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2014-03-06 -Planning Commission Agenda Packet
CITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM — THURSDAY, MARCH 6, 2014 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Open Forum 4. Approval of a. Agenda b. *February 6, 2014 Planning Commission Minutes 5. Unfinished Business: 6. New Business a. *PUBLIC HEARING - Maple Hills Community Center Maple Hill Estate 3rd Addition Preliminary Plat (city file 14 -001) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation b. *PUBLIC HEARING - Peachtree Partners, LLC request for Schendel property Comprehensive Plan Amendment and PUD Sketch Plan (city file 14 -005) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation c. *Planning Commissioner Application — Alan Schultz i. 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, FEBRUARY 6, 2014 MINUTES The Corcoran Planning Commission met on February 6, 2014, at City Hall in Corcoran, Minnesota. Present were: Chair Jacobs, Vice -Chair Ravnholdt, Commissioner Krueger, Commissioner Wu, and Commissioner Theis. Also present were: Council Liaison Cossette, Administrator Martens, City Planner Lindahl, and Code Compliance Official Pritchard. 1. Call to Order Chair Jacobs called the meeting to order at 7:00pr 2. Pledge of Allegiance 3. Open Forum — None 4. Approval of: a. Agenda Motion made by Ravnholdt seconded by Theis to approve the agenda as presented. Voting Aye: Jacobs, Ravnholdt, Krueger, Wu, and Theis (Motion carried 5:0) b. January 2, 2014 Commission Minutes Motion made by Ravnholdt seconded by Krueger to approve the minutes as presented. Voting Aye: Jacobs, Ravnholdt, Krueger, Wu, and Theis (Motion carried 5:0) 5. Unfinished Business None 6. New Business a. P U D 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 — City Planner Lindahl presented her staff report ii. Public Comment Nook Greg Hayes, representative for the applicant, made a brief presentation and was available for questions. Mr. Hayes stated that the project would be attractive and of high quality masonry construction, protected by a fire suppression system, and would act as a buffer to Lion's Park. Tim Holmquist and Dave Poppler, representing Lion's Park, expressed concerns with the trail location on the West side of Lion's Park property and requested that it be relocated. iii. Commission Discussion & Recommendation — The commission led an open discussion and voiced a number of issues and questions. Questions were raised regarding tax revenue implications for an industrial property versus a residential development. Mr. Hayes shared an opinion that industrial /commercial uses can have less overall value, but pay higher tax rates and require minimal services compared to residential. The Commission inquired how rezoning would affect overall density for the Met Council requirements. It was determined that per current density standards, 60 -100 housing units may need to be replaced. Concerns were asserted that the proposal would not be consistent with the 2030 Comprehensive Plan and the project could negatively affect the County Road 10 "gateway area." Some commissioners expressed that the project could be a good transition between Lion's Park and future residential areas. The Commission, by a 3:2 straw vote, gave support for a Comprehensive Plan Amendment application. Key issues were expressed to the applicant. All Commissioners recognized the need for a 50' to 100' green space setback from County Road 10. In a 3:2 straw vote, the Commission showed a disapproval of the proposed "buffer building." The Commission acknowledged that the trail location is very important and would need to be reviewed. The Planning Commission disagreed with the Parks and Trails Commission that the trail be located between the mini - storage and Lion's Park and felt that it should be located on the west side of the property. Commissioners also asked for more clarification of the future use of the west parcel. 7. Reports: a. Planning Project Update — Information Only b. Liaison Report — Presented by Councilperson Cossette c. Other Business — None 8. Adjournment Motion: made by Krueger seconded by Ravnholdt to adjourn. Voting Aye: Jacobs, Ravnholdt, Krueger, Wu, and Theis. (Motion carried 5:0) Meeting adjourned at 9:05pm. Subm Mike F Code Agenda Item: 6_a. • v L A N D F 0 R M From Site to Finish i 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: February 17, 2014 for the March 6, 2014 Planning Commission Meeting RE: PUBLIC HEARING. City- Initiated Request for Maple Hill Estates 3rd Addition Preliminary Plat (PID 24- 119 -23 -43 -0016 and 24- 119 -23 -43 -0014) (city file 14 -001) 60 -DAY REVIEW DEADLINE: April 20, 2014 1. Application Request The City of Corcoran is requesting approval of preliminary plat approval to create a new lot for construction of an approximately 3,500- square foot community center. 2. Context Background The City of Corcoran applied for and received approval of a Community Development Block Grant (CDGB) in partnership with the landowner and a non - profit community organization to build an approximately 3,500- square foot community center. The site plan and variances for the project were approved by the City Council in 2013. After site plan approval, the City issued a design build RFP for construction of the building based on an approved site plan, but has not yet awarded the project. Under the terms of the CDGB grant, the building would be owned by the City for a minimum of 15 years. As the City has been working with the landowner and non - profit, it has become clear that the building should be located on city -owned property rather than private property. Zoning and Land Use The property is currently located within the Metropolitan Urban Service Boundary (MUSA), guided Low Density Residential and zoned Urban Reserve (UR). The City -owned property to the south is guided Low Density Residential and zoned Urban Reserve. Maple Hill Estates is guided Medium Density Residential and zoned Manufactured Home Park. The property to the north and east is Rush Creek Golf Course, guided Golf Course and zoned PI (public institutional). The property to the west is guided High Density Residential and zoned High Density Residential (RMF -3). Landform�, SensiblyG, en and Site to Finish are registered service marks of Landform Professional Services. • • 0 • Natural Characteristics of the Site There are no trees or significant natural resources in the area of the proposed building. 3. ANALYSIS: Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision 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 preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the City Code. If it meets these standards, the City must approve the preliminary plat. B. Consistency with Ordinance Standards Lot Size The plat would create one 1.15 -acre lot for the community building and one 14.94 -acre lot. The small lot would be owned by the city and the larger lot would be retained by the trust managed by Hay Holding Company LLC. Both lots are legal, non - conforming lots because they are less than the 20 -acre minimum lot size in the UR zoning district (which is typically a holding zone until development is proposed). Additionally the proposed Lot 1 is legally, non - conforming due to lot width. It has 30 feet of frontage where 200 feet is required. This plat is essentially a lot line adjustment of the common lot line with no new lots being created. Staff conferred with the City Attorney and agreed that the proposal meets the purpose and intent of the subdivision ordinance and the adjustment can be approved under the non - conforming lot section of the City Code. Setbacks The plat will eliminate the need for the setback variance that was granted in 2013. The new lot lines will allow the flag lot to meet the setback requirements. The parking for the site will be off -site as noted as part of the prior site plan approvals. No changes to the approved site plan are proposed. Drainage and Utility Easements Section 945.060, Subd. 2 of the Subdivision Ordinance requires 10 -foot drainage and utility easements around the perimeter of the lot (10 -foot adjacent to right -of -way and 5 -foot adjacent to shared lot lines). The plans comply with these requirements. All wetlands must be blanketed by a drainage and utility easement. The plans comply. An easement is also proposed over the septic lagoon on the east side of Lot 2. This is part of the manufactured home park's septic system. As part of the Maple Hill Estates 2nd Addition plat approval in 1996, the City required that the next plat would include this easement. Maple Hill Estates 3`d Addition (14 -001) 2 March 6, 2014 0 0 • Parks and Trails Park dedication is not required for public land. Park dedication will be required when Lot 2 is developed. 4. Action Recommend approval of the following, subject to the findings and conditions in the attached resolution: a. Resolution approving the preliminary plat Attachments a. Draft resolution approving preliminary plat b. Aerial Location Map c. Preliminary Plat d. Final Plat e. Plat Graphics Maple Hill Estates 3rd Addition (14 -001) March 6, 2014 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- Motion By: Seconded By: xxx, 2014 APPROVING PRELIMINARY PLAT FOR "MAPLE HILL ESTATES 3RD ADDITION" (PID 24- 119 -23 -43 -0016 AND 24- 119 -23 -43 -0014) (CITY FILE 14 -001) WHEREAS, the City of Corcoran has requested approval of a preliminary plat to allow a replat of the property legally described as: Lot 1, Block 1 and Outlot B, Maple Hill Estates 2nd Addition, Hennepin County, Minnesota WHEREAS, the Planning Commission has reviewed the preliminary plat 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 preliminary plat, subject to the following conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on February 20, 2014, except as amended by this resolution. 2. The preliminary plat will allow a minor lot line adjustment for these legal, non - conforming lot /outlot to accommodate the planned community center on Lot 1, Block 1. 3. No changes the site plan approved by Resolution 2013 -19 are proposed. The conditions of this resolution must be complied with, except that the variance is no longer required. 4. Park dedication is not required for the publicly owned Lot 1. Park dedication will be required on Lot 2 when development is proposed. 5. Lot corner monuments shall be installed as required by the Subdivision Ordinance. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- xxx, 2014 Whereupon, said Resolution is hereby declared adopted on this xx day of March 2014. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal Hennepin County GIS - Printable Map Interactive Maps, Parcel 24- 119 -23 -43 -0014 ID: Owner Bruce B Hay Estates Name: Parcel 52 Address Unassigned Address: Corcoran, MN 00000 Property Farm Type: Home- Non - Homestead stead: Parcel 14.92 acres Area: 650,007 sq ft A -T -B: Torrens Market $224,000 Total: Tax $3,418.32 Total: (Payable: 2012) Sale Price: Sale Date: Sale Code: Page 1 of 1 Property Map � • L r r IR� Map Scale: 1" = 400 ft. Print Date: 3/28/2013 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 A `hmk Green'. I http: / /gis.co.hennepin.mn.us /Propertylprintldefault.aspx ?C= 458351.16250000055,4993917... 3/28/2013 0 CN 7- O LL 0 z Q All 1 I 30 1 30 f \ L r J r ♦ CC L L L 1 a a O v I P C L 1 � r♦ J L .L s `I_ � I 30 30 i I I I I //I r DESCRIPTION LEGAL LOT I, BLOCK I, & OUTLOT B, MAPLE HILL ESTATES 2ND ADDITION, HENNEPIN COUNTY, MN. SURVEYOR'S NOTES I. BACKGROUND INFORMATION SHOWN PER THE CERTIFICATE OF SURVEY PERFORMED BY LANDFORM ON FEBRUARY 20, 2013,. 2. FOR THE PURPOSES OF THIS SURVEY, THE NORTH LINE OF LOT I, BLOCK I, MAPLE HILL ESTATES 2ND ADDITION IS ASSUMED TO BEAR SOUTH 89 DEGREES 59 MINUTES 36 SECONDS EAST. BENCHMARK: TOP NUT OF FIRE HYDRANT LOCATION: SOUTH OF THE ENTRANCE TO THE PARK PARKING LOT AND SOUTHWEST OF THE SOUTHWEST CORNER OF THE MANAGEMENT OFFICE BUILDING ELEVATION= 963.46 (ASSUMED DATUM) TOTAL PARCEL AREA: 701,041 50. FT. OR 16.09 ACRES LOT I, BLOCK I: 651,010 50. FT. OR 14.94 ACRES OUTLOT B: 50,031 50. FT. OR 1.15 ACRES PROPOSED LOT 1: 630,958 50. FT. OR 14.48 ACRES PROPOSED LOT 2: 70,083 SO. FT, OR 1.61 ACRES I. PROPOSED PLAT NAME: MAPLE HILL ESTATES 3RD ADDITION 2. OWNER /SUBDIVIDER: BRUCE B. HAY, TRUSTEE OF THE BRUCE B. HAY REVOCAABLE INTERVIVOS TRUST AND THE CITY OF CORCORAN 3. EXISTING ZONING: UP, URBAN RESERVE- CORCORAN, MN X SITE (t NORTH NO SCALE I I I I EXISTING DESCRIPTION EXISTING DESCRIPTION DENOTES TREE LIMITS EXISTING BUILDING �! MANHOLE 1 BITUMINOUS SURFACE O � CATCH BASIN PIKE HYDRANT " GRAVEL SURFACE ® WATER VALVE / CURB STOP WETLAND GUY WIRE POWERPOLE WATERS EDGE 0 UTILITY BOX (TV, TEL, ELEC) 0 TRAFFIC BOX 2� CONTOUR BASE I TRAFFIC SIGN x123.4 SPOT ELEVATION » » STORM SEWER LINE CONCRETE CURB - SANITARY SEWER LINE PEDESTRIAN RAMP ,1 1_ WATER MAIN HFICHT, TYPE HFICHT, TYPE FENCING UE UNDERGROUND ELECTRIC X / ❑ TREES L/ EXISTING OE RGP PVC DIP O O • DESCRIPTION OVERHEAD UTILITY LINES REINFORCED CONCRETE PIPE POLYVINYL CHLORIDE PIPE DUCTILE IRON PIPE 1/2" x 14" IRON PIPE MONUMENT WITH PLASTIC CAP #47465 SET CAST IRON MONUMENT FOUND IRON MONUMENT FOUND Know what's Below. Call before you dig. co O cc � p o o ° rr,O cn v1 NORTH Nem mi 0 60 120 CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 TEL (763)420 -2288 - FAX (763)4206056 ot 7A- 79P I "i v11. 7� �� yd , 1 Know what's Below. Call before you dig. co O cc � p o o ° rr,O cn v1 NORTH Nem mi 0 60 120 CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 TEL (763)420 -2288 - FAX (763)4206056 ot 7A- 79P "', "i v11. 7� �� yd , MAPLE HILL HOPE CENTER CORCORAN, MN SHEET TITLE CONTACT ENGINEER.FOR ANY PRIOR. HISTORY DATE REVISION REVIEW BY MLS DATE 02.12.2014 IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLYABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS, MAPLE HILL ESTATES 3RD ADDITION FEBRUARY 12, 2014 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 Web: landform.net FILE NAME pplat- COR14012 PROJECT NO. COR14012 Landrant0and Site to Rnish�am registered service marks of Landfwm Professional Services, LLC. IE11111011 � 6"im I KNOW ALL PERSONS BY THESE PRESENTS: THAT BRUCE B. HAY, AS TRUSTEE OF THE BRUCE B. HAY REVOCABLE INTERVIVOS TRUST AGREEMENT DATED APRIL 28, Igq2, FEE OWNER OF THE FOLLOWING DESCRIBED PROPERTY SITUATED IN THE COUNTY OF HENNEPIN, STATE OF MINNESOTA, TO WIT: LOT I, BLOCK I, MAPLE HILL ESTATES 2ND ADDITION, HENNEPIN COUNTY, MN. AND THAT THE CITY OF CORCORAN, A MINNESOTA MUNICIPAL CORPORATION, FEE OWNER OF THE FOLLOWING DESCRIBED PROPERTY SITUATED IN THE COUNTY OF HENNEPIN, STATE OF MINNESOTA, TO WIT: OUTLOT B, MAPLE HILL ESTATES 2ND ADDITION, HENNEPIN COUNTY, MN. HAS CAUSED THE SAME TO BE SURVEYED AND PLATTED AS MAPLE HILL ESTATES 3RD ADDITION AND DOES HEREBY DEDICATE TO THE PUBLIC FOR PUBLIC USE FOREVER THE EASEMENTS FOR DRAINAGE AND UTILITY PURPOSES AS SHOWN ON THE PLAT. IN WITNESS WHEREOF SAID BRUCE B. HAY, AS TRUSTEE OF THE BRUCE B. HAY REVOCABLE INTERVIVOS TRUST AGREEMENT DATED APRIL 28, I9q2, HAS HEREUNTO SET HIS HAND, THIS DAY OF , 20 BRUCE B. HAY, TRUSTEE STATE OF COUNTY OF THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF , 20 , BY BRUCE B. HAY, AS TRUSTEE OF THE BRUCE B. HAY REVOCABLE INTERVIVOS TRUST AGREEMENT DATED APRIL 28, I992, ON BEHALF OF THE TRUST. NOTARY PUBLIC, MY COMMISSION EXPIRES COUNTY, PRINTED NAME IN WITNESS WHEREOF SAID CITY OF CORCORAN, A MINNESOTA MUNICIPAL CORPORATION, HAS CAUSED THESE PRESENTS TO BE SIGNED BY ITS PROPER OFFICER, THIS DAY OF , 20 w STATE OF COUNTY OF THE FOREGOING INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF , 20 , BY , AS OF THE CITY OF CORCORAN, A MINNESOTA MUNICIPAL CORPORATION, ON BEHALF OF THE CORPORATION. NOTARY PUBLIC, MY COMMISSION EXPIRES COUNTY, PRINTED NAME ri\llll)� I, MAX L. STANISLOWSKI, DO HEREBY CERTIFY THAT THIS PLAT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION; THAT I AM A DULY LICENSED LAND SURVEYOR IN THE STATE OF MINNESOTA; THAT THIS PLAT IS A CORRECT REPRESENTATION OF THE BOUNDARY SURVEY; THAT ALL MATHEMATICAL DATA AND LABELS ARE CORRECTLY DESIGNATED ON THE PLAT; THAT ALL MONUMENTS DEPICTED ON THIS PLAT HAVE BEEN, OR WILL BE CORRECTLY SET WITHIN ONE YEAR; THAT ALL WATER BOUNDARIES AND WET LANDS, AS DEFINED IN MINNESOTA STATUTES, SECTION 505.01, SUED. 3, AS OF THE DATE OF THIS CERTIFICATE ARE SHOWN AND LABELED ON THIS PLAT; AND ALL PUBLIC WAYS ARE SHOWN AND LABELED ON THIS PLAT. DATED THIS DAY OF MAX L. STANISLOWSKI, LICENSED LAND SURVEYOR MINNESOTA LICENSE NO. 48988 STATE OF COUNTY OF 20 THE FOREGOINC INSTRUMENT WAS ACKNOWLEDGED BEFORE ME THIS DAY OF STANISLOWSKI, NOTARY PUBLIC, MY COMMISSION EXPIRES �Il'lIIIl3�II � COUNTY, PRINTED NAME 20 , BY MAX L. THIS PLAT OF MAPLE HILL ESTATES 320 ADDITION WAS APPROVED AND ACCEPTED BY THE CITY COUNCIL OF CORCORAN, MINNESOTA, AT A REGULAR MEETING THEREOF HELD THIS DAY OF , 20 . IF APPLICABLE , THE WRITTEN COMMENTS AND RECOMMENDATIONS OF THE COMMISSIONER OF TRANSPORTATION AND THE COUNTY HIGHWAY ENGINEER HAVE BEEN RECEIVED BY THE CITY OR THE PRESCRIBED 30 DAY PERIOD HAS ELAPSED WITHOUT RECEIPT OF SUCH COMMENTS AND RECOMMENDATIONS, AS PROVIDED BY MINN. STATUTES, SECTION N505.03, SUED. 2. CITY COUNCIL OF CORCORAN, MINNESOTA AM al MAYOR CITY CLERK TAXPAYER SERVICES DEPARTMENT, HENNEPIN COUNTY, MINNESOTA: I HEREBY CERTIFY THAT TAXES PAYABLE IN 20 AND PRIOR YEARS HAVE BEEN PAID FOR LAND DESCRIBED ON THIS PLAT, DATED THIS DAY OF , 20 MARK V. CHAPIN, COUNTY AUDITOR (l SURVEY DIVISION, HENNEPIN COUNTY, MINNESOTA: PURSUANT TO MINNESOTA STATUTES, CHAPTER 3838.565 (Ig6q), THIS PLAT HAS BEEN APPROVED THIS 20 WILLIAM P. BROWN, COUNTY SURVEYOR 's o DAY OF COUNTY RECORDER, HENNEPIN COUNTY, MINNESOTA: I HEREBY CERTIFY THAT THIS PLAT OF MAPLE HILL ESTATES 3RD ADDITION WAS RECORDED IN THIS OFFICE THIS , 20 AT O'CLOCK .M. MARTIN MCCORMICK, COUNTY RECORDER `.M1 DEPUTY DAY OF • • • • F 0 R M From Site to Finish 0 ! SHEET 1 OF 2 SHEETS I I-- -- U I --- - - - - -- 1© PROPOSED DRAINAGE & UTILITY EASEMENTS 30 30 I I I I I _ I I I L j L _ I co I 'C6 1 L � T c1 a� I ° I a I L1J ° _ J /! 