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HomeMy WebLinkAbout2014-02-06 - Planning Commission Agenda PacketCITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM — THURSDAY, FEBRUARY 6, 2014 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Open Forum 4. Approval of a. Agenda b. *January 2, 2014 Commission Minutes 5. Unfinished Business: 6. New Business a. PUD Sketch Plan for Corcoran Mini - Storage at 19219 and 19235 County Road 10 (PID 25- 119 -23 -44 -0002 and 25- 119 -23 -44 -0003) (city file 13 -032) i. Staff Report ii. Public Comment iii. Commission Discussion & Recommendation 7. Reports: a. *Planning Project Update b. Liaison Report (Cossette) c. 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, JANUARY 2, 2014 MINUTES The Corcoran Planning Commission met on January 2, 2014, at City Hall in Corcoran, Minnesota. Present were: Chair Jacobs, Vice -Chair Ravnholdt, Commissioner Krueger and Commissioner Wu. Absent: Commissioner Theis Also present were: Council Liaison Lynch, Administrator Martens, City Planner Lindahl, and Code Compliance Official Pritchard. 1. Call to Order Chair Jacobs called the meeting to order at 7:26pm 2. Pledge of Allegiance 3. Open Forum — None 4. Approval of: a. Agenda — Motion made by Ravnholdt seconded by Wu to approve the agenda as presented. Voting Aye: Jacobs, Ravnholdt, Krueger, and Wu (Motion carried 4:0) b. *December 5, 2013 Commission Minutes — Motion made by Ravnholdt seconded by Krueger to approve the minutes as presented. Voting Aye: Jacobs, Ravnholdt, Krueger, and Wu (Motion carried 4:0) 5. Unfinished Business None 6. New Business a. *PUBLIC HEARING. Ess Brothers Site Plan Amendment and Conditional Use Permit Amendment at 9350 CR 19 (PID 07- 119 -23 -43 -0004) (city file 13 -031) i. Staff Report — City Planner Lindahl presented her staff report ii. Chair Jacobs opened Public Hearing iii. Public Comment — None iv. Close Hearing — Motion made by Krueger seconded by Ravnholdt to close the public hearing. Voting Aye: Jacobs, Ravnholdt, Krueger, and Wu (Motion carried 4:0) V. Commission Discussion & Recommendation — The Commission had a short discussion and asked a few questions which were answered by the applicant's representative: Greg Ebert, Ebert Construction. The commission inquired about plumbing, floor drains, and hazardous materials entering the septic system. Mr. Ebert confirmed that although the building would be insulated and heated, there would be no plumbing in the new building and the use would be storage only. He also added that the adjacent service building contained floor drains equipped with holding tanks. The Commission questioned if there were any issues with fire protection and access. There were no concerns from the Building Official regarding fire access and protection. The Commission agreed that a landscaping plan consistent with City Ordinance requirements would need to be submitted prior to approval. Motion made by Ravnholdt seconded by Krueger to recommend approval of the draft site plan amendment and conditional use permit amendment resolution 2014 -03. Voting Aye: Jacobs, Ravnholdt, Krueger, and Wu (Motion carried 4:0) b. Downtown Design Guidelines Subcommittee i. Appoint two members to subcommittee — Chair Dean Jacobs and Commissioner Meredith Wu volunteered for the subcommittee Motion made by by Krueger seconded by Ravnholdt to appoint Chair Jacobs and Commissioner Wu to the Subcommittee. Voting Aye: Jacobs, Ravnholdt, Krueger, and Wu (Motion carried 4:0) c. Chairperson and Vice - Chairperson Election i. Elect Chairperson and Vice - Chairperson for 2014 Chair Jacobs was nominated for 2014 Chairperson Vice -Chair Ravnholdt was nominated for 2014 Vice - Chairperson. Both nominations were accepted. Motion made by Krueger seconded by Wu to elect Chair Jacobs for Chairperson and Vice -Chair Ravnholdt as Vice - Chairperson for the 2014 term. Voting Aye: Jacobs, Ravnholdt, Krueger, and Wu (Motion carried 4:0) 7. Reports: a. 'Planning Project Update — Information Only b. Liaison Report — Presented by Councilperson Lynch c. Other Business — None 8. Adjournment Motion: made by Krueger seconded by Ravnholdt to adjourn. Voting Aye: Jacobs, Ravnholdt, Krueger, and Wu (Motion carried 4:0) Meeting adjourned at 8:01 pm. Submitted by Mike Pritchard Code Compliance Official Agenda Item: 6_a. L A N D F© R M From Site to Finish • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform • • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: January 27, 2014 for the February 6, 2014 Planning Commission Meeting RE: PUD Sketch Plan for Corcoran Mini Storage at 19219 and 19235 County Road 10 (PID 25- 119 -23 -44 -0002 and 25- 119 -23 -44 -0003) (city file 13 -032) 60 -DAY REVIEW DEADLINE: NA (incomplete) Application Request RossLyn Holdings, LLC has submitted a request for additional review of an updated sketch plan to consider a mini - storage facility and office condos on the 40 -acre site. Mini - Storage is only permitted in the Light Industrial or Rural Commercial zoning districts. In August 2013, the Planning Commission and City Council reviewed the request and provided advisory, non - binding comments to the applicant. The Council noted that they were supportive of the request if a PUD could be developed to address the transition issues. The applicant have taken those comments and revised the plans to try to address the issues raised. The revised sketch plan is now requested for review and comment. 2. Parks and Trails Commission Review The Parks and Trails Commission reviewed this item at their January 21St meeting. The Commission reconfirmed the need for the off -road trail shown in Comprehensive Plan in addition to the on -road trail on County Road 10. The Commission recommended that the developer provide an 8 -foot trail in a 20 -foot easement on the east side of the eastern property near Lions Park. They also recommended that the trail be extended to wrap around the large wetland to the south where the trails will ultimately connect to trails planned in the Lennar development. Section 1050.010 (wetland overlay district) of the City Code notes that "Trails that serve an interpretive function may be exempted from buffer and setback requirements ", which could provide the developer some flexibility in locating the portion of the trail near the wetland. Final location shall be subject to city review and approval with the plat application. There was discussion about the need to