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HomeMy WebLinkAbout2013-06-06 - Planning Commission Agenda PacketCITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM — THURSDAY, JUNE 6, 2013 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Open Forum 4. Approval of a. Agenda b. *April 4, 2013 Commission Minutes 5. Unfinished Business: 6. New Business a. *Public Hearing. Lano Equipment at 23580 Highway 55 Site Plan Amendment and CUP for Cold Storage. (31- 119 -23 -34 -0007) (13 -006) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation b. *Public Hearing. Funfar CUP for Accessory Building at 22730 Wagon Wheel (32- 119 -23 -34 -0006) (city file 13 -009). i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation c. *Lennar PUD Sketch Plan for Gleason Road properties (city file 13 -007) i. Staff Report ii. Public Comment iii. Commission Discussion & Recommendation 7. Reports: a. *Planning Project Update b. *Reschedule July Planning Commission Date c. Liaison Report (Guenthner) d. Other Business 8. Adjournment *Literature to review Material relating to these agenda items can be found in the House Agenda Packet, located near the entrance to the Council Chambers Meeting Area. CITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM —THURSDAY, APRIL 4, 2013 MINUTES Present: Chair — Dean Jacobs; Commissioners — Darrell Krueger, Meredith Wu, Dorothy Theis Absent - Commissioners - Ricky Ravenhold, Nell Kadlec Others Present for the meeting — Council Liaison Tom Cossette, Administrator Dan Donahue, City Planner Kendra Lindahl, Code Compliance Official Mike Pritchard 1. Call to Order — Dean Jacobs called the meeting to order at 7:00pm 2. Pledge of Allegiance 3. Open Forum - None 4. Approval of: a. Agenda — Motion by Krueger seconded by Wu to approve agenda as presented. Voting Aye: All (Motion carried 4:0) b. *February 7, 2012 Commission Minutes - Motion by Krueger seconded by Wu to approve minutes of February 7, 2013 as presented. Voting Aye: All (Motion carried 4:0) 5. Unfinished Business: By consensus, Commissioners decided to hold the election of Vice -Chair at next regular meeting 6. New Business a. *Public Hearing. Schmids Hidden Valley Second Addition Preliminary Plat (City file 12- 016) i. Staff Report — City Planner Kendra Lindahl presented her staff report ii. Chair opened the Public Hearing iii. Public Comment — Ken Decker, a neighbor inquired about the future plans for the outlots. Tom Picha, 22075 Oakdale Drive, inquired about upgrading the shared private drive access road to a public street. iv. Motion by Krueger seconded by Theis to close the public hearing. Voting Aye: All (Motion carried 4:0) V. Discussion. By consensus, the Commission decided the private drive upgrade was out of their scope and would be discussed by the City Council. vi. Motion by Krueger seconded by Wu to recommend approval of the preliminary plat subject to the findings and conditions in the draft Resolution 2013 -xx. Voting Aye: All (Motion carried 4:0) b. *Public Hearing. Heinz Second Addition Preliminary Plat (City file 13 -003) i. Staff Report - City Planner Kendra Lindahl presented her staff report ii. Chair opened the Public Hearing iii. Public Comment - None iv. Motion by Krueger seconded by Theis to close the public hearing. Voting Aye: All (Motion carried 4:0) V. Discussion. The commission was uncomfortable with timing of outlot purchased and wanted to impose a timeframe regarding the outlot purchase. Commissioners expressed concern that there was no incentive to require the outlot purchase and consolidation and felt that that some trigger was needed otherwise it was too much like granting a variance without the variance process. Asked staff to consult again with the City attorney regarding possible tools to trigger the required consolidation. vi. Motion by Theis seconded by Wu to recommend approval of the preliminary plat based on the findings and conditions in draft Resolution 2013 -xx. Voting Aye: All (Motion carried 4:0) c. *Site Plan and Variance for Community Center at Maple Hill Estates Site Plan and Variance (City File 12 -022) i. Staff Report - City Planner Kendra Lindahl presented her staff report. ii. Public Comment - None iii. Discussion. Commissioners discussed variance approval requirements. iv. Motion by Theis seconded by Wu to approve Site Plan and Variance. Voting Aye: Theis, Wu, Jacobs. Voting No: Krueger (Motion carried 3:1) d. *Request for Approval from Shane Funfar for Relocated Structure at 22730 Wagon Wheel Lane. i. Staff Report — Code Compliance Official Mike Pritchard presented his staff report ii. Public Comment - None iii. Discussion. The Commissioners discussed Appendix A requirements and whether or not they would apply. It was decided that these requirements do not apply. iv. Motion by Krueger seconded by Wu to approve the request. Voting Aye: All (Motion passed 4:0) 7. Reports: a. *Planning Project Update b. Liaison Report (Cossette) — Discussed Public Works project bid approvals and TIF project selection c. Other Business — Discussion regarding irrigation and water use requirements in new developments. 8. Adjournment — Motion by Krueger seconded by Theis to adjourn. Voting Aye: All (Motion carried 4:0) Meeting Adjourned at 9:10pm q%�v Submitted by 10 Mike Pritchard Code Compliance Official Agenda Item 6.a. L A N D F O R M From Site to Finish 105 South Fifth Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 www.landform.net TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: May 30, 2013 for the June 6, 2013 Planning Commission Meeting RE: PUBLIC HEARING. Site Plan Amendment and Conditional Use Permit for new accessory building for Lano Equipment at 23580 Highway 55 (31- 119 -23 -34 -0007) City File No. 13 -006 60 -DAY REVIEW DEADLINE: July 12, 2013 1. Application Request The applicant has requested approval of a conditional use permit and site plan amendment to allow a new accessory building to replace the building that was demolished last year. The applicant indicates that the building is for storage of equipment and supplies for Lano Equipment which operates out of the principal building on site. 2. Context Background The site includes an existing metal principal building with stone wainscoting and wood on the front elevation. The building houses Lano Equipment and Spike's feed store. There are a number of non - conformities that exist on site, but none are affected by the proposed application. Zoning and Land Use The property is guided Commercial on the 2030 Future Land Use Plan. The property is currently located within the Metropolitan Urban Service Boundary (MUSA) and zoned C -2 (community commercial). Surrounding Properties The surrounding properties are guided Commercial and zoned C -2. . Natural Characteristics of the Site Elm Creek Watershed Management Commission has identified potential wetlands in the northwest and northeast portions of the site. No wetland impacts are proposed. Landform ", SensiblyGreen and Site to Finish® are service marks of Landform Professional Services, LLC. 11 3. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. The City Engineer's comments are incorporated into this staff report. A. Level of City Discretion in Decision - Making The City's discretion in approving or denying a conditional use permit and site plan amendment is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit and site plan. B. Consistency with Ordinance Standards Site Plan The applicant is requesting approval to allow the addition of a new accessory building on this commercial property. Access No new access is proposed. Access is provided on CR 19 and on Highway 55 The Fire Chief and Building Official have reviewed the plans and have indicated that additional paving is required to provide the required fire lane access. The plans must be revised to show compliance with the Fire Code. Screening /Landscaping Section 1060.070 of the Zoning Ordinance provides standards for landscaping. The ordinance requires a minimum of 6 overstory trees and 22 shrubs to provide screening and landscaping around the new building. The plan shows six 7 -foot tall white pines and 22 undefined shrubs. The shrub species must be defined. The pines would comply with the minimum ordinance size requirements. The plans must be revised to show that the shrubs comply with the following minimum requirements: • Tall Shrubs and Hedge Material (deciduous or coniferous): 3 -4 feet high • Low Shrubs (deciduous): 5 gallon Additionally, no more than 33 percent of the required number of trees shall be of one species. The plans must be revised to provide the required variety by providing three different types of trees (2 of each) and a variety of shrubs. Lano CUP and Site Plan (13 -006) June 6, 2013 • n ill 0 0 The ordinance requires that the lot area remaining after providing for off - street parking, off - street loading, sidewalks, driveways and building be sodded or seeded and mulched within 30 days of building occupancy. The landscape plan must be revised to show seeding or sodding in the areas disturbed by the project. Utilities The property is currently serviced by well and septic. The drainfield location is shown on the plans in north of the principal building. No impact is proposed. Grading Limited grading is proposed on site. The existing drainage pattern of sheet flow to the north will be maintained. The City Engineer has reviewed the grading plan and finds that it is generally in compliance with ordinance requirements. Prior to construction silt fence must be installed. In the area where the poor bituminous is proposed to be removed, grass or sod must be installed. Site Lighting The narrative indicates that one new exterior light is proposed, but not details are provided. Light fixtures and freestanding luminaires shall have a cutoff angle of less than or equal to 90 degrees. Details must be provided for City review and approval. Signage No new signage is proposed. Conditional Use Permit There are several conditional use permits requested as part of this application to for a metal accessory building exceeding that maximum allowed size in the C -2 zoning district. A. The district standards allow accessory buildings subject to the standards in Section 1030.020 of this Chapter. This section requires a conditional use permit for construction of more than one detached accessory building with a footprint in excess of 120 square feet and a conditional use permit if the size exceeds 1,000 square feet or 25 percent of the area of the rear yard, whichever is less. In addition to the proposed 6,216 square foot accessory building (5,000 building with a 1,216 square foot lean -to), which replaces the 1,850 square foot building that was removed last year, there is a 3,000 square foot garage. It appears that the garage is unused at this time. The applicant has not provided any information about the use of that building. Staff is concerned about the size of the proposed new accessory building when there are existing accessory buildings on site. It is staff's understanding that the building is currently Lano CUP and Site Plan (13 -006) June 6, 2013 • • vacant. Staff recommends removal of this building as a condition of approval for the new larger accessory building. Additionally, staff recommends that the proposed lean -to portion of the building be removed. This serves as an expansion of unscreened outside storage and cannot be allowed for that non- conforming use. B. The proposed building has a 16 -foot sidewall height where a maximum of 13'6" is allowed. The ordinance allows a landowner to exceed the maximum size requirements by conditional use permit, subject to the following standards: D. Any building that does not meet the standards above may only be permitted to exceed the allowable building height with a conditional use permit and subject to the following criteria: 1. The proposed use shall be in conformance with all City regulations. 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. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. 