1 _ I IL I s 10� I la Ia q 30 30 I'r C 10 / I I I I i M.. - "1\01 N ON, (S89 °00'00 "E) 588 059'36 "E 1592.45 LOT 1 I � , —I- .. I I ^ I , r� F � I L� IN " I ,1 n ^ I I , r— L - ri\llll)� L - S88 059'36 "E 321.03 L _ , — n — — — — — — — — — — — — — — — — — — L _ r - _ L -I- 155F — -- - - - - -- N. I n LOT L O c r OBI I w o ^ t � /nl r \ O L L f' it II S88059'36 "E PROPOSED DRAINAGE — 8 > 6.81 - - -- - --------------------- - - - - -- -', —'— &UTILITY EASEMENTS --------- J55 -- - - - - -- ------------- - - - -�— - - - - -- 1 — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — G . . I ; -------------------- ---------- 1 IIo I I I I 584 0703 "W I C:) CO I I 1 III z o IN _ o I O °w Ism w� I �c'I cL of I 1551 I ° I PROPIOjY EASEMENTS Pr,10 & U I V c] I I`\ 163._22 _ - -- 136.0,q - - - - -- — — — — -/ — I I - -'..- --------- - - -L ------------------------------------ - - - -- 457.56 3 "W 1 137.30 N88 059'36 "W (N89 000'00 "W) 11 ILI \ S84 °07 li (84 °06'39 "w� \ FOR THE PURPOSES OF THIS PLAT, THE NORTH LINE OF LOT I, BLOCK I, MAPLE HILL ESTATES 2ND ADDITION IS ASSUMED TO BEAR SOUTH 8q DEGREES 59 MINUTES 36 SECONDS EA5T. 0 DENOTES FOUND HENNEPIN COUNTY CAST IRON MONUMENT DENOTES 1/2 INCH BY 14 INCH IRON MONUMENT SET OR 0 TO BE SET WITHIN ONE YEAR OF RECORDING OF THIS PLAT AND MARKED WITH LICENSE NUMBER 48888 DENOTES FOUND 112 INCH OPEN IRON MONUMENT N GRAPHIC SCALE 0 30 60 120 (SCALE IN FEET) F 0 R M From Site to Finish SHEET 2 OF 2 SHEETS O LL 0 Q J 0, CORCORAN, MN D Angle JT. Joint & And L.F. Lineal Feet @ At L.P. Low Point / Liquid Petroleum 100 YR. 100 Year Flood Elevation LB, Pound A.B. Anchor Bolt LGU Local Government Unit A.D. Area Drain LONG. Longitudinal A/C Air Conditioninq Unit LT. Licht / Lichtinq ADD. Addendum MAINT. Maintenance ADDL. Additional NAS. Masonry ADJ. Adjacent / Adjust NATL. Material AHU Air Handlinq Unit MAX. Maximum ALT. Alternate NECH Mechanical ALUM. Aluminum MED. Medium ANOD. Anodized MFR. Manufacturer APPROX. Approximate NH Manhole ARCH Architect / Architectural MIN. Minimum / Minute AUTO. Automatic MISC. Miscellaneous AVG. Average NNDOT Ninnesoto Department OF Transportation B.C. Back OF Curb NOD. Nodule / Nodular B.M. Benchmark MUL. Mullion B/W Bottom of Wall N. North BFE Basement Floor Elevation N.I.C. Not In Contract BIT Bituminous (Asphaltic) NO. 0R # Number BLDG Buildinq NOM Nominal B5NT. Basement NITS Not to Scale C.F. Cubic Feet NWE Normal Water Elevation C.P.S. Cubic Feet Per Second NWL Normal Water Level C.G. Corner Guard O.C. On Center C.J. Control Joint O.D. Outside Dimension C.L. Centerline O.E. Overhead Electric C.M.U. Concrete Masonry Unit OH. Overhead C.O. Cleanout OHWL Ordinary High Water Level C.O.E. U.S. Army Corps Of Engineers OPNC. Openinq C.Y. Cubic Yards ORIG. Original CB Catch Basin P.C. Point of Curvature C13NH Catch Basin Manhole P.I. Point of Intersection CEM. Cement PIV Post Indicator Valve CIP Cast Iron Pipe P.L. OR P/L Property Line CMP Corrugated Metal Pipe P.O.B. Point of Beginninq CONC. Concrete (Portland) P.S.F. Pounds Per Square Foot CONN. Connection P.S.I. Pounds Per Square Inch CONST. Construction P•T' Point of Tangency CONT. Continuous P.V.C. Point of Vertical Curvature CONTR. Contractor P.V.I. Point of Vertical Intersection COP. Copper P.V.T. Point of Vertical Tangency CU. Cubic PE Polyethylene D.S. Down Spout PED. Pedestal / Pedestrian DEC. Decree PERF. Perforated DEMO. Demolition / Demolish PREP. Preparation DEPT. Department PROJ, Project DET. Detail PROP. Proposed DIA. Diameter PVC Poly — Vinyl — Chloride (Pipinq) DIAL. Diagonal PVNT. Pavement DIN. Dimension QTR. Quarter DIP Ductile Iron Pipe Quantity DN Down QTY. DWG. Drowinq RAD. Radius E. East R.D. Roof Drain E.J. Expansion Joint R.E. Remove Existinq E.O.F Emergency Overflow R.O. Rough Openinq E.W. Each Way Q.P. Radius Point EA. Each RCP Reinforced Concrete Pipe EL. Elevation R•S. Rough Slob ELEC. Electrical RE. Regardinq ELEV. Elevation REINF. Reinforced EMER. Emergency REa'D Required ENGR. Engineer REV. Revision / Revised ENTR. Entrance RGU Regulatory Government Unit Ea. Equal ROW OR R/W Right of Way EQUIP. Equipment S. South EQUIV. Equivalent S.F. Square Feet EXIST. Existinq SAN. Sanitary Sewer EXP. Expansion SECT. Section F & I Furnish and Install SE Side Exit F.B4O. Furnished by Others SEWO Side Exit Walk Out F.C. Face of Curb SHT. Sheet F.D. Floor Drain SIN. Similar F.D.C. Fire Department Connection SLNT. Sealant F.V. Field Verify SPEC. Specification FB Full Basement SQ. Square FBWO Full Basement Walk Out STMH Storm Sewer Manhole FBLO Full Basement Look Out STD. Standard PON. Foundation STRUCT. Structural FES Flared End Section SYN. Symmetrical FFE Finished Floor Elevation T Thickness FLR. Floor T/R Top of Rim FT. OR (') Foot T/W Top of Wall FUT. Future TEMP. Temporary G. E3. Grade Break THK. Thick / Thickness G.G. General Contractor TNH Top Nut Hydrant GAL. Gallon TYP. Typical GALV. Galvanized U.N.O. Unless Noted Otherwise GFE Garage Floor Elevation V.B. Vapor Barrier GL, Glass V.C. Vertical Curve GR. Grade V.I.F. Verify In Field H. Height VER. Verify H.P. Hiqh Point VEQT. Vertical HDPEP Hiqh Density Polyethylene Pipe VEST. Vestibule HGT. Height W Width HORIZ. Horizontal W•PT. Workinq Point HVAC Heating, Ventilation, Air Conditioninq W.W.F. Welded Wire Fabric HYD Hydrant W/ With I.D. Inside Dimension W/0 Without IN. OR ( ") Inches WO Walk Out INFO. Information WETL. Wetland INL. Inlet Elevation WP Waterproof INSUL, Insulation WT. Weight INV. Invert Elevation YD. Yard YR. Year • • • NORTH NO SCALE r t EXISTING DESCRIPTION NEW CORCORAN, MINNESOTA DESCRIPTION X" ST5—>>— X'' SAN > X" WTR G OT UE 0E UTV 0TV O D O STORM SEWER LINE SANITARY SEWER LINE WATER MAIN UNDERGROUND GAS OVERHEAD TELEPHONE UNDERGROUND TELEPHONE UNDERGROUND ELECTRIC OVERHEAD ELECTRIC UNDERGROUND CABLE T.V. OVERHEAD CABLE T.V. WELL RESTRICTED ACCESS NOTE NUMBER DENOTES BITUMINOUS SURFACE SYMBOL DESCRIPTION III SILT FENCE IIIIIIIIIIIIIIIIIIIIII� IIIIIIIIIIIIIIIIIIIIII� CONSTRUCTION LIMITS ! 1 INLET PROTECTION SYMBOL DESCRIPTION D NOTE REFERENCE D15 PARKING STALL COUNT C7.3 I LARGE SHEET DETAIL 1 C21 COORDINATE POINT 0 AREVISION — ADDENDUM, BULLETIN, ETC, REVISED AREA (THIS ISSUE) EXISTING LEGAL DESCRIPTION: LOT I, BLOCK I, & OUTLOT B, MAPLE HILL ESTATES 2ND ADDITION, HENNEPIN COUNTY, MN. PROPOSED LEGAL DESCRIPTION: LOT I, BLOCK I, MAPLE HILL ESTATES 3RD ADDITION, HENNEPIN COUNTY, MN. BENCHMARK: TOP NUT OF FIRE HYDRANT LOCATION: SOUTH OF THE ENTRANCE TO THE PARK PARKING LOT AND SOUTHWEST OF THE SOUTHWEST CORNER OF THE MANAGEMENT OFFICE BUILDING ELEVATION = 863.46 (ASSUMED DATUM) C0.1 CONTOUR --I23 _� CONTOUR 123.4 x SPOT ELEVATION 123.4 SPOT ELEVATION C4.1 BUILDING L2.1 BUILDING CANOPY / OVERHANG UNDERGROUND STRUCTURE RAILROAD a CONCRETE a a CONCRETE CONCRETE CURB CONCRETE CURB EDGE OF PAVEMENT EDGE OF PAVEMENT X IcHT, TY X FENCING HEIGHT, TYPE x x FENCING GUARD RAIL GUARD RAIL CONCRETE RETAINING WALL CONCRETE RETAINING WALL CAD FIELDSTONE RETAINING WALL C 111111111 FIELDSTONE RETAINING WALL MODULAR RETAINING WALL MODULAR RETAINING WALL #10 DOORWAY SOIL BORING � LT 0, LIGHT POLE �® LIGHT STANDARD TREES P.P. POWER POLE DENOTES TREE LIMITS 1 0/ SLOPE, DIRECTION OF FLOW OO MANHOLE BOLLARD O O CATCH BASIN —X "STS —» RI RA° STORM SEWER Q —X "SAN > SANITARY SEWER —WASTE FIRE HYDRANT X "FM > FORCE MAIN ® WATER VALVE C O_X "RD »— ROOF DRAIN COLLECTOR FLARED END SECTION AGATE VALVE X "WTR WATER MAIN IRON MONUMENT FOUND X "FIRE PIV FIRE LINE (IF SEPARATE) ® IRON PIPE MONUMENT SET Fri FIRE DEPARTMENT CONNECTION A- P.K. NAIL X "WTR� SIZE, TYP�ATE VALVE DOMESTIC WATER SERVICE POWERPOLE CULVERT & END SECTION O GUARD POST G GAS LINE 0 UTILITY BOX (TV, TEL, ELEC) 0— X11551) X11551) SOIL SUBDRAIN OE ELECTRIC— OVERHEAD e1 se TRAFFIC BOX UE ELECTRIC— UNDERGROUND GAS METER OT cm TELEPHONE —OVERNEAD TRAFFIC SIGN UT TELEPHONE— UNDERGROUND GUY WIRE UTV UNDERGROUND CABLE /TV R/T REGISTRAR OF TITLES OTV UNDERGROUND CABLE /TV C/R COUNTY RECORDER LS5 LAWN SPQINKLER SLEEVE X" ST5—>>— X'' SAN > X" WTR G OT UE 0E UTV 0TV O D O STORM SEWER LINE SANITARY SEWER LINE WATER MAIN UNDERGROUND GAS OVERHEAD TELEPHONE UNDERGROUND TELEPHONE UNDERGROUND ELECTRIC OVERHEAD ELECTRIC UNDERGROUND CABLE T.V. OVERHEAD CABLE T.V. WELL RESTRICTED ACCESS NOTE NUMBER DENOTES BITUMINOUS SURFACE SYMBOL DESCRIPTION III SILT FENCE IIIIIIIIIIIIIIIIIIIIII� IIIIIIIIIIIIIIIIIIIIII� CONSTRUCTION LIMITS ! 1 INLET PROTECTION SYMBOL DESCRIPTION D NOTE REFERENCE D15 PARKING STALL COUNT C7.3 I LARGE SHEET DETAIL 1 C21 COORDINATE POINT 0 AREVISION — ADDENDUM, BULLETIN, ETC, REVISED AREA (THIS ISSUE) EXISTING LEGAL DESCRIPTION: LOT I, BLOCK I, & OUTLOT B, MAPLE HILL ESTATES 2ND ADDITION, HENNEPIN COUNTY, MN. PROPOSED LEGAL DESCRIPTION: LOT I, BLOCK I, MAPLE HILL ESTATES 3RD ADDITION, HENNEPIN COUNTY, MN. BENCHMARK: TOP NUT OF FIRE HYDRANT LOCATION: SOUTH OF THE ENTRANCE TO THE PARK PARKING LOT AND SOUTHWEST OF THE SOUTHWEST CORNER OF THE MANAGEMENT OFFICE BUILDING ELEVATION = 863.46 (ASSUMED DATUM) C0.1 CIVIL TITLE SHEET C1.1 EXISTING CONDITIONS & DEMOLITION C2.1 SITE PLAN C3.1 GRADING, DRAINAGE, PAVING, & EROSION CONTROL C4.1 UTILITIES L2.1 LANDSCAPE PLAN CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 TEL (763)420 -2288 - FAX (763)4206056 CTry O 4iR �I'CH1��Nfilh i�TF.��T MAPLE HILL HOPE CENTER CORCORAN, MN SHEET TITLE C0.1 CIVIL TITLE SHEET CI.I EXISTING CONPITIONS & PEMOLITION C2.1 SITE PLAN C3-1 GRA01NG PP-AIN'AGE, PAVING, & EIZ05ION C0VTI20L C4.1 UTILITIES 1_2.1 LANDSCAPE PLAN REVISION •' CONTACT ENGINEER. FOR ANY PRIOR. HISTORY DATE REVISION REVIEW 21 MAR 2013 CITY SUBMITTAL SES Iq FEB 2014 CITY SUBMITTAL $ES BY SS DATE 02.19.2014 BY SES DATE: FEBRUARY 19.2014 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. STEVEN E. SABPASKI Registration No: 47165 DATE: 02219/14 IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS, CITY SUBMITTAL FEBRUARY 19, 2014 • • 0 From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 F O R M 612 - 252 -9077 Web: landform.net Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 Web: landform.net FILE NAME C001COR022.DWG PROJECT NO. COR12022 Landform° and Site to Finish* are registered service marks of Landform Professional Serwices, LLC. — ,. a >l a z¢ J A] BACKGROUND INFORMATION SHOWN IS FROM SURVEY BY LANDFORM PROFESSIONAL SERVICES, LLC, MINNEAPOLIS, MINNESOTA, ON FEBRUARY 11, 2013, EXPRESSLY FOR THIS PROJECT; CITY OF CORCORAN, MINNESOTA RECORD DRAWINGS; AND UTILITY SERVICE PROVIDERS. LANDFORM OFFERS NO WARRANTY, EXPRESSED OR WRITTEN, FOR INFORMATION PROVIDED BY OTHERS. EXISTING PROJECT CONDITIONS SHALL BE VERIFIED PRIOR TO BEGINNING CONSTRUCTION. ERRORS, INCONSISTENCIES, OR OMISSIONS DISCOVERED SHALL BE REPORTED TO THE ENGINEER. I. OBTAIN PERMITS FOR DEMOLITION, CLEARING, AND DISPOSAL PRIOR TO BEGINNING. 2. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGINNING DEMOLITION AND CLEARING. 3. BUILDING DEMOLITION: VERIFY WITH OWNER THAT BUILDING HAS BEEN CLEARED OF REGULATED MATERIALS REQUIRING SPECIAL HANDLING OR DISPOSAL AND EXAMINED BY COMPETENT PERSON. REMOVE STRUCTURE, COLUMNS, CANOPIES, AND ANY ASSOCIATED CONSTRUCTION IN ITS ENTIRETY. 4. DIMENSIONS SHOWN FOP REMOVAL ARE APPROXIMATE. COORDINATE WITH NEW CONSTRUCTION TO ENSURE APPROPRIATE REMOVAL OF EXISTING FACILITIES. 5DSAWCUT EXISTING PAVEMENT. REMOVE CONCRETE WALKS AND CURBING TO THE NEAREST EXISTING JOINT BEYOND CONSTRUCTION LIMITS. 6. SEE SHEET C3.1 FOP EROSION PREVENTION AND SEDIMENT CONTROL MEASURES THAT MUST BE IN PLACE PRIOR TO DISTURBANCES TO SITE. 7. COMPLETE DEMOLITION WITH MINIMAL DISRUPTION OF TRAFFIC. COORDINATE LANE CLOSURES WITH THE REGULATORY AUTHORITY AND PROVIDE ADVANCE NOTIFICATION TO AFFECTED EMERGENCY RESPONSE PROVIDERS. S. PROVIDE BARRICADES, LIGHTS, SIGNS, TRAFFIC CONTROL, AND OTHER MEASURES NECESSARY FOR PROTECTION AND SAFETY OF THE PUBLIC AND MAINTAIN THROUGHOUT CONSTRUCTION. THE CITY REQUIRES TRAFFIC CONTROL MEASURES TO BE IN PLACE DURING UTILITY INSTALLATION, EXISTING BUILDING DEMOLITION, DRIVEWAY INSTALLATION, SIDEWALK INSTALLATION AND FINAL RESTORATION WITHIN THE RIGHT -OF -WAY. XROTECT STRUCTURES, UTILITIES, TREES, PLANT MATERIAL, SOD, AND ADJACENT PROPERTY FROM DAMAGE DURING CONSTRUCTION UNLESS NOTED FOR REMOVAL. DAMAGE SHALL BE REPAIRED TO EQUAL OR BETTER CONDITION AT NO ADDITIONAL COST. 10 REMOVE TREES NOTED, INCLUDING ROOT STRUCTURES, FROM THE SITE. COORDINATE WITH OWNER TO MARK TREES TO BE SAVED OR TRANSPLANTED PRIOR TO CLEARING. II REMOVE EXISTING SITE FEATURES INCLUDING, BUT NOT LIMITED TO, UNDERGROUND UTILITIES, PAVING, CURBING, WALKWAYS, FENCING, RETAINING WALLS, SCREEN WALLS, APRONS, LIGHTING, RELATED FOUNDATIONS, SIGNAGE, BOLLARDS, LANDSCAPING, AND STAIRWAYS WITHIN THE CONSTRUCTION LIMITS UNLESS NOTED OTHERWISE. 12. COORDINATE REMOVAL, RELOCATION, TERMINATION, AND RE -USE OF EXISTING PRIVATE UTILITY SERVICES AND APPURTENANCES WITH THE UTILITY COMPANIES. RESTORE ELECTRIC HANDHOLES, PULLBOXES, POWEPPOLES, GUYLINES, AND STRUCTURES DISTURBED BY CONSTRUCTION IN ACCORDANCE WITH UTILITY OWNER REQUIPEMENTS. 13. EXISTING PIPING AND CONDUITS MAY BE ABANDONED IN -PLACE IF FILLED WITH SAND AND IF NOT IN LOCATION OF PROPOSED BUILDING OR IN CONFLICT WITH PROPOSED UTILITIES OR STRUCTURES. TERMINATE EXISTING SERVICES AT THE SUPPLY SIDE IN CONFORMANCE WITH PROVIDER'S STANDARDS. 14. HAUL DEMOLITION DEBRIS OFF -SITE TO A FACILITY APPROVED BY REGULATORY AUTHORITIES FOR THE HANDLING OF DEMOLITION DEBRIS. NORTH Nem mi 0 20 40 CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 TEL (763)420 -2288 - FAX (763)4206056 ISPI■T filk MAPLE HILL HOPE CENTER CO Pit CCDRAN IT M N SHEET TITLE CO.I CIVIL TITLE SHEET GLI EXISTING CONPITIONS & PEMOLITION C2.1 SITE PLAN C3-1 Gf2APING DRAINAGE, PAWING, & EROSION COdTl C4.1 UTILITIES I LANPSCAPE PLAN REVISION •' CONTACT ENGINEER. FOR ANY PRIOR. HISTORY DATE REVISION REVIEW 21 MAR 2013 CITY SUBMTTAL SES 19 1 2014 CITY SUBMITTAL SES BY SS DATE 02.19.2014 BY SES DATE: FEBRUARY 19.2014 hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. STEVEN E. SABPASKI Registration No: 47165 DATE: 02219/14 IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS, CITY SUBMITTAL FEBRUARY 19, 2014 F O R M From Site to Finish • • 40 0 105 South Fifth Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 Web: landform.net FILE NAME C101COR022.DWG PROJECT NO. COR12022 LandfomOand Site to Fnishsam registered service marks of Landferm Professional Services, I S88 059'36 "E ------------------------- - - - - -- --- ----------------- -- - - - - -- I C J.J o MAPLE HILL 5.351 HOPE CENTER AREA: 4,178 S.F. I q FFE:965.00 - - - - -- PROPOSED DRAINAGE `` -- -- --------- --- - -- 4 ° 8c UTILITY EASEMENTS j 1 PORCH -- I� —------------------ - - - - --I I I -- �� n -- _____ =___ 26.58' ---------- - - - - -n ------ - - - - -I L — — — — — — Lj — — — 10" MAPLE 24" NAPLE 0 ACCESSIBLE --" a ROUTE 3 6" SPF-LC 1137.30 N88 059'36 "W (N89 0 00'00 "W) 2 ASH ° a 2- ARBORVITAE a >l a z¢ J 1z NB B -BALL -B -BALL EXISTING Hoof BASKETBALL COURT — — — — — — — — — — — — — — — — — — — / 6 o N I �T EXISTING PAPKinir LOT BENCH 25' BUILDING SETBACK U I JUNGLE SWINGSET CIVIL TITLE 51 GYN 0 Iz PERVIOUS 66,596 S.F. q5.0% IMPERVIOUS m ° o TOTAL (1.61 Ac) I `' EXISTING SEESAW PLAYGROUND JUNGLE GYM 62,005 r, � o i 1. OBTAIN ALL NECESSARY PERMITS F-02 CONSTRUCTION WITHIN, OR USE OF, PUBLIC RIGHT -OF -WAY. 2. THE DIGITAL FILE, WHICH CAN BE OBTAINED FROM THE ENGINEER, SHALL BE USED F-02 STAKING. DISCREPANCIES BETWEEN THE DRAWINGS AND THE DIGITAL FILE SHALL BE REPORTED TO THE ENGINEER. THE BUILDING FOOTPRINT, AS SHOWN ON THESE DRAWINGS, AND THE DIGITAL FILE, SHALL BE COMPARED TO THE STRUCTURAL DRAWINGS PRIOR TO STAKING. 