provide a transition between the planned mini - storage development and the existing Lions Park for the trail. The developer will need to show a safe and enjoyable route through the property when the plans are submitted for City review and approval. Landfori SensiblyGeen and Site to Finish are registered service marks of Landform Professional Services, LLC. F111 3. Context Zoning and Land Use 0 The northern '/2 of the site is guided Mixed Residential, which is planned to be developed at 8 -10 units per acre, and the south 1/2 is guided Low Density Residential, which is planned to be developed at 3 -5 units per acre. The site is zoned Urban Reserve. Surrounding Properties The surrounding properties to the north are guided Mixed Residential and zoned RSF -3 (single and two family residential). The property to the east is Lions Park, which is guided Mixed Use and Low Density Residential and zoned PUD (Planned Unit Development) and Urban Reserve (UR). The property to the south is guided Existing Residential and zoned Urban Reserve. The property to the west is guided Mixed Residential and Low Density Residential and zoned Urban Reserve. Natural Characteristics of the Site The 2030 Comprehensive Plan shows a medium quality wetland on the south '/2 of the property. This area is also located in the Greenway Corridor. 4. Analysis of Request Reguiding and Rezoning The significant issue with this project is that the project as proposed would require a land use guide plan map amendment and zoning map amendment. The applicant would request that the property be reguided and rezoned from residential to industrial /Planned Unit Development. The City has a high level of discretion when considering land use guide plan amendments. The land use guide plan is a major component of the City's comprehensive plan. The land use plan is the City's long range planning tool that indicates what type of development should occur on all land within the city —it is the City's plan for how it wants to direct future development, redevelopment and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. The City has a relatively high level of discretion in in approving or denying a rezoning application. The proposed zoning must be consistent with the comprehensive plan. The zoning ordinance and zoning map are the enforcement tools used to implement the goals and standards set by the comprehensive plan. The applicant has provided a proposal for what the framework for the PUD might be. This framework is very broad primarily because they have a plan for the eastern parcel, but have no development plans for the western parcel. The Commission should provide feedback on the applicant's narrative and whether there are additional issues to be addressed or items that would not be desirable in this PUD. The applicant would take those comments under advisement as they prepare a formal submittal. Corcoran Mini Storage PUD Sketch Plan (13 -032) 2 February 6, 2014 • • The applicant proposes that all uses allowed (presumably meaning all permitted and conditional uses) in the light Industrial, Business Park and RMF- districts be allowed, except the following uses: • Equipment Rental • Lumber yards • Recycling facility • Contractor yards • Land reclamation I mining /soil processing (Not currently allowed in those districts) • Warehousing /trucking operations (trucking operations are not currently allowed in those districts, but warehousing would have been) • Motor Vehicle, boat or equipment repair • Motor Vehicle, boats and equipment sales • Veterinary Clinics, hospitals, pet grooming & kennels That would allow the following uses under the current proposal and the commission should comment on whether all of these proposed uses would be appropriate. The Commission could find that some uses are appropriate on one lot and not the other: • Automotive detailing shops. • Banks, savings and loan, credit unions and other financial institutions, with or without drive - through. • Civic Buildings, such as City Hall, libraries, fire stations, etc. • Commercial printing establishments. • Conference centers and reception halls. • Day Care facilities accessory to educational facilities or Places of Worship /Assembly. • Day Care Facilities, State licensed, as defined by statute. • Day Care, Commercial. • Dwelling, Multiple Family • Dwelling, Senior (age- restricted) • Dwelling, Single - Family Attached - 8 units per building maximum with each unit having a separate entrance; • Educational facilities, K -12. • Essential services and structures. • Hotel, inns and bed and breakfast establishments. • Indoor sports and recreation (commercial) provided the structure and use is located at least one hundred feet (100') from any residential zoning district. • Laboratories /research facilities... • Manufacturing or assembly of products that produce no exterior noise, glare, fumes, obnoxious products, byproducts or wastes or creates other objectionable impact on the environment. • Mini Storage /Self Storage Facilities. • Office/Warehouse. • Offices, medical and professional. • Outside Storage, accessory to an allowed use • Parks, playgrounds, trails, other recreational facilities of a non - commercial nature and directly related buildings and structures. Corcoran Mini Storage PUD Sketch Plan (13 -032) February 6, 2014 • • Places of Worship /Assembly. • Printing and publishing. • Radio and television stations or studios • • Residential Facility in a single family detached dwelling, serving 6 or fewer individuals and licensed by the State. • Residential Facility with seven to sixteen individuals, licensed by the State. • Retail Uses accessory to permitted development limited to 10 percent of the gross floor area of the building. • Technical, vocational, business and college /university satellite facilities /schools. • Towers and Antennas (freestanding) as regulated by Section 1060.100 (Telecommunications Services) of the Zoning Ordinance. • Trade Schools, Seminaries and other Higher Education Facilities. • Veterinary clinic, Animal Hospital and related indoor kennel; and pet grooming. • Wholesale Showrooms. Sketch Plan Mini Storage is allowed as a conditional use in the 1 -1 zoning district subject to the following: 1. Units are to be used for dead storage only. Units are not to be used for retailing, auto repair, human habitation, or any commercial activity, except as allowed by this Section. 