQ&HQWHUDQGVKDOO have additional design guidelines. All development within the Southeast District will be based on an integrated transportation network that connects residential neighborhoods with the existing business park on the west side of County Road 116 and the Downtown Core on the east side of County Road 116. A combination of off-road and on-street bike and pedestrian facilities are included to give residents and visitors safe and convenient options for active transportation as an option to driving. Special emphasis will be placed on providing accessible destinations and inviting design. Housing, retail and other destinations are located in or near the Downtown Core to invite walking by creating pleasant and safe routes within the Town Center. A Town Square, City Hall Park and two small Neighborhood Parks create additional opportunities for physical activity and social connectedness. 8VHVZLWKLQWKH7RZQ&HQWHULQFOXGHPL[HGXVHSXEOLFVHPLSXEOLFDQGPL[HGUHVLGHQWLDO7KH 7RZQ&HQWHUVKDOOEHGHYHORSHGLQFRPSOLDQFHZLWKWKHVWDQGDUGVLQWKH=RQLQJ2UGLQDQFH DQGWKHVHJXLGHOLQHV7KHHQWLUH7RZQ&HQWHULVJXLGHG0L[HG8VHLQWKH&RPSUHKHQVLYH 3ODQ7KLVODQGXVHFDWHJRU\ZRXOGDOORZGHYHORSPHQWLQWKLVDUHDE\3ODQQHG8QLW 'HYHORSPHQW 38' 7KLVGLVWULFWSURYLGHVDYDULHW\RIDQWLFLSDWHGXVHVDQGWKH&LW\GHYHORSHG the Town Center master plan as their preferred vision for the area; however, the City is willing to evaluate other uses provided that the spirit and intent of the Town Center master plan is preserved. Concept Areas Town Center 200 acres Downtown Core 40 acres Use Size (estimated) 0L[HG8VH 440,000 sq. ft. Single Family Residential 150 units Townhomes 170 units Apartment/Condo 500 units Town Square Park 7 acres South Neighborhood Park 1.1 acres North Neighborhood Park 3.0 acres /LQHDU3DUN 9.0 acres Town Center Development Potential: The concept developed for the new Town Center includes the following development potential: 529 28 | Town Center Buildings - Placement, Massing and Height 7KHDUHDDQGVHWEDFNUHTXLUHPHQWVVKDOOEHDVQRWHGLQWKH=RQLQJ Ordinance for the district in which the property is located, except that additional standards shall be required for the Downtown Core as noted elsewhere in this document. Placement of non-residential and multi-family residential structures should support a higher level of consideration as described in this section. Street Edge Requirement. A consistent street edge must be maintained at the right-of-way line along all street frontages. Street edge elements may consist of the primary building, low masonry walls, fences, landscaping or a combination of all of these elements. Zero Lot Line Buildings are encouraged within the Town Center and particularly in the Downtown Core. Building Frontage. At least 60% of the primary street linear frontage of each lot shall be occupied by a building at the required build-to line. Other portions of a building beyond the 60% may be set back farther than required by the build-to line. In addition, on corner ORWVDPLQLPXPRIWKH¿UVWIHHWRIWKHORWIURQWDJHRQHLWKHUVLGHRI a street intersection must be occupied by buildings set at the build to line. Parking or other space open to the sky is not allowed within this ¿UVWIHHW The build-to line may be met either with an enclosed building or an arcade constructed with a permanent roof of the same materials as the remainder of the building. Height. Multi-story buildings (greater than two stories) built to the maximum heights permitted by zoning are encouraged. Stepping portions of upper stories back from the line of the front façade to provide areas for outdoor terraces and rooftop patios is encouraged. 1HZVLQJOHVWRU\FRPPHUFLDOEXLOGLQJW\SHVZLWKÀDWURRIVVKDOOKDYHD PLQLPXPFRUQLFHKHLJKWRIIHHWWREHWWHUGH¿QHWKHVWUHHW Diagram of building frontage requirements for primary street and corner lot frontage. Reinforcement of the street edge with low walls and landscaping. 530 Town Center | 29 Screening and Loading Ground Mounted Mechanical Equipment shall be fully screened and properly maintained with material similar to or compatible with material used on the main structure. Screened mechanical equipment shall not be located in the front side yard, but may be located at the side or rear yard. Trash and Recycling Storage areas shall be designed internal to the principal building and shall not be allowed in an external fenced structure. Trash and recycling storage area doors shall not be located on the primary front elevation of building, but may be located in the side or rear yard. Loading Areas and Docks shall be limited to the rear of the principal building and shall not be visible from the street. These areas shall be screened from adjacent residential areas by fencing, walls, or landscaping. Screening shall block views from public right-of-way or adjacent uses and shall be equally effective in winter and summer. Architectural screening and plantings minimize the visual impact of necessary but unappealing portions of this apartment building. 531 30 | Town Center Facades Facades for non-residential and multi-family residential structures should support a higher level of design as described in this section. Architectural Style shall not be restricted. However, Architectural Styles as described in Section Two are encouraged. Evaluation of a project shall be based on the quality of its design and on its relationship to its surroundings, guided by the provisions in WKHVHJXLGHOLQHVDQGWKH=RQLQJ2UGLQDQFH The architectural appearance, including building character, permanence, massing, composition, and scale of all principal buildings shall comply with the Master Plan. Franchise architecture (building design WKDWLVWUDGHPDUNHGRULGHQWL¿HGZLWKD particular chain or corporation and is generic in nature) is prohibited unless it employs a traditional storefront commercial style. Franchises or national chains shall follow these guidelines to create context-sensitive buildings that are sustainable in that they can be reused by other types of business. A - Entrances. The main entrance shall face the primary street with secondary entrances to the side or rear. In the case of a corner building or a building abutting more than one street, the City will determine which street should be considered primary. B - Appearance. All sides of buildings shall have an equal appearance in terms of materials and general design. C - Windows. At least 40% of the wall VXUIDFHDWWKHVWUHHWVLGHRIWKH¿UVWVWRU\ non-residential, shall consist of clear windows and doors that allow a view into the working areas, lobbies or display areas. D - Roofs. Building facades that exceed 100 feet in length measured along the street IURQWDJHVKDOOKDYHYDULDWLRQVLQURRÀLQHRU rooftop parapet. Rooftop equipment shall be concealed behind parapets or screened from the view of pedestrians. E - Elements. All buildings shall include the following elements: • Accent materials shall be wrapped around all walls; • Complementary major material colors. F - Articulation. Any exterior building wall adjacent to or visible from a public street, public open space, or abutting property may not exceed 40 feet in length without visual relief consisting of one or more of the following: • The facade shall be divided DUFKLWHFWXUDOO\E\PHDQVRIVLJQL¿FDQWO\ different materials or textures, or • Horizontal offsets of at least four feet in depth, or •9HUWLFDORIIVHWVLQWKHURRÀLQHRIDWOHDVW four feet, or •)HQHVWUDWLRQDWWKH¿UVWÀRRUOHYHOZKLFK is recessed horizontally at least one foot into the facade. A/CCF D/F B/EA D/F 532 Town Center | 31 G - Materials. ([WHULRUEXLOGLQJPDWHULDOVVKDOOEHFODVVL¿HGHLWKHUSULPDU\VHFRQGDU\ or accent materials. Primary materials shall cover at least 60% of the facade of a building. Secondary materials may cover no more than 30% of the facade. Accent materials may include door and window frames, lintels, cornices, and other minor elements, and may cover no more than 10% of the facade. Allowable materials are as follows: • Primary exterior building materials may be brick, stone (natural or cultured) EIFS, stucco, architectural precast concrete or glass. Bronze tinted or mirror glass are prohibited as exterior materials. • Secondary exterior building materials may be any of the primary building materials above RUGHFRUDWLYHEORFNLQWHJUDOO\FRORUHGVWXFFRRU¿EHUFHPHQWVLGLQJ FRORULPSUHJQDWHGRU painted) in vertical panel design only with hidden seams. • $FFHQWPDWHULDOVPD\EHZRRGPHWDORU¿EHUFHPHQWZKHQXVHGLQWULPIDVFLDRUVRI¿WLI appropriately integrated into the overall building design and not situated in areas which will be subject to physical or environmental damage. • All primary and secondary materials shall be integrally colored, except where otherwise stated. • Decorative block shall be colored only by means of a pigment integral to the block material, not applied to the surface. • 6KHHWPHWDOFRUUXJDWHGPHWDOLURQVKDNHVSODLQÀDWFRQFUHWHEORFNDUHQRWDFFHSWDEOHDV exterior wall materials. 533 32 | Town Center Streets Walkability is a priority in the Town Center. All streets and crossings should be safe and accessible for pedestrians with enhancements to support low speed vehicular travel, on street parking, and adequate right-of-way for healthy tree canopy. Design components should include paving or striping of crosswalks, curb extensions, pedestrian level and roadway level lighting, tree lined boulevards. Bike lanes can be strategically incorporated on major east/west connectors via the, Bikeway Street type, to provide thoughtful bicycle routes between the County Road 116 linear park into the Town Center district neighborhoods and beyond. Sidewalks are required along all streets within the Town Center. The location and alignment of new sidewalks shall connect directly with adjacent existing networks. The width of the sidewalk shall be consistent with City policy and the design guidelines. Where the sidewalk along the public street is interrupted by a curb cut, the walkway across the driveway shall be delineated by elevated pavement or by use of contrasting pavement materials that meet ADA accessibility standards. Parking. On-street parking shall be incorporated with the street design within the Town Center. 3DUNLQJ]RQHVVKDOOEHGH¿QHGHLWKHUE\FXUELQJRUZLWKDFKDQJHLQSDYLQJPDWHULDOV Curb Cuts. The number and width of curb cuts shall be limited in conformance with City SROLF\6LWHVZLWKPXOWLSOHEXLOGLQJVVKDOOKDYHXQL¿HGMRLQWDFFHVV Utility Installation. New utilities shall be placed underground. Compatible lines (e.g., electric, phone, cable) shall be placed in a common trench. 534 Town Center | 33 Southeast District Street Types Type ROW Width County Road 120 feet Parkway Street 72 feet Main Street (Downtown Core) 70 feet Connector Street 60 feet /RFDO6WUHHW 50 feet 79th Place 79th Place 79th Avenue Main Street 76th Avenue Larkin Road C i t y C e n t e r D r i v e C i t y C e n t e r D r i v e Co u n t y R o a d 1 1 6 Co u n t y R o a d 1 0 M a i n S t r e e t O a k L a n e M u l b e r r y L a n e L a r c h L a n e Ma p l e H i l l R o a d Good Sheperd Church City Hall 535 34 | Town Center Parking and Access No parking spaces shall be located on corner lots at the point of street intersections. In the Downtown Core, parking is desired to be located behind the buildings. Reductions. Per 6HFWLRQRIWKH=RQLQJ Ordinance parking may be reduced by: • 8SWRRIUHTXLUHGRIIVWUHHWSDUNLQJVSDFHV in the case of shared parking between abutting uses or use of public parking. • One parking space for each on-street parking space provided at the lot frontage on a public street adjacent to the lot. Pedestrian Circulation. &OHDUO\GH¿QHGVDIH pedestrian access shall be provided from parking areas, adjacent public rights-of-way, and public and private open space to building entrances. Pedestrian walkways traversing parking lots with more than 60 parking spaces shall meet the following guidelines: • Walkways adjacent to parking spaces shall be DWOHDVW¿YHIHHWZLGHDQGVKDOOEHVHSDUDWHG from vehicles by curbing or landscaping. • Walkways that cross parking lot drive aisles shall be delineated by stripes, contrasting pavement materials, elevated pavement, or a combination of these measures. Bicycle Parking. Non-residential developments shall strive to provide bicycle parking spaces in a convenient, visible, preferably sheltered location. 