3. BUILDING LAYOUT ANGLES ARE PARALLEL WITH OR PERPENDICULAR TO THE PROPERTY LINE AT THE LOCATION INDICATED. 4• DIMENSIONS SHOWN ARE TO AND EXTERIOR FACE OF BUILDING UNLESS NOTED OTHERWISE. 5. TRASH /RECYCLING AREAS: SEE ARCHITECTURAL DRAWINGS. REQUIRED PARKING: BUILDING AREA = 4,178 S.F. I 5TALL /300 S.F. OF BLDG. = 14 STALLS PROVIDED PARKING: STANDARD STALLS (10x20) ACCESSIBLE STALLS (10x20) TOTAL PARKING STALLS PROVIDED EXISTING: CIVIL TITLE 51 GLI EXISTING GONPITION5 & PEMOLITION PERVIOUS 66,596 S.F. q5.0% IMPERVIOUS 3,487 S.F. 5.0% TOTAL (1.61 Ac) 70,083 S.F. 100.0% PROPOSED: PERVIOUS 62,005 S.F. 88.5% IMPERVIOUS 8,078 S.F. 11.5% TOTAL (1.61 Ac) 70,083 S.F. 100.0% 22 EA. I EA. 23 EA. THE PROPERTY IS ZONED MP- MANUFACTURED HOME PARK & UR -URBAN RESERVE. BUILDING SETBACK INFORMATION 15 AS FOLLOWS: FRONT YARD (WEST) = 50 FT. REAP, (EAST) = 30 FT. SIDE (N &S) = 25 FT. NORTH Nem mi 0 20 40 CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN,MN 55340 TEL (763)420 -2288 - FAX (763)4206056 da MAPLE HILL HOPE CENTER CO Pit CORAN, MN SHEET TITLE CO.I CIVIL TITLE 51 GLI EXISTING GONPITION5 & PEMOLITION C2.I 51TE PLAN G3-1 G2APING PRAINAGE, PAWING, & EROSION COdTl C4.I UTILITIES L2.I LANP5CAPE PLAN REVISION •- CONTACT ENGINEER. FOR ANY PRIOR. HISTORY DATE REVISION REVIEW 21 MAR 2013 CITY SUBMITTAL 5E5 19 FEB 2014 CITY SUBMITTAL SES BY SS DATE 02.19.2014 BY SES DATE: FEBRUARY 19,2014 hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. STEVEN E. SABPASKI Registration No: 47165 DATE: 02219/14 IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS, CITY SUBMITTAL FEBRUARY 19, 2014 • • • • From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 F O R M 612 - 252 -9077 Web: landform.net Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 Web: landform.net FILE NAME C201COR022.DWG PROJECT NO. COR12022 LandfomOand Site to Fnishsam registered service marks of Landferm Professional Services, I q65 i \64.5 q qr\ X q�8 3 GSq 960 00 ♦ ,, 96I i _ SILT FENCE 962 ♦ STP W WAD LE ,% q63 ♦ q63 ' q64 ♦ 9 64.33 64.33 64.33 ' g63 64.33 i It 8 �1 064 SILT FENCE A 0 I m x �6A 6 I 64.87 65.00 i. 65.00 64.86 IOa 64.99 q63. MAPLE HILL HOPE CENTER AREA: 4,178 S.F. 862.6 FFE:965.00 1 6 .33 65.00 65 00 •q2 7ORr� 64. II 64.83 IOb II 64.7q 4 \7 ' • I X964 64.7q 64.71 - 62 5 q6q .q' ' I x IOa x \6 64.45 ° - 64.3q q63 � i O, N q6 2.2 q56 6 X 9� 9 0 Q q60 °161.7 _ \ 861,6 958 9 q5A 955 95 956 95� \58 2 JUNGLE SWINGSET \ GYN \ BENCH � SEESAW \5\ 5 _ JUNGLE \i \5\ 6 \58 GY / B -BALL \ HOOP g60.6 B -BALL HOOP `a 961 \63.0 63.2q 62.71) \62.6 63.83 63.48 \63.0 0 618. q q MATCH MEET 6 3. 3 3 � EX15TI G PAVEMENT - ?� I I 963 1 3 63.60 1 63.6q \6 ) \ g6 .8- 63.68 X_���� 3.48 I _ tz a >l a z¢ J .■ ■o q63 ,8 \63.8 x q63 6 964 O i` g63.3' �1 B \63.3 g63.8 g65.4 \6\ q6 \63.0 � q53 I. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGINNING GRADING. 2. REFER TO THE GEOTECHNICAL REPORT PREPARED BY XX, DATED XX /XX /XX, FOR ADDITIONAL INFORMATION ON BACKFILL MATERIAL AND GROUNDWATER CONDITIONS. 3. REMOVE TOPSOIL FROM GRADING AREAS AND STOCKPILE SUFFICIENT QUANTITY FOR REUSE. MATERIALS MAY BE MINED FROM LANDSCAPE AREAS FOR USE ON SITE AND REPLACED WITH EXCESS ORGANIC MATERIAL WITH PRIOR OWNER APPROVAL. 4. REMOVE SURFACE AND GROUND WATER FROM EXCAVATIONS. PROVIDE INITIAL LIFTS OF STABLE FOUNDATION MATERIAL IF EXPOSED SOILS ARE WET AND UNSTABLE. 5. POUCH GRADE BUILDING PAD TO 12 INCHES BELOW FINISHED FLOOR ELEVATION (965.00). 6. REFER TO STRUCTURAL SPECIFICATIONS FOR EARTHWORK REQUIREMENTS FOR BUILDING PADS. 7. AN INDEPENDENT TESTING FIRM SHALL VERIFY THE REMOVAL OF ORGANIC AND UNSUITABLE SOILS, SOIL CORRECTION, AND COMPACTION AND PROVIDE PERIODIC REPORTS TO THE OWNER. 8. PLACE AND COMPACT FILL USING LIFT THICKNESSES MATCHED TO SOIL TYPE AND COMPACTION EQUIPMENT TO OBTAIN SPECIFIED COMPACTION THROUGHOUT THE LIFT. q. COMPACT MATERIAL IN PAVED AREAS TO 95% OF MAXIMUM DRY DENSITY, STANDARD PROCTOR (ASTM 1)6g8) EXCEPT THE TOP 3 FEET WHICH SHALL BE COMPACTED TO 100 %. COMPACT TO q8% DENSITY WHERE FILL DEPTH EXCEEDS IO FEET. E> PAVING SECTIONS a. CONCRETE WALKWAYS 4 -INCH CONCRETE WALK W /6X6 INCH, #10 WWM 4 -INCH AGGREGATE BASE (MNDOT 3138, CLASS 5) COMPACTED SUBSOIL b. CONCRETE PORCH -REFER TO ARCHITECT. 11. INSTALL PERIMETER SEDIMENT CONTROLS PRIOR TO BEGINNING WORK AND MAINTAIN FOP DURATION OF CONSTRUCTION. REMOVE CONTROLS AFTER AREAS CONTRIBUTING RUN OFF ARE PERMANENTLY STABILIZED AND DISPOSE OF OFF SITE. 12. LIMIT SOIL DISTURBANCE TO THE GRADING LIMITS SHOWN. SCHEDULE OPERATIONS TO MINIMIZE LENGTH OF EXPOSURE OF DISTURBED AREAS. 14. MANAGEMENT PRACTICES SHOWN ARE THE MINIMUM REQUIREMENT. INSTALL AND MAINTAIN ADDITIONAL CONTROLS AS WORK PROCEEDS TO PREVENT EROSION AND CONTROL SEDIMENT CARRIED BY WIND OR WATER. 15. EXCAVATE PONDS EARLY IN THE CONSTRUCTION SEQUENCE. REMOVE SEDIMENT FROM PONDS PERIODICALLY AND AFTER AREAS CONTRIBUTING RUN OFF ARE PERMANENTLY STABILIZED. 16. RESTORE DISTURBED OPEN AREAS WITH TEMPORARY SEED OR SOD WITHIN 72 HOURS OF COMPLETING GRADING IN EACH AREA. 17. SEED, SOD, MULCH AND FERTILIZER SHALL MEET THE FOLLOWING SPECIFICATIONS, AS MODIFIED. ITEM SPECIFICATION NUMBER SOD MNDOT 3878 SEED MNDOT 3876 TYPE 50 @ 40 LB /AC TYPE IIOA @ 60 LB /AC MULCH (TYPE 1. DISC ANCHORED) MNOOT 3882 FERTILIZER MNOOT 3881 GENERAL PLACEMENT MNOOT 2575 18. SEE LANDSCAPING SHEETS FOR PERMANENT TUFF ESTABLISHMENT. Iq. SCRAPE ADJACENT STREETS CLEAN DAILY AND SWEEP CLEAN WEEKLY. 1 :CONSTRUCTION LIMITS WITHIN PROPERTY LINE UNLESS NOTED OTHERWISE. ® :SILT FENCE :STRAW WADDLE NORTH 0 20 40 CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN,MN 55340 TEL (763)420 -2288 - FAX (763)4206056 MAPLE HILL HOPE CENTER CO Pit CCDRAN IT M N SHEET TITLE CO-1 EXISTING PROPOSED ULTIMATE PERVIOUS 1.53 ACRES 1.42 ACRES 1.42 ACRES IMPERVIOUS 0.08 ACRES O.Iq ACRES O.Iq ACRES TOTAL 1.61 ACRES 1.61 ACRES 1.61 ACRES 1 :CONSTRUCTION LIMITS WITHIN PROPERTY LINE UNLESS NOTED OTHERWISE. ® :SILT FENCE :STRAW WADDLE NORTH 0 20 40 CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN,MN 55340 TEL (763)420 -2288 - FAX (763)4206056 MAPLE HILL HOPE CENTER CO Pit CCDRAN IT M N SHEET TITLE CO-1 CIVIL TITLE SHEET GLI EXISTING CONPITION5 & PEMOLITION C2.I 51TE PLAN G3_I G2APING DRAINAGE, PAWING, & EROSION C0qT20L C4.I UTILITIES L2_I LANP5CAPE PLAN MMI CONTACT ENGINEER. FOR ANY PRIOR. HISTORY DATE REVISION REVIEW 21 MAR 2013 CITY SUBMITTAL SES 19 FEB 2014 CITY SUBMITTAL SES BY SS DATE 02.19.2014 BY SES DATE: FEBRUARY 19,2014 hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. STEVEN E. SABPASKI Registration No: 47165 DATE: 02219/14 IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS, CITY SUBMITTAL FEBRUARY 19, 2014 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 Web: landform.net FILE NAME C301COR022.DWG PROJECT NO. COR12022 Landform °antl Site to Finish °are registered service marks of Landform Professional Services, LLC. — — — — — — — — — — — — — — — — 0 0 00 0 6 a >l a z¢ J A] 1, PIPE MATERIALS WATER SERVICE TYPE K COPPER SANITARY SEWER PVC SOR 35 2. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGINNING. 3, COORDINATE WITH PRIVATE UTILITIES TO PROVIDE ELECTRIC, NATURAL GAS, AND COMMUNICATIONS SERVICES TO BUILDING. 4, PROVIDE MEANS AND MEASURES TO PROTECT ADJACENT PROPERTY FROM DAMAGE DURING UTILITY INSTALLATION. 5, PIPE LENGTHS SHOWN ARE FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE OR END OF END SECTION. 6. ADJUST STRUCTURES TO FINAL GRADE WHERE DISTURBED. COMPLY WITH REQUIREMENTS OF UTILITY, MEET REQUIREMENTS FOR TRAFFIC LOADING IN PAVED AREAS. 7, INSTALL TRACER WIRE WITH UTILITIES WITHIN THE PUBLIC RIGHT -OF -WAY OR EASEMENTS. 8, CONNECT TO CITY UTILITIES IN ACCORDANCE WITH CITY OF CORCORAN STANDARDS q, MAINTAIN 7.5 FEET OF COVER ON WATER. 10. DEFLECT WATER TO MAINTAIN 18 -INCH MINIMUM OUTSIDE SEPARATION AT SEWER CROSSINGS. CENTER PIPE LENGTHS TO PROVIDE GREATEST SEPARATION BETWEEN JOINTS. II. PROVIDE 4 -INCH RIGID FOAM INSULATION ON SANITARY SEWER LESS THAN 5 FEET DEEP. 13 BRING WATER AND SEWER SERVICES INTO BUILDING PER MECHANICAL DRAWINGS. JOIN AND ROUTE BUILDING STORM DRAINS AND CONNECT TO STORM SEWER MANHOLE. 13. INSTALL IRRIGATION SLEEVES FURNISHED BY IRRIGATION CONTRACTOR. 14. THE PRIMARY ELECTRIC FEED, TRANSFORMER, AND METER ARE PROVIDED AND INSTALLED BY XCEL ENERGY. THE TRANSFORMER PAD DESIGN IS PROVIDED BY THE UTILITY AND CONSTRUCTION IS BY THE CONTRACTOR. CONTACT UTILITY FOR PAD DETAIL. THE SECONDARY ELECTRIC AND CONDUITS SHALL BE INSTALLED BY THE ELECTRICAL CONTRACTOR. 15. SEE ELECTRICAL SITE PLAN FOR ADDITIONAL INFORMATION. 16 COORDINATE WITH MECHANICAL AND ELECTRICAL DRAWINGS FOR LOCATIONS OF SERVICE CONNECTIONS AND CONTINUATION OF SERVICES WITHIN BUILDING. 17. PROVIDE ONE 4 -INCH PVC CONDUIT WITH PULL - STRING FROM EXISTING TELEPHONE SERVICE TO BUILDING. 18. PROVIDE CONDUITS FOR CABLE TELEVISION AND OTHER ELECTRONIC COMMUNICATION. E> CONTRACTOR TO FIELD VERIFY INVERT OF SANITARY LINE PRIOR TO INSTALLATION OF SANITARY LINE. 20. CONTRACTOR TO FIELD VERIFY EXISTING TELEPHONE AND ELECTRIC. NORTH Nem mi 0 20 40 CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 TEL (763)420 -2288 - FAX (763)4206056 da MAPLE HILL HOPE CENTER CORCORAN, MN SHEET TITLE CO.I CIVIL TITLE 51 GLI EXISTING GONPITION5 & PEMOLITION C2.1 SITE PLAN G3-1 G2APING DRAINAGE, PAWING, & EROSION COdTl C4.1 UTILITIES I LANP5CAPE PLAN REVISION HISTORY CONTACT ENGINEER. FOR ANY PRIOR. HISTORY DATE REVISION REVIEW 21 MAR 2013 CITY SUBMITTAL 5E5 Iq FEB 2014 CITY SUBMITTAL SES PROJECT MANAGER REVIEW BY SS DATE r. BY SES DATE: FEBRUARY 19.2014 hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. STEVEN E. SABPASKI Registration No: 47165 DATE: 02219/14 IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS, CITY SUBMITTAL FEBRUARY 19, 2014 • • • • From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 F O R M 612 - 252 -9077 Web: landform.net Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 Web: landform.net FILE NAME C401COR022.DWG PROJECT NO. COR12022 LandfomOand Site to Fnishsam registered service marks of Landferm Professional Services, I a 0 >l a z¢ J Al I. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGINNING. 2. COORDINATE INSTALLATION WITH CONTRACTORS PERFORMING RELATED WORK. 3. PLANT MATERIAL SHALL CONFORM TO THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND BE OF HARDY STOCK, FREE FROM DISEASE; INFESTATION, DAMAGE, AND DISFIGUPATION. FOR DISCREPANCY BETWEEN THE NUMBER OF PLANTS ON THE SCHEDULE AND THE NUMBEP SHOWN ON THE DRAWING, THE DRAWING SHALL GOVERN. 4. PLANTING SOIL SHALL CONSIST OF 4 PARTS TOPSOIL TO I PART PEAT HUMUS, WITH 3 POUNDS OF COMMERCIAL FERTILIZER ADDED PER CUBIC YARD. 5. RESPREAD STOCKPILED TOPSOIL TO A MINIMUM DEPTH OF 4 INCHES, IMPORT ADDITIONAL TOPSOIL AS NEEDED TO MAKE UP ANY SHORTFALL. 500 ALL TURF AREAS DISTURBED BY CONSTRUCTION. 6. PLACE PLANTS ACCORDING TO LAYOUT WITH PROPER NOMINAL SPACING. D INSTALL 3 -4 INCH WOOD MULCH IN SHRUB BED AREAS. DINSTALL A 4 —FOOT DIAMETER SHREDDED HARDWOOD BARK MULCH DISH AROUND TREES NOT PLACED WITHIN A SHRUB OR PERENNIAL PLANTING BED. D ALL SHRUB BEDS SHALL BE EDGED WITH 6 —INCH BLACK VINYL EDGING (BLACK DIAMOND OR APPROVED EQUAL). CITY OF CORCORAN, MINNESOTA CITY CODE: BUILDING AREA = 4,178 S.F. I TREE /1,000 S.F. OF BLDG. = 5 TREES I SHRUB 1300 S.F. OF BLDG. = 14 SHRUBS TOP OF ROOT TO BE LEVEL FINISHED 6 FINISHED G 3 -5x DIA. OF SOIL BALL DOUBLE STRAND 14 GA. WIRE - 3' @ 120 DEGREE INTERVALS (TYP.) 16" POLYPROPYLENE OR POLYETHYLENE- (40 MIL, 1 -112" WIDE STRAP TYP.) TREE WRAP TO FIRST BRANCH TREE TO BE PLANTED WITH ROOT FLARE EVEN, WITH SOIL LINE OR FIRST MAJOR BRANCHING ROOT ONE INCH BELOW SOIL LINE. IF ROOT FLARE IS NOT APPARENT IT MAY BE COVERED BY BURLAP OR SOIL. ADJUST PLANT AS NEEDED TO MAINTAIN APPROPRIATE DEPTH. KEEP MULCH CLEAR OF ROOT FLARE. FLAGGING - ONE PER WIPE- FOUR INCHES (4 ") MAX. SHREDDED HARDWOOD BARK MULCH CUT TOP OF WIRE BASKET 113 (MIN.) FROM TOP OF ROOTBALL CUT TWINE FROM AROUND TOP 113 (MIN,) OF ROOTBALL. CUT AND ROLL BACK BURLAP 113 (MIN.) FROM TOP OF ROOTBALL. EDGE CONDITION VARIES PLANTING SOIL TOPSOIL SOD 2" X 2" X 24" WOOD STAKE SET AT ANGLE SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING NOTES: INSPECT FOR ENCIRCLING ROOTS TO MITIGATE FUTURE STEM GIRDLING. REJECT ANY TREES THAT ARE SEVERELY AFFECTED. TWO ALTERNATE METHODS OF TREE STAKING ARE ILLUSTRATED AND TO BE UTILIZED ONLY IF NECESSARY. MAINTAIN TREES IN A PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD. DECIDUOUS TREE PLANTING I IVUIN- ✓VVU Rf1VL NO SCALE PLACE PLANT AS SHOWN ON PLAN MULCH PLANTING SOIL EDGING REFER TO LANDSCAPE PLAN FOR GROUNDCOVER OUTSIDE SHRUB BED EXISTING 5UBGRADE SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING, NOTES: IF ROOTS ARE PRESENT AROUND THE EDGES OF ROOTBALL, UNCOIL OR CUT AS MANY AS POSSIBLE WITHOUT DESTROYING SOIL MASS. SHRUB PLANTING HOLE PRIOR TO PLANTING, L PERENNIAL CREATE SAUCER AROUND PLANT WITH PLANTING SOIL MULCH EDGING REFER TO LANDSCAPE PLAN FOR GROUNDCOVER OUTSIDE SHRUB BED BACKFILL WITH PLANTING SOIL THROUCHLY TILLED AND LOOSENED PLANTING BED SOIL. PLANTING BED SHALL HAVE MINIMUM OF TWELVE (12 ") INCHES AROUND PLANTS EXISTING 5UBGRADE NOTES: IF ROOTS ARE PP-1-51-NT AROUND THE EDGES OF ROOTBALL, UNCOIL OR CUT AS MANY AS POSSIBLE WITHOUT DESTROYING 501L MASS. PERENNIAL PLANTING NORTH CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 TEL (763)420 -2288 - FAX (763)4206056 Tx MAPLE HILL HOPE CENTER CQRCCDRAtV, MN SHEET Tr1LE C0.1 COUNT NAME KEY COMMON NAME SCIENTIFIC NAME MATURE SIZE PLANTING SIZE ROOT COND. I DECIDUOUS TREES C5 NORTHERN CATALPA CATALPA SPEC105A 60•H x 40'W 2.5" CAL. B &B 2 GRASSES PV SWITCHGRA55 PANICUM VIRGATUM 5'H x 3'W 4" CONTAINER 2 DECIDUOUS TREES TAR REDMOND LINDEN TILIA AMERICANA 'REDMOND' 5O'H x 30'W 2.5" CAL. B &B 2 DECIDUOUS TREES QB SWAMP WHITE OAK QUERCUS BICOLOR 6O'H x 50'W 2.5" CAL. B &B 4 GRASSES SCSC LITTLE BLUESTEM SCHIZACHYRIUM SCOPARIUM 3'H x 15W 4" CONTAINER 3 DECIDUOUS SHPUB5 SJNF NEON FLASH SPIPEA 5PIRAEA JAPONICA 'NEON FLASH' 3'H x 3'W 5 GAL. POT 5 GRASSES AG BIG BLUESTEM ANDROPOGON GERARDII i x 15W 4" CONTAINER 6 CONIFEROUS SHRUBS TMN NIGRA YEW TAXUS X MEDIA 'NIGPA' 5'H x 5'W 5 GAL. POT 6 DECIDUOUS SHRUBS VON DWARF EUROPEAN CPANBERRYBUSH VIBURNUM OPULU5 'NANUM' 5'H x 5'W 5 GAL. POT a 0 >l a z¢ J Al I. CONTACT UTILITY SERVICE PROVIDERS FOR FIELD LOCATION OF SERVICES 72 HOURS PRIOR TO BEGINNING. 2. COORDINATE INSTALLATION WITH CONTRACTORS PERFORMING RELATED WORK. 3. PLANT MATERIAL SHALL CONFORM TO THE AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS AND BE OF HARDY STOCK, FREE FROM DISEASE; INFESTATION, DAMAGE, AND DISFIGUPATION. FOR DISCREPANCY BETWEEN THE NUMBER OF PLANTS ON THE SCHEDULE AND THE NUMBEP SHOWN ON THE DRAWING, THE DRAWING SHALL GOVERN. 4. PLANTING SOIL SHALL CONSIST OF 4 PARTS TOPSOIL TO I PART PEAT HUMUS, WITH 3 POUNDS OF COMMERCIAL FERTILIZER ADDED PER CUBIC YARD. 5. RESPREAD STOCKPILED TOPSOIL TO A MINIMUM DEPTH OF 4 INCHES, IMPORT ADDITIONAL TOPSOIL AS NEEDED TO MAKE UP ANY SHORTFALL. 500 ALL TURF AREAS DISTURBED BY CONSTRUCTION. 