2. Combining office and /or retail space with a self- service storage facility may be allowed by Conditional Use Permit. 3. Storage of hazardous or flammable materials is prohibited. 4. No exterior storage is allowed. 5. The facility shall be secured by either the walls of the structure and /or fencing. All doors on the units shall face inward and away from the street and property lines. 6. An on -site manager is allowed only where adequate sanitary facilities are provided, either through use of a septic system or through connection to the public sanitary sewer system. Use of portable sanitary facilities does not fulfill this requirement. The sketch plan shows 18 mini storage buildings on the east parcel. The front building is shown as a two -story climate controlled building and the remaining buildings are shown single story. The buildings are high - quality masonry walls with standing seam metal roofs. The concept shows 6 office condo buildings on the west site. The applicant says that all zoning district standards will be met. However, staff notes that Section 1060.050 establishes general building standards, including the types of materials that are permitted. Additionally, staff notes that Appendix A of the Zoning Ordinance establishes Design Guidelines for the southwest district. These guidelines are adopted as part of the Zoning Ordinance and require an additional level of design. The ordinance notes that this area is the Gateway to the City where Corcoran Mini Storage PUD Sketch Plan (13 -032) February 6, 2014 • 11 • "gateway identity elements and other improvements will be added at appropriate intersections to communicate that this is a downtown area." Additionally, the guidelines offer the following guidance: Mixed -use, commercial and retail within the downtown PUD should be designed around public or common areas, linked by a pedestrian network of sidewalks and trails. This network of open space should include formal plazas, squares and gardens, designated parks and informal landscaped greens, in addition to more natural areas of open space (woods, wetlands, meadows, etc.). Commercial development should be designed with a traditional "downtown" character and quality; two and three -story buildings are encouraged. The concept plans do not provide significant detail to determine whether they are consistent with these and other Design Guideline requirements. Setbacks The developer is requesting setbacks that would vary depending on the type of use. Staff recommends that development standards be established for the ease of the City and Developer as the project progresses. Corcoran Mini Storage PUD Sketch Plan (13 -032) February 6, 2014 Proposed 1 -1 BP RMF -3 Minimum lot area Same as underlying zoning 1 acre 1 acre 1 acre fortype of use Minimum lot width Same as underlying zoning 100 100 feet 150 feet fortype of use feet Minimum lot depth Same as underlying zoning 200 200 feet NA fortype of use feet Minimum Principal Structure Setbacks: Front, From Major 100 feet 100 100 feet 100 feet Roadways* feet Front, From all other 20 feet 50 50 feet 50 feet streets feet Side Same as underlying zoning 20 20 feet 25 feet for type of use feet Rear Same as underlying zoning 20 20 feet 25 feet for type of use feet Adjacent to Residential Same as underlying zoning 50 50 feet NA fortype of use feet Maximum Principal Building Same as underlying zoning 45 45 feet 35 feet or three Height fortype of use feet stories Maximum Impervious 70% for entire PUD 70% 70% NA Surface Coverage Corcoran Mini Storage PUD Sketch Plan (13 -032) February 6, 2014 Transportation As part of the development plan, the County will likely request additional right -of -way for County Road 10. We anticipate that access points onto County Road 10 will be limited and will need to address sight visibility issues and may require a shared access between the two properties. Stormwater The site drains to the south, into a large wetland complex that flows under County Road 101 into Maple Grove. The increase in impervious area will increase runoff to the wetland. ECWMC requirements will need to be met and will be evaluated along with any impacts from the proposed Lennar development in the wetland's subwatershed. Fire Issues The building official has identified a need for hydrants and fire lanes as required by the Code. The applicant will be responsible for ensuring that those standards are met as part of the preliminary plat application. The building official notes that sprinklers may be required in this building and the developer is encouraged to provide data to support their position that hydrants are not required for City review. Utilities This property is located in the MUSA (Metropolitan Urban Service Area). Properties in the MUSA are not allowed to develop until municipal sewer and water are available. The 2012 installation of sewer and water north of County Road 10 allows for development of the parcel under with municipal sanitary sewer and water services. The Lennar project will require a lift station which is currently being designed and as is the planned lift station on Lions Park property. This spring the City will be working on easement negotiation, final plans and specifications, and bidding. Municipal water will be along CSAH 101 and sewer will be through the back yards of residences along CSAH 101. In order to serve this site, a water connection is planned along the south side of CR 10, connecting at the southwest quadrant of Old 101 and CR 10 intersection and sanitary service would come from the south end of the property. The service lines to the facility are known as "laterals" and these public improvements will be designed, bid and constructed by the City at developer cost. The process is for utility projects beyond the development to be conducted as City projects under municipal bidding laws. The developer agreement will require an escrow to be deposited prior to the start of surveying, easements, and design with additional escrow prior to contract award. This process eliminates the financial risk for the City and allows the developer to have utilities installed on property beyond their boundaries. Wetlands The wetland delineation and wetland mitigation plan has not been provided to the City. ECWMC is the LGU for the Wetland Conservation Act and they will review and approve the delineation. The subject wetlands are ranked on the National Resource Communities Quality Rankings map as Corcoran Mini Storage PUD Sketch Plan (13 -032) 6 February 6, 2014 • • • medium quality. 