536 Town Center | 35 Landscaping and Screening Parking bays shall have landscape islands at each end, and bays in excess of 15 spaces in OHQJWKVKDOOEHGLYLGHGE\LQWHUPHGLDWHLVODQGV/DQGVFDSHLVODQGVVKDOOSURYLGHDWOHDVW square feet of area for planting trees, shrubs and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area. $ODQGVFDSHEXIIHURIDPLQLPXP¿YHIHHWLQZLGWKVKDOOEHSURYLGHGEHWZHHQDOOSDUNLQJDUHDV DQGWKHSXEOLFVLGHZDON7KHEXIIHUVKDOOFRQVLVWRIVKDGHWUHHVORZVKUXEVRUSHUHQQLDOÀRZHUV and a decorative fence or masonry wall. Plantings and parking lot screen walls or fences shall be no less than three feet and no more than four feet in height to allow views into and out of parking areas All land area not occupied by buildings, parking, driveways, sidewalks or other hard surfaces VKDOOEHVRGGHGRUPXOFKHGDQGODQGVFDSHGZLWKDSSURYHGJURXQGFRYHUÀRZHUVVKUXEEHU\ and trees. /DQGVFDSLQJVKDOOLQFOXGHDIXOOFRPSOHPHQWRIRYHUVWRU\RUQDPHQWDODQGHYHUJUHHQWUHHV shrubbery and ground covers which are hardy and appropriate for the locations in which they are planted and provide year-long color and interest. Suggested Trees for the Town Center Valley Forge Elm, Ulmus americana ‘Valley Forge’ Bitternut Hickory, Carya cordiformis Sienna Glen Maple, Acer x freemanii ‘Sienna’ %RXOHYDUG/LQGHQTilia americana ‘Boulevard’ Ohio Buckeye, Aesculus glabra Ginkgo (male), Gingko biloba Bicolor Oak, Quercus bicolor Northern Red Oak, Quercus rubra Princeton Elm, Ulmus americana ‘Princeton’ Accolade Elm, Ulmus x ‘Accolade’ River Birch (single stem), Betula nigra Korean Mountain Ash, Sorbus alnifolia Crabapple species (persistent fruit) -DSDQHVH7UHH/LODFSyringa reticulate 537 36 | Town Center Community Center The Town Center is intended to be a community gathering space. As such, the City may wish to allow space within the Town Center for a community center that could include recreational space, meeting space and similar uses. This would likely be a public/private partnership if it were to develop. This exhibit is intended to identify the two preferred locations for this type of facility and provide a concept for the size of facility that could be accommodated on either site. This is intended to serve an alternative to the land use concepts envisioned in the Town Center plan. Community Center Option A Community Center Option B 538 Town Center | 37 Community Center Option A Site Area (Acres) 14.1 Building Footprint (SF) 80,500 Community Center Option B Site Area (Acres) 23.0 Building Footprint (SF) 1,001,408 Community Center Option B Community Center Option A 539 38 | Downtown Core Downtown Core Map: The Downtown Core is focused along Main Street and around a Town Square. Commercial mixed-use (which may include ¿UVWÀRRUFRPPHUFLDOZLWK residential above) is intended for a majority of the Downtown Core with medium and high-density residential uses supporting at the periphery. 79th Place M a i M a MMM a n S nn S n Str e tr ertr e tr etettet M a i M a i n S n S t r e t r e ee t C i t C i t C i t C i t C i t C i t C i t C i C iii t i t i t y C y C y C yy C y C y C y C y C y C y Ce n t e n t e n t e n t e n t e n e n e n t e n e n t nnnn e r e r e r e r e r e r e r e r e r e r e r e rr D r i D r i D r i D r i D r i D r i D r D r D r DDD rr v e v e v e v e v e v e v e v eeee C i t C i t C i t C i t C i t C i C i t C i t CC i t C i t C i t y C y C y C y C y C y C y C y C y C y C yy C y C y e n t e n t e n t e n t e n t e n t e n n e n t e n n t e n t e n e n t n e n t n e r e r e r e r e r e r e r r e r e r rr D r i D r i D r i D r i D r i D r i D r i D r i D r i D r i D r i D r i D r i i v e v e v e v e v e vv e v e v e v e v e v e v e C o u C o u C o u C o u C o u C o u C o u C o u uo u C o u uu C o n t y n t y n t y n t y n t y n t y n t y n t y n t y n t y n t y n t y yyy R o R o R o R o R o R ooR o R o R o R o R a d a d a d a d a d a d a d a d a d a ddaa 1 1 6 1 1 6 1 1 6 1 1 6 11 1 6 1 1 6 1 1 6 1 1 6 1 1 6 1 1 6 1 1 1 Co u Co u Co u Co u Co u CoCo u Co u Co u Co u C ouou uu nt y nt y y nt y y nt y nt y nt y nt y nt y nt y t y t y yy RoRoRoRoRoRoRoRoRoRoRRoRoRoRo o ad ad ad adad adadad dddddd 1010110 0 1101010111 00 540 Downtown Core | 39 05 Downtown Core Overview The Downtown Core is the commercial and civic heart of Corcoran. It is bound by 79th Avenue on the north, County Road 10 on the south, County Road 116 on the west and City Center Drive on the east. This district is the six block Main Street area as shown on the Downtown Core master plan. It is intended to offer residents and visitors a central community place to serve their daily commercial and personal service needs, and to gather with their neighbors for civic celebrations and social events. Through these guidelines, the Downtown Core will focus public and private investments in a smaller geographic area to support a critical mass of high quality development and public realm amenities. Design requirements in this section are in addition to criteria set in the Downtown Mixed 8VH=RQLQJ'LVWULFWDQGLQWKHVH*XLGHOLQHV :KHUHFRQÀLFWVDULVHWKLVVHFWLRQVKDOO prevail. Vision 'RZQWRZQ&RUFRUDQLVDZDONDEOHLGHQWL¿DEOH SODFHWKDWUHÀHFWVWKHXQLTXHFKDUDFWHURI the community. A mix of restaurants, shops, and services will make it possible to meet daily needs all within a walkable area of the city. This pedestrian scale, with a cohesive building and landscape appearance, will identify this area as uniquely Corcoran. Downtown Core Objectives: 1.Downtown Core maintains the unique heritage and history of Corcoran. 2.Downtown Core is where the community gathers. 3.Downtown Core provides safe, convenient access for pedestrians, bicycles and vehicles. 4.Downtown Core provides the daily retail and service needs for the community. 5.Downtown Core is a mix of businesses, public spaces and residential neighborhoods that are connected by complementary design elements and streetscapes. 6.Downtown Core is a destination for the region. Site Development Destination retail, restaurant and entertainment uses, particularly mixed with other synergistic uses, are encouraged. Development should be appropriate for a traditional downtown area, with mixed-use buildings combining retail, commercial, and multi-family residential uses. Buildings - Placement, Massing and Height The area and setback requirements shall EHDVQRWHGLQWKH=RQLQJ2UGLQDQFHIRUWKH district in which the property is located, except that additional standards shall be required for the Downtown Core as noted elsewhere in this document. Height. Buildings are required to be a minimum of two stories in the Downtown Core. Stepping portions of upper stories back from the line of the front façade to provide areas for outdoor terraces and rooftop patios is encouraged. 541 40 | Downtown Core Streetscape Trees and plantings Overstory trees should be placed with regularity along street frontages in order to create dapple shade within 10-15 years. Space and placement of trees, lighting and signage should be WKRXJKWIXOO\FRQVLGHUHGWRFUHDWHDXQL¿HGZKROHVXSSRUWLYHRI'RZQWRZQ&RUHJRDOV Furnishings Main Street is designed as a traditional downtown main street, lined with street trees and planters, pedestrian level lighting, and furnishings including benches and trash receptacles. These elements shall also occur within the Town Center, to a lesser extent. Outdoor Dining Pavement widths are wider in the Downtown Core than in other areas of the City in order to support the widest variety of streetscape amenities. Outdoor dining shall be permitted through the Downtown Core and shall be placed in the pedestrian buffer area of the sidewalk section. Awnings Where awnings are used, canvas, fabric or vinyl awnings are preferable. If glass or metal awnings are employed, they shall closely complement the building’s architectural character and aesthetic. The bottom of a window awning shall be set at least seven feet above the public sidewalk. Back lighted vinyl awnings and canopy signs shall not be used. Suggested Trees for the Downtown Core Princeton Elm, Ulmus americana ‘Princeton’ Accolade Elm, Ulmus x ‘Accolade’ Skyline Honeylocust, Gleditsia triacanthos var. inermis ‘Skyline’ Valley Forge Elm, Ulmus americana ‘Valley Forge’ %RXOHYDUG/LQGHQTilia americana ‘Boulevard’ Ohio Buckeye, Aesculus glabra Ginkgo (male), Ginkgo biloba Kentucky Coffeetree (male), Gymnocladus dioicus -DSDQHVH7UHH/LODFSyringa reticulate Thornless Cockspur Hawthorne, Crataegus crus-galli var. inermis 542 Downtown Core | 41 Sidewalks and Boulevards County Road 116 and Main Street in the Downtown Core warrants a unique design treatment. This intersection will be developed as the entry into the Downtown Core with appropriate identity elements. The County Road 116 linear park will offer trails through a landscaped open space, which extends into the Downtown Core and greater Town Center. The City will continue to work with Hennepin County to ensure that the ultimate design of County Road 116 respects the City’s intention to develop a district that is safe and accessible for all modes of transportation, including walking and biking. Parking 1. No parking spaces shall be located on corner lots at the point of street intersections. 2. No parking spaces shall be located between the immediate front of the principal structure and the abutting front lot line. throughway frontagestreet parking lane pedestrian buffer building type & setback varies by zoning district right-of-way 543 42 | Downtown Core Public Art Public art is encouraged in the Downtown Core. Durable, safe, artful enhancements to furnishings, paving, signage and building facades are also encouraged. All locations and works of art, regardless of ownership, placed within the public rights of- way or public areas shall be approved by the City Council prior to installation. 544 Downtown Core | 43 Signage Signage shall comply with Chapter 84 of the City Code. However, in the Downtown Core the City is open to considering more creative VLJQDJHWRUHÀHFWWKHHQHUJHWLFFRPPHUFLDO entertainment uses that may be developed in the subdistrict. Decorative neon, moving or other decorative sign types are desirable when displayed within interior storefront windows. 545 44 | Downtown Core Plazas All properties with principal buildings in excess of 30,000 square feet shall be required to have a public plaza space. The public plaza space shall include benches, ELNHUDFNVWUDVKUHFHSWDFOHVOLJKWLQJ¿[WXUHV and other amenities to create a welcoming space for tenants of the building and members of the public. These plaza spaces should be visible from the public street. 546 Implementation | 45 06 Implementation Introduction The design guidelines provide distinct strategies for guiding form and appearance. This vision will take several years to implement. Successful implementation will require consistent DSSOLFDWLRQRIWKH'HVLJQ*XLGHOLQHVE\&LW\VWDIIDQG&LW\&RXQFLO=RQLQJHQIRUFHPHQWDQG design guidelines will not succeed without the cooperation and commitment of landowners, development interests and the rest of the community. Changes to the Comprehensive Plan and Zoning Map The Corcoran Southeast District Plan and Design Guidelines are consistent with the 2040 &RPSUHKHQVLYH3ODQ7KHSURSRVHGFKDQJHVWRWKH=RQLQJ2UGLQDQFHDQG=RQLQJ0DSZLOOEH undertaken as a separate action following adoption of these guidelines. Design Review The design guidelines will be administered by staff as part of the development review process. Staff will incorporate design review to ensure compliance with the design guidelines as a standard step in the development review process. 547 STAFF REPORT Agenda Item: 8.a Council Meeting: September 3, 2026 Prepared By: Natalie Davis, Community Development Director Topic: Civic Campus Capital Improvement - Comprehensive Plan Compliance Review Action Required: Approval Summary This item is a continuation of the discussion that occurred at the Planning Commission on August 18, 2026, regarding the proposed Civic Campus and its compliance with the 2040 Comprehensive Plan. Requested training materials, including the 2040 Comprehensive Plan and the Southeast District Plan, are provided under the Planning Commission Training agenda item. The previous staff report, draft memorandum, and PowerPoint are included as attachments for reference. The draft memorandum can be thought of as a template or starting point for the Planning Commission. The Planning Commission can make changes as it deems appropriate. Additionally, at the August 18, 2026, Planning Commission meeting, two items were discussed by the Commission: residential density within the Mixed-Use portion of the City Hall property and preservation of natural resources associated with the site. Additional context and data is provided below to assist in the Commission's deliberation. The anticipated public hearing for bonding for the Civic Campus has been rescheduled to the September 24, 2026, City Council meeting. The 45-day review period for the Planning Commission expires September 27, 2026. Residential Density / Mixed Use The original City Hall property consisted of approximately 78.88 acres. Approximately 39 acres in the northern portion of the property are guided Public/Institutional (P/I), while approximately 39 acres in the southern portion were guided Mixed Use. Development of the southern portion has included the St. Therese senior living campus, City Center Drive, and the adjacent linear park. Approximately 12.89 acres were conveyed for the St. Therese development, encompassing much of the upland and previously farmed portion of the Mixed-Use area. The linear park adjacent to St. Therese encompasses approximately 3.69 acres, with additional acreage utilized for construction of City Center Drive. The Comprehensive Plan establishes a minimum residential density of