4. The building materials standards required by this Section have been met. 5. The proposed building will be compatible with surrounding land uses. Staff recommends approval of the conditional use permit to increase the sidewall height based on the finding that the equipment sold and stored by Lano Equipment requires the larger sidewalls to accommodate the goods. C. The applicant is requesting approval of metal siding and roofing on this building. Section 1060.050 of the Zoning Ordinance establishes building standards and states that "buildings in all zoning districts shall maintain a high standard of architectural and aesthetic compatibility with surrounding properties to ensure that they will not adversely impact the property values of the abutting properties or adversely impact the public health, safety and general welfare." This section establishes a list of allowed materials and limits metal siding in this district to "Up to 20% of any wall surface may consist of the materials outlined herein (excludes overhead doors)." Additionally, metal roofs are generally discouraged in the commercial zoning districts but the following language implies that it may be allowed if certain standards are met: Metal roofs with a pitch greater than 2:12 shall not be permitted except as provided below: a. Color samples shall be provided for review and approval by the City Council as part of the site plan review. Lano CUP and Site Plan (13 -006) June 6, 2013 • • • b. Metal roof coverings may be allowed for the above mentioned circumstances, provided the following conditions are met: i. Meet the standards adopted by the Minnesota State Building Code, ii. Have concealed fasteners, iii. Are high quality commercial thickness /weight, iv. Have been treated with a factory applied color coating system against any fading or degradation. The applicant has not provided the requested cut sheets and samples of all materials and colors to determine whether or not the roofing materials meet these requirements. If the applicant submits the required information to show compliance, staff would recommend approval of the conditional use permit. D. The City revised the Zoning Ordinance in 2011 to allow more opportunities for metal roof and siding on accessory buildings. At the time, the discussion was focused on residential and agricultural uses. I do not recall a specific discussion about changes to allow commercial buildings to have metal roof and siding on accessory buildings. It is possible that it is so unusual for businesses to have accessory buildings that it was overlooked. It is also possible that it was an intentional change. Regardless of intent, the ordinance does allow any accessory building to be metal with a conditional use permit based on the following: E. Exceptions to the provisions of this Section may be granted as a conditional use permit subject to the process outlined in Section 1070.020 and provided that: 1. The proposed building and material maintains the quality, durability and value intended by the Ordinance. 2. The proposed building is compatible and in harmony with other existing structures within the district and immediate geographic area. 3. The provisions of Section 1070.020 are considered and determined to be satisfied. However, staff finds that the conditions for a fully metal building are not consistent with these standards. Specifically, it would not maintain the quality, durability and value intended by the ordinance. Staff finds that if stone wainscoting to match the existing building were provided on all four building elevations to a minimum height of 4 -feet, the building would be more compatible with other buildings in the C -2 zoning district. We have included this as a condition of approval. However, the Planning Commission may find that a higher standard of construction material is required to comply with these standards and may recommend modifications to staff's recommendation. Lano CUP and Site Plan (13 -006) June 6, 2013 • r. • 4. Conclusions • Staff finds that the standards for a site plan amendment have been met or can be addressed with the changes discussed in the staff report. However, staff has a number of concerns with the conditional use permit for the proposed accessory building, as noted in the staff report. We have included conditions in the draft resolution to address these issues, but the Planning Commission should discuss and my reach another conclusion. Finally, if the Commission finds that the ordinance language to allow this CUP process for accessory buildings in the non - residential districts was not intended to allow this type of use, they should suggest that the City Council direct staff to prepare an amendment for consideration. However, this application must be reviewed against the adopted ordinance in place today. 5. Recommendation Staff recommends that the Planning Commission recommend approval of the draft resolution approving the conditional use permit amendment and site plan amendment. Attachments 1. Resolution approving Conditional Use Permit amendment and Site Plan amendment 2. Site Aerial Location Map 3. Map from ECWMC 4. City Engineer's memo dated May 30, 2013 5. Preliminary Plans dated April 16, 2013 6. Revised plans dated May 13, 2013 Lano CUP and Site Plan (13 -006) June 6, 2013 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013- Motion By: Seconded By: June xxx, 2013 A RESOLUTION APPROVING A SITE PLAN AMENDMENT AND CONDITIONAL USE PERMIT FOR NEW A ACCESSORY BUILDING FOR LANO EQUIPMENT AT 23580 HIGHWAY 55 (31- 119 -23 -34 -0007) WHEREAS, the landowner has requested approval of a conditional use permit and site plan amendment to allow construction of a new accessory building on a commercial property for property legally described as follows: That part of the east half of the southwest quarter of Section 31, Township 119 north, Range 23 west of the principal meridian lying easterly of the westerly 413.00 feet of said east half of the southwest quarter and lying southerly of the following described line: Commencing at the southwest corner of said east half of the southwest quarter; thence on an assumed bearing of north 00 degrees 25 minutes 29 seconds east, along the west line of said east half of the southwest quarter, a distance of 656.38 feet to the point of beginning of the line to be described; thence south 89 degrees 22 minutes 34 seconds east, parallel with the south line of said east half of the southwest quarter, a distance of 1329.29 feet to the east line of said east half of the southwest quarter and said line there terminating. Subject to a permanent easement for highway purposes over the east 50.00 feet and that portion of State Highway No. 55 as laid out and traveled. Excepting therefrom that part of said east half of the southwest quarter described as follows: beginning at the southeast corner of said east half of the southwest quarter; thence on an assumed bearing of north 00 degrees 36 minutes 14 seconds east along the East line of said east half of the southwest quarter, a distance of 194.50 feet; thence north 89 degrees 22 minutes 34 seconds west, parallel with the south line of the said east half of the southwest quarter, a distance of 132.00 feet; thence south 00 degrees 36 Minutes 14 seconds west, parallel with the east line of said east half of the southwest quarter, a distance of 194.50 feet to the south line of said east half of the southwest quarter; thence south 89 degrees 22 minutes 34 seconds east along said south line, a distance of 132.00 feet to the point of beginning. Subject to a permanent easement for highway purposes over the east 50.00 feet and that portion of State Highway No. 55 as laid out and traveled. WHEREAS, the Planning Commission has reviewed the conditional use permit and site plan amendment 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 for a conditional use permit and site plan amendment, subject to the following conditions: Page 1 of 4 City of Corcoran June xxx, 2013 County of Hennepin State of Minnesota RESOLUTION NO. 2013- 1. A conditional use permit and site plan amendment is approved to allow a new 5,000- square foot accessory building, in accordance with the application received by the City on April 16, 2013 and additional information received on May 13, 2013, except as amended by this resolution, based on the finding that the conditional use permit standard in Section 1070.020 have been met. a. A conditional use permit to allow a 5,000- square foot accessory building where 1,000 square feet is allowed based on the following findings and conditions: i. The conditional use permit standards are met to allow an accessory building in excess of 1,000 square feet. ii. The building would allow interior storage of material and equipment. iii. The lean -to must be eliminated from the building because the lean -to would be an expansion of outside storage and display beyond the existing legal non - conforming condition. iv. The existing, vacant garage south of the proposed building must be removed based on the finding that new larger building will expand storage opportunities on site and removal of this existing building will reduce the non - conformities on site by eliminating a legal, non - conforming accessory structure and with no reduction in storage space. b. A conditional use permit to allow an accessory building with a 16 -foot sidewall where 13'6" is the maximum allowed is approved based on the finding that the increased sidewall height is required to store the equipment sold by Lano Equipment. c. A conditional use permit to allow more than 20% metal siding is allowed based on the following findings and conditions: A stone wainscoting at least 4 feet high on all sides of the building is provided. The stone should match the stone on the principal building. The metal and stone combination is compatible with the existing buildings in the vicinity and would be more consistent with the quality, durability and value intended by the ordinance. d. A conditional use permit to allow a metal roof is allowed based on the following findings and conditions: i. Color samples for all building elements are provided for City review and approval. ii. The applicant provides materials to show that the roof material meets MN Building Code requirements. iii. The applicant provides materials to show that the roof will have concealed fasteners. iv. The applicant provides information to show that the roof will be commercial thickness /weight. v. The applicant provides information to show that the roof is treated with factory applied color coating system against any fading or degradation. 2. A building permit is required prior to beginning any work. 3. The proposed lean -to must be eliminated from the building based on the finding that said lean -to would be an unauthorized expansion of outside storage. 4. Prior to issuance of a building permit, the applicant landowner must: Page 2 of 4 City of Corcoran June xxx, 2013 County of Hennepin State of Minnesota RESOLUTION NO. 2013 - a. Record the approving resolution at Hennepin County and provide proof of recording to the City. b. Revise the plans to remove the lean -to from the accessory building plans. c. Provide a landscape plan with a minimum of 6 overstory trees and 22 shrubs that meet all ordinance requirements in Section 1060.070 regarding details, species, planting size, variety, etc. for review and approval by the City. d. Provide a landscape to show seeding or sodding in disturbed areas as required by Section 1060.070. e. Lighting details must be submitted to ensure compliance with the Zoning Ordinance requirements. f. Provide a revised site plan ensuring compliance with MN Fire Code for review and approval by the City. g. Compliance with the City Engineer's memo dated May 30, 2013. h. Material samples and detailed cut sheets must be provided for all proposed building materials. 5. Prior to beginning the site work, the applicant /landowner must: a. Silt fence must be installed prior to beginning construction. b. Electronic files of the plans shall be submitted to the City in AutoCAD format. c. Submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 6. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xxx day of June 2013. Kenneth Guenthner - Mayor Page 3 of 4 City of Corcoran County of Hennepin State of Minnesota ATTEST: Jeanie Heinecke — Clerk RESOLUTION NO. 2013- Page 4 of 4 June xxx, 2013 City Seal Hennepin County GIS - Printable Map Interactive ,. � a ►ti' Parcel 31- 119 -23 -34 -0007 ID: Owner $41,703.26 Total: Hwy 55 Properties Llc Name: Parcel 23580 State Hwy No 55 Address: Corcoran, MN 55357 Property Commercial- Preferred Type: Home- Sale Includes More Code: Non - Homestead stead: Parcel 10.29 acres Area: 448,175 sq ft Page 1 of 1 Property Map : Y. '1i WAa r IA-M r &-JA A "-daft— — — +� i M A -T -B: Abstract Map Scale: 1" = 200 ft. Print Date: 5/30/2013 Market $1,078,000 Total: Tax $41,703.26 Total: (Payable: 2013) Sale $1,100,000 Price: Sale 10/2004 Date: Sale Sale Includes More Code: Than One Parcel This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2013 http: / /gis.co.hennepin.mn.us /Propertylprintldefault.aspx ?C= 449877.8538181113,4990488.... 