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. Parks and Trails The applicant is not showing any dedication of trails or park land as part of the site plan. The Parks and Trails plan in Comprehensive Plan shows an on -road trail on County Road 10, which could be accommodated within the additional right -of -way. Additionally, an off -road trail is planned to enter the site off County Road 10 between the two subject parcels and move toward the east where it will wind through the site along the east side of the wetland and to the south where it will connect to the trail system within the Lennar development. It is unclear to staff whether fencing is proposed around the mini - storage site, but care must be taken to accommodate the required trail connection in a safe manner. Under the current ordinance, park dedication is required at 5% of the net land area for commercial and industrial properties. There are different requirements for residential property. The applicant indicates that the western property could be office, industrial or residential. In this case the sketch plan does not provide net acreage, so full park dedication requirements cannot be determined at this time. Credit would be given for dedication of public trail easements, but not trails within public right - of -way. 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 if park dedication requirements are not met by the trail dedication. Next Steps If the applicant chooses to proceed with the application, they would need to submit applications for: • Comprehensive Plan Amendment • Zoning Map Amendment • Preliminary Plat • Site Plan • Conditional Use Permit for Mini - Storage • Final 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. Corcoran Mini Storage PUD Sketch Plan (13 -032) February 6, 2014 • Attachments a. Aerial Location Map b. 2030 Park & Trail Map c. Memo from City Engineer dated January 29, 2014 d. Memo from Building Official dated January 22, 2014 e. Email from ECWMC dated January 10, 2014 f. Applicant's Narrative dated December 10, 2013 g. Site Graphics dated January 16, 2014 h. Site Rendering dated January 2, 2014 Corcoran Mini Storage PUD Sketch Plan (13 -032) February 6, 2014 • • Hennepin County GIS - Printable Map �Fa Interactive �. Flaps;,� k � Adak Parcel 25- 119 -23 -44 -0003 A -T -B: Abstract ID: Owner Richard A Locken Market $207,000 Name: Total: Parcel 19219 Co Rd No 10 Tax $3,113.76 Address: Corcoran, MN 55340 Total: (Payable: 2013) Property Residential Sale $91,500 Type: Price: Homestead 07/1979 st ad: Date: Parcel 22.25 acres Sale Area: 969,088 sq ft Code: Property Map Map Scale: 1" = 800 ft. Print Date: 7/26/2013 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 —'- Green! http : / /gis.co.hennepin.mn.us / ... 6390000144, 4992384. 775050001& L =5 &T= hybrid &D =true& LID= O &FID= 2511923440003 &VIS = 0,0,0,0,0,0[7/26 /2013 7:00:07 AM] � -' I�L� 111111111�� I 1 o Lu , p C) 1 ' , , 1 , , I. 1 � 1 , 1 ' 1 ► I 1 ' 1 I1 •. W m Y I I I I .� I I I I - OSP, A OSP I ' i ' +014.44 LARKIN ,. i I +: , L , �I FA WE W > o Of w , a i 0. pt '- ' ' C19iP -- 1 MEISTER WAD ,`, , '1 y �' �Ei I - - KOOK - ��' 'LAKE��� -' LG/ / ■■ r SO lYIi A 04 A ►_ ' 1 ' _. ,SCOTT' LAKE / '__�'- �`` ♦, /_,_ °_' �_• . ^,i,,I �...., ,\ `, ,, ,I -. 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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 Maps /2030 parks and trails.mxd INN ■• m 1■ QSP L ■ �I FA WE W > o Of w , a i 0. pt '- ' ' C19iP -- 1 MEISTER WAD ,`, , '1 y �' �Ei I - - KOOK - ��' 'LAKE��� -' LG/ / ■■ r SO lYIi A 04 A ►_ ' 1 ' _. ,SCOTT' LAKE / '__�'- �`` ♦, /_,_ °_' �_• . ^,i,,I �...., ,\ `, ,, ,I -. ICI /I_ , �- " , �..,' �..,� ,I - I - <' _ a.l JUBERT — ®J LAKE •,OSP ;S `'- �~I'il ^,� �'' ° -o _ i i ,•' , 1_— _ -,' �/ OSP I ®Idle Parks & Trails Plan 2030 Comprehensive Plan N W 40��` 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 Maps /2030 parks and trails.mxd Wencl< TO: Kendra Lindahl, City Planner FROM: Kent Torve, P.E. DATE: January 29, 2014 SUBJECT: Sketch Plan Review No. 2 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 Back1round The review of the initial sketch plan provided a summary of transportation, stormwater, sewer and water service. That memo is attached for reference. Utility Update The sewer line from Lennar with a lift station on Lions Park property is well underway. Spring activities include easement negotiation, final plans and specifications, and bidding. Water will be along CSAH 101 and sewer will be through the back yards of residences along CSAH 101. • The water connection is planned for along the south side of CR 10, connecting at the southwest quadrant of Old 101 and CR 10 intersection. • Sewer service would come from the south end of the property. Connection to Utilities The service lines to the facility are known as "laterals" however the City doesn't have a fund to install laterals, this will be done at developer cost. The process is for utility projects beyond the development to be conducted as City projects under municipal bidding laws. The developer agreement will require an escrow to be deposited prior to the start of surveying, easements, and design with additional escrow prior to contract award. This process eliminates the financial risk for the City and allows the developer to have utilities installed on property beyond their boundaries. METRO .sr 5. �.. Y Box 248; Loretto, Minnesota 55357 From: James C Kuiawa To: Kendra Lindahl, AICP Cc: Kent Torve; bmartensCalci.corcoran.mn.us; Ali Durgunoglu; judieCo)jass.biz Subject: Preliminary PUD: Preliminary Plat: Corn Plan Amendment: Rezoning PID 2511923440003 & 0004, Corcoran Mini Storage Date: Friday, January 10, 2014 3:55:00 PM Attachments: Incomplete application.pdf Kendra, On January 7, 2014, the Elm Creek Watershed Management Commission received the narrative (dated December 10, 2013) and plans (dated December 26, 2013) for the RossLyn Holdings, LLC, project from the City of Corcoran with a request for comments. In addition, we received an application for a wetland delineation review from RossLyn Holdings LLC on October 21, 2013. We have the following are comments for both of these applications. 1) The original wetland application and delineation was field reviewed and found to be incomplete. A notice of incomplete application was mailed to the applicant on October 29, 2013 (attached). 