eight units per net acre within the Mixed-Use designation, and it is also assumed 50% of the site will develop with residential uses. For general comparison purposes, applying eight units per acre to half of the Mixed-Use portion of the original City Hall property would equate to approximately 156 residential units. This is a conservative comparison because it uses gross acreage and does not exclude wetlands, rights-of-way, parks, or other areas that would typically be removed when calculating net residential density. With the first and second phases approved in 2026, St. Therese includes 163 residential units at a net residential density of approximately 18.39 units per acre. Additional land also remains available for a potential future residential phase. Preliminary approvals also contemplated memory care and skilled 548 nursing units, although these uses are generally not counted as residential dwelling units for purposes of calculating residential density. Based on these approvals, the 163 residential units already approved within the Mixed-Use portion of the original property exceed the 156 units anticipated by the Comprehensive Plan assumptions for this 39-acre Mixed-Use area on a gross-acreage basis. Natural Resources / Woodland Preservation The current City Hall property contains approximately 57.51 acres, with approximately 39 acres continuing to be guided for Public/Semi-Public. The existing City Hall building and parking area occupy approximately 2.11 acres, while the preliminary Civic Campus concept identifies a project area of approximately 3.67 acres. More than 50 acres, or approximately 90 percent of the current City Hall property, would therefore remain outside of the proposed project area, including Memorial Park and substantial wooded and open-space areas. The portion of the property proposed for the new civic campus was previously identified as containing a high-quality maple-basswood natural community. The more recent 2026 tree inventory provides additional information regarding the current condition of that woodland and documents substantial existing tree mortality and decline, particularly among green ash. At the same time, portions of the woodland continue to contain healthy trees characteristic of the maple-basswood community. The 2026 tree inventory evaluated the woodland area of approximately 9.5 acres on the property. Based upon the preliminary project area and information available at this stage of design, approximately two- fifths of the inventoried wooded area could be affected, while approximately three-fifths could remain. The precise number and quality of trees affected will depend upon final site design, grading, utilities, stormwater improvements, and other construction limits. This level of detail is not available at this stage in the project. As design progresses, there is an opportunity to consider both preservation and restoration of the woodland. Site planning can seek to preserve the strongest remaining portions of the maple-basswood community while opportunities may also exist to remove declining or poor-quality trees and reforest disturbed or degraded areas with a diverse mix of native species characteristic of the maple-basswood community. This would allow consideration of not only the amount of woodland retained, but also the long-term ecological quality and resiliency of the woodland that remains. The Planning Commission could choose to include a finding that preservation of higher-quality portions of the existing woodland and restoration of impacted or degraded areas should be incorporated as the project advances in order to further the natural resource preservation goals of the 2040 Comprehensive Plan. The Question Before the Planning Commission The Planning Commission is not being asked to determine whether they support the Civic Campus individually or as a whole, whether the City should make the proposed financial investment, or whether the proposed design or location represents the preferred option based on the information currently available. The question before the Planning Commission is narrower: Is the proposed Civic Campus capital improvement in accordance with the City's adopted 2040 549 Comprehensive Plan? The Commission's review should therefore focus on the policies, goals, land use guidance, and other applicable provisions of the Comprehensive Plan and whether the proposed capital improvement is consistent with that adopted planning framework. Council Action Attachments 1. 2026-08-18 Civic Campus CIP PC Report.pdf 2. 2026-08-18 Civic Campus CIP.pptx 550 Page 1 of 7 STAFF REPORT Planning Commission Meeting: August 18, 2026 Prepared By: Natalie Davis McKeown Topic: Civic Campus Capital Improvement – Comprehensive Plan Compliance Review (PID 24-119-23-23-0004) Action Required: Findings 1. Summary of Request A public hearing was scheduled at the City Council meeting on August 13, 2026, to discuss financing certain municipal facilities through Capital Improvement Plan (CIP) bonds following adoption of a five-year CIP. The proposed 2026- 2030 CIP identifies the construction of a new Civic Campus, including City Hall and a Public Safety facility, as the capital improvement to be financed under the plan. This process is authorized under Minnesota Statutes Section 475.521. Minnesota Statutes Section 462.356, Subd. 2 requires the Planning Commission to review the proposed capital improvement and report its findings in writing to the City Council regarding whether the improvement is in accordance with the adopted Comprehensive Plan, unless the requirement is waived by a two-thirds vote of the City Council. The requirement was not waived at the August 13, 2026, City Council meeting. The Planning Commission findings are intended to be forwarded to Council on August 27, 2026, when the Public Hearing originally scheduled for August 13, 2026, will also occur. 2. Context Zoning and Land Use Figure 1 Location Map Figure 2 Future Land Use Map 551 Page 2 of 7 The site for the new municipal facility is the southern 2.67 acres (roughly) of the existing property where City Hall is currently located. The campus location is proposed east of City Center Drive and St. Therese. The overall site is roughly 51 acres. The northern square of this property is currently guided Public / Semi Public and zoned Institution and zoned Public/Institutional. The southern leg of the property is guided Mixed Use and zoned Downtown Mixed Use. The overall site is located within the envisioned Town Center area of the Southeast District. The portion of the site where the new campus would be located is currently vacant. Surrounding Properties The guiding, zoning, and existing use of the surrounding properties are detailed in the table below. Direction Guided Zoning District Use North Low Density Residential Urban Reserve (UR) Agricultural East Low Density Residential UR Agricultural/Single-family Residential South Mixed Use Downtown Mixed Use (DMU) Agricultural West - High Density Residential - Mixed Use - UR - DMU - Single-family Residential - St. Therese Figure 3 Zoning Map 552 Page 3 of 7 Staging This property as well as all surrounding properties are located within the Metropolitan Urban Service Area (MUSA). The portion of the property that is proposed for the new Civic Campus is located in the first and current stage of phasing for utilities in the 2040 Comprehensive Plan (2020-2025). Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map shows a large portion of the overall property has High Quality Natural Communities, including emergent wetlands, shrub wetlands, floodplain forest, and a maple/basswood upland. It also identifies that South Fork Rush Creek runs through the property, but the proposed location of the Campus falls outside of the Shoreland Overlay district. The proposed campus location would be located where a portion of the high- quality maple/basswood community is identified. While this upland community was believed to be high quality maple/basswood at the time of the creation of this map, the City completed a tree survey in 2026 to provide more in-depth information on the existing species and condition of the upland community. Many of the trees located in this community are Green Ash trees that are either in poor health or dying. Besides the Green Ash located in this area, there are other tree species (e.g., Black Cherry, American Elm, Boxelder, etc.,) that are also in a condition of fair with major problems, poor health, or dying. Tree preservation to the extent possible and where it makes sense would be a priority of the project. New landscaping will also be included as a part of any project that moves forward. A wetland delineation was completed for this site as a part of the St. Therese Figure 4 Natural Resource Inventory Areas Map Figure 5 2026 Property Survey 553 Page 4 of 7 development first approved in 2021. There are 4 delineated wetlands on the southern leg of the overall property as shown on the attached property survey updated this year for the southern leg of the property. 3. Analysis Pursuant to Minnesota Statutes Section 462.356, Subdivision 2, the Planning Commission is asked to review the proposed Civic Campus capital improvement and provide written findings to the City Council regarding whether the proposed capital improvement is consistent with the City's adopted 2040 Comprehensive Plan. The Commission is not being asked to approve the Capital Improvement Plan bonds or a detailed site plan for the Civic Campus. Rather, the purpose of this review is to determine whether the proposed Civic Campus and its location are consistent with the Comprehensive Plan. Detailed site plan review will occur at a later date should the project move forward. The information previously provided to the City Council regarding the proposed Capital Improvement Plan and CIP bond issuance is attached for reference. Staff has reviewed the proposed Civic Campus in relation to the Future Land Use Map, applicable Comprehensive Plan policies, and the implementing provisions of the Zoning Ordinance including the Southeast District Plan. Based on that review, staff finds the proposed Civic Campus is consistent with the City's adopted 2040 Comprehensive Plan for the reasons described below. Future Land Use and Town Center Vision The proposed campus site is guided Mixed Use on the City's adopted 2040 Future Land Use Map. The Comprehensive Plan describes the Mixed Use designation as an area intended to accommodate a coordinated mix of uses and specifically states that not all mixed-use developments are required to incorporate residential units. Mixed use areas are intended to create walkable environments that provide a variety of destinations and contribute to a sense of place. More specifically, the proposed location is located within the Town Center identified by the Comprehensive Plan and Southeast District Plan. The Comprehensive Plan explains City Hall is currently located at the northern boundary of the Town Center, and states the uses within the Town Center include mixed use, public/semi-public, and mixed residential uses. The Town Center is intended to include accessible destinations, inviting design, public gathering opportunities, and a unified public realm. The broader 2040 vision also identifies the Town Center as a focal point for the community and specifically envisions gathering space as a component of the Town Center. The proposed Civic Campus would continue and expand an existing civic function at the northern end of the Town Center and would provide municipal services and public meeting and gathering spaces within an area where the Comprehensive Plan expressly anticipates public/semi public uses. Staff therefore finds that the proposed Civic 554 Page 5 of 7 Campus is consistent with the land use designation and overall visions established for the Town Center. Relationship to the Zoning Ordinance The Comprehensive Plan states that the DMU zoning district was established to implement the Mixed Use land use designation. It further explains that the zoning standards and applicable site and design standards are intended to support the vision for this area. The proposed Civic Campus location is zoned DMU. Pursuant to Section 1040.130, Subdivision 4(D), of the Zoning Ordinance, Civic Buildings, including City Hall, libraries, and fire stations, are permitted uses within the DMU district. While zoning compliance is not the standard for the Planning Commission's review under Minnesota Statutes Section 462.356, the zoning district adopted to implement the Comprehensive Plan further supports the conclusion that civic uses are contemplated and appropriate within the Town Center. Relationship to the Southeast District Plan The Southeast District Plan and Design Guidelines include a conceptual plan that depicts the portion of the property proposed for the Civic Campus as Parks/Open Space. This depiction, however, did not amend the City's official