5/30/2013 II waght s�o�r tik t r 'a . amsey _, „Ci.Ay. O t3 � 1 O �7� ` Potential Wetlands 1050 w S0 - 23580 V 1052 1054 . 1056 This map has been created for informational purposes only and is not considered a legally recorded map or document. Hennepin County makes no warranty, representation, or guarantee as to the content, accuracy, timeliness, or completeness of any of the information provided herein. o � oil _* flap Y Z Aq LO i ° ,,23510 � I �+ XM v F, r w 55 _ _ STATE•H MY- N 0.55 , �-&*-*AWenck TO: Kendra Lindahl, City Planner FROM: Kent Torve, P.E. DATE: May 30, 2013 SUBJECT: Lano Equipment Pole Shed Wenck Associates, Inc. 1800 Pioneer Creek Ctr. P.O. Box 249 Maple Plain, MN 55359 -0249 (763) 479 -4200 Fax (763) 479 -4242 E -mail: wenckmp @wenck.com The Lano Equipment Center plans dated 3.12.2013 were reviewed and comments for drainage are as follows: Impervious Area • The plans show a reduction of impervious from 2.90 acres to 2.74 acres (note on Sheet C1) • The reduction in impervious is due to removal of bituminous in poor condition (Sheet C 1) Drainage Pattern • The existing drainage pattern of sheet flow to the north will be maintained. Recommendation 1. Silt fence should be provided near the north and west perimeter of the disturbed area. 2. The area of removed bituminous and lay down yard has been submitted as pervious (thus the net reduction of impervious). Planning Commission should consider the type of land cover acceptable (grass cover) in its recommendations to Council. o Should the applicant plan for the area be Class V or other impervious material, additional detail should be provided for the City to analyze if NPDES requirements of permanent ponding apply. BOUNDARY. SURVEY PART OF THE SOUTNEST QUARTER OF SECYTON 31, TOWNSAY 119, RANGE R3 1017 - CORCO)UN, HIMESOTA - - RE'AMPM COUNTY - PARCEL 1 HIGHWAY 55 PROPERTIES LLC. ^J BEGINNING AT THE SOUTHEAST CORNER OF SAID EAST HALF OF THE SOUTHWEST QUARTER; THENCE ON AN ASSUMED BEARING OF NORTH 00 DECREES 36 MINUTES 14 SECONDS EAST ALONG THE EAST LINE OF SAID EAST HALF OF THE SOUTHWEST QUARTER, A DISTANCE OF 194.50 FEET; THENCE NORTH 89 DEGREES 22 MINUTES 34 SECONDS WEST, PARALLEL WITH THE SOUTH LINE OF THE SAID EAST HALF OF THE SOUTHWEST QUARTER , A DISTANCE OF 132.00 FEET; THENCE SOUTH 00 DEGREES 36 MINUTES 14 SECONDS WEST, PARALLEL WITH THE EAST LINE OF SAID EAST HALF OF THE SOUTHWEST QUARTER, A DISTANCE OF 194.50 FEET TO THE SOUTH LINE OF SAID EAST HALF OF HE SOUTHWEST QUARTER; THENCE 89 DEGREES 22 MINUTES 34 SECONDS EAST ALONG SAID SOUTH LINE, A DISTANCE OF 132.00 FEET TO THE POINT OF BEGINNING. SUBJECT TO A PERMANENT EASEMENT FOR HIGHWAY PURPOSES OVER THE EAST 50.00 FEET AND THAT PORTION OF STATE HIGHWAY NO, 55 AS LAID OUT AND TRAVELED. PARCEL 2 THAT PART OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION THIRTY -ONE, TOWNSHIP ONE HUNDRED NINETEEN NORTH, RANGE TWENTY -THREE WEST OF THE PRINCIPAL MERIDIAN LUNG EASTERLY OF THE WESTERLY 413.00 FEET OF SAID EAST HALF OF THE SOUTHWEST QUARTER AND LYING SOUTHERLY OF THE FOLLOWING DESCRIBED LINE: COMMENCING AT THE SOUTHWEST CORNER OF SAID EAST HALF OF THE SOUTHWEST QUARTER; THENCE ON AN ASSUMED BEARING OF NORTH 00 DEGREES 25 MINUTES 29 SECONDS EAST, ALONG THE WEST LINE OF SAID EAST HALF OF THE SOUTHWEST QUARTER, A DISTANCE OF 656.38 FEET TO THE POINT OF BEGINNING OF THE LINE TO BE DESCRIBED; THENCE SOUTH 89 DEGREES 22 MINUTES 34 SECONDS EAST, PARALLEL WITH THE SOUTH LINE OF SAID EAST HALF OF THE SCUTHWEST QUARTER, A DISTANCE OF 1329.29 FEET TO THE EAST LINE OF SAID 'EAST HALF OF THE SOUTHWEST QUARTER AND SAW LINE THERE TERMINATING, SUBJECT TO A PERMANENT EASEMENT FOR HIGHWAY PURPOSES OVER THE EAST 50.00 FEET AND THAT PORTION OF STATE HIGHWAY NO. 55 AS LAID OUT AND TRAVELED. EXCEPTING THEREFROM THAT PART OF SAID EAST HALF OF THE SOUTHWEST QUARTER DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF SAID EAST HALF OF THE SOUTHWEST QUARTER; THENCE ON AN ASSUMED BEARING OF NORTH OD DEGREES 36 MINUTES 14 SECONDS EAST ALONG THE EAST LINE OF SAID EAST HALF OF THE SOUTHWEST QUAR'T'ER, A DISTANCE OF 194.50 FEET; THENCE NORTH 89 DEGREES 22 MINUTES 34 SECONDS WEST, PARALLEL PATH THE SOUTH LINE OF THE SAID EAST HALF OF THE SOUTHWEST QUARTER, A DISTANCE OF 132.00 FEET; THENCE SOUTH 00 DEGREES 36 MINUTES 14 SECONDS WEST, PARALLEL WITH THE EAST LINE OF SAID EAST HALF OF THE SOUTHWEST QUARTER, A DISTANCE OF 194.50 FEET TO THE SOUTH LINE OF SAID EAST HALF OF THE SOUTHWEST QUARTER; THENCE. SOUTH 89 DEGREES 22 MINUTES 34 SECONDS EAST ALONG SAID SOUTH LINE, A DISTANCE OF 132.00 FEET TO THE POINT OF BEGINNING. SUBJECT TO A PERMANENT EASEMENT FOR HIGHWAY PURPOSES OVER THE EAST 50.00 FEET AND THAT PORTION OF STATE HIGHWAY NO. 55 AS LAID OUT AND TRAVELED. PARCEL 3 THAT PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 31 TOWNSHIP 119 NORTH RANGE 23 WEST LUNG WEST OF A LINE PARALLEL WITH AND 413.00 FEET EAST OF THE WEST LINE OF THE WEST HALF OF THE SOUTHWEST QUARTER AND LYING EAST OF A LINE PARALLEL WITH AND 363.00 FEET EAST OF THE WEST LINE OF THE SAID WEST HALF OF THE SOUTHWEST QUARTER; AND LYING SOUTHERLY OF A LINE DESCRIBED AS COMMENCING AT THE SOUTHWEST CORNER OF SAID WEST HALF OF THE SOUTHWEST QUARTER; THENCE ON AN ASSUMED BEARING OF NORTH AU DEGREES 25 MINUTES 29 SECONDS EAST ALONG THE WEST LINE OF SAID WEST HALF OF THE SOUTHWEST QUARTER, A DISTANCE OF 656.38 FEET TO THE POINT OF BEGINNING OF THE LINE TO BE DESCRIBED; THENCE SOUTH 89 DEGREES 32 MINUTES 34 SECONDS EAST PARALLEL WITH THE SOUTH LINE OF SAID WEST HALF OF THE SOUTHWEST QUARTER, 1329.28 FEET TO THE EAST LINE OF THE SAID WEST HALF OF THE SOUTHWEST QUARTER AND THERE TERMINATING; AND LYING NORTHERLY OF A LINE DESCRIBED AS BEGINNING AT A POINT ON THE WEST LINE OF SAID WEST HALF OF THE SOUTHWEST QUARTER DISTANT $96.35 FEET NORTH OF THE SOUTHWEST CORNER OF THE SAID WEST HALF OF THE SOUTHWEST QUARTER; THENCE SOUTH 89 DEGREES 40 MINUTES 00 SECONDS EAST, A DISTANCE OF 782.24 FEET AND THERE TERMINATING. LANG CORCORAN REVISION 4 -1E -12 FILE COPY "AhwD 13 -� N 1/4 COR. OF THE SW 1/4 OF SEC.31, TWP 119, RGE 23 I i ROUND"Y' SURVEY PART OF THE SOLTTWST QUARTER OF SECTION 31, TOWNSHIP 119, RANGE 23 - CORCORAN, MINNESOTA - - HENNEPIN COUNTY - POINT USTANT 656.38 FEET NORTH OF THE SOUTHWEST CORNER OF THE EAST HALF } OF THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 119, RANGE 23 W Lu C, I < Q — — zQ cr I 0 Z: d Li I �a OWNER: MOY PROPERTIES, INC. w � (DOC. N0. 8462107) � -.- - O M 369.2- I ---'----------.-1- CF; j /) POINT DISTANT 596.36 FEET NORTH OF I WEST r I THE SW COR. OF THE EAST HALF OF LINE OF THE EAST EAST LI Y THE SW Y4 OF SEC. 23, TWP. 119, FEET of THE EAST RGE, 23 HALF OF THE SWI /4 OF SEC. 31 I i I 31 N� �I I I I I ql f Scale: l i— - 50 feet N89 °22'34" W 60.08 - n ' T/ 50.08 S88 26'64 "E ^� HIGHWAY 55 PROPERTIES LLC. ^' r {o4 cli OIN4ER: 5580 WEDGEWOOD DRIVE, U-C (DOC. N0. A948727t) @ (DOC. NO. A9497270) t LINE PARALLEL WITH SOUTH LINE OF EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 119, RANGE 23 f �RCEL 3 -STEEL FENCE POST LINE / 516.28 ✓ x x �I „„5206 SHEET METAL FENCE - -- x�% EET METAL FENCE 9x61 Ic `^ PIPE RAIL FENC£ 1 T I I ) I I I I l I PROPERTY ADDRESS Ay x93.45 B1A1K -0 23580 STATE HIGHWAY NO 55 1 Sax I 1 I ( I x9a6e CEXS .. . 1 x9521 - exISTINc 9] W o o GRAVEL 1 I FRf14>ili � B6'gB .L t� -cONC. LGADING Docx '� �J ADD.O I A5.2m18B.E ST.Yi \' - z NCONC DOCK e3.34 I x81.23 AY ROG( RETAWN085361 ]3.x99.16 XQ6.�1 89.Y4 - SEPTIC _ .. AAWALL FOR RAMP x929T x9285 x K Aa RA6,9]— 9].O9xxA9.90— 9 p1 atl0 36.D 12D5 .. Aw99 x 8,p3 88.,9 35.0 %Ai e% 91.41 A' GHOP1' METAL FACED BUILDING ¢ WITH tx PA3.~ x9a62 93, ea 93e �e sue+ Ms a // / / / / / / T FACED / / C / Et(STING ylllBRICK & W OD FRDN T a X94.64 L. \ 92 92 0].0 W Ae.sx II t 4 :y izi 0 -1JTES ON DUW7ING - 8 DLA�,KTOP 97.z5 j 7M '.. d2ae fie+ �x h47 xe5e7 x9xa6 99n aa,a 6.n M a1.4e a %fix 96.x2 AM6 b� 9T.66 16.13 mm X96 x 96.16 x x98.]+ ,au;9o. y'� �,P` f I x95W x95n 6e 7a-y ,qn v 1 1 x9s9a X" PARCEL 2 II 9<,6 %a }` � x953x I x J m N e �( x90.H 1I r #.8521 a x911e w31 mn xpa,,6 x&591 M '. A2P '8f11 1 AV T SEC.31, TWP 119, RGE 23 N 114 COR OF (n O I , I W I w � h C Do 50 I 50 f ?ILd _�r I � I n n N W Lu C, I < Q Q zQ cr I 0 Z: d Li I I to B Ydl O M t T ++ QU W w CO � nJ r twit P5 n X 0 2 d4 1 00 C3 o� z 10 x QJ G-= WF " Q" zV) ^� HIGHWAY 55 PROPERTIES LLC. ^' r {o4 cli OIN4ER: 5580 WEDGEWOOD DRIVE, U-C (DOC. N0. A948727t) @ (DOC. NO. A9497270) t LINE PARALLEL WITH SOUTH LINE OF EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 119, RANGE 23 f �RCEL 3 -STEEL FENCE POST LINE / 516.28 ✓ x x �I „„5206 SHEET METAL FENCE - -- x�% EET METAL FENCE 9x61 Ic `^ PIPE RAIL FENC£ 1 T I I ) I I I I l I PROPERTY ADDRESS Ay x93.45 B1A1K -0 23580 STATE HIGHWAY NO 55 1 Sax I 1 I ( I x9a6e CEXS .. . 1 x9521 - exISTINc 9] W o o GRAVEL 1 I FRf14>ili � B6'gB .L t� -cONC. LGADING Docx '� �J ADD.O I A5.2m18B.E ST.Yi \' - z NCONC DOCK e3.34 I x81.23 AY ROG( RETAWN085361 ]3.x99.16 XQ6.�1 89.Y4 - SEPTIC _ .. AAWALL FOR RAMP x929T x9285 x K Aa RA6,9]— 9].O9xxA9.90— 9 p1 atl0 36.D 12D5 .. Aw99 x 8,p3 88.,9 35.0 %Ai e% 91.41 A' GHOP1' METAL FACED BUILDING ¢ WITH tx PA3.~ x9a62 93, ea 93e �e sue+ Ms a // / / / / / / T FACED / / C / Et(STING ylllBRICK & W OD FRDN T a X94.64 L. \ 92 92 0].0 W Ae.sx II t 4 :y izi 0 -1JTES ON DUW7ING - 8 DLA�,KTOP 97.z5 j 7M '.. d2ae fie+ �x h47 xe5e7 x9xa6 99n aa,a 6.n M a1.4e a %fix 96.x2 AM6 b� 9T.66 16.13 mm X96 x 96.16 x x98.]+ ,au;9o. y'� �,P` f I x95W x95n 6e 7a-y ,qn v 1 1 x9s9a X" PARCEL 2 II 9<,6 %a }` � x953x I x J m N e �( x90.H 1I r #.8521 a x911e w31 mn xpa,,6 x&591 M '. A2P '8f11 1 AV T SEC.31, TWP 119, RGE 23 N 114 COR OF (n O I , I W I w � h C Do 50 I 50 f ?ILd _�r I � I n IQ" �c Co ,d To- Fr O h Z w I ll I '1 WELL aa6 r AAxaS AREA 13.2(1 ACRE5 RH'A' 0 oau5 50 BENCH MARK: q-w RAIL tip CE e$' (uunu9rxc AOM9) U �; PA1:C L, 1 I FINISH FLOOR ELEV. = 99,55 FEET ( ASSUMED ELEVATION) AT WEST GARAGE DOOR x °n ENTRANCE OF MAIN BUILDING. PIPE RAIL FENCE To W w ILL I I 4 - 112 ' 1r -------- - - ---- �I 7324,57 \� CDR of Ei /z OF THE 5w 1/4 �-- '---- - - - - -� x x xx w x d m n aza a" i z 15 1 3 a 0 O P - - - -- LANG EQUIP � AZ{ la ce 2' WfDE 1 HORSE SIGN RAIL �d'/ R0,0z N9 ACREs. 1 z ' rP SD aTB .7 f /-i j E HIGHWAY Y j�j.tl �� - - - - - -- T NORTH RIGHT -OF -WAY dNE OF . i t ! V l./ v I 9TAE HIGHWAY N0, 55 OF SEC. 31, TWP 119. RGE 23 I Ir (- CENTERLINE OF STATE HIGHWAY N0.55 (AS LOCATED AND TRAVU E.D) 0- ., -SW. CDR. CF THE SW 1/4 OF SEC.31, TWP 119, RGE 23 HENNEPIN COUNTY O.t.M. Q DENOTES IRON MONUMENT FOUND O DENOTES IRON MONUMENT SET MARKED WITH MINNESOTA LICENSE NO. 14991 "UNLESS OTHERWSE NOTED" S8922 "94" E (- SOUTH LINE OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 119, RANGE 23 THE WEST LINE OF THE EAST HALF OF THE SOUTHWEST QUARTER HAS AN ASSUMED BEARING OF SOUTH OD DEGREES 25 MINUTES 29 SECONDS WEST. 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 ZATiQUSOT'k i �I a On Z Fi . In I �� O (a mg; J �o Z I 0 O N 0 w V) N1 0 F W N W 0 6 O N W 0 ZI 182.00 ' - - - -- S8922- 34 ",A,' �S.E CDR. OF SW 1/4 OF SEC. 31, TWP 119. RGE 23 SUB= IMD SUMM 8616 244TH STREET N. FOREST LAKE MN. 55025 PH:651 -408 -9401 M:612- 618-6299 FAX.: 1651 -408 -8417 I ROBERT B SIKICH LS 3 -11 -13 LICENSE. NO. 14891 DATE: 4 -16- 12.6 -26 -12 REVISED: 7 -25- 129-20 -12 JOB N0. 200909 -LANO SCAi.E 572 LANG CORCORAN REVISION 4 -18 -12 1- 15- 132 -8- 13,2 -20 -13 I I I N Q I < Q Q I � cr I 0 Li I I </ i ll I '1 WELL aa6 r AAxaS AREA 13.2(1 ACRE5 RH'A' 0 oau5 50 BENCH MARK: q-w RAIL tip CE e$' (uunu9rxc AOM9) U �; PA1:C L, 1 I FINISH FLOOR ELEV. = 99,55 FEET ( ASSUMED ELEVATION) AT WEST GARAGE DOOR x °n ENTRANCE OF MAIN BUILDING. PIPE RAIL FENCE To W w ILL I I 4 - 112 ' 1r -------- - - ---- �I 7324,57 \� CDR of Ei /z OF THE 5w 1/4 �-- '---- - - - - -� x x xx w x d m n aza a" i z 15 1 3 a 0 O P - - - -- LANG EQUIP � AZ{ la ce 2' WfDE 1 HORSE SIGN RAIL �d'/ R0,0z N9 ACREs. 