6. PLACE PLANTS ACCORDING TO LAYOUT WITH PROPER NOMINAL SPACING. D INSTALL 3 -4 INCH WOOD MULCH IN SHRUB BED AREAS. DINSTALL A 4 —FOOT DIAMETER SHREDDED HARDWOOD BARK MULCH DISH AROUND TREES NOT PLACED WITHIN A SHRUB OR PERENNIAL PLANTING BED. D ALL SHRUB BEDS SHALL BE EDGED WITH 6 —INCH BLACK VINYL EDGING (BLACK DIAMOND OR APPROVED EQUAL). CITY OF CORCORAN, MINNESOTA CITY CODE: BUILDING AREA = 4,178 S.F. I TREE /1,000 S.F. OF BLDG. = 5 TREES I SHRUB 1300 S.F. OF BLDG. = 14 SHRUBS TOP OF ROOT TO BE LEVEL FINISHED 6 FINISHED G 3 -5x DIA. OF SOIL BALL DOUBLE STRAND 14 GA. WIRE - 3' @ 120 DEGREE INTERVALS (TYP.) 16" POLYPROPYLENE OR POLYETHYLENE- (40 MIL, 1 -112" WIDE STRAP TYP.) TREE WRAP TO FIRST BRANCH TREE TO BE PLANTED WITH ROOT FLARE EVEN, WITH SOIL LINE OR FIRST MAJOR BRANCHING ROOT ONE INCH BELOW SOIL LINE. IF ROOT FLARE IS NOT APPARENT IT MAY BE COVERED BY BURLAP OR SOIL. ADJUST PLANT AS NEEDED TO MAINTAIN APPROPRIATE DEPTH. KEEP MULCH CLEAR OF ROOT FLARE. FLAGGING - ONE PER WIPE- FOUR INCHES (4 ") MAX. SHREDDED HARDWOOD BARK MULCH CUT TOP OF WIRE BASKET 113 (MIN.) FROM TOP OF ROOTBALL CUT TWINE FROM AROUND TOP 113 (MIN,) OF ROOTBALL. CUT AND ROLL BACK BURLAP 113 (MIN.) FROM TOP OF ROOTBALL. EDGE CONDITION VARIES PLANTING SOIL TOPSOIL SOD 2" X 2" X 24" WOOD STAKE SET AT ANGLE SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING NOTES: INSPECT FOR ENCIRCLING ROOTS TO MITIGATE FUTURE STEM GIRDLING. REJECT ANY TREES THAT ARE SEVERELY AFFECTED. TWO ALTERNATE METHODS OF TREE STAKING ARE ILLUSTRATED AND TO BE UTILIZED ONLY IF NECESSARY. MAINTAIN TREES IN A PLUMB POSITION THROUGHOUT THE GUARANTEE PERIOD. DECIDUOUS TREE PLANTING I IVUIN- ✓VVU Rf1VL NO SCALE PLACE PLANT AS SHOWN ON PLAN MULCH PLANTING SOIL EDGING REFER TO LANDSCAPE PLAN FOR GROUNDCOVER OUTSIDE SHRUB BED EXISTING 5UBGRADE SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING, NOTES: IF ROOTS ARE PRESENT AROUND THE EDGES OF ROOTBALL, UNCOIL OR CUT AS MANY AS POSSIBLE WITHOUT DESTROYING SOIL MASS. SHRUB PLANTING HOLE PRIOR TO PLANTING, L PERENNIAL CREATE SAUCER AROUND PLANT WITH PLANTING SOIL MULCH EDGING REFER TO LANDSCAPE PLAN FOR GROUNDCOVER OUTSIDE SHRUB BED BACKFILL WITH PLANTING SOIL THROUCHLY TILLED AND LOOSENED PLANTING BED SOIL. PLANTING BED SHALL HAVE MINIMUM OF TWELVE (12 ") INCHES AROUND PLANTS EXISTING 5UBGRADE NOTES: IF ROOTS ARE PP-1-51-NT AROUND THE EDGES OF ROOTBALL, UNCOIL OR CUT AS MANY AS POSSIBLE WITHOUT DESTROYING 501L MASS. PERENNIAL PLANTING NORTH CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 TEL (763)420 -2288 - FAX (763)4206056 Tx MAPLE HILL HOPE CENTER CQRCCDRAtV, MN SHEET Tr1LE C0.1 CIVIL TITLE SHEET CLI EXISTING CONDITIONS & DEMOLITION C2.1 51TE PLAN G3 -I GRADING DRAINAGE, PAVING, & EROSION COdTROL C4.1 UTILITIES I LANDSCAPE PLAN CONTACT ENGINEER. FOR ANY PRIOR. HISTORY DATE REVISION REVIEW 21 MAR 2013 CITY SUBMITTAL SES 19 F-I 2014 CITY SUBMITTAL SES NO SCALE PROJECT MANAGER REVIEW BY SS DATE 02.19.2014 NO SCALE Nem mi 0 20 40 BY: DBL DATE: FEBRUARY 19, 2014 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Landscape Architect under the Taws of the state of MINNESOTA. DARKEN B.LAZAN Registration No: 42926 DATE: 02119114 IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS, CITY SUBMITTAL FEBRUARY 19, 2014 F O R M From Site to Finish • • 40 0 105 South Fifth Avenue Tel: 612 - 252 -9070 Suite 513 Fax: 612 - 252 -9077 Minneapolis, MN 55401 Web: landform.net FILE NAME L201COR022.DWG PROJECT NO. COR12022 Landfom0and Site to Fnishsam registered service marks of Landfam Professional Services, I Agenda Item: §.b.. L A N® 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 • Tel: 612- 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: February 19, 2014 for the March 6, 2014 Planning Commission Meeting RE: PUBLIC HEARING. Comprehensive Plan Amendment and PUD Sketch Plan for Peachtree Partners, LLC for 103 -acre Schendel property at 20400 County Road 10 (PID 23- 119 -23 -42 -0003) (City File 14 -005) 60 -DAY REVIEW DEADLINE: April 22, 2014 Application Request Peachtree Partners, LLC has submitted a request for a Comprehensive Plan Amendment to the 2030 Future Land Use Map and the Sanitary Sewer Phasing Plan, as well as a PUD sketch plan review for approximately 231 single family detached homes on 103.3 acres. The Comprehensive Plan Amendment requires a public hearing. This concept plan is below the 250 single family home threshold needed to trigger a mandatory EAW (environmental assessment worksheet). No EAW is required. 2. Context Zoning and Land Use The property is currently guided High Density Residential and zoned RMF -3 (High Density Residential) and UR (Urban Reserve). Surrounding Properties The surrounding properties to the west are guided Low Density Residential and Mixed Residential and zoned UR. The properties to the north are guided Mixed Residential and High Density Residential and zoned UR. The properties to the east are guided Medium Density Residential and Public /Semi - Public and are zoned UR and P -1 (Public Institutional). The four parcels to the south (and north of County Road 10) are guided Commercial and zoned C -1 (neighborhood commercial). The property to the south across County Road 10 is guided Parks /Open Space and Public /Semi- Public and zoned P -1 and UR. Natural Characteristics of the Site The 2030 Comprehensive Plan shows a number of low and medium quality wetlands scattered around the site. The wetland delineation was approved by Elm Creek Watershed Management Commission on January 3, 2014. A High Quality Natural Community is located in the north (Maple Landfonn , SensiblyGreen and Site to Finish are registered service marks of Landform Professional Services, LLC. • • • Basswood Forest) and east (Floodplain Forest) areas of the site. Rush Creek and an unnamed tributary are adjacent to or within the site; consequently, a portion of the site is in the shoreland overlay district. A portion of the site is also located in the floodplain. 3. Analysis of Request Level of Discretion in Decision Making The City has a relatively high level of discretion in approving or denying a land use guide plan amendment. The land use plan is a major element of the 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. In other words, it is the City's plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. Comprehensive Plan Amendment This parcel is part of one of only three areas in the Comprehensive Plan guided for High Density Residential. The Comprehensive Plan states that: "The purpose of this land use district is to accommodate the development of multiplex and low- to high -rise apartment buildings and condominiums. Development will occur at a density of 10+ units per acre. Architecture, landscaping, open space, resident recreational areas, and surface water retention features are important in high density residential areas to ensure that development is appropriate and consistent with the community's character and environmental best practices. Ideally, streets and buildings will be designed around pedestrians to accommodate alternative transportation use such as bicycles and transit. High density residential developments in excess of 10 units per acre will require Planned Unit Development approval to ensure necessary standards are achieved. This High Density Residential category is located in the northern part of the downtown area and will provide a strong residential base to support an expanded downtown. High Density Residential is also located adjacent to the mixed use areas on the east side of County Road 116." The Comprehensive Plan was developed to emphasize density in key areas of the City so that larger portions of the City could remain at a lower density and still meet our Metropolitan Council density requirements of a minimum of 3 units per acre. The request from the developer is allow development of a single family neighborhood with a planned density of approximately 3.34 units per acre. This would require that that property be reguided through a Comprehensive Plan amendment from High Density Residential (10+ units per acre) to Low Density Residential (3 -5 units per acre). This requires a Super- Majority (4/5) vote of the City Council and the request must be submitted to the Metropolitan Council for review. The Metropolitan Council will review the plan amendment to ensure that the City's density goals are met. Typically, the Metropolitan Council will require cities who propose to reduce the density on one parcel to make it up on another to ensure that density goals are met. If that continues to be the policy, the City Council must consider that issue when reviewing this request. The Peachtree Partners, LLC team has suggested in their narrative (and prior presentations to the City Council) that Peachtree Partners, LLC LUGPA and PUD Sketch Plan (14 -005) 2 March 6, 2014 • the density could be shifted to a number of other areas. Staff finds that the most desirable option would be to increase the density in the mixed use areas of the City. The majority of the property is located in phase I of the 2030 Sanitary Sewer Service Staging Plan meaning it is planned to receive municipal sewer and water between 2010 -2015. A small piece of the western portion of the site is in Phase III planned to get service between 2020 -2025. While not specifically requested by the applicant, this phasing map should also be amended if the Comprehensive Plan Amendment were approved by the City. The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a comprehensive plan amendment request: • The extent to which the location criteria of applicable existing or proposed land use plan classifications are satisfied. • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re- examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: • Transportation • Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; • Housing, including the extent to which the proposal contributes to the City's adopted housing goals; • Surface water, including compliance with the City's goals for water quality as well as water quantity management; • Water supply; • Parks and open space; and • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. The City should consider the appropriate land uses for this site based on the land use needs in the community, the infrastructure improvements that could be facilitated by this development (including transportation improvements, storm water improvements, sewer and water extensions and park improvements) and land use transitions. Peachtree Partners, LLC LUGPA and PUD Sketch Plan (14 -005) March 6, 2014 • • PUD Sketch Plan • The sketch plan shows 231 single family lots on 103.3 acres (approximately 69.1 net acres). The proposed density is 3.34 units per acre (net, post - development). Natural Resources The submittal package includes a natural resource inventory and the applicant has generally done a nice job of preserving the natural resources on the north. The applicant has generally preserved this land as an outlot. However, staff notes that the forested area on the east side of the property is identified by the City as medium quality woodloods with a high value due to the proximity to creek and is proposed to be removed by the applicant who identifies it as low quality. Staff is concerned about the removal of what the City has identified as medium /high quality natural resources. The applicant must provide additional information to support their statement that it is low quality and discuss why the trees cannot be preserved. Lot Size The sketch plan shows 55- to 70 -foot wide lots with lots as small as 5,500 square feet. No lot areas are provided at this time. The RSF -3 zoning district typically requires 7,500 square foot minimum lot size and 65 -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, setbacks and other development factors. These are very preliminary concepts at this stage. Housing Styles All of the homes in the development will be single family detached homes. The developer has indicated that they have not chosen a builder or builders for this project. They have provided some examples of the types of homes that will be provided, but no specific house plans have been chosen. The City Zoning Ordinance that was adopted in 2011 has design standards for single family homes. It is unclear whether the proposed homes will meet these standards or PUD flexibility will be requested. 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 has completed a preliminary study as part of the downtown TIF planning efforts and notes that sanitary sewer and water could be extended to the site. However, as part of a formal development application, the City Engineer will complete a feasibility study at the developer's cost. All utility facilities, including but not limited to telephone, CATV, natural gas and electric power, shall be located underground. Peachtree Partners, LLC LUGPA and PUD Sketch Plan (14 -005) March 6, 2014 3 Wetlands 0 The wetland delineation was approved by the Elm Creek Watershed Management Commission ( ECWMC). ECWMC is the LGU for the Wetland Conservation Act and they will review and approve any proposed wetland impacts. If mitigation occurs, a mitigation plan must be submitted for review and approval and Elm Creek Watershed District approval must be obtained. The subject wetlands are not all ranked on the National Resource Communities Quality Rankings map, but the large wetland on the east is ranked as medium quality and the applicant has called it low quality. Therefore, the applicant must complete a MNRAM report for the City to review and approve of the ranking to establish wetland buffer requirements as outlined in Section 1050.010, Subd. 3 of the Zoning Ordinance. The sketch plan does not identify wetland buffers or setbacks. All wetlands must be blanketed by a drainage and utility easement. Ponding /Drainage 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. Staff is aware of existing drainage problems north of this site. The City would initiate a feasibility study to evaluate the issues and identify those improvements that must be made with a formal application. The feasibility study would be financed by the applicant. Transportation /Access Development of this site will require several complicated transportation and right -of -way decisions that need to be guided by City Council. These issues are detailed in the attached memo from the City Engineer. County Road 10 is a collector street that the Comprehensive Plan anticipates being realigned to Meister Road to the north. The applicant is showing the existing County Road 10 roadbed being reclaimed for landscaping, except in areas needed to provide access to the existing properties south of County Road 10, including one single family home and the new Rockford varsity baseball field. This is generally consistent with the Comprehensive Plan; however, the applicant would need to work closely with the City to determine the timing and extent of County Road 10 modifications. It is important to reiterate that this plan assumes that County Road 10 will be realigned per the adopted Comprehensive Plan. This project is driving the need for these improvements and would be responsible for sharing in the cost of the improvements. The City Engineer would complete a feasibility study to determine improvements, including timing, costs and financial implications. • The City Council will need to discuss this policy decision and provide direction on the willingness to proceed with the realignment process in order for this development to proceed. Peachtree Partners, LLC LUGPA and PUD Sketch Plan (14 -005) March 6, 2014 • • The remainder of the local streets within the development are shown with tree -lined boulevards and landscaped island in one the cul de sacs. These local streets are located in 50 -foot rights -of -way, which are generally consistent with the City Engineering Design Standards. The plan includes many local streets with cul de sacs. The Subdivision Ordinance states that "In the municipal urban service boundary, block lengths shall not exceed 900 feet nor be less than 500 feet, measured from the centerlines of streets, except where topography or other conditions justify a departure from that standard." The concept may exceed these standards, but final distances shall be reviewed with the preliminary plat. Street connections are shown to adjoining properties, but no future connection is shown to the north. A street connection (and utility stubs) should be provided for future extension to the north when development occurs. The City Engineer's memo includes a graphic showing the conceptual alignment. 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. Based on City standard details, the cul -de -sac radius shall be 50 feet from center to the face of curb. 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. Landscaping A landscape plan has not been submitted at this time. Street trees are provided on the public streets. 