Future Land Use Map. The 2040 Comprehensive Plan, adopted subsequent to the Southeast District Plan, continues to guide the property Mixed Use. The Southeast District Plan explains that its purpose is to establish basic parameters, describe preferences, and illustrate design intent, and recognizes that there may be multiple solutions capable of meeting the objectives of the Plan. The Southeast District Plan also contemplated potential locations for a future Community Center within the Town Center. While the proposed Civic Campus is not a Community Center as contemplated by that plan, the campus is anticipated to include public meeting and gathering spaces that would serve some of the community-oriented functions envisioned for the Town Center. Accordingly, staff finds that the conceptual Parks/Open Space depiction in the Southeast District Plan does not change or supersede the Mixed Use designation established by the adopted Comprehensive Plan or preclude the proposed Civic Campus at this location. Natural Resources The Comprehensive Plan places a high priority on protecting Corcoran's natural resources, including wetlands, woodlands, natural topography, and open space. Among its land use policies, the Plan calls for the protection of natural features and sensitive 555 Page 6 of 7 areas as development occurs and encourages creative approaches to development that preserve open space and natural resources. The 2040 Comprehensive Plan's Natural Resource Inventory identified natural resources on and surrounding the proposed Civic Campus location based upon the information available when the Plan was prepared. Subsequent site investigation, including the City's more recent tree survey, has provided more detailed information regarding the existing woodland conditions and indicates that portions of the wooded area proposed to be affected are of lower quality than suggested by the earlier inventory. The presence of natural resources does not change the property's Mixed Use land use designation or preclude development of the property. However, those resources remain an important consideration as the Civic Campus proceeds into detailed design. The City's intent is to work with the existing topography, minimize disturbance where feasible, preserve higher-quality trees and natural areas where practicable, and provide replacement plantings as part of future site development. Detailed grading, tree preservation and replacement, wetland impacts, landscaping, stormwater management, and other site-specific environmental considerations will be evaluated through the subsequent site plan review process. Public Infrastructure and Community Services The proposed Civic Campus is located within the MUSA and within the current utility staging area identified by the 2040 Comprehensive Plan. The Comprehensive Plan calls for a staging plan that supports coordinated infrastructure expansion and land use growth and further establishes a policy of expanding community services to keep pace with orderly development. Locating the Civic Campus within the City's planned urban growth area, near existing municipal utilities and within the Town Center, is consistent with these policies and supports the coordinated provision of municipal services as the community continues to develop. Scope of Review and Future Site Design The Comprehensive Plan also establishes policies and objectives related to pedestrian- oriented development, accessible destinations, walkability, public spaces, natural resource preservation, and the overall character of the Town Center. These policies will continue to guide the Civic Campus as the project proceeds. At this time, however, the Planning Commission is not being asked to approve a detailed site plan. If the project proceeds following the bond authorization process, detailed considerations including building and parking placement, pedestrian and trail connections, grading, tree preservation and replacement, landscaping, stormwater 556 Page 7 of 7 management, architecture, and compliance with applicable performance and design standards will be evaluated through the required site plan review process. 4. Summary The question presently before the Planning Commission is whether the proposed Civic Campus capital improvement at this location is consistent with the 2040 Comprehensive Plan. Based upon the property's Mixed Use land use designation, its location within the Town Center where public/semi-public uses are expressly contemplated, the implementing Downtown Mixed Use zoning district, the availability and planned staging of municipal infrastructure, and the policies and objectives discussed above, staff finds that the proposed Civic Campus capital improvement is consistent with the City's adopted 2040 Comprehensive Plan. 5. Recommendation Staff recommends that the Planning Commission review the enclosed Memorandum of Findings, make any modifications it determines appropriate, and direct that its written findings regarding Comprehensive Plan consistency be forwarded to the City Council pursuant to Minnesota Statutes Section 462.356, Subdivision 2. Attachments: 1. Draft Memorandum of Findings 2. Site Survey 3. Tree Survey 4. Staff Report to City Council August 13, 2026 557 8200 County Road 116 Corcoran, MN 55340 Phone: 763-420-2288 Administrative Offices Public Works Offices 9100 County Road 19 Corcoran, MN 55357 Phone: 763-420-2652 Phone: 763-420-8966 Police Department Offices 8200 County Road 116 Corcoran, MN 55340 www.corcoranmn.gov MEMORANDUM OF FINDINGS To: Corcoran City Council From: Corcoran Planning Commission Date: August 18, 2026 Re: Civic Campus Capital Improvement – Comprehensive Plan Compliance Property: PID 24-119-23-23-0004 Purpose Pursuant to Minnesota Statutes Section 462.356, Subdivision 2, the Planning Commission reviewed the proposed Civic Campus capital improvement to determine whether the proposed improvement and its location are consistent with the City's adopted 2040 Comprehensive Plan. The proposed capital improvement consists of a new Civic Campus, including City Hall and a Public Safety facility, proposed on approximately 2.67 acres of the existing City-owned property located east of City Center Drive and St. Therese. The Planning Commission's review is limited to Comprehensive Plan consistency. Detailed site design will be reviewed separately through the applicable development review process should the project proceed. Findings Based upon review of the City's 2040 Comprehensive Plan, the August 18, 2026 Planning Commission staff report and supporting materials, and discussion at the Planning Commission meeting, the Planning Commission makes the following findings: 1. Future Land Use. The proposed Civic Campus location is guided Mixed Use on the City's adopted 2040 Future Land Use Map. The Comprehensive Plan provides flexibility within the Mixed Use designation and specifically states that not all mixed-use developments are required to incorporate residential uses. 2. Town Center Vision. The proposed Civic Campus is located within the Town Center identified by the Comprehensive Plan and Southeast District Plan. The Comprehensive Plan identifies City Hall as the northern boundary of the Town Center and expressly identifies mixed use, public/semi-public, and mixed residential uses as uses within the Town Center. The Town Center is also envisioned to include accessible destinations, gathering opportunities, and a unified public realm. The proposed Civic Campus would continue and expand an existing 558 2 civic function within the Town Center and provide municipal services and public meeting and gathering spaces in an area where public/semi-public uses are expressly contemplated. 3. Implementing Zoning District. The Comprehensive Plan identifies the Downtown Mixed Use zoning district as an implementing district for the Mixed Use land use designation. The proposed Civic Campus location is zoned Downtown Mixed Use, within which Civic Buildings, including City Hall, libraries, and fire stations, are permitted uses pursuant to Section 1040.130, Subdivision 4(D), of the Zoning Ordinance. While zoning compliance is not the standard for review under Minnesota Statutes Section 462.356, the implementing zoning regulations further support the conclusion that civic uses are contemplated within the Town Center. 4. Southeast District Plan. The Southeast District Plan and Design Guidelines include a conceptual plan depicting the proposed Civic Campus area as Parks/Open Space. This conceptual depiction did not amend the City's official Future Land Use Map, and the subsequently adopted 2040 Comprehensive Plan continues to guide the property Mixed Use. The Southeast District Plan is intended to establish basic parameters, describe preferences, and illustrate design intent and recognizes that multiple solutions may satisfy the objectives of the Plan. The Southeast District Plan also contemplated future community-serving facilities within the Town Center. Accordingly, the conceptual Parks/Open Space depiction does not preclude the proposed Civic Campus or render it inconsistent with the adopted Comprehensive Plan. 5. Natural Resources. The Comprehensive Plan identifies natural resources on and surrounding the proposed Civic Campus location and establishes policies supporting protection of wetlands, woodlands, natural topography, open space, and other sensitive features. More detailed site investigation conducted since adoption of the Comprehensive Plan, including a 2026 tree survey, indicates that portions of the wooded area proposed to be affected are of lower quality than suggested by the earlier Natural Resource Inventory. The presence of natural resources does not change the property's Mixed Use designation or preclude development of the property. If the project proceeds, the City intends to work with existing topography, minimize disturbance where feasible, preserve higher-quality trees and natural areas where practicable, and provide replacement plantings. Detailed grading, tree preservation and replacement, wetland impacts, landscaping, stormwater management, and other site-specific environmental considerations will be evaluated as part of subsequent site plan review. 6. Public Infrastructure and Community Services. The proposed Civic Campus is located within the Metropolitan Urban Service Area and within the utility staging area identified by the 2040 Comprehensive Plan for the first phase of urban 559 3 utility service. Locating the Civic Campus within the City's planned urban growth area, near existing municipal utilities and within the Town Center, is consistent with Comprehensive Plan policies supporting coordinated infrastructure expansion, land use growth, and expansion of community services as orderly development occurs. 7. Future Site Design. The Comprehensive Plan includes policies and objectives related to pedestrian-oriented development, walkability, accessible destinations, public spaces, natural resource preservation, and the overall character of the Town Center. These policies will continue to guide the project as detailed design proceeds. The Planning Commission's present review does not constitute approval of a detailed site plan. Building and parking placement, pedestrian and trail connections, grading, landscaping, stormwater management, architecture, tree preservation and replacement, and compliance with applicable performance and design standards will be evaluated through the required site plan review process if the project proceeds. Conclusion Based upon the findings above, the Planning Commission finds that the proposed Civic Campus capital improvement and its proposed location are consistent with and in accordance with the City's adopted 2040 Comprehensive Plan. These written findings are hereby forwarded to the Corcoran City Council pursuant to Minnesota Statutes Section 462.356, Subdivision 2. Planning Commission Action: Motion by Commissioner ____________________, seconded by Commissioner ____________________, to approve the Memorandum of Findings and forward the Planning Commission's written findings to the City Council. Vote: _____ Ayes; _____ Nays; _____ Abstain; _____ Absent __________________________________ Planning Commission Chair Date: ___________________________ 560 Owner: Dorthy E. Schutte LOT 1, BLOCK 2 S00°01'48"W 1326.97 S00°02'18"W 1317.51 30. 1 1 R= 6 2 3 . 0 0 Δ= 0 5 ° 3 1 ' 4 1 " CB= N 0 9 ° 5 2 ' 0 5 " W 44.00 N90°00'00 " W1151.73 N00°04'37"E 152.00 N00°04'37"E S8 9 ° 4 4 ' 4 3 " E 11 8 6 . 0 6 S8 9 ° 4 4 ' 4 3 " E 12 1 . 0 0 80 8 0 8 0 60 Ow n e r : D o r t h y E . S c h u t t e T r u s t e e Owner: Shared Option 5 LLC Owner: Shared Option 5 LLC Ow n e r : G r e g o r y R . E b e r t Owner: Saint Therese Corcoran LLC Owner: City of Corcoran 5 foot drainage & utility easement per TOWN CENTER ADDITION 10 foot drainage & utility easement per TOWN CENTER ADDITION Wetland Easement per Doc No. 2595612 II I I I I I I IIIIIIIII I I III I I I I I I I II I I I I IIII ►►►►►►►► ► ► ► ► ► ► ► ► ► ► ► ► ► ► ► ►►►► ►►►► I I I I I III 46 5 . 