1 z ' rP SD aTB .7 f /-i j E HIGHWAY Y j�j.tl �� - - - - - -- T NORTH RIGHT -OF -WAY dNE OF . i t ! V l./ v I 9TAE HIGHWAY N0, 55 OF SEC. 31, TWP 119. RGE 23 I Ir (- CENTERLINE OF STATE HIGHWAY N0.55 (AS LOCATED AND TRAVU E.D) 0- ., -SW. CDR. CF THE SW 1/4 OF SEC.31, TWP 119, RGE 23 HENNEPIN COUNTY O.t.M. Q DENOTES IRON MONUMENT FOUND O DENOTES IRON MONUMENT SET MARKED WITH MINNESOTA LICENSE NO. 14991 "UNLESS OTHERWSE NOTED" S8922 "94" E (- SOUTH LINE OF THE EAST HALF OF THE SOUTHWEST QUARTER OF SECTION 31, TOWNSHIP 119, RANGE 23 THE WEST LINE OF THE EAST HALF OF THE SOUTHWEST QUARTER HAS AN ASSUMED BEARING OF SOUTH OD DEGREES 25 MINUTES 29 SECONDS WEST. 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 ZATiQUSOT'k i �I a On Z Fi . In I �� O (a mg; J �o Z I 0 O N 0 w V) N1 0 F W N W 0 6 O N W 0 ZI 182.00 ' - - - -- S8922- 34 ",A,' �S.E CDR. OF SW 1/4 OF SEC. 31, TWP 119. RGE 23 SUB= IMD SUMM 8616 244TH STREET N. FOREST LAKE MN. 55025 PH:651 -408 -9401 M:612- 618-6299 FAX.: 1651 -408 -8417 I ROBERT B SIKICH LS 3 -11 -13 LICENSE. NO. 14891 DATE: 4 -16- 12.6 -26 -12 REVISED: 7 -25- 129-20 -12 JOB N0. 200909 -LANO SCAi.E 572 LANG CORCORAN REVISION 4 -18 -12 1- 15- 132 -8- 13,2 -20 -13 LEGEND EXISTING LIGHT POLE [9 EXISTING UTILITY POLE —aE— EXISTING OVERHEAD WIRE -930 -- EXISTING WELL .,•,•.••,.•••'V�.. ".�.•... EXISTING CONTOUR Ksa.m c EXISTING SPOT ELEVATION SHEET METAL FENCE x — 92U — PROPOSED CONTOUR -930 -- 3876 X920.60 PROPCSED SPOT ELEVATION + FOR TURF ESTABLISHMENT (WTTMlNE 0"MKIDU3 TEMPORARY FALL COVER SPRING/SUMMFR 1 -2 YEARS COVER 2 -5 YEARS COVER $VRFACE, OR CRWND SURFACE UW1 ' 0114MWSE INDICATED) MULCH PROPOSED DIRECTION OF DRAINAGE O PROPOSED RECYCLED CONCRETE 50.0 —°ii,/- X OVERALL 611 E (NU tiUALt) EROSION CONTROL & REVEGETATION NOTES 1) PRIOR TO ANY GRADING OPERATIONS, THE CONTRACTOR SHALL INSTALL ROCK CONSTRUCTION ENTRANCE WHEREVER CONSTRUCTION TRAFFIC ENTERS ONTO EXISTING PUBLIC BITUMINOUS ROADWAYS (LOCATIONS TO BE FIELD DETERMINED — COORDINATE WITH OWNER). 2) RELOCATE EXISTING BURIED AND OVERHEAD UTILITIES AS NECESSARY FOR CONSTRUCTION. 3) THE CONTRACTOR DIRECT ALL CONSTRUCTION SITE RUN —OFF TO TEMPORARY SEDIMENTATION TRAPS OR OTHER ENGINEER— APPROVED SEDIMENT CONTROL MEASURES PRIOR TO DISCHARGE FROM SITE- ALL DISCHARGE POINTS SHALL BE ADEQUATELY PROTECTED FROM EROSION AND SCOUR THROUGH THE USE OF APPROVED ENERGY DISSIPATION DEVICES 4) TEMPORARY OR PERMANENT MULCH MUST BE UNIFORMLY APPLIED BY MECHANICAL OR HYDRAULIC MEANS AND STABILIZED BY DISC— ANCHURINC OR USE OF HYDRAULIC SOIL STAEIIJZERS. 5) ADJACENT STREETS SHALL BE KEPT CLEAN OF CONSTRUCTION MATERIALS, DIRT, AND OTHER UNDESIRABLE MATERIALS. WHEN MATERIALS OR DEBRIS HAVE WASHED/FLOWED ONTO ADJACENT STREETS, IT IS THE CONTRACTORS RESPONSIBILITY TD SWEEP /SCRAPE STREETS AS NECESSARY OR AS DIRECTED BY THE CITY. B) THE CONTRACTOR SHALL PROVIDE ALL SOD, SEED, MULCH AND FERTIL72ER WHICH SHALL CONFORM WITH THE FOLLOWNO MNDOT SPECIFICATIONS AS MODIFIED HELOW. ITEM MNDOT SPECIFICATIDN/NOT£S SLID 3876 SEED rr 3876 + FOR TURF ESTABLISHMENT MNDOT MIXTURE 260 (100 LBS /ACRE) MNDOT MIXTURE 270 (120 LB5 /ACRE) TEMPORARY FALL COVER SPRING/SUMMFR 1 -2 YEARS COVER 2 -5 YEARS COVER MNOOT MIXTURE 100B (140 LBS /ACRE) MNDOT MIXTURE 110 (AT 100 LBS /ACRE) MNDOT MIXTURE 150 (AT 40 LBS /ACRE) MNOOT MIXTURE 190 (AT 60 LBS /ACRE) MULCH 3062 (TYPE 1 — DISC ANCHORED) IERIIL17FR 3661 WOOD FIBER BLANKET 9885 CATEGORY 2) L MOW A MINIMUM OF ONCE PER 2 WEEKS SEEDED AREAS SHALL BE EITHER MULCHED OR COVERED BY FIBROUS BLANKETS TO PROTECT S£FOS AND LIMIT EROSION, 7) ALL EROSION AND SEDIMENT CONTROL MEASURES SHOWN ON THE PLANS OR IMPLEMENTED IN THE FIELD 5HALL BE IN ACCORDANCE WITH THE CITY AND NPOES PHASE II PERMIT REQUIREMENTS, AND THC MEGA 'S "PROTECTING WATER QUALITY IN URBAN AREAS BEST MANAGEMENT PRACTICES FOR MINNESOTA.' 8) ANY TEMPORARY OR PERMANENT DITCH THAT DRAINS WATER FROM THE CONSTRUCTION SITE OR DIVERTS WATER AROUND A SEE, MUST BE STABILIZED WITHIN 200 LINEAL FEET FROM THE PROPERTY LINE OR FROM THE POINT OF DISCHARGE TO ANY SURFACE WATER, STABILIZATION MUST TAKE PLACE WITHIN 24 HOURS OF CONNECTING TO A SURFACE WATER, S) THE CONTRACTOR SHALL. PAY SPECIAL ATTENTION TO ALL ADJACENT PROPERTY LINES AND MAKE SURE THE EROSION CONTROL PRACTICES INPLACE W THOSE AREAS PREVENT MIGRATION OF SEDIMENT ONTD ADJACENT PROPERTIES. 10) THE CONTRACTOR SHALL PROVIDE WOOD FIBER BLANKET FOR ALL AREAS OF CONCENTRATED FLOW AND FOR ALL SLOPES GREATER THAN 3:1. 11) IF ANY SLOPES APPEAR TO BE FAILING. THE CONTRACTOR SHALL PRCI $ILT FENCE, RIOROLLS AND EROSION CONTROL BLANKET AS NEEDED, 12) THE CONTRACTOR SHALL FINAL GRACE SWALE AREAS UPON STABIUZATION OF UPSTREAM AREAS. 13) UPON GRADING COMPLETION THE CONTRACTOR SHALL PROVDE NAIVE TOPSOII. SEED, AND MULCH A CHOKED WITH A STRAIGHT SET DISC WITHIN 48 HOURS OF FINAL GRADING. GENERAL NOTES 1) TIE INFORMATION SHOWN ON THESE DRAWINGS CONCERNING TYPE AND LOCATION L EXISTING UTILITIES IS NOT GUARANTEED TO BE ACCURATE OR ALL INCLUSIVE THE CONTRACTOR IS RESPONSIBLE FOR MAKING HIS OWN DETERMINATION AS TO TYPE AHD LOCATION OF UTILITIES AS NECESSARY TO AVOID DAMAGE TO THESE DTILITIES. 2) CONTACT GOPHER STATE ONE —CALL AT (851) 454 -0002 FOR EXISTING UTILITY LOCATIONS, SITE INFORMATION SITE AREA (3 PARCELS) = 13.67 ACRES TOTAL EXISTING IMPERVIOUS AREA = 2.90 ACRES TOTAL PROPOSED IMPERVIOUS AREA = 2.74 ACRES REDUCTION OF 0.16 ACRES OF IMPERVIOUS SURFACE II yy-'� I x3.65 ':�x9S.21 I R x l Tli "I � Aj - i r i O 9 i,......,.: 917 w .... _... Er1 , I ):D 9, r I x........ 0422 ,.i eD .. . ........ .. .�.. r ,.. E}(ISTIN6G TANK] ENCLOSURE dy,.... 9 so ' p I i f'QS ` i 96 *; TANK - ITl 4 \t } °� + 87 c.w RACK RETAINI�;.. nx �s� yyALL [1R' RAP ftl 9: 0 - 339 B 4 A1AP CD; ' &90 Xy : � � o _ s AOPP I *aST'RZC YrLL.'a 1 .5 €.0 �pfl xl3ae X ... -1 ..�, _ W 4V1T1 Xb4`1 Ec �c POLE SHED I f - o (FOR COLD 5TORALTE} �q- ° PDJUST ETGSRN YIFLL: .. I, PRflPOSW FLQOR EL 9B:6O g0 50 PFOI OR 3`44A 100.0 i Y41.9a :�•� X355 x9�_IS '. �` �.. _...... .. r u sa e k9 ]a .: '1, §6-- 99-,.....••• ..,., x9bR+ 9s.42 X:. Crr,.'i] ✓eAdO xM • L � I t ,.. Y ,...• x3.55 /' .s' APPROXEMATE LIMITS OF _ «, .... 94,...,- ......_.k9s.zs .. -'I FIT yy` :._yEpI TFI�OWNE:R a4" 007 ...... Ary..r' t .9613 :.may, I _ 9 PROPOSED GRADING DRAWN BY: D08I1IN BY: A-r- C.W.P. CHOSE, BY: PROJ. NO. C.W.P. 131 ORIGINAL ❑ATE MARCH 12, 2013 0 yIF-.w0 N aLS D�D}}�i m ate€ LU Z mD <EN o €oazz } a a� -12 U D Q U D [ r 2 W� °off D QaNN C] h Z7 W U) d0 w w a � IY W W -1 2 a` BE I U E Z 4 <0 PREPARED FOR: ROBERT B. SIKICH $RE PLANNING IL ENGDUEEJRING PLOWS ENGINEERING, INC. 6776 LAKE DRIVE SUDE 110 LINO LAKES, VIN 55014 PHONE: (651) 351-6210 FAX: (651):361-8701 NORTH 0 0�4 1 INCH = 30 FEET cl rLI � G i LANDSCAPE PLAN LI VOAM� %'= 1' -0' u f 9aE V � O oe 4 LLJ J 1401 SHEEP NO. Ll PLAN mss, 17 AI..L e I AO ARE To 9E W.2wo v Bore® OTIER✓Y5e ada'al. 71 OYNE TCi v MPT ALL PANOOW , ODOR 518E5. 9J OV WCOKPAGT TO 9PEG, ALL FLOMN6 MATERIAL. 47 OVWERKL MA6ToR pO'/ERIPY ALL p MEWOK 9.1 ALL BRb Y ALL YIIwm t G. m GFN6'5 KO R Tx/71 S REOIIIRE (]) rR.te% HK wcm G SIDE C W-AMR 67 MP - PLYYI. BEAfi.IORI GPR'PEO W. AM ld W-L IEACER.. ARe OROPPGD uKe53 NCTEo bi bJ U9E EpEPfiY 9!m IPJ6fir ON ROM TRY99f9. 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AM �rG bVl�+atl��yLL I� C£MiF�dII[GTfY3CHwl ao FlipB9l (�glNaa4ar�Tp KTI�r{RRn�! R A a LOGALLOGIk LN+C wlo amihw Ilan r�«cN ro ee Gp�rwdereo Inhtzre Re�T ,rr sls.sKr ro eKRrAaRamAw xlilbc IvW7 ti+arlu.�.col_a cw rLOao nun Zgefi EISF —eI A1O YbNELTEaC ACLtl6rImX'elpl �rRG*E5s'aNA1 FAfnuM `YrN TrIE rlwrtcw.p (,ROiT +cro Q 111Ar Ti H! RAM !BALL R6+HM PNe RRt.' l cF 9ENl tlEllarl. IRG. 1dC .LL r a aa-� aR nngtt rQ wenr rare ..ac.l :ISr+ER m A a asne (-;,�z 1 o E �Z 8e � p4 ry V E en E o D W 2 5 Q W 00 III��I A5 E7Gf F.CE;ivF �._ V Agenda Item 6b. • • L A N F O R M • From Site to Fi­' 105 South Fifth Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 www.Iandform.net TO: Corcoran Planning Commission FROM: Tracey Kinney, Landform through Kendra Lindahl, Landform DATE: May 22, 2013 for the June 6, 2013 Planning Commission Meeting RE: Public Hearing request for Shane Funfar. Conditional Use Permit for an accessory building located at 22730 Wagon Wheel Lane (PID 32- 119 -23 -34 -0006) (city file no. 13 -009) 60 -DAY REVIEW DEADLINE: N/A — Incomplete pending submittal of material cut sheets for the roof and siding and certification that all property taxes. 1. Application Request The applicant has requested approval of a conditional use permit to allow approximately 11 -foot sidewalls on a detached, accessory building in the front yard where a 10 -feet maximum is allowed. Additionally, the applicant is requesting approval to allow metal roof and siding. 2. Context Background On April 25, 2013, the City Council granted approval for the homeowner to move an existing home onto this site. Zoning and Land Use The property is guided Low Density Residential in the 2030 Future Land Use Map. The property is currently located within the 2020 — 2025 staging of the 2030 Metropolitan Urban Service Boundary (MUSA) and zoned Urban Reserve. Surrounding Properties The surrounding properties are guided Existing Residential (west), Low Density Residential (north), Light Industrial (east and southeast) and Existing Residential (southwest) on the 2030 Future Land Use Plan and zoned Urban Reserve (west, southwest, and north) and Planned Unit Development (south and southeast). Natural Characteristics of the Site There is an existing wetland in the east half portion of the site identified by Hennepin County Metropolitan Land Cover Classification System data according to the Water Resources Map from the 2030 Comprehensive Plan. No impact is proposed. To the north of the property there is an Landformsm, SensiblyGreens^" and Site to Finishsm are service marks of Landform Engineering Company. • • • • upland savanna /pasture plant community. No impact is proposed. There are no trees or significant natural resources in the area of the proposed accessory building. 3. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. A. Level of City Discretion in Decision - Making The City's discretion in approving or denying a conditional use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the conditional use permit. B. Consistency with Ordinance Standards The applicant is proposing an accessory building in the front yard with a sidewall height of approximately 11 -feet where 10 -feet is the maximum allowed sidewall height per Section 1030.020 Subd. 5(C). Section 1030.020 Subd. 5(D) does allow the landowner to request a conditional use permit to exceed this height limitation if the following conditions are met: 1. The proposed use shall be in conformance with all City regulations. Accessory buildings like this are a permitted use, but the conditional use permit is required to address the larger sidewall height of the proposed building and the metal building materials. The proposed building height is approximately 18 -feet. The principal building height is approximately 27 -feet. The allowed building height is 35 -feet per Section 1040.020 Subd. 9 "UR" Urban Reserve District. The proposed building and principal building are less than allowed. The applicant has indicated that the larger building height is required to house vehicles, recreational equipment, and tools. They intend to mitigate the increased height by adding landscape screening to the southeast of the building and on the southeast corner of the property. All setback requirements have been met. The building is approximately 358 -feet from the east property line, 120 -feet from the north property line, 78 -feet from the west property line and 170 feet from the south property line. The building is approximately 1,958 feet from Wagon Wheel Lane. There is no wetland impact proposed. 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. A certificate of survey has been provided. However, the revised April 25, 2013 survey does not include the landscaping shown on the April 19, 2013 survey. The revised April 25, 2013 survey needs to show a driveway from the new accessory building to the existing driveway. Staff has Funfar CUP (13 -009) June 6, 2013 • 0 • included a condition in the approving resolution that the surveyor updates the plans to show the landscaping and driveway revision to ensure compliance with the ordinance standards. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Staff has reviewed the application for compliance with the general conditional use permit standards in Section 1070.020 and found that those conditions have been met as noted below. Specifically: 1. