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HomeMy WebLinkAbout2014-12-04 - Planning Commission Agenda PacketCITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM -THURSDAY, DECEMBER 4, 2014 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Open Forum 4. Approval of a. Agenda b. *September 4, 2014 Planning Commission Minutes 5. New Business a. PUBLIC HEARING. *Proehl Preliminary Plat, Final Plat and Variance at 20630 Larkin Road (city file 14 -028) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation b. PUBLIC HEARING. *Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning for Peachtree Partners LLC on Schendel property at 20400 County Road 10 (City file 14 -027) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation c. PUBLIC HEARING. *Park Dedication Ordinance Update (city file 14 -007) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation d. *Proposed Ordinance Update — Planning Commission 6. Reports: a. *Planning Project Update b. * City Council Report — Council member Cossette c. Other Business i. January 2015 Meeting Date Change 7. 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 MINUTES 7:00 PM — THURSDAY, SEPTEMBER 4, 2014 The Corcoran Planning Commission met on September 4, 2014, at City Hall in Corcoran, Minnesota. Present were: Chair Jacobs, Commissioner Krueger, Commissioner Wu, Commissioner Theis, and Commissioner Schultz. Absent: Vice -Chair Ravnholdt Also present were: Council Liaison Guenthner, Administrator Martens, City Planner Lindahl, and Code Compliance Official Pritchard. 1. Call to Order AN Chair Jacobs called the meeting to order at 7:00pm 2. Pledge of Allegiance 3. Open Forum — None M Approval of a. Agenda 1W Motion made by Theis seconded by Schultz to approve the agenda as presented. Voting Aye: Jacobs, Krueger, Wu, Theis, and Schultz. (Motion carried 5:0) b. *July 3, 2014 Planning Commission Minutes Motion made by Wu seconded by Krueger to approve the minutes as presented. Voting Aye: Jacobs, Krueger, Wu, Theis, and Schultz. (Motion carried 5:0) 5. Unfinished Business: None 6. New Business 4111L a. *PUBLIC HEARING. Patnode Farms Preliminary Plat at 22610 County Road 50 (PID 20- 119 -23 -43 -0003) (city file 14 -0210) i. Staff Report — City Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. (7:08pm) iii. Public Comment — The Applicant, Mr. Mike Patnode inquired about adding a private easement to the plat. Planner Lindahl informed the applicant that a private access easement would not need to be reviewed by the Commission. iv. Close Hearing Motion made by Theis seconded by Wu to close the public hearing. Voting Aye: Jacobs, Krueger, Wu, Theis, and Schultz. (Motion carried: 5:0) (7:10pm) V. Commission Discussion & Recommendation — The commission discussed County right -of -way requirements. Planner Lindahl confirmed that the 50' half right -of -way request from the County is consistent with surrounding properties along County Road 50. The applicant stated that moving the front property line would leave him with less than 10 acres and inquired how it may affect future construction of accessory structures. The applicant was notified that he would need to maintain 10+ acres and apply for a Conditional Use Permit to exceed the maximum allowed square footage for accessory structures. If he would like to maintain 10 acres the other lot lines would need to be adjusted. The Commission asked for clarification on Park Dedication as it pertains to on -road trails. Wetland requirements were discussed, including MNRAM and buffer requirements. The Commission inquired about building rights; Planner Lindahl gave a brief history of building rights and requirements. Motion made by Krueger seconded by Wu to recommend approval of the Resolution as presented. Voting Aye: Jacobs, Krueger, Wu, Theis, and Schultz. (Motion carried: 5:0) b. *PUBLIC HEARING. City- Initiated Ordinance Update for Sketch Plans (City file 14 -009) i. Staff Report — City Planner Lindahl presented her staff report. ii. Open Public Hearing — Chair Jacobs opened the public hearing. (7:26pm) iii. Public Comment — None iv. Close Hearing Motion made by Krueger seconded by Theis to close the public hearing. Voting Aye: Jacobs, Krueger, Wu, Theis, and Schultz. (Motion carried: 5:0) (7:26pm) V. Commission Discussion & Recommendation — The Commission agreed that the proposed Ordinance would make the process more efficient and cost effective as well as give the applicant a better idea of the overall impression of the project. The Commission also expressed concern that the process may give the applicant a false sense of approval for specific items prior to Planning Commission review. Mayor Guenthner stated that the intention would be for the Council to review the overall concept when major changes are proposed and that the project design specifics would be reviewed by the Planning Commission as part of the development review process. It was clarified that a sketch plan review is advisory only and non- binding. Motion made by Theis seconded by Wu to