2 1 N8 9 ° 2 5 ' 0 2 " W 102 8 . 6 8 R= 7 1 1 . 0 0 Δ= 8 2 ° 5 3 ' 4 6 " POND WE T L A N D WET LAND W E T L A N D BE N C H M A R K To p N u t H y d r a n t = 9 7 1 . 4 2 BENCHMARK Top Nut Hydrant = 970.82►► ►► ►► ►► ►► ► ► ►►►►►► ►►►► ►►►►►►►► ►► ►► ►► ►► ►► ►►►►►►►► 50 0 0 1 94 3 . 7 0 ST M B 2 4 " C M P >> ►►►►►►►► 9.9 ' STA:2+32.44 664.66 N07°06'14"W IV B IV B IV B IV B IV B IV B IV B IV B EE X X XX XXXX X X X X X XXXXXXXXXXXXXXXXXX > > 40002 935.65 WELE 40023 935.63 WELE 40043 935.63 WELE SS BS SS BM BM S 9 4 4 9 4 6 9 4 8 9 5 2 9 5 4 9 6 0 9 7 0 9 7 6 976 980 984 980 98 2 9 5 0 94 0 9 4 4 9 4 8 94 6 94 2 93 8 93 6 9 6 4 96 6 96 8 970 972 974 976 978 980 9 8 4 98 4 9 7 8 9 7 6 9 7 4 9 7 2 9 7 0 9 6 8 9 4 2 9 4 0 9 3 8 9 3 6 93 4 94 0 9 4 2 94 2 940 93 6 950 94 8 94 4 96 6 96 4 9 5 6 95 8 9 6 0 9 6 2 9 6 4 966 976 974972 970968966964 9 7 8 WET LAND SU R V E Y B Y : AP P R O V E D B Y : DE S I G N E D B Y : DR A W N B Y : DA T E : SHEET NUMBER PROJECT NUMBER RE V I S I O N DA T E PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R S U R V E Y W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L L A N D S U R V E Y O R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A CH E C K E D B Y : Pl o t D a t e : 0 5 / 1 4 / 2 0 2 6 - 1 2 : 3 2 p m Dr a w i n g n a m e : \ \ U S 0 2 4 2 - P P F S S 0 1 \ s h a r e d _ p r o j e c t s \ 1 9 3 8 0 7 6 6 3 \ C A D \ 4 R E F E R E N C E S \ 1 9 3 8 0 7 6 6 3 _ V 1 0 1 . d w g Xr e f s : , 2 2 7 7 0 5 0 3 3 - X S S S , z - S T R M 0 5 0 3 3 R e d u c e d , 1 9 3 8 0 7 6 2 7 _ X S X Z , 1 9 3 8 0 7 6 6 3 W e t l a n d s TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . 193807663 CI T Y O F C O R C O R A N , M I N N E S O T A FU T U R E C I T Y H A L L DA N I E L J . R O E B E R MA Y 1 4 , 2 0 2 6 43 1 3 3 MA Y 1 4 , 2 0 2 6 193807663_V101 V1.01 LO T 1 , B L O C K 2 T O W N C E N T E R A D D I T I O N Lot 1, Block 2, TOWN CENTER ADDITION, Hennepin County, Minnesota. GRAPHIC SCALE IN FEET 0 100 200 BEARING ORIENTATION BASED ON THE SOUTH LINE OF LOT 1, BLOCK 2, TOWN CENTER ADDITION, WHICH HAS AN ASSUMED BEARING OF NORTH 89 DEGREES 25 MINUTES 02 SECONDS WEST. Mi n n e a p o l i s O f f i c e 73 3 M a r q u e t t e A v e Su i t e 1 0 0 0 Mi n n e a p o l i s , M N 5 5 4 0 2 Ph o n e : 6 1 2 - 7 1 2 - 2 0 0 0 We b s i t e : w w w . s t a n t e c . c o m LEGAL DESCRIPTION >>>> LEGEND OF SYMBOLS & ABBREVIATIONS >> GATE VALVE MH MH POWER BOX TELEPHONE BOX BURIED CABLE TELEVISION CONIFEROUS TREE UTILITY POLE and ANCHOR ROAD SIGN DECIDUOUS TREE AERIAL UTILITIES EX. CURB & GUTTER EX. SANITARY SEWER BURIED TELEPHONE BURIED ELECTRIC BURIED GAS MAIN CB FH CO EX. WATER MAIN EX. STORM SEWER ADJOINING LOT LINE RIGHT-OF-WAY CURB STOP ll C-B C-B G-B G-B E-B E-B CTV-B CTV-B OHP-B CO E C U SS S (SHOWN AT APPROXIMATE SIZE) (SHOWN AT APPROXIMATE SIZE) CABLE TV BOXCTV TRANSFORMERTRAN 1.Legal description provided by owner (Corcoran Economic Development Authority). 2.Drainage and utility easements shown per plat of TOWN CENTER ADDITION. 3.Parcel area = ±2,505,246 square feet (±51.51 acres). 4.Delineated wetlands shown per wetland delineation performed by Stantec. MISCELLANEOUS NOTES NOT TO SCALE LOCATION MAP SITE BOUNDARY LINE HORIZONTAL DATA Hennepin County Coordinate System, NAD83, 1986 Adjustment U.S. Survey Foot VERTICAL DATA NAVD88 CO U N T Y R O A D 1 1 6 BOUNDARY EXHIBIT C O U N T Y R O A D 5 0 79TH PLACE CIT Y C E N T E R D R D R A F T 561 LOT 1, BLOCK 2 S00°02'18"W 1317.51 30. 1 1 R= 6 2 3 . 0 0 Δ= 0 5 ° 3 1 ' 4 1 " CB= N 0 9 ° 5 2 ' 0 5 " W 8 0 8 0 60 Owner: Shared Option 5 LLC Owner: Shared Option 5 LLC Ow n e r : G r e g o r y R . E b e r t Owner: Saint Therese Corcoran LLC 5 foot drainage & utility easement per TOWN CENTER ADDITION 10 foot drainage & utility easement per TOWN CENTER ADDITION I I I I I I I I I I I I I IIIIIIII I ►►►►►►►►►►►► ►►►►► ► ► ► ► ► ► ► ► ► ► ► ►►►►►►►► ► ► I I I I I I 46 5 . 2 1 N8 9 ° 2 5 ' 0 2 " W POND WET LAND WET LAND W E T L A N D BE N C H M A R K To p N u t H y d r a n t = 9 7 1 . 4 2 BENCHMARK Top Nut Hydrant = 970.82 ►► ►► ►► ►► ►► ►► ►► ► ► ►► ►► ►► ► ► ► ► ►►►►►►►►►►►►►► ►► ►► ►►►►►►►►►► ►►►►►►►►►►►►►►►► ►► ►► ►► ►► ►► ►► ►► ►► ►► ►► 664.66 N07°06'14"W IV B IV B IV B IV B IV B IV B IV B IV B EE X X X X XXXXX XXXXXXXXX X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX > > > > > > 40002 935.65 WELE 40023 935.63 WELE 40043 935.63 WELE SS SS BM BM S 9 4 4 9 4 6 9 4 8 9 5 2 9 5 4 9 6 0 9 7 0 9 7 6 976 980 984 980 98 2 9 5 0 94 0 94 4 9 4 8 94 6 94 2 93 8 93 6 9 6 4 96 6 96 8 970 972 974 976 978 980 9 8 4 98 4 9 7 8 9 7 6 9 7 4 9 7 2 9 7 0 9 6 8 9 4 2 9 4 0 9 3 8 9 3 6 93 4 94 0 9 4 2 94 2 940 93 6 950 94 8 94 4 96 6 96 4 9 5 6 95 8 9 6 0 9 6 2 9 6 4 966 976 974 972 970968 966 964 9 7 8 WET LAND SU R V E Y B Y : AP P R O V E D B Y : DE S I G N E D B Y : DR A W N B Y : DA T E : SHEET NUMBER PROJECT NUMBER RE V I S I O N DA T E PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R S U R V E Y W A S P R E P A R E D B Y M E O R U N D E R M Y DI R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L L A N D S U R V E Y O R U N D E R T H E LA W S O F T H E S T A T E O F M I N N E S O T A CH E C K E D B Y : Pl o t D a t e : 0 5 / 1 4 / 2 0 2 6 - 1 2 : 3 4 p m Dr a w i n g n a m e : \ \ U S 0 2 4 2 - P P F S S 0 1 \ s h a r e d _ p r o j e c t s \ 1 9 3 8 0 7 6 6 3 \ C A D \ 4 R E F E R E N C E S \ 1 9 3 8 0 7 6 6 3 _ V 1 0 2 . d w g Xr e f s : , 2 2 7 7 0 5 0 3 3 - X S S S , z - S T R M 0 5 0 3 3 R e d u c e d , 1 9 3 8 0 7 6 2 7 _ X S X Z , 1 9 3 8 0 7 6 6 3 W e t l a n d s TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . 193807663 CI T Y O F C O R C O R A N , M I N N E S O T A FU T U R E C I T Y H A L L DA N I E L J . R O E B E R MA Y 1 4 , 2 0 2 6 43 1 3 3 MA Y 1 4 , 2 0 2 6 193807663_V102 V1.02 LO T 1 , B L O C K 2 T O W N C E N T E R A D D I T I O N GRAPHIC SCALE IN FEET 0 50 100 BEARING ORIENTATION BASED ON THE SOUTH LINE OF LOT 1, BLOCK 2, TOWN CENTER ADDITION, WHICH HAS AN ASSUMED BEARING OF NORTH 89 DEGREES 25 MINUTES 02 SECONDS WEST. Mi n n e a p o l i s O f f i c e 73 3 M a r q u e t t e A v e Su i t e 1 0 0 0 Mi n n e a p o l i s , M N 5 5 4 0 2 Ph o n e : 6 1 2 - 7 1 2 - 2 0 0 0 We b s i t e : w w w . s t a n t e c . c o m >>>> LEGEND OF SYMBOLS & ABBREVIATIONS >> GATE VALVE MH MH POWER BOX TELEPHONE BOX BURIED CABLE TELEVISION CONIFEROUS TREE UTILITY POLE and ANCHOR ROAD SIGN DECIDUOUS TREE AERIAL UTILITIES EX. CURB & GUTTER EX. SANITARY SEWER BURIED TELEPHONE BURIED ELECTRIC BURIED GAS MAIN CB FH CO EX. WATER MAIN EX. STORM SEWER ADJOINING LOT LINE RIGHT-OF-WAY CURB STOP ll C-B C-B G-B G-B E-B E-B CTV-B CTV-B OHP-B CO E C U SS S (SHOWN AT APPROXIMATE SIZE) (SHOWN AT APPROXIMATE SIZE) CABLE TV BOXCTV TRANSFORMERTRAN BOUNDARY LINE SITE EXHIBIT 1.Legal description provided by owner (Corcoran Economic Development Authority). 2.Drainage and utility easements shown per plat of TOWN CENTER ADDITION. 3.Parcel area = ±2,505,246 square feet (±51.51 acres). 4.Delineated wetlands shown per wetland delineation performed by Stantec. MISCELLANEOUS NOTES HORIZONTAL DATA Hennepin County Coordinate System, NAD83, 1986 Adjustment U.S. Survey Foot VERTICAL DATA NAVD88 D R A F T 562 © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S 40000 936.08 RCP" APRON 42 USTM BL 40 0 0 2 93 5 . 6 5 4 WE L E 40 0 2 3 93 5 . 6 3 1 WE L E 40031 942.67 MISC TOP GRATE 40032 932.64 RCP" APRON 36 40 0 4 3 93 5 . 6 2 7 WE L E 40044936.07RCP" APRON 30 USTM1 BL RIM 947.95 RIM 943.41 RIM 955.39 40444960.43POLE LIGHT 40445963.35POLE LIGHT 40446 966.25 POLE LIGHT 40447 969.37 POLE LIGHT 40448957.55POLE LIGHT 40449 954.68 POLE LIGHT 40450951.52POLE LIGHT 40451 948.38 POLE LIGHT 40452945.84POLE LIGHT 40453943.69POLE LIGHT SS RIM 953.95 RIM 968.40 SS RIM 969.32 40604 935.90 MISC TOP RCP END 90000936.04END" APRON 90001936.0142"" APRON 90061939.37MISC PIPE PVC 90062 938.02MISC PIPE PVC 90063 937.12 MISC PIPE PVC 90064 937.11 MISC PIPE PVC 90065 937.16 MISC PIPE PVC 90066937.46MISC PIPE PVC 90067937.19MISC PIPE PVC 90068937.18 MISC PIPE PVC 90196968.05HYDRANTBM 90197 970.82 BM LOC TNH BM 90198971.42BM LOC TNH 90199 968.79 HYDRANT S RIM 959.22 701984.20IRON FOUND NAIL WITH RIBBON 75007 975.78 FL EDGE BL 75008976.82FL EDGE 75009977.12FL EDGE 75010 978.53FL EDGE 75011979.78 FL EDGE IV B 75047 968.04 SPRINKLER VALVE BOX 75062 970.18 NON-TRAFFIC SIGN UGAS 75063 970.91 TELE VAULT 75064 971.28 MISC UELE CONDUIT 75073 979.40 NON-TRAFFIC SIGN NO TRES 75077 982.15 FL EDGE 75084984.21FL EDGE 75090984.85FL EDGE 75095983.46FL EDGE 75098981.45FL EDGE 75109 981.00 FL EDGE 75114982.23FL EDGE 75117982.68FL EDGE 75122983.57FL EDGE EL IV B 75259 961.76 SPRINKLER VALVE BOX IV B 75274 959.70 SPRINKLER VALVE BOX IV B 75587950.12SPRINKLER VALVE BOX IV B 75588949.94 SPRINKLER VALVE BOX IV B 75589 950.06SPRINKLER VALVE BOX IV B 75590 950.58SPRINKLER VALVE BOXIV B 75591950.57SPRINKLER VALVE BOX E75592 949.94 POWR PEDE75593949.89POWR PED 75744950.46NON-TRAFFIC SIGN WET BUFFER 75774 948.65NON-TRAFFIC SIGN WET BUFFER 75777 947.67 NON-TRAFFIC SIGN WET BUFFER 75798947.52 NON-TRAFFIC SIGN WET BUFFER 75805 945.51 NON-TRAFFIC SIGN WET BUFFER 75813 949.28 NON-TRAFFIC SIGN WET BUFFER X X X X X X X XXXXXXXXXXXXXXXXXXX XXXXX XXXX X X X > > > > > > CITY CENTER D R I V E 7 9 T H P L A C E SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 5 / 1 3 / 2 0 2 6 - 4 : 3 8 p m Dr a w i n g n a m e : U : \ 1 9 3 8 0 7 6 6 3 \ C A D \ 3 p l a n s h e e t s \ T R E E P R E S E R V A T I O N F I G U R E . d w g Xr e f s : , 1 9 3 8 0 7 6 6 3 B O R D E R , 1 9 3 8 0 7 6 2 7 _ X S X T , 1 9 3 8 0 7 6 6 3 T r e e S h o t s , 2 2 7 7 0 5 0 3 3 - X S N O , 1 9 3 8 0 7 6 2 7 _ X S X V _ C O M P , 2 2 7 7 0 5 0 3 3 - E X H , 1 9 3 8 0 7 6 6 3 W e t l a n d s , 1 9 3 8 0 7 6 6 3 _ V 1 0 2 TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A TR E E S U R V E Y O F C I V I C C A M P U S 193807663 On e C a r l s o n P a r k w a y N , S u i t e 1 0 0 Pl y m o u t h , M N 5 5 4 4 7 ww w . s t a n t e c . c o m DA T E NO RE V I S I O N XXX JJE XXX XXX XXX DA N B O Y U M 05 / 1 5 / 2 0 2 6 34 5 6 1 N L-101 LO C A T I O N P L A N NORTH HALF SEE SHEET L-102 SOUTH HALF SEE SHEET L-103 563 © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S 40 0 2 3 93 5 . 6 3 1 WE L E 40031 942.67MISC TOP GRATE 40032 932.64 RCP" APRON 36 40604 935.90 MISC TOP RCP END 90061939.37MISC PIPE PVC 90062 938.02MISC PIPE PVC 90063937.12MISC PIPE PVC 90064 937.11 MISC PIPE PVC 90065937.16MISC PIPE PVC 90066 937.46 MISC PIPE PVC 90067937.19MISC PIPE PVC 90068 937.18 MISC PIPE PVC 75744 950.46NON-TRAFFIC SIGN WET BUFFER 75774948.65NON-TRAFFIC SIGN WET BUFFER 75777947.67NON-TRAFFIC SIGN WET BUFFER 75798947.52NON-TRAFFIC SIGN WET BUFFER 75805 945.51 NON-TRAFFIC SIGN WET BUFFER 75813 949.28 NON-TRAFFIC SIGN WET BUFFER XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX 300 American Basswood 301 American Basswood 302 American Basswood 303 Green Ash 304 American Elm 305 Sugar Maple 306 Boxelder 307 American Elm 308 Green Ash 309 American Basswood 310 Sugar Maple 311 Boxelder 312 Sugar Maple 313 Sugar Maple 314 Green Ash 315 Boxelder 316 American Basswood 317 American Basswood 318 Green Ash 319 American Basswood 320 American Basswood 321 Green Ash 322 American Basswood 323 Sugar Maple 324 Green Ash 325 American Basswood 326 American Basswood 329 Green Ash 380 American Basswood 381 Cottonwood 382 Green Ash 383 American Elm 384 Cottonwood 385 American Elm 386 Cottonwood 387 Cottonwood 388 Cottonwood 389 Cottonwood 390 American Elm 391 American Elm 392 American Elm 393 American Elm 394 American Elm 395 American Elm 396 Green Ash 397 Green Ash Northern Red Oak 421 Northern Red Oak 422 Sugar Maple 423 Northern Red Oak Bitternut Hickory 605 Sugar Maple 606 Northern Red Oak 607 American Basswood 608 Northern Red Oak 609 Northern Red Oak 610 Green Ash 611 American Elm 612 Green Ash 613 Green Ash 614 American Basswood 615 Green Ash 617 American Basswood 618 American Basswood Sugar Maple 620 Bitternut Hickory 639 Sugar Maple 640 American Basswood 641 American Elm 643 Green Ash 644 Sugar Maple 645 American Basswood 646 Green Ash 647 American Basswood 648 Green Ash649 Green Ash 650 Green Ash 651 American Basswood 652 Green Ash 653 American Basswood 654 American Basswood 655 Green Ash 656 Green Ash 657 Sugar Maple 658 Sugar Maple 659 Green Ash 660 American Basswood 661 American Basswood 662 American Basswood 663 American Basswood 664 Sugar Maple 665 Sugar Maple 666 Black Cherry 667 Green Ash 668 Sugar Maple 669 Green Ash 670 Green Ash 671 American Elm 672 Sugar Maple 673 Sugar Maple 677 Green Ash 678 Green Ash 679 Green Ash 680 Green Ash 681 Green Ash 682 American Basswood 683 Green Ash 684 Boxelder 685 American Basswood 686 American Basswood 687 Green Ash 688 Green Ash 689 American Elm 690 Cottonwood 691 Cottonwood 692 Cottonwood 693 American Elm 694 American Elm 695 Green Ash 696 Green Ash 697 American Basswood 698 