2) Additional delineation materials were received December 31, 2013. This material cannot be analyzed until the growing season this spring. As a matter of fact, the complete site will need to be reanalyzed with all the submitted materials. 3) Wetlands appear to be present in the vicinity of Outlot A, where the regional office /warehouse facility is proposed. We recommend the wetland issues to be resolved prior to proceeding with the site plan (see #2 above). If wetlands are present and impacts are proposed, a sequencing analysis must be provided by the applicant to prove that the impacts are unavoidable. 4) There are designated FEMA and ECMWC floodplains on the south side of the proposed development area. In the ECWMC management plan this area is designated as Upland Flood Storage Area #13 with a 100 year elevation of 962.2. FEMA designates this area as a Zone A. FEMA Zone A floodplain is defined as 'Areas subject to inundation by the 1- percent - annual- chance flood event generally determined using approximate methodologies. Because detailed hydraulic analyses have not been performed, no Base Flood Elevations (BFEs) or flood depths are shown. It doesn't appear as if this present proposal will impact the flood plains on these properties. If the project does impact flood storage areas, a floodplain mitigation plan must be submitted, showing full compensation of the lost flood storage. 5) To be considered a complete Elm Creek WMC application, an ECWMC application and appropriate fee must be submitted along with site plan information that complies with the Elm Creek Watershed Management Commission's standards for water quantity, water quality, floodplains, grading & erosion control and wetlands. 6) The southerly portion of this site is located in the area Corcoran may be considering for a regional pond. If this wetland area is to be restored into a regional facility, the City may want to consider an appropriate elevation for establish drainage easements in the future. Please let me know if you have any questions on this information. Jim Disclaimer: Information in this message or an attachment may be government data and thereby subject to the Minnesota Government Data Practices Act, Minnesota Statutes, Chapter 13, may be subject to attorney - client or work product privilege, may be confidential, privileged, proprietary, or otherwise protected, and the unauthorized review, copying, retransmission, or other use or disclosure of the information is strictly prohibited. If you are not the intended recipient of this message, please immediately notify the sender of the transmission error and then promptly delete this message from your computer system. December 10, 2013 City of Corcoran 8200 County Road 116 Corcoran, MM 55340 Re: Rezoning/PUD Application — 19219119235 Co. Rd. 10 City of Corcoran — Application is being made for properties 19219 & 19235 County Rd, 10 for a Comprehensive Plan Amendment with Rezoning to PUD to allow for a PUD development plan and Preliminary Plat developed in phases. The properties are intended to be developed as a mix of uses; I1, Business Park & potentially RMF -3 allowing for senior housing or apartments. Property's existing zoning is Urban Reserve and each property is approx. a 22.5 +/- acre parcel (45 +/- acres). Each parcel is long and narrow 375 wide x 2,500 deep — these are approx dimensions from county data. 19219 County Rd, 10 is bordered on the east by Lions Park. On the west is one single family residence, 19235 County Rd, 10. Adjacent to the west of 19235 is Shamrock Golf course. Land immediately to north and south are open parcels zoned Urban Reserve. As part of this application the initial phase development plan will be for the property at 19219 County Rd, 10 as Mini Storage toward the rear of the property and an outlot for a future office flex building fronting Co 10. Future development phases including 19235 County Rd, 10 could include additional office flex buildings, or as shown on the site sketch developed into town offices. PUD would also allow for the flexibility of high density housing such as Senior Housing and or Apartments. A common single access point along Co 10 will be constructed as part of the initial phase. Sewer and water will be extended to the property as part of the project. Initial phase Mini Storage will include a two story climate controlled building and the balance will be a mix of building types and sizes. Construction materials will be high quality masonry with metal standing seam roofs. Future office flex building fronting County Rd, 10 will also be high quality masonry. Appropriate landscaping & pond along County Rd, 10 will be part of the site plan. All fighting will be shielded and controlled, side yards will be properly landscaped, County Rd, 10 access will be to the western most edge /property line of 19219 to create a unified single point of road access. Project is intended to be phased with future plan review submittals as developed. Outline of uses & restrictions from the zoning ordinance for the proposed PUD. All allowed Business Park uses & zoning: RFM -3 uses & zoning: Light Industrial uses & zoning Not allowing any of these restricted uses: • Equipment Rental • Lumber yards • Recycling facility • Contractor yards • Land reclamation / mining /soil processing • Warehousing /trucking operations • Motor Vehicle, boat or equipment repair • Motor Vehicle, boats and equipment sales • Veterinary Clinics, hospitals, pet grooming & kennels Interim Uses (all restricted) Setbacks from major roadways (co. 10) 100 ft - all internal roadways shall be 20 ft. All other setbacks shall apply by type of use. Maximum impervious surface area of 70% calculated as percentage of entire PUD All storm water will be controlled onsite & directed to a storm retention pond for pretreatment prior to any discharge. Sincerqly, �f Rossi- n Holdings LLC Ebert/Rasmussen s "s a c a 0 CURRENTZONING 'RURALRESIDENTIAL' PROPOSED ZONING 'PIJU — — — q�—T — _ — — — — — — — — — — .— — — —.