recommend approval of the Ordinance Amendment as presented. Voting Aye: Jacobs, Krueger, Wu, Theis, and Schultz. (Motion carried: 5:0) Motion made by Theis seconded by Schultz to recommend approval of the Findings of Fact as presented. Voting Aye: Jacobs, Krueger, Wu, Theis, and Schultz. (Motion carried: 5 :0) 7. Reports: a. *Planning Project Update — Information only b. *City Council Report — Presented by Mayor Guenthner c. Other Business — None 8. Adjournment Motion made by Krueger seconded by Wu to adjourn. Voting Aye: Jacobs, Krueger, Wu, Theis, and Schultz. (Motion carried 5:0) Meeting adjourned at 8:OOpm. Submitted by Mike Pritchard Code Compliance Official • • Agenda Item 5. a. L A N D F 0 R M From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Planning Commission FROM: Mary Matze through Kendra Lindahl, Landform • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: November 24, 2014 for the December 4, 2014 Planning Commission Meeting RE: PUBLIC HEARING. Preliminary Plat and Variance for the property at 20720 Larkin Road (PID 26- 119 -23 -23 -0001) (city file no. 14 -028) 60- DAY REVIEW DEADLINE: N/A Application Request Donald Proehl is requesting approval of a preliminary plat and variance to create a 2.15 -acre lot (proposed Lot 2) for the existing farmhand house and a 47.20 -acre lot (proposed Lot 1) for the existing farmstead. 2. Context The 49.35 -acre parcel is unplatted and has 5 development rights remaining. The existing farmstead is on the southwest corner of the property and has a second home and associated accessory buildings in the south central portion of the site. Background On September 15, 2014, the City approved a topography waiver for the entire site. A wetland delineation waiver was approved for proposed Lot 1. A wetland delineation was required for the wetlands in Lot 2. The Council reviewed the proposed lot sizes and was supportive of granting a variance from the Urban Reserve (UR) lot size standards because of the unique siting of two principal structures on one lot. Staff recommended that the Council refer to the Rural Residential (RR) lot size standards when reviewing the variance for the subject property. Zoning and Land Use The property is zoned Urban Reserve and is guided Low Density Residential. The property is located in the MUSA and is in the 2025 -2030 phase of the Sanitary Sewer Service Staging Plan. Surrounding Properties Property to the west, north, east, and southeast are zoned Urban Reserve and guided Low Density Residential. Property to the southwest is zoned Rural Residential and guided Rural / Ag Residential. Landform ®, SensiblyG -0 and Site to Finish" are registered service marks of Landform Professional Services, LLC. i Natural Characteristics of the Site i i The 2030 Comprehensive Plan shows a wetland in the southeast corner of the subject property. In addition to this wetland, the National Wetlands Inventory also shows a small wetland located adjacent to the eastern side of the barn on the principal farmstead and a wetland located in the northwestern portion of the site. Parks and Trails The Parks and Trails Map from 2030 Comprehensive Plan shows a potential Natural Gas Easement Trail along the northern boundary of proposed Lot 1. The Plan also shows a proposed on -road trail along proposed County Road 50. Access Proposed Lot 1 and proposed Lot 2 will be accessed by existing drives. No new development is proposed on either Lot. The Roadway Functional Classification map from the 2030 Comprehensive Plan shows that County Road 50 will connect to Larkin Road through the southwest corner of the site. 3. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and City Code requirements, as well as City policies. The City Engineer's comments are incorporated into this staff report and included as an attachment. A. Level of City Discretion in Decision - Making The City's discretion in approving a preliminary and final plat is limited to whether or not the proposed plat meets the standards outlined in the City's subdivision ordinance and zoning ordinance. If it meets these standards, the City must approve the final plat. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Subdivision Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. B. Consistency with Ordinance Standards Preliminary Plat Lot Size The plat would create one 47.20 -acre lot (proposed Lot 1) for the existing farmstead and on 2.15 - acre lot (proposed Lot 2) for the existing farmhand house. Proposed Lot 1 meets the UR district lot size standards, however, proposed Lot 2 does not. Section 1040.020 requires a lot size of 20 acres Proehl Preliminary Plat, Variance (city file 14 -028) December 4, 2014 i • i and lot depth of 300 feet. The applicant is applying for a variance for the lot size and depth, and is proposing a lot size that complies with the lot size standards for the Rural Reserve district. There are 5 development rights remaining for the existing parcel. Because of the proposed lot size and the location of the wetland, staff recommends