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. Parks, Trails and Sidewalks The applicant is showing a series of sidewalks and trails throughout the site. The Comprehensive Plan includes the 2030 Parks & Trails Plan shows an off -road trail on the north side of the site winding through the site and connecting to the existing city park. The concept plan is generally consistent with these trail locations. The land is shown as an outlot. The Comprehensive Plan anticipates that this land will be owned by the homeowners association and protected by an easement in favor of the City. Peachtree Partners, LLC LUGPA and PUD Sketch Plan (14 -005) March 6, 2014 0 3 Park dedication shall only be granted for trail easement areas as shown on the comprehensive plan and will not be given for trails located within public right -of -way. The developer is required to provide finished grading and ground cover for all park, playground, trail and public open spaces within their developments. No credit toward the required dedication shall be given for this work. Trails shall be paved by the developer as well as part of the PUD. The Parks & Trails Plan also shows an on -road trail on County Road 10; however, if Country Road is relocated as planned, this trail may not be required. The City will evaluate this trail as part of the transportation feasibility study. The sidewalk locations should be reevaluated to ensure a convenient pedestrian route and future extensions to the west, north and east along the planned road connections. • The Commission may wish to comment on areas where any additional trail /sidewalk connections should be provided or where locations should be adjusted. Under the current ordinance, park dedication for this concept is required at 11 % of the net (pre - development) land area. In this case, the sketch plan shows approximately 90 net acres, which would require park dedication of 9.9 net acres. Credit would be given for dedication of public park and public trail easements shown on the Comprehensive Plan. The plan is not consistent with the Comprehensive Plan, which shows a planned expansion of the existing city park site to the site through acquisition of land from this property. This area is shown on the comprehensive plan as an athletic park search area. • The City should consider whether this site is the preferred option for an athletic park. Since the comprehensive plan was originally adopted, the City has acquired 12 acres of the Roehlke property in western Corcoran for a new public works facility and has an option on an additional 126 acres from the Roehlke's for an athletic park. The Roehlke property, like this site, is shown in one of the four athletic park search areas. The City will need to choose one site upon which to develop this complex. Staff finds that the Roehlke property, with its proximity to the new Public Works facility, may be more desirable for an athletic park. • The City should discuss whether or not the applicant's plan, which seems to reduce the total park area due the new road alignment, is adequate for the city park land in this area. The City Council should evaluate whether or not some of the required park dedication should be provided in the form of land to expand this park. The City should generally accept park dedication in the form of land where shown on the maps; however, if new information is available the city may choose to accept cash or a combination of cash and land. The City may accept cash -in -lieu of land at 11 % of the value of the land with a maximum rate of $4,000 per unit for each new unit located inside of the MUSA (Metropolitan Urban Service Area). The City has a high level of discretion regarding park dedication on this site. Peachtree Partners, LLC LUGPA and PUD Sketch Plan (14 -005) March 6, 2014 • • U-0 Next Steps If the Comprehensive Plan Amendment is approved, the applicant would proceed with the following next steps: a. Rezoning to PUD b. Preliminary Plat C. Preliminary PUD Development Plan d. Final Plat e. Final PUD Development Plan Summary The City has a high level of discretion when considering a comprehensive plan amendment. Items that should be considered: a. Compliance with Comprehensive Plan Goals. The lost density on this site could be shifted to other parcels to maintain the planned population and density goals. If the Council finds that this site is not the most appropriate for high density residential, they may recommend approval of the change. b. County Road 10 Realignment to Meister Road as shown in the Comprehensive Plan. This project will trigger the need for this city project and other related transportation improvements. C. Park Dedication. The change to the land use designation will result in significantly less park dedication being required on this site. However, if the density is shifted to another site, this dedication would be collected when those parcels develop. This is primarily a cash flow issue. d. Park Dedication. The City must consider whether or not the City Park should be expanded as shown on both the Comprehensive Plan and the Design Guidelines adopted as part of the Zoning Ordinance or whether the possible acquisition of additional property near public works addresses the athletic park needs. The City should provide clear direction on this issue with the sketch plan. e. Utility fees. Development of this site will require extension of municipal sewer and water to the site and would generally require payment of both area charges and connection charges. The area charges would remain the same regardless of land use, but the total number of connection charges will be significantly reduced on this site if the reguiding is approved due to a reduced number of units. Again, this is more of a cash flow issue if the density is shifted to other parcels. The Comprehensive Plan Amendment is a policy issue for the City Council; therefore, staff has not provided a recommendation. We have outlined the key issues that should be considered. If the Planning Commission finds that the developer's arguments for the reguiding (including information about the housing market, the opportunity to build momentum for development in Corcoran, the opportunity to initiate a number of planned infrastructure improvements, etc.) were compelling, they should recommend approval of the request. Peachtree Partners, LLC LUGPA and PUD Sketch Plan (14 -005) March 6, 2014 0 3 If the Planning Commission finds that the applicant did make a compelling case for the amendment or that the existing land use is appropriate for this site and is willing to wait for the market to support this desired land use, they should recommend denial of the request. 6. Action The Planning Commission should choose one of the following options: a. Recommend approval of the Comprehensive Plan Amendment b. Recommend denial of the Comprehensive Plan Amendment The applicant is also requesting comments on this PUD sketch plan. Any comments given by the City are advisory in nature and non - binding. The applicant will consider the comments from the City when they prepare their formal submittal for preliminary plat and PUD development plan approval. Attachments a. Draft Resolution Approving Comprehensive Plan Amendment b. Draft Resolution Denying Comprehensive Plan Amendment c. City Engineer's Memo dated February 19, 2014 d. 2030 Sanitary Sewer Phasing Map e. Applicant's Comprehensive Plan narrative dated February 10, 2014 f. Applicant's PUD Sketch Plan narrative and graphics dated February 12, 2014 Peachtree Partners, LLC LUGPA and PUD Sketch Plan (14 -005) March 6, 2014 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- Motion By: Seconded By: xxx, 2014 APPROVING A COMPREHENSIVE PLAN AMENDMENT FOR PROPERTY LOCATED AT 20400 COUNTY ROAD 10 (PID 23- 119 -23 -42 -0003) (CITY FILE 14 -005) WHEREAS, the Peachtree Partners, LLC has requested a land use guide plan amendment to change the approximately 103 -acre parcel from High Density Residential to Low Density Residential, legally described as follows: See Attachment A WHEREAS, Peachtree Partners, LLC has also requested a change to the Sanitary Sewer Phasing Plan for the western portion of the site; WHEREAS, the Planning Commission has reviewed the requested amendments at a duly called Public Hearing and recommends approval; 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 comprehensive plan amendment for the above referenced parcel, based on the following findings and subject to the following conditions: The property is located within the urban service area where municipal sewer and water are available. 2. The property is located adjacent to Rush Creek and has a number of identified natural resources. The reguiding to Low Density Residential would be consistent with the locational criteria that anticipate this land use for development within or adjacent to environmentally sensitive areas to reduce development impacts to these areas. 3. There are adequate areas in the city to accommodate the higher density land uses, including the Mixed Use areas where more residential density could be planned to ensure that the City meets its density goals. 4. The applicant has submitted new information to support this change, including information to suggest that there is limited market demand for high density housing styles in Corcoran at this time. The land use change would allow development to occur much sooner than if the land use remained high density. 5. Development of the site as low density residential now would facilitate other planned infrastructure improvements, including stormwater improvements, sanitary sewer extension, municipal water extension and transportation improvements that will have regional benefits. 6. Surrounding land uses are either compatible with the proposed change in classification. Page 1 of 3 City of Corcoran xxx, 2014 County of Hennepin State of Minnesota RESOLUTION NO. 2014- 7. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. 8. The modification of the Sanitary Sewer Phasing Map to include the entire property in Phase I would have no significant fiscal impact on the City. 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 March 2014. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 3 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- ATTACHMENT A DESCRIPTION OF SUBJECT PROPERTY: Insert Legal Page 3 of 3 xxx, 2014 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- Motion By: Seconded By: xxx, 2014 DENYING A COMPREHENSIVE PLAN AMENDMENT FOR PROPERTY LOCATED AT 20400 COUNTY ROAD 10 (PID 23- 119 -23 -42 -0003) (CITY FILE 14 -005) WHEREAS, the Peachtree Partners, LLC has requested a land use guide plan amendment to change the approximately 103 -acre parcel from High Density Residential to Low Density Residential, legally described as follows: See Attachment A WHEREAS, Peachtree Partners, LLC has also requested a change to the Sanitary Sewer Phasing Plan for the western portion of the site; WHEREAS, the Planning Commission has reviewed the requested amendments at a duly called Public Hearing and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does deny the request for a comprehensive plan amendment for the above referenced parcel, based on the following findings and subject to the following conditions: 1. The existing land use classification is consistent with the High Density Residential location criteria. 2. The applicant has not provided evidence demonstrating compelling reasons that the plan should be changed, or new information that supports re- examination of the plan, or evidence the proposed development offers new opportunities that were not previously considered by the plan. 3. The applicant has not shown that change is needed to allow reasonable development of the site. 4. The applicant has not demonstrated that the proposed amendment has merit beyond the interests of the proponent. 5. The amendment will trigger numerous infrastructure improvements that will require City investment and have significant fiscal impacts upon the City. 6. The plan does not provide park dedication as anticipated by the Comprehensive Plan. Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron RESOLUTION NO. 2014- VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Lynch, Diane ❑ Thomas, Ron xxx, 2014 Whereupon, said Resolution is hereby declared adopted on this xxx day of March 2014. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 3 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- ATTACHMENT A DESCRIPTION OF SUBJECT PROPERTY: Insert Legal Page 3 of 3 xxx, 2014 Wenck TO: Kendra Lindahl, City Planner FROM: Kent Torve, P.E. DATE: February 19, 2014 SUBJECT: Schendel Sketch Plan Review 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 1.0 Background The project is located west of CSAH 116 and north of the 10150 split. This area has been exposed to sewer and water from the 2012 utility project creating the opportunity for urban development. 2.0 Transportation The primary issue for the site is the ultimate alignment of CSAH 10 and how the development timing affects the infrastructure improvements. A summary of items being discussed and studied by staff include: • City transportation plan shows CSAH 10 moved to Meister Road • County staff has reviewed the concept of moving CSAH 10 • Use of abandoned CSAH 10 • Project would allow the removal of the "Y" intersection at 10150 split • Provide for future connection at CSAH 16 Findings The list of items will create modifications to the sketch plan along with several complicated transportation and ROW decisions that need to be guided by Council. The property will need a north access, which is shown on the attached "City Grid ". This north access may be dedication of "half ROW" until future development occurs to finalize the connection to CSAH 116. 3.0 Sewer Sewer currently terminates at CSAH 116. The project has a few options for service: Concept No. One Construct an internal system consistent with Master Plans, however install a lift station to pump sewage to the CSAH 116 manhole. Concept No. Two Install the lift station on Schendel property to service the Downtown project also. (Currently the Downtown area would be serviced from a lift station in the Park). The concepts would be further developed with estimated costs as part of a feasibility study that incorporates the existing studies on Downtown. 4.0 Water Water pressure modeling would be performed to analyze pressures at the high point of the development. The model was initially executed as part of the Downtown TIF studies, and would be executed in additional detail. Looping would need to occur and routes would be reviewed as part of the feasibility study. 5.0 Stormwater The site drains to the north, and urbanization would require rates be controlled to existing conditions. Impervious surfaces would create additional volume which may require off site improvements to the north. 6.0 Recommendations The project requires significant infrastructure improvements and modifications to move forward. It is recommended to require the following: • Transportation Feasibility This feasibility study would develop options and costs. The benefit to the property will be presented along with "subdistrict" and regional transportation issues to identify the developments participation. • Sewer and Water Feasibility StudX This study would focus on options and costs for servicing the development with sewer as "stand alone" or with moving the Downtown Lift Station. Water modeling would be performed for the area in more detail. • Stormwater Feasibility This is a fairly straightforward review of topography, off site channels, and concepts of additional improvements and easements necessary for conveying stormwater to the large wetland east of CSAH 116, north of City Hall. Sewer Master Plan `.�.. 1 9 1 I' Oak. R,4 1C' `-P _ >r I. ddmL _ SE -AJ 2010 Aerial Photograph (Source: Mn GEO) 1,500 750 0 11500 N Feet 'ath� L:\2294\10\mxd \2013 End Plan \Trunk Sanitary Sewer l o snnnm z r,,,o z rnn I I�o.� cn Irmaz CITY OF CORCORAN Trunk Sanitary Sewer .R� wit: jai Wenck JUN 201 Legend Engineers - Scientists Business Professionals 1800 Pioneer Creek Center Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 Sanitary Sewer Service Area Sewer ••e Municipal Boundary Sanitary Sewer Lines G Sewer Subdistricts As-Built Sanitary Sewer — W-1 _ I V A f fare 1 �akirr ' Oil AWIti e I 7 ` o Ruu�p Creek Ga St Th—at 93 7 s s A cook, e r K L Laakin Rd _ C A • , `.�.. 1 9 1 I' Oak. R,4 1C' `-P _ >r I. ddmL _ SE -AJ 2010 Aerial Photograph (Source: Mn GEO) 1,500 750 0 11500 N Feet 'ath� L:\2294\10\mxd \2013 End Plan \Trunk Sanitary Sewer l o snnnm z r,,,o z rnn I I�o.� cn Irmaz CITY OF CORCORAN Trunk Sanitary Sewer .R� wit: jai Wenck JUN 201 Engineers - Scientists Business Professionals 1800 Pioneer Creek Center Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 Transportation Plan with "City Grid" System CITY OF CORCORAN JUNE 2010 Larkin Road Alignment Wenck Associates, Inc. 1800 Pioneer Creek Center Environmental Engineers Maple Plain, MN 55359 -0429 Figure 2 C1 Y =nm.11 -- j ! i Ii f ail- 1 1 1 w i z 1 LL LLLI } F ; — U , 6'• 1 �I 1 -r 5. z� 1 Ir 0 Q O W r 0 j r JUBERT {�� a I rr� LAKE z ! r ' O 1 1 1111EMIR= I III.1III11 MORIN LAKE 0 -1 ST�Fc Rp E i i LL W o� 1 0 CHUTT - (D ROAD 1 w LL 1 Q ' 1 O °¢ O _ MEISTER RC AD z GOOSE' I. �x' CREEK •�••�11 ? i 1 j (COOK -LAKE 1 F LARKIN RD 1 1 J 1 O SE"C}3 L �< GLEASON ROAD � 1 ��. 