— — — — — — — — — — — — — — _ — — .6fibL 1 N III' 20' 20' O I I. OUTEOTA I ° SLOCKI .419TR - 11 560,419.345E I� I 111, 0419 SF I I 260.. n 1 OR 925 303E O 00'J 2.563 ACRES 1O OR 13.M ACRES n 20' U I I 6.633 ACRES I 317' 763' 1986• — — — — — — 100' I I r o O OR 1 I 9M.624M SF I OR 17.737 ACRES I zo r 2582 — —� — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — A OVERALL SITE PLAN 0 100• zoo' Z CURRENT ZONING 'RURAL RESIDENTIAL' PROPOSED ZONING 'PUD' O II I I_ I X20, I I i I 1 z° r y I OUTLOT A I II Z I 111,644.19 SF O OD 2.563 ACRES U I ��I I � 1 ENLARGED SITE PLAN - -- - -- - -- - -- - -- -- BLOCK 1 LOT 1 288,925.30 SF OR 6.633 ACRES 0 50' 100• 1 E145THC CW1WR m MMU1£xi ® LEIIUIES EN — FRaFExn uxE .T -OF-. Lac -I 20 — FRCpyip yR1AIX IME r dIEE _e sw- 1RARIL/OINFR A LOT UWT I —1 20' I E UA. II Ca TAA,ND 1RARIC 0.N1R0. BJM ® xA O HUE 3b W1 TEAHT ® rtn M ® WAIER YAN.WN UE i — cxs uNE EIFMC EWE I Ol4NEA0 FD ENE 1 > EOSIINfr 34V IARY SE'Aq —> PRLPOSO 3ANITMY SEIAER STURI $EYER I I �> Evsmc wAmamx E wAIUMUx I1N I IFM'E E FENCE w6e sWTRR I ® S1tliY YMINdF GTUI RAUH I 4 CUE UECImGECD A, c BOX m EIECIRIC YEIER ® DSC.0 YAHMU£ SAMTIAY MANIKKE ® WS 11EIFR u Solution Blue 318 CEDAR STREET _ SNNTRAUL MN 55101 OFFICE (661) 28L0030 w..w..dwa�d�e.wm CORCORAN MINI STORAGE CORCORAN,MN vKKKtt xYU6EA: 131201 rz mum 01/16/2014 MJH m m. RAT 1 HEREBY CERTIFY THAT THIS PLAN SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Randal A. Tweden EXISTING SITE & LOTS C1 I I I JI I a a S 3 a 6 G a 4 2 S -. $ 1 5T T I1 p h a I. 25tE 4 4 4 4 y 8 It it 11 - it � li r24 5' 7 5' TJ - >1i� OVERALL SITE PLAN { I 1.� — 24' D! 1 75X275' 44X110' i 44' 120' ~ I 20 FFE- 987.50 I FFE- -987.0 TRASH 201— r - !i 11 1 } OFFICE (2 STORY) 44'x204' FFE =988.0 25' ENLARGED SITE PLAN !Si 20' / 100'x180' 24' FFE-987.50 24' 11 1t - 44'x180' 44'x120' FFE = 98].50 FFE=987.00 - � i 24' �� EEE 0 50' Too' LEGEND _ PROP HEAVY DUTY BIT PROPOSED STANDARD BIT I j PHASE I CONSTRUCTION PHASE II CONSTRUCTION /J \: PHASE III CONSTRUCTION PHASE IV CONSTRUCTION L J MINI STORAGE PARKING NUMBER OF STALLS =20 NUMBER OF HC STALLS =2 TOTAL NUMBER OF STALLS =22 OFFICE FLEX (0 OTP�, Al PARKING NUMBER OF STALLS =83 NUMBER OF HC STALLS =4 TOTAL NUMBER OF STALLS =87 Z TOP OF WALL = 9863 3 T OF WALL = 9]2.0 /-TOP OF WALL - 986.5 rTOP OF WALL = 973.5 / SOT OF WALL = 976.0 / SOT OF WALL 972.0 / c 149. RETAINING WALL � � 1 r 24• II_ FIFE 86.00 I 1 , ISOUTH POND ' 24' 1005[180' FFE - 985.50 24' / FENCE 14 I STRSEIBACK Y I / 34 WETLAND BUFFER �\ \`a`bxilm I- WERAND Ix \\ FF,E��9858 / LINE `A VA.� 20'1-� ry 1486' N r 1 1 ) u 1 Solution Blue SAINT PAU MN 5T SAINT PAl1L MN 55101 - OFFICE(851)290A9b rnrti.. IdO.Ma.— CORCORAN MINI STORAGE CORCORAN, MN cum a m Nwu . m xu�az 131201 re Nam 01/16/2014 MJH xwm m. RAT N�NN I HEREBY CERTIFY THAT THIS PLAN SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Randal A. TwedeO SITE & PHASING PLAN C2 0 100' 200' SIGN RETAINING WALL TOP OF WALL - 988.0 BOT OF WALL = 986.5 TOP OF WALL = 987.5 BOT OF WALL - 986.0 TOP OF WALL = 996.0 rBOT OF WALL - 994.5 TOP OF WALL = 1002.0 SOT OF WALL = 994.5 TOP OF WALL = 1000.0 `BOT OF WALL = 988.0 ` { I 1.� — 24' D! 1 75X275' 44X110' i 44' 120' ~ I 20 FFE- 987.50 I FFE- -987.0 TRASH 201— r - !i 11 1 } OFFICE (2 STORY) 44'x204' FFE =988.0 25' ENLARGED SITE PLAN !Si 20' / 100'x180' 24' FFE-987.50 24' 11 1t - 44'x180' 44'x120' FFE = 98].50 FFE=987.00 - � i 24' �� EEE 0 50' Too' LEGEND _ PROP HEAVY DUTY BIT PROPOSED STANDARD BIT I j PHASE I CONSTRUCTION PHASE II CONSTRUCTION /J \: PHASE III CONSTRUCTION PHASE IV CONSTRUCTION L J MINI STORAGE PARKING NUMBER OF STALLS =20 NUMBER OF HC STALLS =2 TOTAL NUMBER OF STALLS =22 OFFICE FLEX (0 OTP�, Al PARKING NUMBER OF STALLS =83 NUMBER OF HC STALLS =4 TOTAL NUMBER OF STALLS =87 Z TOP OF WALL = 9863 3 T OF WALL = 9]2.0 /-TOP OF WALL - 986.5 rTOP OF WALL = 973.5 / SOT OF WALL = 976.0 / SOT OF WALL 972.0 / c 149. RETAINING WALL � � 1 r 24• II_ FIFE 86.00 I 1 , ISOUTH POND ' 24' 1005[180' FFE - 985.50 24' / FENCE 14 I STRSEIBACK Y I / 34 WETLAND BUFFER �\ \`a`bxilm I- WERAND Ix \\ FF,E��9858 / LINE `A VA.� 20'1-� ry 1486' N r 1 1 ) u 1 Solution Blue SAINT PAU MN 5T SAINT PAl1L MN 55101 - OFFICE(851)290A9b rnrti.. IdO.Ma.— CORCORAN MINI STORAGE CORCORAN, MN cum a m Nwu . m xu�az 131201 re Nam 01/16/2014 MJH xwm m. RAT N�NN I HEREBY CERTIFY THAT THIS PLAN SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Randal A. TwedeO SITE & PHASING PLAN C2 RETAINING WALL MONUMENT SIGN I TOP OF WALL = 996.0 TOP OF WALL = 1002.0 BOT OF WALL = 994.5 BOT OF WALL = 994.5 TOP OF WALL a 973.5' BOT OF WALL = 972.0 Epm114 CCHIWR LIONS PARK DRAINAGE WILL PfKPOSED CONTOUR - MOT RON MCHUUEXT REQUIRE REROUTING IN THIS AREA RETAINING WALL TOP OF WALL = 988.0 WALL = 966.5 B10 RIWR -w -. UNE TOP OF WALL - 986.5 TOP OF WALL - 986.5 OF WALL = 912.0 BOP OF WALL - 986.0 TOP OF WALL = 986.5 BOP OF WALL = 966.0 0. TOP OF WALL = 1000.0 TREE �BOT 54X- 1RAFTIC /OMIT DOT OF WALL - 986.0 UO T Q TF1E91IGNE MM'HO E TOP OF WALL a 973.5' BOT OF WALL = 972.0 S 100' 4 GRADING & DRAINAGE PLAN 0 50' 100' LEGEND Epm114 CCHIWR -992 PfKPOSED CONTOUR ® MOT RON MCHUUEXT c ry RETAINING WALL RIWR -w -. UNE _Q -r fie TREE 54X- 1RAFTIC /OMIT a UO T Q TF1E91IGNE MM'HO E I� MM1C CONTRLL RW B HOD HME g xmuxT e w.'FER uE1FR ® w11EX MRXXOIE _ CAS UNE . rIFCmIC UNE y .n p MS .G SAXITRRY SE'MR 57' PROPOSED SDITARY SEWER "XIII0' 4l'x120' 44Y12o' "'x130' 44'x110' "Ss NG WATp01AIX PROPOSED wAT W.. N FENCE UNE ID • 9°' ® CATCH BA9X 'w FFE= 987.50 FFE= 987.00 FFE= 986.50 FFE= 986.00 FFE= 965.50 m EIECHRC a" I B .0 META I ' 20 SAHT.'RY M/JMO E TRASH �( N _ PROP HEAw Wm 817 �1 PROPOSED IIT 5 ENCLOSURE rn P P 4' HDPE 24' HnPP BO a I I J I POND / / rn a. I OFFICE m 100' m (2 STORY) IW FFE =988.0 m 1 75'x275 100 80, 1onla0' FFE= 987.00 100 'X180. FFE= 986.50 100'z1a0' FFE= 986.00 100k180' FFE =985.50 a i FFE= 995.23 FFE= 87.50 m o SR m m 45 All 7 9 Yd x m FENCE / 1 m� UCIURE� SETBACK Y / 1 -' f7_ -, ; H _ \`T" BUFFER BUFFER OP a _ 33 N5' "X180' 40k120' 44'x120' FFE= 987.50 FFE= 987.00 FFE686.50 FFEF386.00 FFE=985.50 a0i WEOAND iI LINE 6 WM 09 65' S 100' 4 GRADING & DRAINAGE PLAN 0 50' 100' LEGEND 1 1 I 46 Solution Blue 318 CEDAR STREET SAINT PAUL. MN 55101 OFFICE(651)29L0038 ,w sdoco„Nuexo,x CORCORAN MINI STORAGE CORCORAN,MN m x Wu: psalm 131201 01/15/2014 m MJH mm RAT I HEREBY CERTIFY THAT THIS PLAN SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Randal A. TwSceR np GRADING, DRAINAGE, & UTILITY PLAN C3 Epm114 CCHIWR -992 PfKPOSED CONTOUR ® MOT RON MCHUUEXT - 'RO.No rUNE RIWR -w -. UNE PROPOSED 3ET3ACI( UNE fie TREE 54X- 1RAFTIC /OMIT a UO T Q TF1E91IGNE MM'HO E I� MM1C CONTRLL RW B HOD HME g xmuxT e w.'FER uE1FR ® w11EX MRXXOIE _ CAS UNE . rIFCmIC UNE OHAXEAO `O UNE > MS .G SAXITRRY SE'MR PROPOSED SDITARY SEWER S1 EEY81t "Ss NG WATp01AIX PROPOSED wAT W.. - -� FENCE UNE aRO a EU. • S1OiM MANH4IE ® CATCH BA9X 'w P. PO.E m EIECHRC a" p B .0 META Q flECMIC MAXWME SAHT.'RY