that a 4 development rights be applied to proposed Lot 1. The fifth development right is applied to proposed Lot 2 because the farmhand house was previously classified as an accessory structure. Structures Plans show several structures on proposed Lot 1 and proposed Lot 2. Plans show that the home and the barn on proposed Lot 1 and the farmhand house on proposed Lot 2 do not meet the front setback requirements of the Urban Reserve or the Rural Reserve district, and are legal nonconforming structures. Section 1030.020 allows an accumulated accessory building footprint up to 1,594 square feet for a 2.15 acre lot. The total square footage of the accessory buildings on Lot 2 is 848 square feet. The code allows unlimited accessory building footprints by CUP for lots over 10 acres. Plans show that both lots meet standards for accessory building footprints. The accessory buildings in proposed Lot 2 comply with rear setback standards for non - agricultural buildings, however, they do not meet the 100 foot setback or the required 10 acre lot size for agricultural buildings. Staff has included a condition that the accessory buildings on proposed Lot 2 not be used for agricultural purposes. Well and Septic Plans show the location of existing well and septic areas for both the farmstead and the farmhand house. No new well and septic is proposed. Streets No new streets are proposed. The preliminary plat shows that the 40 foot half right -of -way shown on the will be platted. The City Engineer noted that the jog shown in the right -of -way on the preliminary plat matches the original easement document, and likely provides access for maintenance to the culvert and the Larkin Road guard rail. Plans also show that there is a concrete pad partially located in the right -of -way. While it has a right to remain there, it is non - conforming and removal is strongly encouraged. The 2030 Roadway Functional Classification map shows that County Road 50 will be re- aligned via Larkin Road through the site. Additional right -of -way to accommodate the future roadway re- alignment may be required when the property is subdivided at a future date. As required by state law, the City submitted the proposed plat to Hennepin County for review. As of November 24, 2014, there were no comments from Hennepin County. Proehl Preliminary Plat, Variance (city file 14 -028) December 4, 2014 C Public Safety Review 0 Plans were sent to the fire department on October 30, 2014. The Fire Marshal noted that there were no concerns regarding public safety. As of November 24, 2014 there were no comments from the Fire Chief. Wetlands The 2030 Corcoran Natural Resources Inventory Map and the National Wetlands Inventory shows that a wetland covers a large majority of southeast corner of the subject property. A portion of the wetland's southern boundary terminates in proposed Lot 2. A wetland delineation report is in process for the wetlands in proposed Lot 2.The wetland delineation will be submitted to the Elm Creek Watershed Management Commission ( ECWMC) for review and approval. This application is technically not complete until the wetland delineation has been submitted to the City, however, staff finds that approval of the plat could be granted contingent upon ECWMC approval of the delineation. Section 1050.10, Subd. 5 requires that buffers around wetlands be planted with vegetation in accordance with Section 1050.10, Subd. 8 (Buffer Strip Vegetation Performance Standards). Staff has included a condition that will require the applicant to comply with these standards. 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. The plans comply with these requirements. Parks and Trails Staff notes that Section 955.020 of the Subdivision Ordinance states "Park Dedication is only due in cases where additional new parcels are created." The subdivision will create two lots for the existing homes. Because no new buildings will be constructed park dedication is not due at this time. Park dedication will be required in the future when the properties are subdivided. The Parks & Trails Plan in the 2030 Comprehensive Plan shows an on -road trail along future County Road 50 which may be re- aligned along Larkin Road. If the road alignment is determined to go in this location, the trail will be constructed in the County Road 50 right -of -way. Hennepin County typically requires a 50 foot 1/2 right -of -way for on -road trails. Future subdivision of this land may need to provide right -of -way as required by Hennepin County. The 2030 Comprehensive Plan also shows a potential Natural Gas Easement Trail along the northern boundary of proposed Lot 1. Staff recommends that a trail easement be provided when the land is subdivided in the future. Proehl Preliminary Plat, Variance (city file 14 -028) December 4, 2014 0 Final Plat The applicant has also requested approval of a final plat. The final plat requires action by the City Council only and will be reviewed at the December 11, 2014 Council meeting. However, the plat