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. 2. 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. 3. 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. 4. 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. 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. 6. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 7. The conditional use and site conforms to performance standards as specified by this Chapter. Staff finds that the proposed accessory building would meet the conditional use permit standards in this section. The building is similar to the size and materials of other accessory buildings in the area. The building and relocated home will comply with all other ordinance standards and will be compatible with the purpose and intent of the Comprehensive Plan. 4. The building materials standards required by this Section have been met. The applicant is requesting approval to allow the accessory building to be finished with metal siding and roof. The plans show a hawaiian palace (muted blue) wainscoting and light stone siding with hawaiian palace (muted blue) roof and white metal trim. Funfar CUP (13 -009) June 6, 2013 +r _ • • Section 1060.50 of the Zoning Ordinance establishes building standards for the city and indicates that all accessory buildings with metal siding and roofing may be allowed by with a Certificate of Compliance, provided they: a. meet the standards adopted by the Minnesota State Building Code b. have been treated with a factory applied color coating system against any fading or degradation. The metal siding and roofing meets both standards. Staff recommends that the metal siding be approved as part of the CUP rather than requiring a separate certificate of compliance application and fee. The certificate of compliance is a tool to allow administrative approval of metal building if they meet ordinance standards and there is not additional information that would be gained by requiring the certificate of compliance. 5. The proposed building will be compatible with surrounding land uses. The City Code allows metal roofing in residential areas and prohibits metal siding otherwise allowed with a Certificate of Compliance. This property is located in the rural portion of the city and there are a number nearby properties that meet these requirements and that have metal buildings. The applicant has indicated that the building is for the exclusive use of house vehicles, recreational equipment, and tools. The proposed building would be compatible with other accessory buildings in the area. 4. Conclusions Staff finds that the standards for a conditional use permit and certificate of compliance have been met or can be addressed with the changes discussed in the staff report. We have included conditions in the draft resolution to address these issues. 5. Recommendation Staff recommends that the Planning Commission recommend approval of the draft resolution approving the conditional use permit. Attachments 1. Draft Resolution approving Conditional Use Permit 2. Site Aerial Location Map 3. Survey dated April 25, 2013 4. Survey dated April 19, 2013 5. Preliminary Plans dated April 19, 2013 Funfar CUP (13 -009) June 6, 2013 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2013 -xx Motion By: Seconded By: June xx, 2013 A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR SHANE FUNFAR FOR A NEW ACCESSORY BUILDING AT 22730 WAGON WHEEL LANE (PID 32- 119 -23 -34 -0006) WHEREAS, Shane Funfar has requested approval of a conditional use permit to allow a new accessory building that exceeds the maximum sidewall height on the existing lot legally described as follows: East 505 Feet of West 1155 Feet of North 365 Feet of Southeast 114 of Southwest 114 Except Road, Hennepin County, Minnesota WHEREAS, the Planning Commission has reviewed the conditional use permit 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 for a conditional use permit, subject to the following conditions: 1. A conditional use permit is approved to allow an accessory building, in accordance with the application received by the City on April 19, 2013, except as amended by this resolution. 2. A certificate of compliance to allow metal roof and siding on this accessory building is also approved as part of the CUP. 3. A building permit is required prior to beginning construction. 4. Prior to issuance of the building permit, the applicant /landowner must: a. Submit a revised survey showing the new landscaping and driveway from the accessory building to the current driveway. The plans must show landscape details. b. Record the approving resolution at Hennepin County and provide proof of recording to the City. c. The applicant must comply with all conditions in the Metro West Inspections Service's memo dated May 1, 2013. d. Electronic files of the plans shall be submitted to the City in AutoCAD format. e. Submit a financial guarantee for the proposed work as outlined in Section 1070.050, Subd. 9 of the Zoning Ordinance. 5. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron RESOLUTION NO. 2013 -xx VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron June xx, 2013 Whereupon, said Resolution is hereby declared adopted on this xx day of June 2013. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal 17 is . 4 L t ."� a,4 :7 {"7 J- CQ �uD r 0 2E r- m Cq 0 M Id CO 0 ff� ti a LE 4 lam] .Y• w • _ . _ Nit 0 3: 0 N rd EIJ c') Lq Lb o Lo �r W li f CC r CL a6 LL -ra s nj U' Q W o i L Cb LO ~ Lo CL LO CL p dp 0 IT L n o as p - q Q CJ od r 0 (n m a. 0 F— < J m LE 4 lam] .Y• w • _ . _ Nit 0 3: 0 N rd EIJ c') Lq Lb o Lo �r W li f CC r CL a6 -ra ~ '6 CL p dp C5 ��. � � #`fin •� a * :* a F41 z Ali C? U) Q C3 a Q 4} (D 4} 7� a U) m Ci] IC � da J LEGEND SITE ADDRESS TB Dcnmes Ti k Carom. Box.Tcd LP Denotes Llg1x Pal, EO Denorca F,le,uie O atet CD Deam. Septic Field Cleed Out 22730 Wagon 'A b-I Lune, Camino- MN 55364 FP Denn -I;Ng l4slc MB llenntcs A9ailbux PIN Dr.moaPineT- GYW Dcaatcs C , Wore UP Dennl,s 11WAY P-lc • Denotes Sound ol nmenl - As Dcrmted DESCRIPTION OF SUBJECT PROPHR Y CHID D-cu,s C-11cad Wility Sine Dnotcs Ei4M,ng ContaUr O Don ,c-v 10" by 14' Iran Pipe Set and Marked by Fire... 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USEWYTHOUT P SATHRE- BERGQU[ST, INC. �+RDDK XXWPAGE XXX JML -------- - --------------- _ -- - SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY 30 15 0 15 30 80 4~ CORCORAN PREP RED FOR �F -- INDEMNIFY SATHRE- BERGCUIST, INC. OF ALL RESPONSIBILITY. d 150 SDUTH BROADWAY WAYZATA, MN. 55391 (952)4765000 MINNESOTA > I CHECKED BY - T� _- -_ SATHRE- BERGOUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE SCALE IN FEET v GREG FUNFAR -_ -_- ------ - -- - - -` -- - -_ -_ DBP _ _ ____� USER CRPARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING '' c' a� FROM ILLEGITIMATE USF. 1B CmlrTbCm.&eiW LP UatltyYPtle EO Catt+@Nk 4+4 Fp omm NaM NB Omxuem&z Pkl nmeseY'➢u' amv/waWmpLm.Ca®arols » s. PYN Rms01 R'In (� CaNtNb PoN r Gm<w PmEM ®n.Nastl. gl,a¢�;e dNl nmm. PrmeJClOxur ___aflo-- vmmaM1lbecw.v - o om. vs4lese.e4.aemam - - - ycbr.xa /mr - e. lrosredma® Ili+rde.xae�umdbaewdbswixde.mm�, wo '� . 'INamgJarMlva,bYw.O mt.g,01 WtlIY1 ffixmrdmxrmamaq. 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A cr- tj rl A I:r ;L CE -T- ----k lk 76 - AM Y IL AL al 4 if IN- A I ol rill' LIO tik- -skew_ - ;� i I L. : i I j i i I i I I i II -[ I l 1 I I I ! , : , - a ' f I I jyl ' r I I i I - i f r f q T,L w r I ��;,'T; 'ate l l I1 Agenda Item: 6.c. i • L A N D F 0 R M • From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform DATE: May 30, 2013 for the June 6, 2013 Planning Commission Meeting Tel: 612- 252 -9070 Fax: 612 - 252 -9077 www.landform.net RE: PUD Sketch Plan for Lennar Residential Development Concept Plan at Gleason Road and County Road 101 (PID 36- 119 -23 -13 -0007, 36- 119 -23 -13 -0005, 36 -119- 23 -14 -0005, 36- 119 -23 -14 -0003, 36- 119 -23 -14 -0006, 36- 119 -23- 41,0002, 36- 119 -23- 41 -0003, 36- 119 -23 -24 -0001, 36- 119 -23 -21 -0001) (City File 13 -007) 60 -DAY REVIEW DEADLINE: NA Application Request Lennar has submitted a PUD sketch plan and request to initiate an EAW for approximately 437 single family detached homes on 264.65 acres. 2. Parks and Trails Commission Review on May 21St The Parks and Trails Commission met and discussed this item at their meeting and generally expressed support for the sketch plan and indicated a desire for more detail to be provided in the next phase. 3. Context Zoning and Land Use The property is zoned RSF -2 (single family residential 2) Rural Residential and is Low Density Residential, which is planned to be developed at 3 -5 units per acre. Surrounding Properties The surrounding properties to the west and northeast are guided Existing Residential and zoned Urban Reserve (UR). The property to the north is zoned RSF -2 and UR and guided Low Density Residential and Agriculture Preserve. The property to the east (across County Road 101) is located in the City of Maple Grove. The property to the south (across Hackamore Road) is located in the City of Medina. Natural Characteristics of the Site The 2030 Comprehensive Plan shows a number of wetlands scattered around the site. A High Quality Natural Community (maple basswood forest) is located in the northwest area of the site. Landfonn , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. • 4. Analysis of Request Sketch Plan • • The sketch plan shows 437 single family homes on 264.65 acres (approximately 212.59 net acres). The site plan does not include a calculation for net land area (gross land area minus wetlands and areas below the 100 -year ordinary high water elevation. For proposed developments, net acreage is based on the predevelopment conditions of the site. Existing public streets are deducted from the predevelopment land area.), but the staff has estimated that the density is approximately 2 units /acre where 3 -5 units per acre are planned in the adopted Comprehensive Plan. The developer should provide the net acreage and gross acreage calculations with the PUD preliminary plan. Lot Size The sketch plan shows residential lots in three sizes: 60 -foot wide lots, 65 -foot wide lots and 70 -foot lots. No lot areas are provided at this time. The RSF -1 zoning district typically requires 11,000 square foot minimum lot size and 80 -foot minimum lot width. The PUD zoning allows flexibility from the standard lot sizes and the applicant has requested PUD flexibility to reduce the minimum lot sizes. Housing Styles All of the homes in the development will be single family detached homes. The developer has provided some examples of the types of homes that will be provided, but no specific house plans have been chosen. This is the first development that is proposed on the City Zoning Ordinance that was adopted in 2011 with design standards required for single family homes. It is unclear whether the proposed homes will meet these standards or PUD flexibility will be requested. One specific area of interest is the proposed "NextGen Home" that Lennar is proposing as an option in this development. It is a single family home with an accessory dwelling unit. Lennar has indicated that less than 20% of the homes in a neighborhood typically chose this option, but allow a lifecycle housing opportunity. There are examples of this type of home in other Lennar neighborhoods and the City could allow this type of unit by right in the PUD. Allowing the unit type may allow an opportunity for the city to evaluate how the existing accessory dwelling unit standards might be modified. The Commission should comment on the desirability of this housing option within the development. Utilities Municipal sewer and water are not currently available to the site and would need to be extended to service the property prior issuance of building permits. The City Engineer completed a feasibility study to show how sanitary sewer and water could be extended to the site. Lennar PUD Sketch Plan (13 -007) June 6, 2013 U, All utility facilities, including but not limited to telephone, CATV, natural gas and electric power, shall be located underground 1?511 W) The wetland delineation and wetland mitigation plan has not been provided to the City. It is staff's understanding that this work is still being completed. ECWMC is the LGU for the Wetland Conservation Act and they will review and approve the delineation. The subject wetlands