M/JMO E p G.1S METFR _ PROP HEAw Wm 817 �1 PROPOSED IIT 1 1 I 46 Solution Blue 318 CEDAR STREET SAINT PAUL. MN 55101 OFFICE(651)29L0038 ,w sdoco„Nuexo,x CORCORAN MINI STORAGE CORCORAN,MN m x Wu: psalm 131201 01/15/2014 m MJH mm RAT I HEREBY CERTIFY THAT THIS PLAN SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. Randal A. TwSceR np GRADING, DRAINAGE, & UTILITY PLAN C3 LIONS PARK DRAINAGE WILL REQUIRE REROUTING IN THIS AREA I � � Y� O I / I I / A \ EXISTING CONDITIONS DRAINAGE AREAS a s 9 I i 9 I 5 } et UONS PARK DRAINAGE WILL REQUIRE REROUTING IN THIS AREA L A LA L L \ 1 ^DA —_ 3 _ DA 1 � 2 A L 1 f ' ... FUTURE APARTMENTS PROPOSED CONDITIONS DRAINAGE AREAS STORMWATER NOTES A. REGUTATORYCONTEXT: THE ANTICIPATED AREA OF DISTURBANCE IS APPROXIMATELY 10.3 ACRES. THE ANTICIPATED PRE- CONSTRUCTION IMPERVIOUS AREA WITHIN THE CONSTRUCTION LIMITS 13 APPROXIMATELY 0.68 ACRES. THE ANTICIPATED IMPERVIOUS AREA VATHIN CONSTRUCTON OMITS AFTER PROJECT COMPLETION IS APPROXIMATELY 7.7 ACRES. THE PROPOSED PROJECT WILL NOT NEGATIVELY IMPACT ANY WETLANDS. SOILS IN THIS AREA WERE IDENTIFIED AS MOSTLY HYDROLOGIC SOILS GROUP IHSG)'8 WITH SMALLER AREAS OF HSG'v. B. STORMWATER BEST MANAGEMENT PRACTICES: 1) NORTH INFILTM71ON AREA FOOTPRINT -5,600 W STORAGE VOLUME= 10,75O W 100YEAR HWL= 993.Sfl 2) SOUTHPOND FOOTPRINT = 24.800 IF STORAGE VOLUME= 113,500 IF 10FYEARHWL' 972.3fl 0 100' 200' ti — Da WETAND LINE Z I DA 4 i K 5 /� // / WETLAND LINE 741 f / R 1 0 00' 200' C. EXISTING AND PROPOSED PEAK RUNOFF RATES: RaIRIaII Ey M Peak Runaff Rah (A9) E.mb, PmP09ed 2 3.6 3.3 10-W 17.7 14.9 10D-W 41.9 40.2 i Z+ LEGEND C= DRAINAGE DIVIDE CURB & GUTTER DA SUBWATERSHED NAME CATCH BASIN ROW ARROW STORM MANHOLE STORM SEWER PROP HEAVY DUTY BR —. —FENCE LINE _- -1 PROPOSED BR Solution Blue 318CEOARSTREEf SAINT PAUL, MN 55101 OFFICE (651) 29b0038 ........a�6onNx..�Pm CORCORAN MINI STORAGE CORCORAN, MN cuW Paa WNSEM Pp ECI XVw�x: 131201 h x :^m 01/16/2014 MJH a m n RAT xtxvprs: I HEREBY CERTIFY THAT THIS PLAN SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A REGISTERED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. ROnd01 A. TWeden DRAINAGE AREA FIGURES DA1 1, 1�=gLLg 1111 �— 7 (8) S2 S3 LANDSCAPE PLAN T4 S2 ° T2 o�so�1 Do' PREPARE SOIL FOR THE ENTIRE BED 3" MULCH. DO NOT PLACE MULCH 'a 1�jA2- ' IN CONTACT WITH SHRUB STEM 12 =, APPUCATION OF PRE - EMERGENT �'� HERBICIDE MIN. i / SEE PLAN �d _ _ EDGE CONDITION VARIES, SEE PUN - EDGING. SEE PLAN CONTAINER GROWN MATERIAL SHALL HAVE ROOTS HAND LOOSENED J PUNTING SOIL FOR SHRUBS MIN. 4' DEEPER THAN ROOT BALL \_SCARIFY SIDES AND BOTTOM OF ENTIRE BED WITH SPADE BY HAND �TO BIND WITH PUNTING SOIL UNDISTURBED SUBGRADE 1 SHRUB PLANTING DETAIL NTS T3 m SOUTH POND I I 1 I I l� Solution Blue 318 CEDAR STREET SAINT PAUL, MN 55101 OFFICE (661) 2960038 �MubonHuexom CORCORAN MINI STORAGE CORCORAN,MN Ea .00eu. 131201 1/16/2014 n. RAT 9w M MGC I HEREBY CERTIFY THAT THIS PLAN SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A REGISTERED LANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. STEPHEN J. WENSMAN LANDSCAPE PLAN L1 CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING TREES IN A PLUMB POSITION THROUGHOUT THE WARRANTY PERIOD. WRAP TREE TRUNKS ONLY UPON APPROVAL BY LANDSCAPE / s ARCHITECT. 4' ORGANIC MULCH. DO NOT PLACE II/ MULCH IN CONTACT WITH TREE TRUNK. EACH TREE SHALL BE PLANTED SUCH / , - THAT THE ROOT FLARE IS VISIBLE AT 4' BUILT -UP EARTH L �/ THE TOP OF THE ROOT BALL. IF THE ROOT FLARE IS NOT VISIBLE. THE SOIL SAUCER BEYOND SHALL BE REMOVED IN A LEVEL MANNER EDGE OF ROOT BALL FROM THE ROOT BALL TO WHERE THE = FIRST AWN ORDER ROOT Q}' DIA, OR EDGE CONDITION LARGER) EMERGES FROM THE TRUNK. VARIES, SEE PLAN SET MAIN ORDER ROOT i" HIGHER THAN COMPACT PLANTING a 30" ADJACENT GRADE. DO NOT COVER TOP SOIL TO 85 PERCENT ',.i RADIUS OF ROOT HALL WITH SOIL OF MAXIMUM DRY UNIT WEIGHT ACCORDING 5' DIAMETER MULCH RING TO ASTM D 6 B 3 x A (MIN.) REMOVE BURLAP, A i SCARIFY SIDES OF TREE PIT TRINE, ROPE AND WITH SPADE BY HAND TO WIRE FROM TOP Y -, -f BIND WITH PREPARED SOIL HALF OF ROOT BALL 4 1��� -�- PUNTING PIT TO BE TWO UNDISTURBED SUBGRADE� i�l TO ENE TIMES THE DAMEIER OF ROOT BP1T SLOPED DIG PUNTING PIT 4' TO 6' DEEPER THAN ROOT BALL TAMP SOIL AROUND ROOT BALL BASE Fl WITH FOOT PRESSURE 50 PLACE ROOT BA ON LL - THAT ROOT BP11 DOES NOT SHIFT UNDISTURBED -Tr OR COMPACTED SOIL Lj-- STACK AS REQUIRED PER SPEC. AUGER A 4" DIA. HOLE k SPEC. FILL W/ GRAVEL. COVER W/ FILTER FABRIC. Z TREE PLANTING DETAIL NTS o�so�1 Do' PREPARE SOIL FOR THE ENTIRE BED 3" MULCH. DO NOT PLACE MULCH 'a 1�jA2- ' IN CONTACT WITH SHRUB STEM 12 =, APPUCATION OF PRE - EMERGENT �'� HERBICIDE MIN. i / SEE PLAN �d _ _ EDGE CONDITION VARIES, SEE PUN - EDGING. SEE PLAN CONTAINER GROWN MATERIAL SHALL HAVE ROOTS HAND LOOSENED J PUNTING SOIL FOR SHRUBS MIN. 4' DEEPER THAN ROOT BALL \_SCARIFY SIDES AND BOTTOM OF ENTIRE BED WITH SPADE BY HAND �TO BIND WITH PUNTING SOIL UNDISTURBED SUBGRADE 1 SHRUB PLANTING DETAIL NTS T3 m SOUTH POND I I 1 I I l� Solution Blue 318 CEDAR STREET SAINT PAUL, MN 55101 OFFICE (661) 2960038 �MubonHuexom CORCORAN MINI STORAGE CORCORAN,MN Ea .00eu. 131201 1/16/2014 n. RAT 9w M MGC I HEREBY CERTIFY THAT THIS PLAN SPECIFICATION OR REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A REGISTERED LANDSCAPE ARCHITECT UNDER THE LAWS OF THE STATE OF MINNESOTA. STEPHEN J. WENSMAN LANDSCAPE PLAN L1 Corcoran Mini Storage Corcoran, MN December 31, 2013 MEMORANDUM DATE January 13, 2014 TO Brad Martens _ cc City Council, Plann Agenda Item i • i • L A N D F O R M From Site to Finish • 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Commission. Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planninq Applications The following is a summary of project status for current, active projects: • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net 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. The City and applicant have now decided to proceed with a plat to create a separate lot to be owned by the city for the new community center and existing park. On January 9th, staff was directed to proceed with the platting and we hope to have the public hearing scheduled in March. Rockford School District Ballfield Site Plan and Conditional Use Permit (and possible variance) (city file 13 -023). Staff received an incomplete application last week and is working with the applicant to complete the missing items to allow for an expedited review process for the new varsity baseball field project. The Parks Commission reviewed this at their meeting on October 15th and a public hearing at the Planning Commission on November 7th. On November 25th the City Council tabled this item to allow the applicant and staff to try to address a number of issues. The 120 -day review period ends on February 19, 2014. 