cannot be recorded until a wetland delineation is approved by the ECWMC. Variance The applicant is requesting a variance from the Urban Reserve's required minimum lot size of 20 acres and required lot depth of 300 feet. A variance requires that the applicant show that the following standards have been met. A. That there are practical difficulties in complying with the zoning ordinance. While the existing size of the parcel is 49.35 feet and could be subdivided according to the standards of the Urban Reserve district, the site conditions make it impractical to comply with the zoning ordinance. Even if a larger lot size were proposed for Lot 2, additional siting of lots would be difficult because the size and shape of the wetland limits where structures can be placed on the site. The placement of proposed Lot 2 allows adequate access for future sanitary sewer as proposed in the 2030 Comprehensive Plan. The 2.15 acre lot is consistent with the Rural Residential district standards. B. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The subject property is unique in that there are two homes on one lot. Historically, farmhand houses were commonly used as housing for hired help on agricultural properties. The farmhand home was constructed and historically used for this purpose until the recent past. The applicant has stated that he can no longer maintain the home and needs to sell it. C. That the granting of the variation will not alter the essential character of the locality. The granting of this variance will not alter the essential character of the locality. The applicant is not proposing any new construction, and the lot size will not change any of the existing conditions on site. D. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The intent of the Urban Reserve district is to preserve areas where urban services are planned as shown on the 2030 Comprehensive Plan, but not yet available. The code explains that large minimum lot areas retain lands until public infrastructure is available. Proposed Lot 1 will continue to preserve urban service areas. The creation of Lot 2 will have little impact on the future development of the site as there is already an existing home, and the new lot provides access for the implementation of orderly services. Proehl Preliminary Plat, Variance (city file 14 -028) December 4, 2014 ! E. The variance is consistent with the Comprehensive Plan. i The subject property is guided Low Density Residential in the Comprehensive Plan and is consistent with the goal of transitioning a rural environment to a more urbanized land pattern. C. Conclusions Staff has reviewed the preliminary plat and variance for consistency with the applicable standards outlined in the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Staff noted in the staff report the outstanding issues that must be addressed and have included conditions in the attached draft resolutions to address these issues. 4. Action Move to recommend approval of the preliminary plat and variance subject to the findings and conditions in the attached resolution. Attachments 1. Draft resolution approving preliminary plat and variance 2. Aerial Location Map 3. Engineer's Memo dated November 24, 2014 4. 2030 Comprehensive Plan Roadway Functional Classification Map 5. Preliminary Plat Proehl Preliminary Plat, Variance (city file 14 -028) December 4, 2014 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014 -xx Motion By: Seconded By: December xx, 2014 A RESOLUTION TO APPROVE A PRELIMINARY PLAT AND VARIANCE FOR PROPERTY LOCATED AT 20720 LARKIN ROAD (PID 26- 119 -23 -23 -0001) (CITY FILE NO. 14 -028) WHEREAS, the Donald Proehl has requested approval of a preliminary plat and variance to allow for the subdivision of the 49.35 acre property legally described as: The Southwest Quarter of the Northwest Quarter of Section 26, Township 119, Ronge 23, Hennepin County, Minnesota AND That port of the South Half of the Northeast Quarter of Section 27, Township 119, Range 23; Hennepin County. Minnesota, described as follows: Commencing at the Northeast earner of said Section; thence South to the Southeast corner thereof; thence West 40 rods; thence Northeasterly to beginning subject to road. WHEREAS, the Planning Commission reviewed the submitted preliminary plat at a duly called Public Hearing and recommends approval, and; NOW THEREFORE BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat and variance subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on October 23, 2014, and revisions received on November 21, 2014, except as amended by this resolution. 