American Basswood 699 Green Ash 700 American Basswood 701 Green Ash 702 American Basswood 703 Sugar Maple 704 Sugar Maple 705 American Elm 706 Northern Red Oak 707 Green Ash 708 Sugar Maple 709 Green Ash 710 American Basswood 711 American Basswood 712 American Basswood 713 American Elm 714 Sugar Maple 715 Green Ash 716 American Basswood 717 American Basswood 718 Sugar Maple 719 Green Ash 720 Sugar Maple 721 Sugar Maple 722 Sugar Maple 723 American Basswood 724 Sugar Maple 725 Sugar Maple 726 Sugar Maple 727 Sugar Maple 728 Sugar Maple 729 American Basswood 730 Sugar Maple 731 Green Ash 732 Green Ash 733 American Basswood 734 Sugar Maple 735 American Basswood 736 Sugar Maple 737 Green Ash 738 Green Ash 739 American Basswood 740 Green Ash 741 Green Ash 742 American Basswood 743 Green Ash 744 American Basswood 745 Green Ash 746 Sugar Maple 747 Green Ash 748 Green Ash 749 American Basswood 750 Green Ash 751 Green Ash 752 Green Ash 753 Green Ash 754 Green Ash 755 Green Ash 756 Green Ash 757 Sugar Maple 758 Green Ash 759 Sugar Maple 760 Sugar Maple 761 Boxelder 762 American Basswood 763 Northern Red Oak 764 Green Ash 765 Green Ash 766 American Elm 767 Northern Red Oak 768 American Basswood 769 Sugar Maple 770 Sugar Maple 771 American Basswood 772 American Basswood 773 Green Ash 774 American Basswood 775 Sugar Maple 776 American Basswood 777 Sugar Maple 778 Green Ash 779 Green Ash 780 Sugar Maple 781 Green Ash 782 Green Ash 783 Sugar Maple 784 Sugar Maple 785 Sugar Maple 786 Sugar Maple 787 Sugar Maple 788 Green Ash 789 Green Ash 790 Green Ash 791 American Basswood 792 American Basswood 793 American Elm 794 Green Ash 795 Green Ash 796 Green Ash 797 Green Ash 798 Green Ash 799 American Elm 800 American Elm 801 Green Ash 802 Sugar Maple 803 Green Ash 804 American Basswood 805 American Basswood 806 American Basswood 807 American Basswood 808 Green Ash 809 American Basswood 810 Sugar Maple 811 American Basswood 812 American Basswood 813 Ironwood 814 American Basswood 815 Sugar Maple 816 American Basswood 817 Green Ash 818 Green Ash 819 Green Ash 820 American Basswood 821 Green Ash 822 American Basswood 823 American Basswood 824 Green Ash 825 American Basswood 826 Green Ash 827 American Basswood 828 American Basswood 829 Green Ash 830 Green Ash 831 Bitternut Hickory 832 American Basswood 833 American Basswood 834 Green Ash 835 American Basswood 836 Sugar Maple 837 Sugar Maple 838 Sugar Maple 839 Sugar Maple 840 Sugar Maple 841 American Elm 842 American Elm 843 Green Ash 844 Bitternut Hickory 845 Green Ash 846 Bitternut Hickory 847 Green Ash 848 Bitternut Hickory 849 Ironwood 850 American Basswood 851 Green Ash 852 American Basswood 853 American Basswood 854 American Basswood 855 Green Ash 856 American Elm 857 Green Ash 858 Green Ash 859 American Basswood 860 Green Ash 861 Green Ash 862 Green Ash 863 Green Ash 864 American Basswood 865 Green Ash 866 Sugar Maple 867 Green Ash 868 Green Ash 869 American Basswood 870 Northern Red Oak 871 Bitternut Hickory 872 Bitternut Hickory 873 Northern Red Oak 874 Quaking Aspen 875 Quaking Aspen 876 Quaking Aspen 877 American Elm 878 Sugar Maple 879 Bitternut Hickory 880 Bitternut Hickory 881 American Basswood 882 Bitternut Hickory 883 American Basswood 884 American Basswood 885 Quaking Aspen 886 American Basswood 887 Green Ash 888 Bitternut Hickory 889 Bitternut Hickory 890 Green Ash 891 Green Ash 892 Green Ash 893 Green Ash 894 Green Ash 895 Green Ash 896 Green Ash 897 Boxelder 898 Black Cherry 899 Green Ash 900 Green Ash 901 Green Ash 902 Green Ash 903 Green Ash 904 Boxelder 905 American Elm 906 Green Ash 907 American Elm 908 Green Ash909 Boxelder 910 Green Ash 911 Black Cherry 912 Green Ash 913 Green Ash 914 Black Cherry 915 Green Ash 916 Green Ash 917 Boxelder 918 American Basswood 919 Green Ash 920 Boxelder 921 Green Ash 922 American Basswood 923 Green Ash 924 American Basswood 925 Green Ash 926 Green Ash 927 Green Ash 928 American Basswood 929 American Basswood930 American Basswood 931 Green Ash 932 American Basswood 933 Green Ash 934 Green Ash 935 American Basswood 936 American Elm 937 Green Ash 938 Green Ash 939 American Elm 940 Bitternut Hickory 941 Quaking Aspen 942 Quaking Aspen 943 Quaking Aspen 944 American Basswood 945 American Basswood 946 Green Ash 947 American Basswood 948 Green Ash 949 Green Ash 950 American Basswood 951 Green Ash 952 Green Ash 953 American Basswood 954 American Basswood 955 American Elm 956 Green Ash 957 Green Ash 958 Green Ash 959 Green Ash 960 American Basswood 961 American Basswood 962 Green Ash 963 Black Cherry 964 Black Cherry 965 Green Ash 966 Black Cherry 967 Green Ash 968 Green Ash 969 Green Ash 970 American Elm 971 Green Ash 972 Green Ash 973 Green Ash 974 Green Ash 975 Green Ash 976 Green Ash 977 Green Ash 978 Green Ash 979 Green Ash980 Green Ash 981 Green Ash 982 American Elm 983 Green Ash 984 Boxelder 985 Green Ash 986 Boxelder 987 Black Cherry 988 Green Ash 989 Boxelder 990 American Elm 991 Boxelder 992 Green Ash 993 American Basswood 994 American Basswood 995 American Basswood 996 Green Ash 997 American Basswood 998 Green Ash999 American Elm 1000 Green Ash 1001 Boxelder 1002 Green Ash 1003 Green Ash 1004 Green Ash 1005 Green Ash 1006 Green Ash 1007 Green Ash 1008 Boxelder 1009 Green Ash 1010 American Elm 1011 American Basswood 1012 Green Ash 1013 Green Ash 1014 Green Ash 1015 Green Ash 1016 Green Ash 1017 Green Ash 1018 Boxelder1019 Green Ash 1020 American Elm 1021 Green Ash 1022 Green Ash 1023 Green Ash 1024 Green Ash 1025 Green Ash 1026 Green Ash 1027 Green Ash 1028 Green Ash 1029 Green Ash 1030 Green Ash 1031 American Elm1032 Green Ash 1033 Green Ash 1034 Green Ash 1035 Boxelder 1036 Green Ash 1037 Green Ash 1038 Green Ash 1039 Boxelder 1040 Green Ash 1041 American Basswood 1042 Green Ash 1043 Boxelder 1044 Green Ash 1045 Green Ash 1046 Green Ash 1047 American Elm 1048 Green Ash 1049 Green Ash 1050 American Basswood 1051 American Basswood 1052 Green Ash 1053 Green Ash 1054 Green Ash 1055 American Elm 1056 Green Ash 1057 Boxelder 1058 Green Ash 1059 Boxelder 1060 Green Ash 1061 Boxelder 1062 Green Ash 1063 Boxelder 1064 Boxelder 1065 Green Ash 1066 Green Ash 1067 Boxelder 1068 American Basswood EXISTING DELINEATED WETLAND EXISTING DELINEATED WETLAND EXISTING PROPERTY LINEEXISTING FENCE SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 5 / 1 3 / 2 0 2 6 - 4 : 3 7 p m Dr a w i n g n a m e : U : \ 1 9 3 8 0 7 6 6 3 \ C A D \ 3 p l a n s h e e t s \ T R E E P R E S E R V A T I O N F I G U R E . d w g Xr e f s : , 1 9 3 8 0 7 6 6 3 B O R D E R , 1 9 3 8 0 7 6 2 7 _ X S X T , 1 9 3 8 0 7 6 6 3 T r e e S h o t s , 2 2 7 7 0 5 0 3 3 - X S N O , 1 9 3 8 0 7 6 2 7 _ X S X V _ C O M P , 2 2 7 7 0 5 0 3 3 - E X H , 1 9 3 8 0 7 6 6 3 W e t l a n d s , 1 9 3 8 0 7 6 6 3 _ V 1 0 2 TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A TR E E S U R V E Y O F C I V I C C A M P U S 193807663 On e C a r l s o n P a r k w a y N , S u i t e 1 0 0 Pl y m o u t h , M N 5 5 4 4 7 ww w . s t a n t e c . c o m DA T E NO RE V I S I O N XXX JJE XXX XXX XXX DA N B O Y U M 05 / 1 5 / 2 0 2 6 34 5 6 1 N L-102 SO U T H H A L F 564 © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S © 2 0 2 6 M i c r o s o f t C o r p o r a t i o n © 2 0 2 6 M a x a r © C N E S ( 2 0 2 6 ) D i s t r i b u t i o n A i r b u s D S 701984.20IRON FOUND NAIL WITH RIBBON 75008 976.82 FL EDGE 75009 977.12 FL EDGE 75010978.53FL EDGE 75011979.78FL EDGE IV B 75047 968.04 SPRINKLER VALVE BOX 75062 970.18NON-TRAFFIC SIGN UGAS 75063970.91TELE VAULT 75064 971.28MISC UELE CONDUIT 75073 979.40 NON-TRAFFIC SIGN NO TRES 75077 982.15 FL EDGE 75084 984.21 FL EDGE 75090984.85 FL EDGE 75095983.46FL EDGE 75098 981.45FL EDGE 75109981.00FL EDGE 75114982.23FL EDGE 75117982.68FL EDGE X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXX XXXXXXXXXXX XXXXXXXXXX X X X X X X X 1 Green Ash 2 Green Ash 3 Green Ash 4 Green Ash 5 Green Ash 6 Green Ash 7 Silver Maple 8 Green Ash 9 Green Ash 10 Green Ash 11 Black Cherry 12 American Elm 13 Black Cherry14 Green Ash 15 American Elm 16 Green Ash 17 Black Cherry 18 Black Cherry 19 American Elm 20 Green Ash 21 Green Ash 22 Boxelder 23 Bitternut Hickory 24 American Elm 25 Black Cherry 26 Black Cherry 27 Bitternut Hickory 28 Bitternut Hickory 29 Green Ash 30 Bitternut Hickory 31 Bitternut Hickory 32 Bitternut Hickory 33 Bitternut Hickory 34 Bitternut Hickory 35 Green Ash 36 Bitternut Hickory 37 Green Ash 38 Green Ash 39 American Elm 40 Green Ash 41 Green Ash 42 Green Ash 43 Green Ash 44 Green Ash45 Green Ash 46 Green Ash 47 Bitternut Hickory 48 Boxelder 49 Green Ash 50 Bitternut Hickory 51 Green Ash 52 Green Ash 53 Boxelder 54 American Elm 55 Green Ash 56 Green Ash 57 Green Ash 58 Boxelder59 Green Ash 60 Green Ash 61 Green Ash 62 Bitternut Hickory 63 Green Ash 64 Green Ash 65 Green Ash 66 Green Ash 67 Green Ash 68 Green Ash 69 Green Ash 70 Green Ash 71 Black Cherry 72 Black Cherry 73 Green Ash 74 Green Ash 75 Green Ash 76 Green Ash 77 Green Ash 78 American Basswood 79 Green Ash 80 Green Ash 81 Green Ash 82 Green Ash 83 Green Ash 84 Green Ash 85 Green Ash 86 Green Ash 87 Green Ash 88 Green Ash89 American Elm 90 Green Ash 91 Green Ash 92 Green Ash 93 Green Ash 94 Bitternut Hickory 95 Green Ash 96 Green Ash 97 98 Black Cherry 99 Green Ash 100 Green Ash 101 American Elm 102 American Elm 103 Green Ash 104 Green Ash 105 Green Ash 106 American Basswood 107 Green Ash 108 American Basswood 109 Green Ash 110 American Basswood 111 Green Ash 112 American Basswood 113 American Basswood 114 American Basswood 115 Green Ash 116 Green Ash 117 American Elm 118 Green Ash 119 Black Cherry 120 Green Ash 121 Green Ash 122 Green Ash 123 Green Ash 124 Green Ash 125 Boxelder 126 Green Ash 127 American Basswood 128 Green Ash 129 Green Ash 130 Green Ash 131 Green Ash 132 American Basswood 133 Green Ash 134 Bitternut Hickory 135 Green Ash 136 Bitternut Hickory 137 American Basswood 138 American Elm 139 Green Ash 140 American Basswood 141 Green Ash 142 American Basswood 143 Green Ash 144 Green Ash 145 American Basswood 146 Black Cherry 147 American Basswood 148 Green Ash 149 Sugar Maple 150 American Elm 151 American Basswood 152 Black Cherry 153 Green Ash 154 American Basswood 155 Boxelder 156 Green Ash 157 American Elm 158 Green Ash 159 American Basswood 160 American Basswood 161 Bitternut Hickory 162 Green Ash 163 Green Ash 164 Green Ash 165 Green Ash 166 Boxelder 167 Boxelder 168 Boxelder 169 Green Ash 170 Bitternut Hickory 171 Boxelder 172 Boxelder 173 Green Ash 174 Boxelder 175 American Elm 176 Green Ash 177 Black Cherry 178 Green Ash 179 Boxelder 180 Black Cherry 181 Green Ash 182 Boxelder 183 Bitternut Hickory 184 Bitternut Hickory 185 Black Cherry 186 American Elm 187 Northern Red Oak 188 American Basswood 189 American Basswood 190 Green Ash 191 Green Ash 192 American Basswood 193 Bitternut Hickory 194 American Basswood195 Green Ash 196 American Basswood 197 American Basswood 198 Green Ash199 American Elm 200 Green Ash 201 American Basswood 202 American Basswood 203 American Basswood 204 Green Ash 205 American Basswood 206 Bitternut Hickory 207 Green Ash 208 American Basswood 209 American Basswood 210 American Basswood 211 Northern Red Oak 212 Bitternut Hickory 213 American Basswood 214 American Elm 215 Bitternut Hickory 216 Bitternut Hickory 217 Bitternut Hickory 218 Bitternut Hickory 219 Bitternut Hickory 220 American Basswood 221 Green Ash 222 Green Ash 223 Green Ash 224 Green Ash 225 Green Ash 226 American Elm 227 Green Ash 228 Green Ash 229 Green Ash 230 Green Ash 231 Green Ash 232 Green Ash 233 Green Ash 234 American Basswood 235 Green Ash 236 Green Ash 237 Black Cherry 238 American Elm 239 American Elm 240 Black Cherry 241 American Elm 242 Green Ash 243 Green Ash 244 American Elm 245 American Basswood 246 Bitternut Hickory 247 Green Ash 248 Green Ash 249 Green Ash 250 Green Ash 251 Green Ash 252 Green Ash 253 Black Cherry 254 American Elm 255 American Elm 256 Green Ash 257 American Elm 258 Green Ash 259 Green Ash 260 American Basswood 261 American Basswood 262 American Basswood 263 American Basswood 264 American Basswood 265 Boxelder 266 Green Ash 267 Boxelder 268 American Basswood 269 Green Ash 270 American Basswood 271 American Basswood 272 American Basswood 273 Bitternut Hickory 274 American Basswood 275 American Basswood 276 American Basswood 277 Green Ash 278 Boxelder 279 Boxelder 280 Green Ash 281 Boxelder 282 Boxelder 283 Boxelder 284 Green Ash 285 Boxelder 286 Boxelder 287 Boxelder 288 Green Ash 289 Green Ash 290 Green Ash 291 Boxelder292 Boxelder 293 American Elm 294 Sugar Maple 295 American Basswood 296 American Basswood 297 Bitternut Hickory 298 Boxelder 299 Cottonwood 300 American Basswood 301 American Basswood 302 American Basswood 303 Green Ash 304 American Elm 305 Sugar Maple 306 Boxelder 307 American Elm 308 Green Ash 309 American Basswood 310 Sugar Maple 311 Boxelder 312 Sugar Maple 313 Sugar Maple 314 Green Ash 315 Boxelder American Basswood 317 American Basswood 318 Green Ash 319 American Basswood 320 American Basswood 