are not all ranked on the National Resource Communities Quality Rankings map. Therefore, the applicant must complete a MNRAM report for the City to review and approve of the ranking to establish wetland buffer requirements. The sketch plan does not identify wetland buffers or setbacks. If mitigation occurs, a mitigation plan must be submitted for review and approval and Elm Creek Watershed District approval must be obtained. All wetlands must be blanketed by a drainage and utility easement. Ponding The proposed sketch plan identifies a number of ponds throughout the site. The ponding must provide treatment and rate control. The ponds will need to be blanketed by a drainage and utility easement. Maintenance of the ponds will be the responsibility of the homeowner's association. The ponds and wetlands are all located in outlots. Access The main access to the site would be from Gleason Road. Gleason Road would connect from County Road 101 on the east to County Road 11 6/66t' Avenue on the West. This is shown as a minor collector street in the City's adopted Comprehensive Plan. It appears that the applicant will be requesting that a portion of the existing rights -of -way for Gleason Road and 66th Avenue be vacated to accommodate the new road alignment. A secondary access is proposed on the south at Hackamore Lane. As noted in the City Engineer's memo, the north end of Hunter Lane is stubbed to this property and should be extended to connect with the new east -west parkway (Gleason Road). Whitetail should be improved to ensure adequate fire access. The plan includes many local streets with cul de sacs. The fire chief has raised concerns about access and snow storage. Staff recommends that islands be provided within the cul de sacs to allow snow storage. The maintenance of such center islands shall become the responsibility of a Homeowners Association for the subdivision. The pavement width between the outside curb of the turn - around and such island shall be a minimum of 28 feet wide. The Subdivision Ordinance requires street lights to be installed at all intersections and at other locations, as required by the City Engineer. All street lights within new subdivisions in the urban area shall be on ornamental poles with underground electrical service, and shall conform to City lighting standards. Lennar PUD Sketch Plan (13- 007) June 6, 2013 H Landscaping A landscape plan has not been submitted at this time. The development will need to comply with the one overstory tree per unit requirement. A tree preservation plan will also need to be submitted for review and approval. Signage No signage is being proposed at this time. If development signage is to be provided a signage plan with sign details must be submitted for review and approval with the preliminary plat. The existing billboard at the northwest corner of Gleason Road and County Road 101 /Brockton Lane must be removed prior to construction of the new entrance. Additional information about this removal must be provided by the applicant with the preliminary plat. Parks, Trails and Sidewalks The applicant is proposing dedication of land in the northwest portion of the site as public park. Additionally, they are proposing a private park in the center of the site and a number of both on- and off -road trails. This is the area where the Comprehensive Plan shows an OSP park and a Neighborhood Park and dedication of these parcels would generally be consistent with the Plan. The adopted 2030 Parks & Trails Plan also shows an on -road trail on County Road 101, Hackamore Road and Gleason Road. There are a number of off -road trails shown on the plan as well. Staff notes that Hedtke's Hackmore Homesites subdivision to the west includes unimproved right -of- way for a future of extension of 63rd Avenue into this site. Staff does not recommend extension of 63rd Avenue as a public street, but does recommend that the plans be revised to provide a trail /emergency vehicle access over that unimproved right -of -way into this site. This would require some adjustment of the lots in the Lennar subdivision but would provide a good trail connection within and through the project. The sidewalk locations should be reevaluated to ensure a convenient pedestrian route. There are several areas where the sidewalk alternates from one side of the street to the other. This is unsafe and inconvenient for pedestrians. • Staff notes that Medina has trail right -of -way on the south side of Hackamore Road. The Commission should discuss whether a future on -road trail (within the right -of -way) would also be needed on the north side. • The Commission may wish to comment on areas where any additional trail connections should be provided or where locations should be adjusted. Under the current ordinance, park dedication is required at 10% of the net land area. In this case the sketch plan shows 212.59 net acres, which would require park dedication of 21.259 net acres. Credit would be given for dedication of public park, public trail easements and may be granted for up to 20% of the net area of a private park. At this point, we do not have data regarding exact areas, Lennar PUD Sketch Plan (13 -007) June 6, 2013 U but it appears that the land dedication currently proposed may meet or exceed the park dedication requirements. The City should accept park dedication in the form of land where shown on the maps. The City may accept cash -in -lieu of land at 10% of the value of the land with a maximum rate of $3,000 per unit for each new unit located outside of the MUSA (Metropolitan Urban Service Area). Cash in lieu of land would be $3,000 at the current rates (1 x $3,000 per unit). Next Steps The City Council is scheduled to review the PUD sketch plan and EAW at the June 13th meeting. If the City Council finds that the EAW is complete, they will order it complete for distribution. At this time, the City has not received all of the required information from the applicant and it appears that the EAW will not be distributed for public comment until July. Following the EAW process, the applicant may apply for approval of a PUD and plat. 5. Action The applicant is requesting comments on this sketch plan. Any comments given by the Planning Commission are advisory in nature and non - binding. The applicant will consider the comments from the Planning Commission when they prepare their formal submittal for preliminary plat and PUD development plan approval. AttanhmPntq a. 2030 Park & Trail Map b. Site Graphics c. City Engineer's Memo dated May 30, 2013 d. Building Official Memo dated May 21, 2103 Lennar PUD Sketch Plan (13 -007) June 6, 2013 • -- I�L� 111111111�� I o Ljj �" 1 0 \ ' J 1 , ' 1 - 1 1 1 1 1 ' 1 , � f 1 r 1 11 •. W i RA III 1/ OSP ♦i ♦i I� �on-ill,. mag:11 g ! ���� • Ing `` 1■ HORSE OE Tf2 • 1 1 • 11111 X111 ■� ♦i ♦i I� �on-ill,. Lj . - e, � ' ROAD Lu ® '� ���� • Ing `` 1■ HORSE OE Tf2 • 1 1 t 9 �{,� � 1 CG'S �� -, ,� ' i ^' 1, -.' i `�(• y� ,�, , ' ' ^, ,, - -. -' -r, � � ,REEK • , . ■�nl 1 � ' r _ 1 1 s . ; -- 1 Ai A ^ � /A 1,. I ��- J -, a ;������I����ma ■ ��, •�r� . I G % '%3Il im OJI. 1P lal ' ...: � s Y.rcft�s soy, Y' A R i ►V� .0,W— LARKI N so 1 ! - 7 ' ti + -- ` ' - -• -:_ ; k", - 1..; ,SCOTT' LAKE ,• _, w JUBERT - </ - -- t 1 J � 1 LAKE 'ASP �_ J MORIN LAKE OSRq 1 ■ ■MIN,=■ �. Lj . - e, � ' ROAD Lu ® '� ���� • `` HORSE OE Tf2 • 1 1 1 t 9 �{,� � 1 CG'S �� -, ,� ' i ^' 1, -.' i `�(• y� ,�, , ' ' ^, ,, - -. -' -r, � � ,REEK • , . ■�nl 1 � ' r _ 1 1 s . ; -- 1 Ai A ^ � /A 1,. I ��- J -, a ;������I����ma ■ ��, •�r� . I G % '%3Il im OJI. 1P lal ' ...: � s Y.rcft�s soy, Y' A R i ►V� .0,W— LARKI N so 1 ! - 7 ' ti + -- ` ' - -• -:_ ; k", - 1..; ,SCOTT' LAKE ,• _, w JUBERT - </ - -- t 1 J � 1 LAKE 'ASP �_ J MORIN LAKE OSRq 1 ■ ■MIN,=■ r ■ra�lu■■r- �■�ur- ■■r -nr- ■1-L■1- n1-■NM■ NMI IN& I,r •• r ' 4 4444444 ♦F OSP C f Parks & Trails Plan 2030 Comprehensive Plan N E �s 3,000 1,500 0 City Limit 2030 MUSA Open Water Wetlands Existing Parks and Trails Regional Trail Existing On Road Trail 0 Community Park 0 City Hall /Memorial Park 0 Existing Ball Fields /School Property Existing Park (Private /Lion's Park) ® Golf Course Proposed Parks and Trails Proposed County Bike Trail -- Proposed On Road Trail Off Road Trail 3,000 Feet Off Road Trail outside 2030 Development Area -- Horseback Trail Proposed County Road 50 NONE, Natural Gas Pipeline Easement Trail (Potential) City Square osP OSP /Nature Park • ASA - Athletic Search Area Neighborhood Park 0 Trailhead Search Area Greenway Corridor (Bonus Eligible Resource Corridor) *Proposed park and trails locations represent the general search areas for parks and trails. The City will work with developers and landowners to identify the exact location and size of parks and trail alignments as development or park acquisition is proposed. June 2, 1011 •�& Bonestroo I:/ 504 / 50408144 /GIS /ComPlan /Maps /Final Ma s/2030 parks and trails.mxd `` HORSE OE Tf2 ILMO 1 r ■ra�lu■■r- �■�ur- ■■r -nr- ■1-L■1- n1-■NM■ NMI IN& I,r •• r ' 4 4444444 ♦F OSP C f Parks & Trails Plan 2030 Comprehensive Plan N E �s 3,000 1,500 0 City Limit 2030 MUSA Open Water Wetlands Existing Parks and Trails Regional Trail Existing On Road Trail 0 Community Park 0 City Hall /Memorial Park 0 Existing Ball Fields /School Property Existing Park (Private /Lion's Park) ® Golf Course Proposed Parks and Trails Proposed County Bike Trail -- Proposed On Road Trail Off Road Trail 3,000 Feet Off Road Trail outside 2030 Development Area -- Horseback Trail Proposed County Road 50 NONE, Natural Gas Pipeline Easement Trail (Potential) City Square osP OSP /Nature Park • ASA - Athletic Search Area Neighborhood Park 0 Trailhead Search Area Greenway Corridor (Bonus Eligible Resource Corridor) *Proposed park and trails locations represent the general search areas for parks and trails. The City will work with developers and landowners to identify the exact location and size of parks and trail alignments as development or park acquisition is proposed. June 2, 1011 •�& Bonestroo I:/ 504 / 50408144 /GIS /ComPlan /Maps /Final Ma s/2030 parks and trails.mxd 6 Irel <I - 1 - -- -------- -------- L broff)? 300 ISO 0 150 300 imm6allil Im 6� 0 0 as mm SCALIFE CLIENTIDEVELOPER LF1111 11 16305 361h A- N. SA. 6CO Plymouth, MN 56446 Attu: J.. Jablonski T-952-249-3014 AN- 1.4 --&V4u- FILM H–"vw0Rc 1 'iONJESMES COCORAN PARCELS PLID CONCEPT PLAN 65'Lots - 172 75'Lots - 243 T: Total - 437 CoNector - 80'ROW Residential Stree ts - 50' ROW 1 28' 13-13 Streets Fysb - 25 feet Syalb - 7.58.5 (on 60'Llfrestyle Units) Sysb-5/10feet Rysb - 25 feet FrACRAMORE-ROAD -117 rrc7;!� I/ FILL NO. BY DATIF REVISIONS USE IJNC�.LI COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF I HLRE6Y CERTIFY THAT THIS PLAN C)RSPECIFCATICNWAS CITY PROJECT NO._ FILE NO. BASE FOCRCOR-AN3 I RSM INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT Adj 0.i. PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I CONCEPT PLAN 041613 5401-655 . . . . . . . . SATHRE-SERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE W1, D--" ny SATHRE—BERGQUIST, INC. RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF .1NNE5OTA- CHECKED EY SATHRE-DCRGQUIST, INC OF ALL RESPONSIBILITY 160 SOUTH BROADWAY WAY7ATA, MN. 55391 (952) 476-6000 COCORAN, GLEASON ROAD (101 & CR47) - - - - - - - - - - -- INDEMNIFY - - - - - - - - - - - - - - - - - SATHRE-BERGQU18T, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE - - - - - - - - - - - - - - - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING MINNESOTA LEN NAR DATE ROBERT S. MOLSTAI), P E. ATE FROM ILLEGITMATE USE. 03-31A3 Dat07- Lk. NI L -------- ------- — - broff)? 300 ISO 0 150 300 imm6allil Im 6� 0 0 as mm SCALIFE CLIENTIDEVELOPER LF1111 11 16305 361h A- N. SA. 6CO Plymouth, MN 56446 Attu: J.. Jablonski T-952-249-3014 AN- 1.4 --&V4u- FILM H–"vw0Rc 1 'iONJESMES COCORAN PARCELS PLID CONCEPT PLAN 65'Lots - 172 75'Lots - 243 T: Total - 437 CoNector - 80'ROW Residential Stree ts - 50' ROW 1 28' 13-13 Streets Fysb - 25 feet Syalb - 7.58.5 (on 60'Llfrestyle Units) Sysb-5/10feet Rysb - 25 feet FrACRAMORE-ROAD -117 rrc7;!