2. The following variances are approved: a. Variance from 1040.020, Subd. 9 to allow the proposed Lot 2, Block 1 to be platted as shown on the plans, which does not meet the minimum lot size and depth based on the following findings: i. There are practical difficulties in complying with the zoning ordinance. The site conditions and location of the wetland limit where structures can be placed on the site. ii. The conditions are unique to the parcel of land and were not created by the owner. The existing parcel has a historic farmhand house located on the property that has been used for this purpose until the recent past. iii. The granting of this variance will not alter the essential character of the locality. The applicant is not altering any of the existing conditions on site, and it will remain the same. iv. The proposed variance would be in harmony with the general purposes and intent of the ordinance. Proposed Lot 1, Block 1 will continue to preserve urban service areas. The creation of Lot 2 will have little impact on future Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota December xx, 2014 RESOLUTION NO. 2014 -xx development of the site because there is already an existing home and there is adequate access to implement orderly services. v. The variance is consistent with the Comprehensive Plan which calls for low density residential that will provide a transition from a rural environment to a more urbanized land pattern. 3. There are 4 development rights remaining on proposed Lot 1, Block 1 and zero building rights remaining on Lot 2, Block 1. 4. The Elm Creek Watershed Management Commission must approve the wetland delineation prior to release of the final plat for recording. 5. The accessory structures on proposed Lot 2, Block 1 may not be used for agricultural purposes according to the definition of Section 1020.020. 6. Prior to release of escrow: a. Record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. b. The applicant must plant the wetland buffers in accordance with Section 1050.10, Subd. 5 of the Zoning Ordinance. c. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance prior to the release of escrow. i. Wetland signs shall be purchased from the City. ii. Wetland buffer signs must be installed at each lot line where it crosses a wetland buffer and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet of wetland edge as shown on the preliminary plat. iii. The final locations must be inspected and approved by City staff. d. The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. 7. Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. Page 2 of 3 City of Corcoran County of Hennepin State of Minnesota VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron RESOLUTION NO. 2014 -xx VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron December xx, 2014 Whereupon, said Resolution is hereby declared adopted on this xxt" day of December, 2014. Kenneth Guenthner - Mayor ATTEST: City Seal Jeanie Heinecke — Clerk Page 3 of 3 9/17/2014 Hennepin .r k a , t Hennepin County GIS - Printable Map n I Rmws Parcel 26- 119 -23 -23 -0001 A -T -B: Torrens Map Scale: 1" = 800 ft. N ID: Print Date: 9/17/2014 Owner Donald R Proehl Jr Market $478,200 Name: Total: Parcel 20630 Larkin Rd Tax $5,782.56 Address: Corcoran, MN 55340 Total: (Payable: 2014) Property Farm Sale Type: Price: This map is a compilation of data from various sources and is furnished "AS IS" with no Home- Sale representation or warranty expressed or stead: Homestead Date: implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. Parcel 49.35 acres Sale Area: 2,149,630 sq ft Code: COPYRIGHT © HENNEPIN COUNTY 2014 http: / /gis.hennepin.us /Property /print/default.aspx ?C= 455941 .6045810007,4993011.844389041 &L =5 &T= hybrid &D = true &LID= O &FID= 2611923230001... 1/2 Wencl< Engineer's Memorandum TO: Kendra Lindahl, City Planner FROM: Kent Torve, P.E., DATE: November 24, 2014 RE: Proehl Farm Preliminary Plat 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 I have reviewed the preliminary plat dated 11/20/14 and have the following comments: • Dedicated ROW meets City requirements • The "jog" in the preliminary plat ROW matches the original plat document, o This ROW area contains a culvert flared end, wetlands, and also would provide access for maintenance to the Larkin Road guard rail. 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L A N D F 0 R M From Site to Finish 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kendra Lindahl, Landform • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: November 24, 2014 for the December 4, 2014 Planning Commission Meeting RE: Preliminary PUD Development Plan, Preliminary Plat and Rezoning to PUD (Planned Unit Development) for "Sawgrass" for Peachtree Partners, LLC on the 103 -acre Schendel property at 20400 County Road 10 (PID 23- 119 -23 -42 -0003) (City File 14- 027) 60 -DAY REVIEW DEADLINE: December 16, 2014 Application Request Peachtree Partners, LLC. has submitted a request for approval of Preliminary PUD Development Plan, Preliminary Plat and Rezoning to PUD to allow 246 single family detached homes on 103.32 acres. *NOTE: Staff has attached the most relevant files to this packet; however, due to the size of the project not all files could be attached. The full set of plans and application materials is available at City Hall for inspection during regular business hours. 