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1�■ 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 1� 1 ■� 7 Figure 9 2030 Sanitary Sewer Service Staging Plan 2030 Comprehensive Plan N W /i/41 E S 3,000 1,500 0 3,000 Feet 1 =11 �• City Limit 2030musa Wetlands Sanitary Sewer Service Staging 2010 - 2015 2015 - 2020 2020 - 2025 2025 - 2030 'The staging plan represents a progression of sewer that is based on location of planned Metropolitan Interceptors and where the first sewered growth is anticipated to occur, however the City does not commit to it occurring. Updated October 2013 Adopted June 2011 4 chtree Pars Date: 2/5/2014 To: City of Corcoran From: Peachtree Partners Re: Comprehensive Plan Amendment Application Request: To amend the Comprehensive Plan by changing the High Density Land Use & Mixed Residential Density guiding for the Schendel property to Low Density Residential. Background: Peachtree Partners LLC (background information attached) is proposing to develop the Schendel property along CR 10 north of CR 50 in Corcoran, see attached plan. Our request is to develop this property as a detached single family neighborhood with lot widths ranging from 60' -75' feet. Under the City's updated net density calculation the net density proposed would be just over 3 units per acre. In order to develop at this density the property would need to be guided and zoned for low density residential development. We believe there are a number of important reasons why rezoning this property as requested is beneficial to the City. Prior to making this application we had preliminary discussions with the City Council to see if the City would consider changing the guide plan from High Density Residential to Low Density Residential. At these two meetings a number of questions were asked and Peachtree Partners provided the Council with relevant information related to an eventual Comprehensive Plan Amendment request. Much of that information is summarized in this narrative. Reasons for Changing the Guiding of the Schendel Property from High Density Residential to Low Density Residential. Summary — Development will provide a critical catalyst for additional future residential and commercial development in the City as well as a possible elementary school. Residential development within and around the area guided as a future Corcoran downtown area is needed to spur the kind of growth and development that the City would like to see in its downtown. Without adding rooftops there will likely not be any meaningful commercial development within the City, beyond what already exists. Currently, the marketplace does not support the amount and type of high density development guided on the Schendel property, this is likely true of other areas of the City as well. With the Schendel property the City has a willing seller and buyer and an opportunity to create a catalyst for development in and around the downtown area. Timing — Timing is everything. No matter what a property is guided, if there is not a willing seller and buyer, development will not occur. While this may appear obvious, many times development is impeded by property owners who are not ready to have their property develop. The Schendel site is a great example of a property ready to be developed. Once development starts on this site there is likely to be a number of beneficial spillover effects into the surrounding area. This would not occur without a willing seller. Provision of Sewer and Water into the City — It is our understanding that the City desires to serve the existing downtown properties and a potential new elementary school with sewer and water service. The location of the Schendel site is such that development of the site will aid in serving both the school and the downtown area with sewer and water services. Development of the Schendel site will result in both financial aid(area charges) and locational assistance (utilities will run through this site). Market Demand — Currently there is very little demand for high density attached residential housing in the market area. However, there is significant demand for detached single family housing. We are land developers and not builders and generally seek to design a neighborhood that meets the market demand. To that end we have built several neighborhoods with multi - family housing and would do the same on the Schendel site if there were a market for that product. Relatively close to the Schendel site, primarily in Plymouth and Maple Grove, there has been significant detached single family development activity. This has been occurring primarily in the Wayzata School District. Properties in the Rockford School District have in comparison seen little development activity. It is critical that the first major residential development in the Rockford School District in the City of Corcoran be successful. In order to realize success, we need to offer a housing type that is in significant demand. Currently, and for the foreseeable future, the demand is for detached single family housing on 60' -75' wide lots for first time and first time move up buyers. Impact of Amendment on Neighboring Properties — Currently the Schendel property is surrounded by large lot residential, rural agriculture and open space. While the development footprint may be similar between High and Low Density Residential Development the overall impact to surrounding properties is likely less with Low Density Residential development versus High Density Residential Development. School — The potential school site across existing County Road 10 from the Schendel property presents an important and unique opportunity for the City and the region. There is a natural affinity between detached single family housing and an elementary school. This affinity is due to the large number of elementary school children that typically live in detached single family homes. The Rockford ISD 833 Superintendent has publicly stated his support for a low density neighborhood on the Schendel site. He recognizes that over time a neighborhood on the Schendel site could likely bring the critical number of additional children into the district that is needed to initiate the development of a school in the eastern portion of the district. This school would likely be located on the Rockford ISD 833's property adjacent to the Schendel site. 2 Much of the area to be developed around the future Corcoran downtown is within the Rockford School District. Therefore, it is important that the first major residential project within this area of the City be successful. Catalyst - The timing is right for a low density single family neighborhood in this area. Changing the guiding to take advantage of this opportunity will be a catalyst for more development in the downtown area. Development of the Schendel site will also assist the City in completing safety improvements to the intersection of CR 10 and CR 50. It will also likely be the impetus for a longer term solution to realign CR 10, a long term City goal. How can the Comprehensive Plan Amendment be accomplished? In order to approve this Comprehensive Plan Amendment the City will need to reallocate some density into other locations within the City. We provided the City Council with a variety of methods for accomplishing this density transfer. They included: 1. Adding additional single family areas outside of the existing MUSA. 2. Changing the guiding for select Low Density Residential Area to Medium Density Residential. 3. Adding a residential component to the area guided Commercial, and lastly 4. Increasing the amount of residential within the Mixed Use Areas. Our recommendation to the City was to consider increasing the mix of residential in the Mixed Use areas (Option 4). This is a simple change, does not affect the Land Use Plan and better reflects the type of development that will likely occur in these areas. This could also allow the City to transfer additional density beyond what is needed for the Schendel site in case other properties need flexibility to develop at lower densities while waiting for the market for higher density development to recover. We will be happy to provide more information on these options if desired. Related Rezoning: A majority Schendel property is zoned RMF -3 a small portion of the property is zoned UR. We will be requesting Planning Unit Development (PUD) zoning over the entire property. Request restated: Our request is for the City to approve a Comprehensive Plan amendment to change the High Density Land Use & Mixed Residential guiding for the Schendel property to Low Density Residential. 3 Peachtree Partners Attachment A Peachtree Pars Terry Forbord - Peter Pflaum - David Newman Over 100 years collective experience (Residential and Commercial) Expertise includes: • Management • Strategic planning • Homebuilding • Marketing • Brokerage • Sales • Legal • Site selection & acquisition • Site design • Land development • Zoning & entitlements • Lobbying • Financial reporting & financing • Asset & investment management • Due diligence • Homeowners associations Peachtree Pars Terry Forbord • St Cloud State University • Developed over 5,000 residential lots in the Twin Cities • 1986 -1988 - Scottland Companies - VP Residential Division: Managed day -to -day operations including; Product development, brokerage, entitlements, budget, profits, marketing and sales. • 1988 -1999 - Lundgren Bros. Development — President: Directed the day -to -day operations including; Management of $76- million real estate portfolio (1999 dollars), site acquisition, budgeting, financing, entitlements, marketing, public relations, physical site activities • 1999 -2007 - Laurent Development Company — Principal /President: Created unique master - planned communities throughout the greater Minneapolis /St Paul metropolitan area. Directed all day to day operations. Developed two award - winning communities: • Dancing Waters in Woodbury • A 450 acre, 11148 unit mixed -use master - planned community • Awarded "Best New Neighborhood" for 2004 -2005 • Territory in Credit River • A 700 acre, 276 single family homesite, master - planned luxury community • Awarded "Best New Neighborhood" for 2006 -2007 FForbord Land Company LLC - 4960 Sussex Place, Shorewood, MN 55331 (612) 868 -2483 tforbord @forbordusa.com Peachtree Pars Terry Forbord continued... • 2008 — 2009 - GMAC ResCap - Senior Asset Manager: Responsible for participation, management and disposition of 3.5 Billion in residential NPL /REO properties across U.S. • 2009 -2011 - Mountain Real Estate Group - Senior Asset & Investment Manager: Responsible for management and disposition of residential NPL /REO properties across the U.S. Participated in the direct acquisition, management and disposition of $768 - Million UPB of assets including homes, finished lots, partially completed developments, and raw land parcels • 1998 to Present - President/ Owner of Forbord Land Company: Offering complete real estate and development management and consulting services, providing strategies and tactics for businesses, partnerships and individuals • Terry is a licensed Real Estate Broker DandnF- { � �nrouurun •Trkr. 1� i +fnrr FForbord Land Company LLC - 4960 Sussex Place, Shorewood, MN 55331 (612) 868 -2483 tforbord @forbordusa.com : It 7itrr -'rr- t ppachtree Pars Peter Pflaum • Occidental College and University of Minnesota, MBA. • Developed over 8,300 residential lots in the Twin Cities • 10 lot subdivisions to 11800 units of mixed use housing • Former CEO / President of Lundgren Bros. Construction Inc. • Principal owner of Lundgren Bros and on its Board of Directors for 30 years • Annual sales volume exceeded $120,000,000 under his direction • Land acquisition and development of approximately 6,200 lots in over 140 subdivisions • In 1999 - Sold the company to U.S. Home Corporation. At that time Lundgren Bros: • Was the largest private residential builder in the State of Minnesota • Had built and sold approximately 3000 homes • LENNAR Corp. acquired US Home Corp and is one of the largest public home builders in the county • In 2000 named President of the Minnesota Land Division of LENNAR Corp. • Managed all land acquisition and development activities for both Lundgren Bros. and Orrin Thompson Homes • Acquired and developed land at the rate of about 800 to 1,000 units a year • In 20021 Peter started his own company, Plum Investment Company Inc. specializing in real estate acquisition and development. During this time he has developed 2,100 lots with David Newman • Peter is a licensed Real Estate broker Plum Investment Company - 18070 Breezy Point Road Wayzata, MN 55391 (612) 849 -6352 ppflaum @me.com Peachtree ftrtmrs David Newman • University of Minnesota and William Mitchell College of Law • Developed over 2,000 residential lots in a variety of markets • Owner /President of Bancor - 15 year old residential land development company. • A licensed attorney. While in private practice representing parties involved real estate: • Home builders • Civil engineers • Developers • Provided legal representation to cities including the cities of Fridley and Zimmerman for 10 years • 8 years as a member of the Fridley School Board • 3 years as the Chairman of the Fridley Planning Commission • 1990 joined a major twin cities custom homebuilder. Since then he has been actively involved in residential land development • Dave is a licensed Real Estate Broker Bancor The Bancor Group, Inc. 1521 94th Lane N. E. Blaine, MN 55449 763- 792 -8975 Dave@ bancorgroup.com Ppgrht Partners Peter Pflaum & David Newman Collectively Plum and Bancor were principals of: • Wild Meadows in Medina • A 350 acre conservation community consisting of 150 single family homesites clustered around 200 acres of protected space • Bailey's Arbor in Woodbury • A 235 acre residential neighborhood consisting of 845 single family and multi - family homes • Locust Hills in Wayzata • A 70 acre community consisting of 47 single family homesites designed around 45 acres of protected open space • Awarded "Residential Development of the Year" by the Minnehaha Creek Watershed District in 2007 • Partnered with Carlson family in the development of Woodland Cove in Minnetrista • A 488 acre community on Lake Minnetonka • All approvals have been obtained for a 1071 mixed use community • Awarded "Residential Development of the Year" by the Minnehaha Creek Watershed District in 2012 BAILEY'S �o ARBOR 3�y I.•} .T. Wnndl 4A 9`0110 wwww"IuIIU VVVU ON HALSTEAD'S BAY QProject Site Boundary QStaging Boundaries Wetlands Rural /Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service /Commercial Commercial Mixed Use Business Park Light Industrial Public /Semi - Public Parks /Open Space Golf Course Agricultural Preserve (Date of Expiration) Open Water I, I I j i Schendel Comprehensive Plan Amendment Request ' ;2/22n009 LARKIN ROAD <� emo��—N44 0 1,500 rcUSN CREEK 3,000 Feet — 02.07.2014 — V: \1938\ active \193802580 \GIS\ Projects \Future Land Use Change.mxd Sta ntec 6 Date: February 12, 2014 To: City of Corcoran From: Peachtree Partners, LLC Re: Planned Unit Development (PUD) Sketch Plan Submittal Background: Attached is a PUD sketch plan submittal for the Schendel Property. Prior to preparing the sketch plan for this site, we studied the City's planning and engineering documents and held several meetings with the City Staff, Rockford School District and the City Council. From the research and meetings we learned the following: 1. The City's longterm plan is to move County Road 10 to Meister Road (Comprehensive Plan— Transportation Plan). 2. Even if existing County Road 10 is not vacated, improving the safety of the existing intersection of County Road 10 and County Road 50 is a priority. 3. The City would like an internal street system within the Schendel site that provides a connection through the site that accommodates the vacation of County Road 10 (Southeast District Guidelines Plan). 4. The City identified a greenway corridor along the east side of the property and an extended greenway corridor along the north side of the property (Comprehensive Plan - Parks and Trails Plan). 5. Street connectivity — there is a desire for a potential street connection to CR 116 (Southeast District Guidelines Plan). 6. The City's Park Plans identify several Athletic Search Areas (ASA) as options for locating a more significant park facility. One area is across from the Schendel property. We learned the City has not yet fully discussed where this will be located but the City does have an option on other property located in western Corcoran that could serve this purpose. 7. Based on our request the City is now considering changing the land use of the property from High Density Residential to Low Density Residential. Current market conditions (lack of demand for high density development) as well as the synergy between single family neighborhoods and elementary school are factors in that consideration. 