� I/ FILL NO. BY DATIF REVISIONS USE IJNC�.LI COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF I HLRE6Y CERTIFY THAT THIS PLAN C)RSPECIFCATICNWAS CITY PROJECT NO._ FILE NO. BASE FOCRCOR-AN3 I RSM INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT Adj 0.i. PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I CONCEPT PLAN 041613 5401-655 . . . . . . . . SATHRE-SERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE W1, D--" ny SATHRE—BERGQUIST, INC. RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF .1NNE5OTA- CHECKED EY SATHRE-DCRGQUIST, INC OF ALL RESPONSIBILITY 160 SOUTH BROADWAY WAY7ATA, MN. 55391 (952) 476-6000 COCORAN, GLEASON ROAD (101 & CR47) - - - - - - - - - - -- INDEMNIFY - - - - - - - - - - - - - - - - - SATHRE-BERGQU18T, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE - - - - - - - - - - - - - - - USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING MINNESOTA LEN NAR DATE ROBERT S. MOLSTAI), P E. ATE FROM ILLEGITMATE USE. 03-31A3 Dat07- Lk. NI —.a O V DAVE ARCEL /Irt+ NT- ` -i�A` _ T P1D:36 -1 X23 -14 -0007 _O`Nl(L 1'AR 'EL ARE :2.57 acres -- hWrD6- 1�Dbo9� I t✓ � _ = L f ( AAEA.2 64 "s YATES PARCEL xoxrx ���.:•`" ° f , .`` ( .J 0 0 5P 100 00 r �--A#A:2.50 :3 6- 1 1 9- 2 3- 1 4100W �jI C � A f� I: � I I ■ - / � ~ - -SCALE IN FE T WETLAND FAUEPA CEL —� Ll EJ I I . I N I PID36- 119 -23- 0 I I �VIP AREA:2.93 acres I SCHWASLE PARCEL I I I B PID36- 119 -23 -14 -0001 I d y`� PI ] } AREA:6.00 acres L T -1 - 1�t ROIK�ARCEL 5 5142 - �=2 3 — :36 4 -0010 l I 1 331 66 AitE 1.59 acres - . 1 I F ' V.`lam) L .. , A + q - " I 7 u `CaA L'k ARTIvI� N PID: 23 -13 5+ ZD IJo- i0- Jj VIA , yr, I ' IIL` KKtlt P I OLSEN PARCEL y `BOEHM ER PARCEL 1j :36- 3-w PID36- 1i9,23 -14 -0002 PID36- 119 -23 -14 -0006 4t% AREAA 25 cres AREA: 1,25 acres AREA-11.13 acres I I I I •I I �I I 's I IGd • 331 li$ j I 65 I �1 LEI C�1 1i U Eta; 66 r FILE NO, BY ELATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, ANDIOR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS S�RL CITY PR09EC7 ND. FILE NO- BASE_CORCOi2AN3 t RSM o5 -0g -t3 Added Lo_ts_Phea_mg gnd Adl Data INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I aw`� - CONCEPT PLAN 0331 13 5401 -S55 DRAWN BY _ _ _ _ — _ _ _ — SATHRE-BERGQWST, INC'. EXPRESS WR17TEN AUTHORIZATION- USE WITHOUT AMA DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. (•i SATHRE- BERGQUIST INC_ RSM — SAIb AUTHORIZATION CONSTITUTES ANILLE071 MATE USE AND SHALL THEREBY INDEMNIFY SATHRE- SERGQUIST LRESPONSIBILITY, ` COCORAN G'LEASON ROAD (101 & GR47) `Z CHECKED BY ,INC.OFAI- SATHRE- SERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING �� 150 SOUTH BROADWAY WAYZATA, MN. 55387 (952) 476 -6000 , MINNESOTA LE N NAR DATE — ._ _ __ _. — — — -- — — — — USER OR PARTY FROM ILLEGITMATE USE. ROBERT S.. MOLSTAD, P.E. BOB: EAS � 7 ua -at -t a — — - .— ._- -._ — -. _.__- -.. -_— Lip. No. pyP - Y� . _ -.- � ry i E I L`a� ARTM�N � — �- - -_ - -� � b�... \-' ._ r `� PID: 23 -13 -•. P - 36 =11 Y ` 0 -III 1IKiCA P OLSEN PARCEL BOEHM ER PARCEL M 41 aZges `� 3 ies.' D:36- 119 -23.14 PID:3U- 19.23 -14 -0002 PID:36- 119 -23 -14 -0006 AREA.1 -25 cres AREA:IS acres AREA.1.13 acres 3 v _ , P> `` � ; � ��, -',*,.� �.� >�'�. I','�� vim` ��' 1. ' wi Ir�l R�..'✓� - - , � � -� �� -� -� ( �� us l fair' , L - -_ 1 - - -- Y b T PAR � `_`� , - 119- 23 -41- 2y.. I REA:75.31. acre ID:36 -1I9 C3- a , � j fy 4C t6 f I R7r1 -- aI ELI *I U� Y rl 40 61_� -__ -- 40, 3?il 4 ,p 4 / f � ■v 11 � � 44• }50 1 ^� if rl FF i I o NICHOLS PARCEL I j o .} a PID36- 119 -23 -44 -0012 I AREA: 5.24 acres 100 50 0 50 00 2 E I FE ■ I L I FILE NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION., AND10R CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT Ni FILE NO BASE_CORCORAN3 1 RS_M 05 -09 -13 Added LatliPhesing end Adj Dete INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I . -¢R' SbryG CONCEPT PLAN 033113 5401 -655 DRAWN BY _ _ _ _ _ —_ _ — — — _— —_ —_ L p SATHRE - BERGQUIST, INI EXPRESS WRITTEN AUTHORd7_ATIDN. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE sy` Fi -- SAIDAUTHORIZATIONCONSTITUTESANILLEGIT {MATEUSEANDSHALLTHER£BY LAWS OF THE STATE OF MINNESOTA. ` SATHRE - BERGQUIST INC. RKE — — -- - INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY ' COCORAN, GLEASON ROAD (101 & CR47) CHECKED BY — w 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 C — — — — — — — — -- -- — � — — — - - - SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE LE N NAR ' — USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING iyOBERT S. MOLSTAO, P.E. �y, cfi MINNESOTA DATE — - -- FROM ILLEGITIMATE USE. P 03-31 -13 _ — _ Date: Llc. No. 7 NORTH 1,` A I_y' I T F- r'� •., I" \ A F-`i n I -'r I F'� i F l lJ I i� I I__ I I L-1 - I V l_ l LJ L_.;' I f -- 1 -N: - -- - I 100 SO 0 50 100 200 I C I< ■L ■J �ilii� SCALE IN FEET P N� E t ` — r �--r! LIT n � v PN e 4 1 % PID:36 -114 2l -43)00 1`\\, ,rR s EA:39:6 acre Yom' /f �r HACK•AMORE ROAD t + �,j L77 1�, ..-- ....... _s l�l SCHNELL PARCEL PID:36- 119 -23-44 -0013 AREA:7.81 acres HOGLUND PARCEL PiD.36- 119 -23 -44 -0009 AREA:0.84 acres FILE NO. BY BATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, ANUfCR CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT SATHRE - BERGQUIST, INC 's EXPRESS WRITTEN AUTHORIZATION, USE WITHOUT SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE -B ERGQUIS7 FROMR -IER ILLEGITIMATE , INC. RESERVES THE RIGHT 7O HOLD ANY ILLEGITIMATE 5EY RESPONSIBLE FOR DAMAGES OR LOSSES RESUL71NG I HEREBY CERTIFY THAT THIS PLAN OR SPEGIFICA7coN WAS PREPARE BY ME CR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. , r" -- - .p SATHRE - BERGQUIST, INC. CITY PROJECT NC. CONCEPT PLAN 050913 GLEASON ROAD ('! 01 & CR47) LE N NAR FILE NC. 5401$55 13ASE_CORCORAN3 1 — _ — RSM _ — 05 -09 -13 - — — — Added Lots_Phasiog_end Adj Data_ — _ — — — — — - - - -- — — — — DRAWN BY C ®C,QRA� , MINNESOTA �. 7 RSM CHECKED BY +� ... f Rs T. m 150 SDUTH BROADWAY WAYZATA, MN. 65391 (452) 476 -6000 �� P'V _ DATE RDSERT 5. MOLSTAD, P.E. Date: LI, No. 0 t NORTH ��� S ♦; � �* _ - 100 ao Q 5a 1 ©9 zoo SCA LE ■ INFEET BEN I -f WETLAND _ � � i � f ' �- w' o , v �r • �� -r-2 ` r �X I - �} A 55,42 LLJ Lu PID / — — 71 \ _ �_ _ - - r� _t I - - - - - -- i FILE NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO BASE_CORCCRAN3 7 RS_M 05 -09 -13 _Add d LdtsTPh..i g and Adj Data _ — _ _ INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED 8Y ME OR UNDER MY DIRECT SUPERVISION AND THAT I CONCEPT PLAN (}33113 5401 -855 DRAWN BY s — SATHRE - BERGQUIST, INC,'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE o RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALLTHEREBY LAWS OF THE STATE OF MINNESOTA. ev �, SATHRE - BERGQUIST, INC. /^� pA. n1 /.0 ROAD q 1 p C CHECKED BY _ INDEMNIFY SATHRE- BERGQUIST, INC. OF ALL RESPONSIBILITY. 0 156 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 470 -6000 COCORANr LEA QN RC?AD I� I t:I 1..R4/'� - -- ---- ------ - - - - -- SATHRE- UERGQUIST, INC. RESERVES THE RIGHT TO HOLOANY ILLEGITIMATE MINNESOTA USER OR PARTY LEGALLY RESPONSIBLE FOR BAMAGES OR LOSSES RESUL7ING W IM I V V LE N NAR 7 DATE — T FROM ILLEGITMATE USE. ROBERT S- MOLS7A0, P.E '�%'n,43 pfPc 0331.13 Date: Lla No. NORTH I I i I F. l I I I I I I I I I I I 1 66 I I I I I I I I I .I ' I � r I r I �I ,36 I L_ A ,t',JSr;'K1YHACI -M:36-119-23- NB ' sr V A 51 face des � fI X95 y �' � w4,It0 1! -. SCHNELLPARCEL PID:36 -119 -2344 -0013 AREA:7.81 acres NICHOLS PARCEL PID:36- 119 -23 -44 -0012 AREA:5.24 acres :K PARCEL 19- 23 -44-0008 L:5.20 acres JAMS PARCEL PID1 61419 -23-44 -0010 AR A:5.68 acres II I I 9 I I I I I I I I r_II I �I yl ISW' I 1 In I I I I I � I I I I I i 1 i\ ✓ \ �_„� 3 — ! I Jj JJ — r /L1 F if ✓y y� 4C 66 I j HOGLUND PARCEL tl l PID:36 -119 -23-44 -0009 AREA: 6.84 acres ,ryrt I BOA IN FEET - - � BRUMMER PARCEL P I - D:36- 119- 23 -44 -00 4 AREA I I i rr .6.85 acres � I 40 56 f FILE NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION. ANDIOR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO. BASE_CORCORAN3 4 RS_M 4.5 -09 -13 Added La Ph ink end Adj Gate — _ — INFORMATION) OF THIS PRODUOT i5 STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT CONCEPT PLAN 433113 5401 -855 DRAWN BY ,. SATHRE- BERGQUIST, INr, s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE _ - — v____ SATHRE- BERGQUIST, INC. RSM SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESDTA, F INDEMNIFY SATHRE- BERGOUIST, I NO OF ALL RESPONSIBILITY. COCORAN GLEASON ROAD (101 & CR47) 6 GHECISE❑ BY .- — 4 _ — — _ _ — -- _ _ _ _ —_ _ SATHRE- BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE m 150 SOUTH BROADWAY WAYZA7A, VN. 55391 (952) 476"8000 s x'� _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ROBERT S. MOLSTAD, P.E., .,.. ,S'w� MINNESOTA LE N NAR 7 DATE f — — — — - -- — i _ T FROM ILLEGITMATE USE. ERs p�H 0331 -13 CO.: Liu No. E NORTH 300 150 0 150 300 B00 ■mmmi SCALE IN FEET el GLIENTIDEVELOPER LENNAR 16305 36th AV. N. Suite 6CO Plymouth, VIA 55446 Attn: Joe Jablonski T-962-249-3014 FILE NO, BY DATE REVISIONS USF (INCLUDING COPYING, DISTRIBUTION, ANWOR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. FILE NO, BASE_CORCORAN3 1 RSM qa -09-13 Atltlatl LOts, Phaskng and Atlj Deta — — — — INFORMATICN) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED HY ME OR UNDER MY DIRECT SUPERVISION ANO THAT I 2'6ls R0, — PHASING PLAN 5401 -655 DRAWN BY _ _ — — — — _ — — — _ _ — _ _ _ — SATHRE - BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE � p RSV — — SAI D AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. SATHRE- BERGQUIST, INC. �'11�p -- - --- --- -- --- -- - - - - -- INDEMNIFY SATHRE - BERGQUIST , INC. OF ALL RESPONSIBILITY. m CGCUI \riN, GLEASON ROAD (10'C &CR47) 7 CHECKED BY ,�, 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 47&6000 -- - - -- -------------- ---- -- - SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANYILLLGITIMATE m MINNESOTA USFR OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING m LENNAR — _— - -- ---------- - - - - -- ROBERT S, MOLSTAD, P.E. DATE — — — — _ — — — — — — , .J FROM ILLEGITMATE USE. ERs P4P 03 -31-13 Dater Lic. No. t 150 150 O 75 IF 300 ODODd SCALE IN FEET CLIENTIDEVELOPER LENNAR 16305 381h A- N. But. 600 0, h, MN 55448 Ann'. Joe JebbnsIa T- 952- 249 -3014 COCORAN PARCELS PUO CONCEPT PLAN -, 60' Lots - 22 O 65' Lots - 172 Imo' 75' Lots - 243 o Total - 437 Collector -80' ROW Residential Streets - 50' RO W 28' B -B Streets 41.5' Cul -DeSac Fysb - 25 feel Sysb - 7.517.5 (on 60'CRrestyle Units) Eyes - 5110 feel Rysb - 25 feel USE(INCLUDING COPYING, DISTRIBUTION, AND/OR CONVEYANCE OF incrteor ccrturt inns nm rinry art arcuricrnvry vvwo FLt NO BASE CORCORAN3 1 FIRM 05 -09 -13 AEtlaOLOls,Ph..m,1 dAdIDate INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I db'e� sugF =MINNE AERIAL OVERLAY 5401 -855 DRAWN BY SATHRE- BERGOUIST, INC, * EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE RSM 'Al AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINNESOTA. w SATHRE- BERGQUIST, INC. CHECKED BY —' INOEMNIFY SATHRE- BERGOUIST. INC. OF ALL RESPONSIBILITY. N 150 SOUTH BROADWAY WAYZATA. MR 55391 (9524)6-000 GLEASON ROAD (101 & CR47) Ap -- — — - -- - SATHRE- BERGOUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE W ' LENNAR m _ USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING �¢ DATE. —. — — _ ,.. — FROM FLEGITMATE USE, ROBERT S. MOLSTAD, P.E: N' 46RS P1'P AO 03 -31 -13 Deb: U. No �-&*-*AWenck TO: Kendra Lindahl, City Planner FROM: Kent Torve, P.E. DATE: May 30, 2013 SUBJECT: Lennar Concept Plan Review 1 fl fi'PnPral Wenck Associates, Inc. 1800 Pioneer Creek Ctr. P.O. Box 249 Maple Plain, MN 55359 -0249 (763) 479 -4200 Fax (763) 479 -4242 E -mail: wenckmp @wenck.com The large area in the southeast part of the City will be Corcoran's initial urban development. Several infrastructure areas are involved and will cause a modification of the 2005 plan "Concept Utility Report for Public Infrastructure ", along with associated environmental reviews. The EAW will go to Council for the June 13th meeting; however the start of the public comment period is contingent upon finalizing a few sections. 