2. Parks and Trails Commission Review The Parks and Trails Commission reviewed this item at their November 18th meeting. The Commission voted unanimously to recommend the following: • Acceptance of the off road trails in 20 -foot easements as shown (totaling 2.88 acres). • The remainder of the park dedication shall be cash in lieu of land. • The developer shall pave the entrance trail shown between County Road 10 and the large wetland area (Outlot N). • Recommended approval of the proposed trails in the wetland buffers as shown. • Recommended that the developer donate a trail easement on the west side of the project adjacent to the creek. No improvements are required in this easement and no park dedication credit will be provided. • The park dedication for the trail easements shall be deeded with each phase of development. • Cash for park dedication shall be paid in full by phase II. Additionally, the Commission recommended that the City and County work to ensure a safe trail crossing on County Road 10 between the project and the existing City park as part of the planned CR 10 improvements. Landfori SensiblyGeen and Site to Finish are registered service marks of Landform Professional Services, LLC. • • • 3. Context Zoning and Land Use • The property is currently guided Low Density Residential and zoned RMF -3 (High Density Residential) and UR (Urban Reserve). The Comprehensive Plan Amendment to reclassify the property from High to Low Density was approved and now the City will be required to rezone to a district compatible with this land use classification. 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 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 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. Process A PUD sketch plan was submitted for review and comment by the City in the summer of 2014. Generally those comments were incorporated in the plans now being requested for review. An EAW (Environmental Assessment Worksheet) has been completed and the City Council adopted a determination of No Need for EIS (Environmental Impact Statement) on November 13, 2014. If the requested preliminary applications are approved, the applicant would submit a final PUD development plan and final plat. The applicant has indicated that this will occur in phases. If the final plat and final plan are consistent with the approved preliminary plans, the City must approve the final plat and final plan. A development agreement would be processed for City Council approval with the final plat for each phase. Unless otherwise approved by the City Council, the initial final plat must be submitted within one year of preliminary plat approval, however, subsequent phases would be over an approximately 5 year period. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 • 4. Analysis of Request • Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City policies. The City Engineer's comments are incorporated into this staff report, the detailed comments are included in the attached engineering memo and the approval conditions require compliance with the memo. The applicant provided an extraordinarily detailed narrative with this application and this report will highlight key issues for consideration and review. A. Level of City Discretion in Decision - Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City's Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City's Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. 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 Comprehensive Land Use Regulations. If it meets these standards, the City must approve the preliminary plat. B. Consistency with Ordinance Standards Rezoning The proposed project is located in the Metropolitan Urban Service Area (MUSA) of the City. This is the area planned to be serviced by sanitary sewer and municipal water and these services will be extended by the developer as part of the project. The subject property is zoned Urban Reserve (UR) and RMF -3 (High Density Residential). These land uses were anticipating higher density development consistent with the prior High Density Land Use designation. A comprehensive plan amendment was approved to reclassify this property as Low Density Residential and the zoning must be revised to comply with this new land use designation. The applicant is requesting a rezoning from Urban Reserve (UR) and RMF -3 (High Density Residential) to PUD (planned unit development). The Zoning Ordinance has established a PUD zoning district and the purpose of the PUD district, is to promote creative and efficient use of land by providing design flexibility in the development of residential neighborhoods and /or nonresidential areas that would not be possible under a conventional zoning district. In this case, the developer is requesting PUD flexibility primarily for lot size and setbacks. The City must review this request for compliance with the PUD standards as follows: Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 3 December 4, 2014 • • • • 1. The planned development is not in conflict with the Comprehensive Plan. The planned unit