1 Existing Site Attributes: Once we understood more about the City's goals for the property, we evaluated how the site could be developed. First we identified the natural resources on the site, evaluated the general quality of those features, and prioritized what areas to protect and enhance while still providing a critical amount of development area to create a successful detached single family neighborhood. See Attachment - 5. • Drainage Patterns - The majority of the Schendel site drains to a large wetland near the east side of the property. We anticipate designing and constructing storm water ponds near this wetland. These ponds will meet water quality and quantity requirements of the City as well as the Elm Creek Watershed Management Commission. In addition we anticipate altering the outlet from the wetland as necessary to restore the wetland and to maximize the efficient storage of storm water prior to discharging it from the site. • Woodlands - The woodland areas were evaluated. The large stand of trees along the eastern boundary was determined to be poor quality and the woods along the northern boundary was of moderate quality with some hardwoods. • Wetlands — A wetland delineation was conducted on the site and approved by the regulatory agencies. This delineation identified 11 wetlands totaling 10.73 acres on the property. Most of the wetlands are in poor condition and are being farmed and /or are dominated by invasive vegetation. Although of a low and medium quality, we identified two large wetlands along the east side of the property as good candidates for restoration. In talking with the watershed commission, there was significant interest in completing this restoration. Four of the wetlands, approximately 1.1 acres, are being impacted for development, at the same time the large wetland complex in the east, totaling almost 7 acres, is being restored and made into a significant amenity for the neighborhood. Overall of the 10.73 acres of wetlands, 9.63 acres are being protected and /or restored including the only high quality wetland on the site. In addition there will be a protective buffer around each wetland as required by the City and Watershed. Compliance with City Plans: After evaluating the physical characteristics of the site, we referenced the City's overall plans to see which elements could be incorporated into the sketch plan. Parks & Trails Plan —The City identified a greenway corridor along the east side of the property which links to an extended greenway corridor along the north side of the property. Our sketch plan weaves these corridors into the neighborhood and provides trails that link the neighborhood to the greenways, the restored wetland complex to the east, preserved woods to the north, and the City /School properties to the southwest. 2 The guidelines in the zoning ordinance also contemplates the potential for a larger park complex in this area. However, between the existing School and City properties there is a significant amount of potential for recreation area shared between the City and School. Additionally, it is our understanding that the City may be considering other areas for a regional park facility. As a result, the focus of our design is on the trails, greenway corridors and preservation of other natural resources, which will supplement the School /City properties. Figure 1— 2030 Parks and Trails Plan Figure 2 - Southeast District Guide Plan • Transportation Plan — As previously mentioned we understand that the rerouting of County Road 10 is a City goal. Our sketch plan is consistent with this goal and therefore shows County Road 10 being vacated. The sketch plan also provides internal street connections as well as a connection to CR 116 which, was also indicated on the Southeast District Guide Plan, while at the same time providing an opportunity for improving the safety of the County Road 10 and County Road 50 intersection as contemplated in both the zoning and transportation plans. 111elatpr Rd Pq yyi��Me Rtl F`- P u `a `p � Llf 47 J ugtr Figure 1 - 2030 Transportation Plan 3 f 3 � , t Y t ]b j" Figure 1— 2030 Parks and Trails Plan Figure 2 - Southeast District Guide Plan • Transportation Plan — As previously mentioned we understand that the rerouting of County Road 10 is a City goal. Our sketch plan is consistent with this goal and therefore shows County Road 10 being vacated. The sketch plan also provides internal street connections as well as a connection to CR 116 which, was also indicated on the Southeast District Guide Plan, while at the same time providing an opportunity for improving the safety of the County Road 10 and County Road 50 intersection as contemplated in both the zoning and transportation plans. 111elatpr Rd Pq yyi��Me Rtl F`- P u `a `p � Llf 47 J ugtr Figure 1 - 2030 Transportation Plan 3 Features of the Sketch Plan After studying the City's plans and the natural features of the site we used our own experience in creating attractive and livable neighborhoods to design the layout shown in the sketch plan. The sketch plan contains the following key features: 1. Sense of Entry — It is important for us to create a special sense of entry into our neighborhoods. This is accomplished with the use of entry monumentation, landscaping, view corridors, and use of open space vs. placing homes at the entry to the neighborhood. 2. Trails — Trails have long been one of the most desired amenities within any neighborhood. We have created a meaningful trail and sidewalk system that links the Schendel neighborhood to the natural amenities in and around the property as well as to the Park and School properties to the west. Connecting these features creates a high value trail system for the public. 3. Curvilinear Design— Long rows of straight streets is generally not what consumers like when they experience a neighborhood. They prefer a more undulating streetscape with varying views. You'll note that our sketch plan incorporates curvilinear streets to add beauty and interest. This also calms traffic which creates safer streets. 4. Cul -de -sacs - In some cities the public works department frowns on cul -de -sacs because they take a little longer to plow, although we have not found this to be a universal response. On the other hand most homebuyers value cul -de -sacs because there is less traffic, safer for children and quieter. Plain and simple cul -de -sacs add value and are desired by many customers. Including them within neighborhoods adds value for the City, the developer and the neighborhood. 5. View Corridors — When possible, we like to integrate views of natural features as one drives through the neighborhood. One way this is accomplished is by removing home sites (lots) to allow openings for these views. Another technique is to design streets so they come close to these amenities. The sketch plan incorporates view corridors from the entry as well as in two locations along the large restored wetland. 6. Buffers - We strategically increased the depth of lots where either a ball field currently exists or where a future ball field may be constructed. In addition, we provided additional landscaping in these areas as a buffer between the homes and the ball fields. When reviewing the sketch plan you will see how we incorporated the key attributes listed above as well as the City's goals. Below we describe in more detail a few of the specific features of the site and other considerations of the design. Entrance off County Road 50 and City Park at Entrance — As mentioned previously, it is very important to have a sense of arrival into a neighborhood. After studying the alternatives for a safe entrance from CR 50, there appears to be only once reasonable alternative. This is the entrance as shown that runs through the existing City Park and Ball field. 4 We understand that this may have a short term impact on the Park but we also believe that we can work together in creating additional park improvements that could ultimately increase the functionality and usability of this City Park. This entrance was designed as a permanent fix of the County Road 10 and County Road 50 intersection but, with some modification, could also be used as an interim solution to the County Road 10/50 intersection until the County Road 10 vacation occurs. • Exception Parcel — A ghost plat is shown for the exception parcel in the northwest portion of the site. • School Property - We have met with the school on several occasions to discuss the interplay of the sites, evaluate options for accessing the school, and to look for ways to maximize connections between the sites. While this process is ongoing, it appears that their proposed location for a Varsity ball field can be accommodated. We developed a number of feasible options to maximize the connectivity and efficiency of City /School site. Some included not treating the City /School property line as a barrier. • Access to exception parcels — We show how the two exception parcels on County Road 10 can be provided access if they are not acquired by the City or others. • Access to Park - We show the main access to the City park from County Road 50. Our analysis of various future configurations of the City /School site indicates that these properties will be best served by access from County Road 50. • Access to proposed Ballfield — If the Rockford School District constructs a varsity ball field on the northern portion of the Rockford School District property as planned, the impact of the ball field on the Schendel sketch plan is manageable. We have designed some buffer space and landscaping as a screen between the nearest homes and the ball field. In addition, we think it would be prudent for the City to consider reasonable limitations on hours of operation, lighting, use of loud speakers, etc. when giving approval. If CR 10 is vacated and the ball field is located in the north, a revision to the parking lot entrance for the ball field may need to be contemplated. Ultimately, we believe that use of the school property is best served with all access coming off of CR 50. Specific Requested PUD Provisions While our PUD Sketch Plan likely has more detail and precision than typical sketch plans, it is important to remember this is only a sketch plan. After hearing the feedback from the City and prior to preparing a preliminary plat we will once again refine this plan and layout. Among other things the exact lotting patterns, the size of the lots, types of lots, and overall number of lots will likely change as we prepare a preliminary plat. 5 Below are some of the specific PUD standards we have contemplated. As we move forward with preliminary plans these will be refined and additional standards or exceptions may be added. • Minimum Lot Area- 5,500 square feet • Front Yard Set -Back - 25' • Rear Yard Set -Back — 25' • Side Yard Set -Back Minimum — 5' • Minimum Width at Front Set -Back — 55' • Minimum Lot Depth — 100' • Encroachment in Front Yard Set -Back for Porch — 8' • Encroachment in Side Yard Set -Back on corner lot for Porch — 8' • Driveways may be allowed to encroach into side yards with Architectural Control Committee approval • Shared driveways may be allowed • Decks allowed in the rear yard set - backs, but not closer than 15' and not in drainage and utility easements • 28 foot wide streets within 50 feet of right -of -way • No structural setbacks or landscape buffers along County Road 10 (Due to County Road 10 being vacated in the future) • 50% impervious in Shoreland Overlay District • 55' lots widths in Shoreland Overlay District • Maximum Principal Building Height 35' in Shoreland Overlay District Compatibility with Surrounding Areas • To the west - We have been working collaboratively with the City of Corcoran and Rockford Independent School District (ISD) 833 to plan for the elimination and vacation of existing County Road 10 immediately adjacent to the site and for its realignment to another location as conceptually shown in the City's Comprehensive Plan. Vacation of this road creates opportunities for synergies between the Schendel neighborhood and the Corcoran City Park, as well as a potential elementary school currently envisioned for the school site. Removing the barrier of County Road 10 will enable safe and convenient access for the families living in the Schendel neighborhood to use the park, open space, and to gain access to the future school. These various land uses — single family homes, parks, open space, and an elementary school — are not only highly compatible, but to a large degree these land uses depend and thrive on each other. In accordance with this compatibility, we have provided multiple trail connections from the Schendel site to the park /school. The City's Land Use Plan guides these properties for Parks and Open Space. It should be noted that one single family property lies within the park /school property. This use is compatible with the uses planned for Schendel. 11 • To the north — Rush Creek runs through properties directly to the north of the Schendel site. Much of the area between Schendel and Rush Creek consists of wetlands and flood plain and is therefore undevelopable. Due to the unbuildable nature of these areas, much of it has remained wooded and therefore has been identified on the City's Comprehensive Plan as potential greenway corridor. A small amount of land to the northwest of the site contains upland areas which may be developable. The Land Use Plan identifies these properties as Mixed Residential, which is compatible with the uses planned for Schendel. A moderate amount of land to the northeast of Schendel also contains upland areas which may be developable. The Land Use Plan guides these properties as Mixed and High Density Residential, which is compatible with the uses planned for Schendel, particularly since there will be an open space buffer between a majority of the property to the north and the Schendel site. • To the east — A number of existing, large lot single family properties lie to the east of Schendel. The Land Use Plan guides these properties as Medium Density Residential. This use is compatible with the uses planned for Schendel. • To the southeast — A church owns property which is located along the southeast corner of the Schendel property. The actual church and associated parking lot lie further to the southeast. We do not know what the church plans to do with the portion of their land located immediately adjacent to Schendel. Historically, churches are integral components of residential neighborhoods and are considered compatible uses. • To the south — A few commercial properties currently exist along County Road 10 near the intersection with County Road 50. They consist of vacant lots, a deteriorating building, another building utilized for storage, and a bar. The Land Use Plan guides these properties as Commercial. This is a relatively small area that exists prior to development. Adjacent buyers will be aware of the uses and zoning that exists in this location. Other Considerations • Access to Sewer and Water Services Sanitary Sewer — In 2012 the City extended trunk sanitary sewer from the Maple Grove boundary to County Road 116, a short distance north of County Road 10. This places the sewer close to the Schendel site. We will work with the City Engineer to determine the best route to bring sewer from the Schendel site to the existing trunk sewer. We anticipate installing a lift (pumping) station near the north property line of Schendel, just north of the large wetland on the east side of the property. This is the lowest point on the Schendel site. From there, we anticipate pumping wastewater to the existing trunk sewer along County Road 116. Sanitary sewer will be extended from the lift station through the Schendel site to the City park property on the southwest side of existing County Road 10. It is our understanding that this will enable a potential elementary school and the downtown businesses to be served with sanitary sewer. 