321 Green Ash 322 American Basswood 323 Sugar Maple 324 Green Ash 325 American Basswood 326 American Basswood 327 American Basswood 328 American Basswood 329 Green Ash 330 American Basswood 331 American Elm 332 American Basswood 333 American Basswood 334 American Basswood 335 American Basswood 336 Sugar Maple 337 American Basswood 338 Green Ash 339 Green Ash 340 Cottonwood 341 American Basswood 342 American Basswood 343 Green Ash 344 Green Ash 345 Bitternut Hickory 346 American Basswood 347 Bitternut Hickory 348 Bitternut Hickory 349 American Basswood 350 American Basswood 351 Bitternut Hickory 352 Bitternut Hickory 353 American Basswood 354 American Basswood 355 Bitternut Hickory 356 Bitternut Hickory357 American Basswood 358 Sugar Maple 359 American Basswood 360 Bitternut Hickory 361 American Basswood 362 Green Ash 363 Green Ash 364 American Basswood 365 American Basswood366 Bitternut Hickory 367 American Basswood 368 American Basswood 369 Black Cherry 370 American Basswood 371 Green Ash 372 American Basswood 373 American Elm 374 American Basswood 375 Black Cherry 376 American Basswood 377 Sugar Maple 378 Green Ash 379 Green Ash 380 American Basswood 381 Cottonwood 382 Green Ash 383 American Elm 384 Cottonwood 385 American Elm 386 Cottonwood 387 Cottonwood 388 Cottonwood 389 Cottonwood 390 American Elm 391 American Elm 392 American Elm 393 American Elm 394 American Elm 395 American Elm 396 Green Ash 397 Green Ash 398 Green Ash 399 American Basswood 400 Cottonwood 401 American Elm 402 American Basswood 403 American Basswood 404 American Elm 405 Green Ash 406 Sugar Maple 407 Sugar Maple 408 Green Ash 409 American Basswood 410 Sugar Maple 411 American Basswood 412 Green Ash413 American Elm 414 American Basswood 415 American Basswood 416 Sugar Maple 417 Sugar Maple 418 Bitternut Hickory 419 Northern Red Oak 420 Sugar Maple 421 Northern Red Oak 422 Sugar Maple 423 Northern Red Oak 424 American Basswood 425 Bitternut Hickory 426 Sugar Maple 427 Sugar Maple 428 Northern Red Oak 429 Sugar Maple 430 American Basswood 431 American Basswood 432 American Basswood 433 American Basswood 434 American Basswood 435 Green Ash 436 American Basswood 437 American Basswood 438 Green Ash 439 Green Ash 440 Green Ash 441 American Basswood 442 Green Ash 443 American Basswood 444 American Basswood 445 American Basswood 446 American Basswood 447 American Elm 448 Green Ash 449 Green Ash 450 Green Ash 451 Green Ash 452 Green Ash 453 Green Ash 454 Green Ash 455 American Basswood 456 Bitternut Hickory 457 Green Ash 458 Green Ash 459 American Basswood 460 Green Ash 461 American Basswood 462 Green Ash 463 Green Ash 464 Boxelder 465 Green Ash 466 American Basswood 467 American Basswood 468 American Basswood 469 Green Ash 470 Green Ash 471 Green Ash 472 Green Ash 473 Green Ash 474 Green Ash 475 Green Ash476 Green Ash 477 Green Ash 478 American Elm 479 Green Ash 480 American Elm 481 Green Ash 482 American Elm 483 American Basswood 484 Cottonwood 485 Green Ash 486 American Basswood 487 American Basswood488 American Basswood 489 Green Ash 490 American Basswood 491 American Basswood 492 American Basswood 493 Green Ash 494 Green Ash 495 American Basswood 496 Green Ash 497 American Basswood 498 Green Ash499 Green Ash 500 American Basswood 501 American Basswood 502 Green Ash 503 American Basswood 504 Bitternut Hickory 505 Green Ash 506 Green Ash 507 Black Cherry 508 Green Ash 509 Green Ash 510 Green Ash 511 Green Ash 512 Green Ash 513 American Basswood 514 American Basswood 515 American Basswood 516 Sugar Maple 517 American Basswood 518 Sugar Maple 519 American Basswood 520 American Basswood 521 Northern Red Oak 522 Black Cherry 523 Sugar Maple 524 Sugar Maple 525 American Basswood 526 Green Ash 527 American Basswood 528 Green Ash 529 Sugar Maple 530 Northern Red Oak 531 Green Ash 532 Green Ash 533 Green Ash 534 Green Ash 535 Green Ash 536 American Elm 537 Green Ash 538 Green Ash 539 American Basswood 540 American Basswood 541 American Basswood 542 Green Ash 543 American Basswood 544 Northern Red Oak 545 American Basswood 546 American Basswood 547 Northern Red Oak 548 Green Ash 549 American Basswood 550 Green Ash 551 American Basswood 552 American Basswood 553 American Basswood 554 American Basswood 555 American Basswood 556 American Basswood 557 American Basswood 558 Green Ash 559 American Basswood 560 Northern Red Oak 561 Green Ash 562 Green Ash 563 Green Ash 564 American Elm 565 American Basswood 566 American Basswood 567 American Basswood 568 Green Ash 569 American Basswood 570 American Basswood 571 Green Ash 572 American Basswood 573 American Basswood 574 Green Ash 575 Green Ash 576 Green Ash 577 Green Ash 578 Green Ash 579 Green Ash 580 American Basswood581 American Basswood 582 Green Ash 583 Green Ash 584 Green Ash 585 Green Ash 586 Green Ash 587 American Basswood 588 American Elm 589 Green Ash 590 Green Ash 591 Green Ash 592 American Basswood 593 Sugar Maple 594 Green Ash 595 American Basswood 596 Northern Red Oak 597 American Basswood 598 American Basswood 599 American Basswood 600 American Basswood 601 American Basswood 602 Green Ash 603 American Basswood 604 Green Ash 605 Sugar Maple 606 Northern Red Oak 607 American Basswood 608 Northern Red Oak 609 Northern Red Oak 610 Green Ash 611 American Elm 612 Green Ash 613 Green Ash 614 American Basswood 615 Green Ash 616 Bitternut Hickory 617 American Basswood 618 American Basswood 619 Sugar Maple 620 Bitternut Hickory 621 Green Ash 622 American Elm 623 Green Ash 624 Green Ash 625 Green Ash 626 American Basswood 627 Green Ash 628 Green Ash 629 Green Ash 630 Green Ash 631 Green Ash 632 Green Ash 633 Green Ash 634 Green Ash 635 American Basswood 636 Green Ash 637 Green Ash 638 Green Ash 639 Sugar Maple 640 American Basswood 641 American Elm 642 Black Cherry 643 Green Ash 644 Sugar Maple 645 American Basswood 646 Green Ash 647 American Basswood 648 Green Ash649 Green Ash 650 Green Ash 651 American Basswood 652 Green Ash 653 American Basswood 654 American Basswood 655 Green Ash 656 Green Ash 657 Sugar Maple 658 Sugar Maple 659 Green Ash 660 American Basswood 661 American Basswood 662 American Basswood 663 American Basswood 664 Sugar Maple 665 Sugar Maple 666 Black Cherry 667 Green Ash 668 Sugar Maple 669 Green Ash 670 Green Ash 671 American Elm 672 Sugar Maple 673 Sugar Maple 674 Green Ash 675 Green Ash 676 Green Ash677 Green Ash 678 Green Ash 679 Green Ash 680 Green Ash 681 Green Ash 682 American Basswood 683 Green Ash 684 Boxelder 685 American Basswood 686 American Basswood 687 Green Ash 688 Green Ash 689 American Elm 690 Cottonwood 691 Cottonwood 692 Cottonwood 693 American Elm 694 American Elm 695 Green Ash 696 Green Ash 697 American Basswood 698 American Basswood 699 Green Ash 700 American Basswood 701 Green Ash 702 American Basswood 703 Sugar Maple 704 Sugar Maple 705 American Elm 706 Northern Red Oak 707 Green Ash 708 Sugar Maple 709 Green Ash 710 American Basswood 711 American Basswood 712 American Basswood 713 American Elm 714 Sugar Maple 715 Green Ash 716 American Basswood 717 American Basswood 718 Sugar Maple 719 Green Ash 720 Sugar Maple 721 Sugar Maple 722 Sugar Maple 723 American Basswood 724 Sugar Maple 725 Sugar Maple 726 Sugar Maple 727 Sugar Maple 728 Sugar Maple 729 American Basswood 730 Sugar Maple 731 Green Ash 732 Green Ash 733 American Basswood 734 Sugar Maple 735 American Basswood 736 Sugar Maple 737 Green Ash 738 Green Ash 739 American Basswood 740 Green Ash 741 Green Ash 742 American Basswood 743 Green Ash 744 American Basswood 745 Green Ash 746 Sugar Maple 747 Green Ash 748 Green Ash 749 American Basswood 750 Green Ash Green Ash 754 Green Ash 755 Green Ash 756 Green Ash Sugar Maple 758 Green Ash 759 Sugar Maple 760 Sugar Maple 761 Boxelder 762 American Basswood 763 Northern Red Oak American Elm 771 American Basswood 772 American Basswood 773 Green Ash 774 American Basswood 775 Sugar Maple 776 American Basswood 777 Sugar Maple Green Ash 779 Green Ash 780 Sugar Maple 781 Green Ash 782 Green Ash 783 Sugar Maple 784 Sugar Maple 785 Sugar Maple Sugar Maple 787 Sugar Maple Green Ash American Basswood American Basswood American Basswood 808 Green Ash 1069 Green Ash 1070 Green Ash 1071 Green Ash 1072 Green Ash 1073 Green Ash 1074 Green Ash 1075 Green Ash 1076 Green Ash 1077 Green Ash 1078 Green Ash 1079 Green Ash 1080 Green Ash 1081 Green Ash 1082 Green Ash 1083 Green Ash 1084 Green Ash 1085 Green Ash 1086 Green Ash 1087 Green Ash 1088 Bitternut Hickory 1089 American Elm 1090 Silver Maple 46 5 . 2 1 N8 9 ° 2 5 ' 0 2 " W EXISTING DELINEATED WETLAND EXISTING DELINEATED WETLAND EXISTING FENCE EXISTING PROPERTY LINE SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 5 / 1 3 / 2 0 2 6 - 4 : 3 7 p m Dr a w i n g n a m e : U : \ 1 9 3 8 0 7 6 6 3 \ C A D \ 3 p l a n s h e e t s \ T R E E P R E S E R V A T I O N F I G U R E . d w g Xr e f s : , 1 9 3 8 0 7 6 6 3 B O R D E R , 1 9 3 8 0 7 6 2 7 _ X S X T , 1 9 3 8 0 7 6 6 3 T r e e S h o t s , 2 2 7 7 0 5 0 3 3 - X S N O , 1 9 3 8 0 7 6 2 7 _ X S X V _ C O M P , 2 2 7 7 0 5 0 3 3 - E X H , 1 9 3 8 0 7 6 6 3 W e t l a n d s , 1 9 3 8 0 7 6 6 3 _ V 1 0 2 TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A TR E E S U R V E Y O F C I V I C C A M P U S 193807663 On e C a r l s o n P a r k w a y N , S u i t e 1 0 0 Pl y m o u t h , M N 5 5 4 4 7 ww w . s t a n t e c . c o m DA T E NO RE V I S I O N XXX JJE XXX XXX XXX DA N B O Y U M 05 / 1 5 / 2 0 2 6 34 5 6 1 N L-103 NO R T H H A L F 565 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 5 / 1 3 / 2 0 2 6 - 4 : 4 0 p m Dr a w i n g n a m e : U : \ 1 9 3 8 0 7 6 6 3 \ C A D \ 3 p l a n s h e e t s \ T R E E P R E S E R V A T I O N F I G U R E . d w g Xr e f s : , 1 9 3 8 0 7 6 6 3 B O R D E R , 1 9 3 8 0 7 6 2 7 _ X S X T , 1 9 3 8 0 7 6 6 3 T r e e S h o t s , 2 2 7 7 0 5 0 3 3 - X S N O , 1 9 3 8 0 7 6 2 7 _ X S X V _ C O M P , 2 2 7 7 0 5 0 3 3 - E X H TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A TR E E S U R V E Y O F C I V I C C A M P U S 193807663 On e C a r l s o n P a r k w a y N , S u i t e 1 0 0 Pl y m o u t h , M N 5 5 4 4 7 ww w . s t a n t e c . c o m DA T E NO RE V I S I O N XXX JJE XXX XXX XXX DA N B O Y U M 05 / 1 5 / 2 0 2 6 34 5 6 1 L-103 TR E E T A B L E I D 1 T O 3 0 0 566 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 5 / 1 3 / 2 0 2 6 - 4 : 4 0 p m Dr a w i n g n a m e : U : \ 1 9 3 8 0 7 6 6 3 \ C A D \ 3 p l a n s h e e t s \ T R E E P R E S E R V A T I O N F I G U R E . d w g Xr e f s : , 1 9 3 8 0 7 6 6 3 B O R D E R , 1 9 3 8 0 7 6 2 7 _ X S X T , 1 9 3 8 0 7 6 6 3 T r e e S h o t s , 2 2 7 7 0 5 0 3 3 - X S N O , 1 9 3 8 0 7 6 2 7 _ X S X V _ C O M P , 2 2 7 7 0 5 0 3 3 - E X H TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A TR E E S U R V E Y O F C I V I C C A M P U S 193807663 On e C a r l s o n P a r k w a y N , S u i t e 1 0 0 Pl y m o u t h , M N 5 5 4 4 7 ww w . s t a n t e c . c o m DA T E NO RE V I S I O N XXX JJE XXX XXX XXX DA N B O Y U M 05 / 1 5 / 2 0 2 6 34 5 6 1 L-104 TR E E T A B L E I D 3 0 1 T O 6 0 0 567 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 5 / 1 3 / 2 0 2 6 - 4 : 4 0 p m Dr a w i n g n a m e : U : \ 1 9 3 8 0 7 6 6 3 \ C A D \ 3 p l a n s h e e t s \ T R E E P R E S E R V A T I O N F I G U R E . d w g Xr e f s : , 1 9 3 8 0 7 6 6 3 B O R D E R , 1 9 3 8 0 7 6 2 7 _ X S X T , 1 9 3 8 0 7 6 6 3 T r e e S h o t s , 2 2 7 7 0 5 0 3 3 - X S N O , 1 9 3 8 0 7 6 2 7 _ X S X V _ C O M P , 2 2 7 7 0 5 0 3 3 - E X H TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A TR E E S U R V E Y O F C I V I C C A M P U S 193807663 On e C a r l s o n P a r k w a y N , S u i t e 1 0 0 Pl y m o u t h , M N 5 5 4 4 7 ww w . s t a n t e c . c o m DA T E NO RE V I S I O N XXX JJE XXX XXX XXX DA N B O Y U M 05 / 1 5 / 2 0 2 6 34 5 6 1 L-105 TR E E T A B L E I D 6 0 1 T O 9 0 0 568 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 5 / 1 3 / 2 0 2 6 - 4 : 4 0 p m Dr a w i n g n a m e : U : \ 1 9 3 8 0 7 6 6 3 \ C A D \ 3 p l a n s h e e t s \ T R E E P R E S E R V A T I O N F I G U R E . d w g Xr e f s : , 1 9 3 8 0 7 6 6 3 B O R D E R , 1 9 3 8 0 7 6 2 7 _ X S X T , 1 9 3 8 0 7 6 6 3 T r e e S h o t s , 2 2 7 7 0 5 0 3 3 - X S N O , 1 9 3 8 0 7 6 2 7 _ X S X V _ C O M P , 2 2 7 7 0 5 0 3 3 - E X H TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A TR E E S U R V E Y O F C I V I C C A M P U S 193807663 On e C a r l s o n P a r k w a y N , S u i t e 1 0 0 Pl y m o u t h , M N 5 5 4 4 7 ww w . s t a n t e c . c o m DA T E NO RE V I S I O N XXX JJE XXX XXX XXX DA N B O Y U M 05 / 1 5 / 2 0 2 6 34 5 6 1 L-106 TR E E T A B L E I D 9 0 1 T O 1 0 9 0 569 STAFF REPORT Agenda Item: 10.a Council Meeting: August 13, 2026 Prepared By: Jay Tobin, City Administrator Topic: Public Hearing - Civic Campus Bonding Action Required: Summary Background Minnesota Statutes Section 475.521 authorizes cities to finance certain municipal facilities through Capital Improvement Plan (CIP) bonds following adoption of a five-year Capital Improvement Plan and a public hearing. The proposed 2026–2030 CIP identifies the construction of a new Civic Campus, including City Hall and a Public Safety Facility, as the capital improvement to be financed under the Plan. The City's evaluation of its municipal facilities has occurred over multiple planning efforts, including the 2018 Wold facility study and the 2025 BKV Group Facility Needs Assessment. Those studies concluded that the existing facility is undersized for current and future operations, requires significant building system improvements, and cannot be reasonably expanded on the existing site. The proposed Civic Campus is intended to address the long-term operational needs of City Hall and the Police Department. Discussion The proposed CIP authorizes a not-to-exceed principal amount of $40 million in General Obligation Capital Improvement Plan Bonds. Approval of the CIP does not require issuance of the full amount of bonds or establish the project's final cost. The authorization establishes the maximum financing available under the five-year Capital Improvement Plan. 