2.0 Environmental Assessment Worksheet Wenck is working with Landform to prepare the EAW and will forward the language and information to Landform for incorporation into the EAW. Currently we are waiting for the following information from Lennar: • Wetland delineation report and mitigation plan and • Stormwater management plan. Also pending are the results from the DNR for: • Query from the NHIS (Natural Heritage Information System) on the rare and sensitive species and habitats. The sections contributed by Wenck and complete (although a few of the above items may change some language in topics below) include: • Permits and Approvals • Water Use • Water - related land use management district • Water surface use • Erosion and sedimentation • Water quality: wastewaters • Geologic hazards and soil conditions • Solid wastes, hazardous wastes, storage tanks • Traffic • Vehicle - related air emissions • Stationary source air emissions • Odors, noise and dust and • Nearby resources 3.0 Sewer Sewer will be provided by a lift station on the Lennar property (as shown in Feasibility Study) or further north (i.e. south edge of Lions Park). This analysis will be provided to Council at the June 13th meeting. The " Lennar Lift Station" will provide service to the west and of interest at the concept stage is to ensure corridors are provided. Engineering has reviewed routes and elevations and the following scenario is proposed at this time: Southwest of Development Hunter Road/Hunter Lane area will be served via connections at 63rd Avenue. West of Development 66t Avenue will be served via the road connection Northwest of Development A stub to Sturbridge development will be along the east edge of Sturbridge (Deziel parcel) 4.0 Water Water main routing was provided with the Feasibility Study and showed a pipe along CR 101. Further analysis is ongoing, and currently a 12 -inch from the CR 116 / CR 10 area is being considered extended south along the golf course edge, past Sturbridge, into the development at 66th Avenue North. This along with the CR 101 water main would provide looping, improved fire flows and water quality. Timing of the west trunk main will be considered with the project financing and other area -wide benefits. This is currently being studied with a "Regional Development Plan" as authorized by Council and a draft will be in the June 13th Council packet. 5.0 Transportation Transportation improvements will be needed on Hackamore and 101 at Gleason. These improvements are detailed in the Feasibility Study and an update includes: • Cooperative agreement discussions underway with Medina on sharing Hackamore improvements, and • Cost estimates of Hackamore and Lennar improvements at Gleason Road. Interior transportation infrastructure will be reviewed per the 2006 Engineering Design Standards and Standard Detail Plates. The interior items of discussion for Planning Commission input include: Extending Hunter Lane to connect with East /West parkway Street alignments /widths Improving or maintaining access to Whitetail for fire access, 6.0 Stormwater As noted under the EAW discussion, Lennar will provide the stormwater design and planning information. Engineering will review and apply standards for outlet structure construction, maintenance access to ponds, pond volume and discharge rates, and water quality impacts. At the construction phase a fairly intensive NPDES Stormwater Pollution Prevention Plan is required (SWPPP). IVIETRO M INSPECTION ,t a E s., z k: Box 248, Loretto, Minnesota 55357 MEMORANDUM L A N D F From Site to Finish 0 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 DATE May 16, 2013 TO Dan Donahue cc City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications The following is a summary of project status for current, active projects: O R M • • ! Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net 1. Armbruster Topography and Wetland Waiver (city file no. 09 -011). An application has been received for a waiver from the topography and wetland requirements and was reviewed by the City Council on November 23, 2009. The City Council expressed concerns about the concept and directed the applicant to revise the concept plan. The applicant submitted a letter extending the review period until January 1, 2014. Staff recommends that no further extensions be provided. 2. Administrative Permit for Special Home Occupation for Jacob Shoulak at 20475 CR 10 (23 -119- 23 -23 -0007) (City File 12 -026). This application is to allow an in -home recording studio. The application is currently incomplete but when a complete application is received, it will be processed administratively. 3. Kohnen /Kothrade Minor CUP Amendment at 23240 CR 30 (07- 119 -23 -13 -0003) (City File 13 -005). This application has been received to resolve a code violation. Staff is reviewing the application as a minor CUP amendment as discussed at the October 11, 2012 City Council meeting and has tentatively scheduled this item for City Council action on April 25th 4. Lano Equipment at 23580 Highway 55 Site Plan Amendment for Cold Storage. (31- 119- 23 -34- 0007) (13 -006). This item is scheduled for Planning Commission review on June 6th and City Council action on June 13th. 5. PUD Sketch Plan and EAW for Lennar (City File 13 -007). The applicant submitted a PUD sketch plan and the City Council took action initiate the completion of the required EAW (environmental review assessment worksheet) at the April 25th Council meeting. The EAW is a process required by the State of Minnesota. The EAW is tentatively schedule to be reviewed and ordered for distribution and comment at the June 13th Council meeting. Following completion of the EAW, the applicant could request approval of preliminary plat and PUD preliminary development plan and finally a final plat, PUD final development plan and rezoning to PUD. The review of the PUD sketch plan is scheduled for Parks and Trails Commission on May 21St, Planning Commission on June 6th and City Council review on June 13th. Sketch plan comments are advisory only. 6. Great River Energy Administrative Permit and Site Plan Modification for replacing tower at 7251 CR 116 (26- 119 -23 -41 -0001) (city file 13 -008). This item is currently incomplete, but will be administratively approved. 7. Funfar CUP for accessory building at 22730 Wagon Wheel (32- 119 -23 -24 -0006) (13 -009). This item is scheduled for Planning Commission review on June 6th and City Council action on June 27th 8. Construction Science Site Plan Modification at 7545 Commerce Street (26- 119 -23 -11 -0049) (City file 13 -011). This item is currently incomplete, but will be administratively approved. Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 9. Certificate of Compliance for accessory structure for John Koller at 6810 Horseshoe Bend (City file 13 -012). This item will be administratively approved. 10. Sign Ordinance Update. At the April 25th Council meeting, the City reviewed a request for the city to initiate a sign ordinance update. Specifically, they requested that the City review the ordinance standards relating to sign area, sign height and internal illumination and, because this is a city -wide issue, that the ordinance update be completed by the City out of the City funds. The Council discussed the issue and directed staff to bring a proposal back at a later date because the Council felt that this was a significant undertaking that would involve much more than this one issue. We will work with the City Administrator to determine the appropriate meeting to have this considered. Also, there are a number of projects that have been approved, but are still not filed and closed out: 1. Ess Addition (city files 05 -017, 08 -003 and 12 -024). The City Council granted an after - the -fact extension for this final plat at their November 29, 2012 meeting. The applicant is now working to file the required documents to close out this file. 2. Corcoran Business Park (city file 06 -005). The City Council granted a one year extension to the final plat approval, which expired on April 12, 2011. Staff has spoken to the applicant and is still working to close out this project. 3. Northern Natural Gas Administrative Permit (city file 09 -009). This project has been completed but a site inspection on May 15th I identified 5 trees that must be replaced. Upon replacement of these trees, the project can be closed out and the landscape guarantee refunded. 4. Satellite Industries Site Plan Amendment, Conditional Use Permit Amendment, Lot Consolidation and Easement Vacation (city file 10 -007). On September 23rd the City Council approved Resolutions 2010 -37, 2010 -38 and 2010 -39 approving the request with a number of conditions. The applicant has addressed those conditions and has submitted a building permit application and has begun site work. Staff inspected the site on October 12th and found that the major site improvements had been made, but there are several items that still have to be addressed. We have discussed these items with the landowner. The city has a financial guarantee in place to ensure completion. 5. Park Place Storage After - the -Fact Extension of Approvals (city file no. 10 -008). On September 23, 2010, the City Council approved a site plan and conditional use permit amendment for Park Place Storage to construct the 18th and final mini - storage building on that site. The approvals expired on September 23, 2011. The applicant contacted the City and requested a one year extension until September 23, 2012. The conditions have been met and a building permit was issued in September. The applicant has completed most of the site work with final items to be completed in the spring. 6. Rocks N Blocks Site Plan Amendment and Conditional Use Permit (city file no. 10 -012). An application was received for a Conditional Use Permit and Site Plan Amendment to continue operation of a business with outside storage at 20010 75th Avenue North. The application was approved by the City Council on June 23rd. This was approved as a way to correct a code enforcement issue. No work has been done on site to correct the code violations. The applicant has not yet complied with the conditions of approval and has asked for a 3 month extension. The approvals expired on September 23, 2012. The applicant is working to complete the site improvements. 7. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (city file 12 -002). Hope Ministries has submitted a request for a conditional use permit to allow a cemetery west of the existing church. The application was approved by the City Council on March 22 n and site work had begun. 11. Schmid's Hidden Valley 2 "d Addition Topography /Wetland Waiver, Preliminary Plat and Final Plat at 21820 Oakdale Drive (PID 04- 119 -23 -34 -0007, 04- 119 -23 -42 -0002 and 04- 119 -23 -42 -0003) (City File No. 12 -016). The application for topography and wetland delineation waiver was approved at the September 27th Council meeting. The preliminary plat and final plat were approved by the City Council on April 25tH MEMORANDUM 12. Site Plan and Variance for Maple Hill Estates Community Center) (City File 12 -022). The landowner and the City received a CDBG grant to construct a new community center on land north of the manufactured home park that is also owned by the park owner. This new building is in the process of being designed. The building is likely to straddle a lot line or at minimum require a setback variance. The survey has been completed and the site plan is currently being prepared. This item was approved by the City Council on April 25th 13. Feasibility Study for Lennar (City File 12 -025). The applicant requested that the City conduct an infrastructure feasibility study regarding property west of CR 101 and north of Hackamore. This is part of the property that was previously proposed as the "Hedgestone" development. The applicant has provided an escrow and the City Engineer has begun work on feasibility study. The study was accepted by the City Council at their April 25th Council meeting. 14. Heinz Second Addition Preliminary and Final Plat at 20801 CR 117 (03- 119 -23 -14 -0002) (City file 13 -003). A wetland and topographic waiver was approved on January 24th. This item was approved by the City Council action on April 25th MEMORANDUM MEMORANDUM L A N D From Site to Finish 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Agenda Item: 7_b. F a R M Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE May 29, 2013 TO Corcoran Planning Commission CC FROM Kendra Lindahl, City Planner RE Reschedule July Planning Commission Our regularly scheduled Planning Commission meeting falls on July 4th this year. We have at least one public hearing scheduled and need to choose a new date. I offer the following suggestions and ask the Commissioners to review scheduled and come prepared to take action on a new meeting date: 1. Monday, June 24th 2. Monday, July 1St 3. Tuesday, July 2 "d 4. Wednesday, July 3rd 5. Wednesday, July 17th 6. Thursday, July 18th Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1