7 Water Main - In 2012 the City extended trunk water main from the Maple Grove boundary to County Road 116, a short distance north of County Road 10. This places the water system close to the Schendel site. We will work with the City Engineer to determine the best route to bring water from the Schendel site to the existing trunk water main. Water main will be extended through the Schendel site to the City park property on the southwest side of existing County Road 10. It is our understanding that this will enable a potential elementary school and the downtown businesses to be served with potable water. • Density & Area Facts - Area and density calculations are shown on the sketch plan. • Park Dedication — We have incorporated the City's plans for greenway corridors through the Schendel property and plan to construct trails to link these corridors with each other. These corridors are the critical first sections of a City -wide system along natural resources flowing through the community. We anticipate that a portion of our park dedication will be satisfied through dedication of these corridors and construction of the associated trails. Any additional park dedication obligations are anticipated to be satisfied by payment of park dedication fees. As mentioned above we believe we should collaborate with the City to create a more robust City Park along CR 50 at the intersection of CR 10 and CR 50. • Representative Style of Structure — Since we do not yet have a specific builder or builders in mind for this development we attached a representative sample of structures from a variety of builders that generally look like the homes we expect to be built within this neighborhood. • Declarations - This neighborhood will have a Homeowner's Association that will maintain common elements within the neighborhood. The Association will also enforce any other provisions of the declarations such as architectural controls and use of the common property. Attachments The following exhibits accompany this narrative: • Attachment - 1 - Location Map — Seven County Metro • Attachment - 2 - Location Map — City Location • Attachment - 3 - Half Section Plat Map • Attachment - 4 - Site Aerial Photo - Aerial photo of Schendel site and the surrounding property • Attachment - 5 - Existing Natural Resources - Map of the natural features, topography, and wetlands • Attachment - 6 - Planned Unit Development (PUD Sketch Plan) • Attachment - 7 - Representative Examples of Possible Home Styles We look forward to discussing our plans for the Schendel property with you. M Location Map - Twin Cities Seven County Area Corcoran, Minnesota / 8 4 0 8 Miles N 1 1 1 1 1 1 1 1 1 February 7, 2014 4 Stantec V:\ 1938\ active \193802580 \GIS \Projects \Metro Location.mxd Project Site City Limit Open Water Wetlands Schendel City Location - 02.07.2 014 - V: \1938\ active \193802580 \GIS \Projects \CityLocation.mxd L Stant(Sc en N It C) Ll! (i3 �. S 112 SEC. 23 T 119 R. 23 Ta¢�SanueaOryiaVretA SU M� 32 39 42 41 CORCORAN - 52 SEC. 261119 R_23 33 34 43 P. map I a —ao. deeefw iavAs W4 u femWW'FS I$• w10 rMr�p+eem%W.ware*WFWW VOOdmAU"fftw fa airyprnWer r m sia 7-vow mexf Off m✓+cY a rd Om morarad lme»iams.. S7QPYiiICAHTG!- ENNEPIN CQUNi`1' 70f7 Schendel - Half Section Plat Map cc _ I= N 0 L6i — 02.07.2014 — V: \1938\ active \193802580 \GIS \Projects \Half Section Location.mxd � Stantee LEGEND hFTEASNFQix TFUB Cfg4llNGrAAY • • TAX WCl f r (ASTRICT 8OUN7FRY -- - 1- MCINL9d1NOARY 500 1,000 Feet 0 — 02.07.2014 — V: \1938\ active \193802580 \GIS \Projects \Half Section Location.mxd � Stantee Q Project Site Schendel Site Aerial Photo 500 1,000 Feet - 02.07.201 F - V:\ 1938\ active \193502580 \GIS \Projects \SiteAerial.mxd 1 �j Stantec 0 200 500 Schendel Existing Natural Resources - 02.12.2014 - PrQject #- 19380258o 00 Sta ntec Zoning & Lot Information Current Zoning - RMF -3 High Density Residential Proposed Zoning - PUD Planned Unit Development Proposed Minimum Lot Width = 65' Proposed Minimum Lot Depth - 120' Proposed Setbacks Front = 25' Side= 5' and 10' Rear = 30' Proposed Right -of -way = 50' Gross Density Property Area = 103.3 acres Proposed Number of Lots = 231 Gross Density = 2.24 units /acre i %SSG •.......... Net Density % Property Area = 103.3 acres t, , Wetlands Not Impacted by Development = 9.6 ac Wetland Buffer Not Impacted by Development = 2.6 ac Flood Plain without Wetlands and Buffer = 1.7 ac Ponds In Open Space = 2.2 ac r Right -of -way = 15.6 ac `" 20' Wide Trail Easement = 2.5 ac Net Developable Acreage = 69.1 ac Net Density = 3.34 units /acre L - Residential Lot -Flood Plain Wetland Open Space Sidewalk ,00 Trail rrrrrrrrrrrrrr Future Trail Schendel - PUD Sketch Plan - 02.12.2014 - '•i.rrrrru MA rurrr i y � • t r New driveway a existing home Future trail conn Rebecca Park Trail (CR 50) ? -.. a — Entrance Monument 0-% %0 V N C --- -� U a� l ® Stantec Schendel- Representative Examples of Possible Home Styles L 02.1 1.2014 Partners CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E- mail - ceneraleci.corcoran.mn.us /Web Site - w .cixorcoran.mn.us COMMISSIONS APPLICATION Please indicate by order which of the following you are interested in (1,2,3, etc.): Parks and Trails Commission Meets the 3rd Tuesday of the month at 7:00 p.m. - City Hall X Planning Commission Meets the 1st Thursday of the month at 7:00 PM - City Hall Watershed Commission Meets the 2nd Wednesday of the month, 11:30 AM — Maple Grove City Hall Other We welcome you as an applicant for one of the City's commissions. Residents of Corcoran are eligible for nomination to any of the City's commissions as established by the City Council. Please complete the following information, attach extra sheets if necessary, and return. Accommodations will be provided, upon request, to allow individuals with disabilities to participate in the application process. DATA PRACTICES ADVISORY We are required to provide the following information to you. Under Minnesota law, your name and home address are public information, which must be provided to anyone who requests it. If appointed to a, commission, the following information will also be public: education and training background, previous work experience, work location, a work telephone number, and any expense reimbursement. The other information requested below is classified as private. This information will be used by the Commissioners, and the City Council in determining whether you should be appointed to a commission. Therefore, all of the information will be provided to the Commissioners and City Council in a public forum and will be reviewed in public. Failure to provide the requested information may result in your not being considered for an appointment. H: \City Hall In formation\Forms\Administrative Applications Information \2012 Commission Application.doc Please complete the information below: Name: Alan Schultz Address: 6519 Hunter Ln Corcoran, MN 55340 Phone: (h) 763 - 478 -3696 1 '(w) 952 -886 -8462 (c)612- 865 -2578 Fax: E -mail: alan.schultz @aonbenfield.com Please answer the following questions (use the back side if more space is needed): 1) How long have you been a Corcoran resident? We will have lived in the community 2 years in March. 2) Please list any city committees/ commissions you have served on in the past, either for the City of Corcoran or another community. Please include the dates of service and if you held any positions such as Chair or Secretary. None 3) Please describe why you feel qualified to serve on the Commission for which you are applying, including any other relevant experience with the issues faced by the Commission. I believe I'm qualified to serve on this commission based on my broad understanding of what is going on the Metropolitan area as well as the City of Corcoran. I've lived in multiple communit s in the region and have seen how various forms of development has impacted them. I will bring a open and thoughtful approach to the topics before the commission. 4) Why are you interested in serving on this Commission? I'm interested in serving the community to which I've made my home. Community service has been a tra in my family, both of my parents served in township government over 25 years combined. I would like to back as well and I'm veryiinterested in the future growth and development of Corcoran. H: \City Hall Information \Forms\Administrative Applications Information \2012 Commission s Application.doc t If appointed, I agree to disclose any conflict of interest I might have in reviewing or approving any contract, license, permit, application, appointment, land use decision, public improvement, or other matter that comes before me? Please sign and date this Application and return to: City of Corcoran 8200 County Road 116 Corcoran MN 55340 Date 2—)1-7 0/c/ Applicant Signature H: \City Hall InformationTormMciministrative Applications Information \2012 Commission Application.doc The following is a summary of project status for current, active projects: Rockford School District Site Plan, Variances and Conditional Use Permit for a Baseball Field at 20400 County Road 50 (PID 23- 119 -23 -34 -001) (city file no. 13 -023). The Parks Commission reviewed this at their meetin on October 15th and a public hearing was held at the Planning Commission on November 7 . On November 25th the City Council tabled this item to allow the applicant to try to address a number of issues. The applicant has been working with City staff, Peachtree Partners, who is proposing development on the Schendel property to the north, and the watershed to address a number of issues. The review period has been extended to May 1, 2014. We expect this revised application to be reviewed by the City Council on March 27tH 2. 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 formal 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. The PUD Sketch Plan (round 2) was reviewed by the Parks and Trails Commission on January 21 st, by the Planning Commission on February 6th and will be reviewed by the Council on February 27tH 3. Maple Hill Estates 3rd Addition Preliminary and Final Plat (PID 24- 119 -23 -43 -0016 and 24- 119 -23- 43 -0014) (city file 14 -001). A site plan and variance was approved on April 25, 2013 for this project, but it was recently was determined that the new community center should be located on City property. The plat is required to adjust property lines. The preliminary plat is scheduled for a public hearing at the March 6th Planning Commission meeting. The City Council will review the preliminary and final plat on March 27tH 4. Kopperhead Ranch LLC Agriculture Preserve Designation and Initiate Expiration at 20471 Larkin Road (PID 26- 119 -23 -31 -0001 and 26- 119 -23 -34 -0001) (city file 14 -002). Chris and Kristin Smith have requested that two parcels be enrolled in Agriculture Preserve and have also initiated expiration so that they will come out of Agriculture Preserve in 8 years. The property is located in the MUSA, but is not planned to be serviced until after expiration of the Agriculture Preserve designation. The City Council will review the request on March 27tH 5. Lennar Final Plat, Development Contract and Final PUD Development Plan for "Ravinia" (City file 14 -003). Staff has assigned this file number because we have been meeting with the developer on issues related to the application. We expect a submittal for Phase I on February 18th. If this submittal is complete it could be scheduled for the March Parks Commission and April Planning Commission and City Council meetings. Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 Agenda Item _ i • i • L A N D F O R M From Site to Finish 105 South Fifth Street, Tel: 612 - 252 -9070 MEMORANDUM Suite Minneapolis, MN 55401 Fax: 612-252-9077 pool et www.lantlform.net ndfor DATE February 15, 2014 TO _ Brad Martens 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: Rockford School District Site Plan, Variances and Conditional Use Permit for a Baseball Field at 20400 County Road 50 (PID 23- 119 -23 -34 -001) (city file no. 13 -023). The Parks Commission reviewed this at their meetin on October 15th and a public hearing was held at the Planning Commission on November 7 . On November 25th the City Council tabled this item to allow the applicant to try to address a number of issues. The applicant has been working with City staff, Peachtree Partners, who is proposing development on the Schendel property to the north, and the watershed to address a number of issues. The review period has been extended to May 1, 2014. We expect this revised application to be reviewed by the City Council on March 27tH 2. 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 formal 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. The PUD Sketch Plan (round 2) was reviewed by the Parks and Trails Commission on January 21 st, by the Planning Commission on February 6th and will be reviewed by the Council on February 27tH 3. Maple Hill Estates 3rd Addition Preliminary and Final Plat (PID 24- 119 -23 -43 -0016 and 24- 119 -23- 43 -0014) (city file 14 -001). A site plan and variance was approved on April 25, 2013 for this project, but it was recently was determined that the new community center should be located on City property. The plat is required to adjust property lines. The preliminary plat is scheduled for a public hearing at the March 6th Planning Commission meeting. The City Council will review the preliminary and final plat on March 27tH 4. Kopperhead Ranch LLC Agriculture Preserve Designation and Initiate Expiration at 20471 Larkin Road (PID 26- 119 -23 -31 -0001 and 26- 119 -23 -34 -0001) (city file 14 -002). Chris and Kristin Smith have requested that two parcels be enrolled in Agriculture Preserve and have also initiated expiration so that they will come out of Agriculture Preserve in 8 years. The property is located in the MUSA, but is not planned to be serviced until after expiration of the Agriculture Preserve designation. The City Council will review the request on March 27tH 5. Lennar Final Plat, Development Contract and Final PUD Development Plan for "Ravinia" (City file 14 -003). Staff has assigned this file number because we have been meeting with the developer on issues related to the application. We expect a submittal for Phase I on February 18th. If this submittal is complete it could be scheduled for the March Parks Commission and April Planning Commission and City Council meetings. Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 6. Peachtree Partners request for PUD Sketch Plan and Comprehensive Plan Amendment for Schendel property at 20400 County Road 10 (City file 14 -005). The application has a number of very significant Comprehensive Plan issues, including triggering the need for the County Road 10 realignment as shown in Comprehensive Plan and extension of municipal sewer and water to this site. The applicant is asking to reguide the 103 -acre property from High Density Residential to Low Density Residential, which requires a Comprehensive Plan Amendment. The City Council has informally reviewed this concept at December and January City Council meetings. This is scheduled for Parks Commission review on March 13th, Planning Commission public hearing on March 6th and City Council on March 27tH Also, there are a number of projects that have been approved, but are still not filed and closed out: 1. 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. Notably, we met with the land owner in February and may have a new development application for this site later this year. 2. 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. 3. 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. 7. 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, staff has closed out the file and will now refund any remaining escrow. 8. 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. 9. 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, but staff has determined that the building is not being built according the approved plans. The Code Enforcement Official is working to resolve the issue. No Certificate of Occupancy will be issued until the building is corrected. 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, staff has closed out the file and city will now refund any remaining escrow. MEMORANDUM 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 Council on October 24th. The mylars have been signed and released for filing. The plat has been filed, staff has closed out the file and city will now refund any remaining 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 plat has been recorded and staff is working with the applicant to address any outstanding issues and close out the file /refund the escrow after wetland monuments and lot monuments are installed this spring. 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 was approved by the City Council on December 23, 2013. The applicant is now working on addressing those conditions and preparing a Final PUD Development Plan and Final Plat for approval this spring. 14. 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. The City Council approved this item on January 23rd. The applicant must now file the resolution at the County and then staff will close out the file and refund any remaining escrow. The applicant may apply for a building permit after the resolution is recorded. 15. BNC Farms Grain Bin Certificate of Compliance at 20913 County Road 10 (PID 22- 119- 23 -12- 0001) (city file 14 -004). An after - the -fact certificate of compliance was administratively approved. 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 City Council appointed a subcommittee, but the City Council has decided to delay kickoff as we work through some associated issues as part of some new development plans. We expect to convene this subcommittee later this year. MEMORANDUM