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. The CIP concludes that the proposed financing remains within both Minnesota's statutory municipal debt limit and the annual Capital Improvement Plan debt service limitation. Debt service would be paid from property taxes. If the Council adopts the resolution following the public hearing, Minnesota law provides a 30-day reverse referendum period during which a petition signed by at least five percent of the voters participating in the last municipal general election may require voter approval before bonds may be issued. Financial/Budget 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 resolution provides preliminary approval for a not-to-exceed principal amount of $40 million in Capital Improvement Plan bonds, establishing the 570 maximum financing authority under the 2026–2030 Capital Improvement Plan. 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, including the reverse referendum process. Options 1. Conduct the public hearing, receive public testimony, and adopt Resolution No. 2026-58 approving the 2026–2030 Capital Improvement Plan and providing preliminary approval for the issuance of General Obligation Capital Improvement Plan Bonds in a not-to-exceed principal amount of $40,000,000. 2. Conduct the public hearing and direct staff to return with additional information or revisions prior to Council consideration of the Capital Improvement Plan and Resolution. 3. Conduct the public hearing and take no further action. Recommendation Staff recommends that City Council conduct the public hearing and adopt Resolution No. 2026-58 approving the 2026–2030 Capital Improvement Plan and providing preliminary approval for the issuance of up to $40,000,000 of General Obligation Capital Improvement Plan Bonds. Council Action Staff recommends that City Council conduct the public hearing and adopt Resolution No. 2026-58 approving the 2026–2030 Capital Improvement Plan and providing preliminary approval for the issuance of up to $40,000,000 of General Obligation Capital Improvement Plan Bonds. Attachments 1. Corcoran CIP Slide Deck for Aug 13 2026 Meeting.pdf 2. Corcoran CIP 2026 CIP PLAN.pdf 3. Resolution 2026-60 Finding No Relationship to Comp Plan .pdf 4. Resolution 2026 Approving CIP revised 5. Corcoran_Civic_Campus_Key_Decision_Timeline_1994_2026.pdf 571 6B. CIVIC CAMPUS CAPITAL IMPROVEMENT – COMPREHENSIVE PLAN COMPLIANCE REVIEW August 18, 2026 Planning Commission Meeting 572 OVERVIEW OF REQUEST •The proposed 2026-2030 Capital Improvement Plan (CIP) identifies construction of a new civic campus. •MN Statute 462.356, Subd. 2 requires the Planning Commission to review the proposed capital improvement and provide written findings as to whether the improvement is in accordance with the Comprehensive Plan. •The Planning Commission is not being asked to make a recommendation on bonding or a site plan (at this time). 573 PROJECT OVERVIEW •Civic Campus to include Public Safety Facility and City Hall. •Proposed location is the southern 3.67 acres of the existing City Hall. •East of City Center Drive and Saint Therese. •Location is currently vacant and located within the Town Center area of the SE District Plan. 574 FUTURE LAND USE •2040 Comprehensive Plan guides this site as Mixed Use. •Mixed Use allows coordinated mix of uses. •Residential is not required in every mixed- use development. •Intended to create walkable environments that provide a variety of destinations and contribute to a sense of place. •Located within the Town Center identified in the Comp Plan which anticipated the inclusion of City Hall. 575 RELATIONSHIP TO THE ZONING ORDINANCE •The 2040 Comprehensive Plan states that the Downtown Mixed Use zoning district was established to implement the Mixed Use land use designation. •Section 1040.130, Subd. 4 of the Zoning Ordinance lists Civic Buildings, including City Hall, libraries, and fire stations as a permitted use within the DMU. 576 RELATIONSHIP TO THE SOUTHEAST DISTRICT PLAN •The SE District Plan includes conceptual plans that depict the proposed location as parks/open space. •SE District Plan purpose explains it is illustrative with multiple solutions capable of meeting the objectives. •Community Center also contemplated within the Town Center. •Proposed new campus footprint and the existing campus footprint, roughly 90% (over 50 acres) of the property will remain as open space/natural area. •The Parks/Open Space area shown in the SE District Plan concept was not included as acreage necessary to meet the City’s projected parkland needs identified in the 2040 Comprehensive Plan. 577 578 NATURAL RESOURCES •Comprehensive Plan places a high priority on protecting Corcoran’s natural resources, including wetlands, woodlands, natural topography, and open space. •Land use policies call for protection of natural features and sensitive areas as development occurs and encourages creative approaches to development that preserve open space and natural resources. •2040 Natural Resource Inventory showed this area as a high-quality natural community; this data pre- dated the 2040 Comprehensive Plan. •Tree survey completed in 2026 indicating the area proposed to be affected is of a lower quality than suggested by the earlier inventory. •Presence of natural resources do not preclude development on a site, and roughly 90% of the site currently proposed to remain as open/natural space. 579 PUBLIC INFRASTRUCTURE AND COMMUNITY SERVICES •The proposed Civic Campus location is located within the Metropolitan Urban Service Area (MUSA) and within the current/first utility staging area for the 2040 Comprehensive Plan (2020- 2025). •The Comprehensive Plan calls for a staging plan that supports coordinated infrastructure expansion and land use growth and further establishes a policy of expanding community services to keep pace with orderly development. •Locating the Civic Campus within the City's planned urban growth area, near existing municipal utilities and within the Town Center, is consistent with these policies. 580 RECOMMENDATION •This is not a public hearing. •Staff recommends that the Planning Commission review the information currently available for the proposed Civic Campus and determine whether it is in compliance with the 2040 Comprehensive Plan. •Staff found the campus to be consistent with the Comprehensive Plan. •The Commission may make modifications it determines appropriate and direct that its written findings regarding Comprehensive Plan consistency be forwarded to the City Council pursuant to Minnesota Statutes Section 462.356, Subdivision 2. •If the project proceeds following the bond authorization process, detailed considerations (e.g., pedestrian and trail connections, grading, tree preservation and replacement, stormwater management, and compliance with applicable performance standards) will be evaluated through the required site plan review process. 581 582 STAFF REPORT Agenda Item: 9.a Council Meeting: September 3, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Planning Project Update Action Required: Council Action Attachments 1. 2026-09-03 Planning Project Update.pdf 583 Page 1 of 2 MEMO Meeting Date: September 3, 2026 To: Planning Commission From: Dwight Klingbeil Re: Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1. 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 requests the site be rezoned to Planned Unit Development (PUD), with an underlying zoning district of GMU. The public hearing for this item was tabled to the July 7, 2026, Planning Commission meeting. However, additional information is being prepared by the applicant to address transportation and stormwater items. The Commission voted to table the public hearing to the September 3, 2026, meeting. 2. Weinand Woods 2nd Addition (PID 36-119-23-32-0011) (City File 26-009). Kevin and Mary Weinand requests approval of a preliminary plat to adjust the shared boundary line between the property as 22939 County Road 30, and Outlot B of Weinand Woods Addition. This application incomplete for City review and is not currently scheduled for any upcoming meetings. 3. 3019 Addition Preliminary Plat, Rezoning, Comprehensive Plan Amendment (PID 07-119-23-14-0003) (City File 26-014). 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- 584 Page 2 of 2 0003. This application is complete for City review and is scheduled for the September 3, 2026, Planning Commission meeting. 4. Chastek Hemple Plat (PID 25-119-23-12-0002) (City File 26-015). Emerald Rose, LLC request approval of a final plat for the development of the first phase of Chastek Hemple, which consists of 50 single-family homes on the east side of the site. This application is being complete for review, and the public hearing is scheduled for the September 3, 2026, Planning Commission meeting. 5. Shamrock Golf Course Site Plan and Conditional Use Permit Amendment (PID 25-119-23-31-0001) (City File 26-016). Shamrock Golf Course requests approval of an amendment to their site plan and Conditional Use Permit to allow the construction of a new 6,720 square-foot building consisting of 12 covered driving range hitting bays and an indoor lounge area. The City Council approved this item during the August 27, 2026, Regular Session. 6. SHH Development Concept Plan (PID 35-119-23-43-0002) (City File 26-017). Kevin Henn and Dmitriy Sechko request Council feedback for a conceptual 16-lot subdivision plan at 20240 Hackamore Road and 6330 Snyder Road. The City Council provided informal feedback to the applicant during the August 27, 2026, City Council meeting. No further meetings for this item are currently scheduled. 7. Arens Hills OS&P Final Plat (PID 31-119-23-13-0005) (City File 26-018). Robb and Seth Norling request final plat approval of the first phase of the Arens Hills Open Space & Preservation Plat, which would consist of four single-family lots and two outlots at 6700 Pioneer Trail. This application is not complete for City review and is not currently scheduled for any upcoming City meetings. 8. Freeland Garage CUP (PID 16-119-23-24-0002) (City File 26-019). Jason Freeland plans to relocate the residential structure at 22005 County Road 10, which will place the existing accessory structure in the front yard. He requests approval of a Conditional Use Permit to allow the existing structure to have sidewalls exceeding the 10-foot height limit in the front yard. This application is complete for City review and is scheduled for the September 3, 2026, City Council meeting. 9. Bendickson Garage CUP (PID 19-119-23-21-0011) (City File 26-020). JPC Custom Homes plans to construct a new residential structure at 23525 Strehler Road, which will place the existing accessory structures in the front yard. The applicant requests approval of a Conditional Use Permit to allow the existing structure to have sidewalls exceeding the 10-foot height limit in the front yard. This application is complete for City review and is scheduled for the September 3, 2026, City Council meeting. 10. Toomey Schutte Residential Concept Plan (PIDs 14-119-23-13-0001, 18-119- 22-32-0001, 13-119-23-42-0001, 13-11923-31-0001, 24-119-23-22-0001, 24-119- 23-12-0001, 24-119-23-11-0001, 24-119-23-40-0001) (City File 26-021) Twin Cities Land Development request Council feedback for a conceptual multi- phased residential development consisting of 608 single-family units on a gross land area of 505.2 acres. This application is still being reviewed for completeness and is not currently scheduled for City Meetings. 585 STAFF REPORT Agenda Item: 10.a Council Meeting: September 3, 2026 Prepared By: Dwight Klingbeil, Planner Topic: Commissioner Liaison Calendar Action Required: Council Action Attachments 1. Commissioner Liaison Calendar.pdf 586 Suggested City Council Meetings: 9/10/2026 9/24/2026 10/8/2026 10/22/2026 11/12/2026 11/23/2026 Scherber Zachman Brummond Hargreaves Kozicky Scherber Commissioner Liaison Calendar 587