3. Schendel Pre - Sketch Plan (City File 13 -030). The developer requested a discussion with the City Council regarding 03.3 acre Schendel property located north of County Road 10 and west of County Road 116. The Council reviewed this item and provided feedback at the December 12th meeting. The development team and City staff will review options. The applicant has requested another Council review to provide new information. 4. Ess Brothers Site Plan Amendment and Conditional Use Permit Amendment for an accessory building at 9350 County Road (PID # 07- 119 -23 -43 -0004) (City File No. 13 -031) The applicant is requesting approval for a 5,500 square feet detached, accessory building with 20 -foot sidewalls. This item was reviewed by the Planning Commission at the January 2nd Public Hearing. The City Council will review on January 23 rd 5. Corcoran Mini - Storage Comprehensive Plan Amendment, Rezoning, Preliminary PUD Development Plan, Preliminary Plat at 19219 and 19235 County Road 10 (PID 25- 119 -23 -44 -0002 and 25- 119 -23 -44 -0003) (city file 13 -032). A sketch plan was reviewed by the City in August 2013 and comments were provided to the applicant. The applicant has taken those comments and prepared revised plans. This application is currently incomplete and the applicant has asked that the City process another round of sketch plan concepts in advance of their completing their application submittal. Therefore, the PUD Sketch Plan (round 2) is being scheduled for Parks Commission review on January 21St and Planning Commission and Council review in February. Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 Also, there are a number of projects that have been approved, but are still not filed and closed out: 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. The project extension has expired. Staff closed the file and is processing the escrow refund. 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. 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 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 and final inspection this spring. 4. 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 22nd and site work had begun. The letter of credit for site improvements has been released but we are holding the escrow pending completion of the approved landscaping. 6. Schmid's Hidden Valley 2nd 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. The applicant requested a modification to one condition and the change was approved by the City Council on December 12th. The applicant has recorded the plat and staff will now work with them close out the file and refund any remaining escrow. 7. 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. The applicant is working on complying with approval conditions so that they can get the final plat mylar signed and recorded. The applicant has site work to complete and then the escrow can be refunded. 8. Lano Equipment at 23580 Highway 55 Site Plan Amendment for Cold Storage. (31- 119- 23 -34- 0007) (13 -006). This item was approved by the City Council on July 11th. The building permit has been issued and staff will work with the applicant to close out the escrow. 9. 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 project was administratively approved. 10. Triden Ridge Estates Second Addition Preliminary Plat and Final Plat at 23425 CR 117 (city file 13 -019). The landowner received a wetland delineation and topography waiver on June 27th. The application was reviewed by Parks Commission and Planning Commission. The City Council tabled their review at the October 24th meeting pending additional information from staff regarding the viability of the proposed horseback trail and questions about the interpretation of the park dedication policy. The Council approved this item at the November 25th meeting. The plat has been filed, but one of the required resolutions was not recorded. As soon as the resolution is recorded by the applicant, staff will close out the file and refund the escrow. 11. Meadow Creek Estates 2nd Addition Preliminary Plat, Final Plat and Easement Vacation (PID 06- 119 -23 -32 -0005 and 06- 119 -23 -34 -0003) (City file 13 -020). This plat was approved by the City MEMORANDUM Council on October 24th. The mylars have been signed and released for filing. Staff with work with the applicant to address any outstanding issues and close out the file /refund the escrow. 12. 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 and a second extension at the November 25, 2013 meeting. The applicant is now working to file the required documents to close out this file. The approvals for this project expire on December 29, 2013. The plat has been recorded and staff is working with the applicant to address any outstanding issues and close out the file /refund the escrow. 13. Lennar Rezoning, Preliminary Plat and Preliminary PUD Development Plan for "Ravinia" (City file 13 -025) (related files are infrastructure design files 13 -026, -027 and -028). The application is scheduled for Parks Commission review on November 19th, a public hearing at the December 5th Planning Commission meeting and the City Council approved the request on December 23 d. The applicant is now working on addressing those conditions and preparing a Final PUD Development Plan and Final Plat for approval this spring. Finally, there are a few projects that have not yet been started but have been identified as action items or future projects: 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. 2. Design Guideline Update for Southeast District /Downtown. The Council approved a Landform proposal to update the existing design guidelines for this area. The design guidelines are adopted as part of the Zoning Ordinance and will be enforced as new development is proposed, consequently, the City Council wishes to revisit that planning effort to ensure it is still consistent with the City's goals. The original proposal anticipated a January 2014 kickoff and use of an 8 -10 person subcommittee. Prior to staff beginning this work, the Council will need to appoint this subcommittee. MEMORANDUM