development is not in conflict with the Comprehensive Plan. The proposed density of 3.5 units per acre is within the 3 -5 units per acre expected in the Low Density Residential land use classification and the plan incorporates the trail, park and street connections anticipated within the site. 2. The planned development is not in conflict with the intent of the underlying zoning district. The planned development of 246 single family homes is consistent with the intent of the underlying RSF -3 zoning district, which allows a mix of single and two - family homes. The applicant is requesting approval of PUD zoning for design flexibility to provide a mix of lot sizes for this neighborhood at a density consistent with the Comprehensive Plan. 3. The planned development is not in conflict with other applicable provisions of the City's Zoning Ordinance. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide both internal infrastructure needed to support their development and trunk infrastructure improvements that will serve a larger development area and well as increased amenities and better neighborhood design than might be expected in a standard subdivision. 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and /or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The planned development is feasible without dependence upon any other subsequent phase. The project has a 3 -5 year phasing plan and development is contingent upon completion of trunk infrastructure improvements. The initial phase will include the construction of the primary project infrastructure, lift station and other key public infrastructure improvement. 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails consistent with the City's Comprehensive Plan and a strong pedestrian connection to the existing City park. The development includes the construction of all public infrastructure needed to serve this site at the developer's expense. 6. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 i i i i The planned development is a residential neighborhood developed consistent with the Comprehensive Plan and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations The quality of the site design proposed by the PUD shall substantially enhance the aesthetics of the site, install and provide more efficient use of streets, utilities and public facilities than may otherwise be expected and create public benefit that is greater than would otherwise be achieved due to the construction and financing of all related infrastructure improvements. The development will meet the City's density goals while preserving 38% of the site as open space maintained by the homeowner's association (much of it wetland and ponding areas, but wooded areas and public trails as well) and replanting 1,620 new trees. The applicant has not yet determined the builder(s) for the project, but has agreed to generally comply with the City's architectural design standards. The Zoning Ordinance states that "the rezoning of the property defined in the development plan shall not become effective until such time as the City Council approves an ordinance reflecting said amendment, which shall take place at the time that the City Council approves the final development plan." The Council should approve the rezoning to be effect at such time as the final PUD development plan is adopted. Preliminary PUD DeveloDment Plan The PUD offers enhanced flexibility to develop the site through the relaxation of most typical zoning district standards. The PUD allows for a greater variety of land uses, construction phasing and a potential for lower development costs. In exchange for this flexibility, the City expects a higher level of design and a more sensitive development than might normally be the case. The proposal includes 226 single family homes, 20 twinhomes and several common lots /outlots. The common areas would be maintained by the HOA. The 3 different single family lot sizes and planned association maintained housing (twinhomes) in the southeast corner of the site would be part of a master HOA that would be responsible for maintenance of the cul de sac and park parkway landscaping, entrance signage, common open space areas and similar features. Lot Size The Zoning Ordinance states that the purpose of the RSF -3 district is "... to be the primary single - family zoning district for future residential developments. The smaller lot area will make efficient use of the City's land supply and investment in public utilities and allow the City to efficiently protect and preserve its natural resources such as wetlands and woodlands. In addition, the smaller lot area will Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 ! ! help the City meet its density goal for new single- family homes. Single family homes, as well as two - family dwellings are allowed in this district." The RSF -3 district requires a minimum lot size of 7,500 square feet and a minimum lot width of 65 feet. The plan shows single family residential lots in three sizes: 55 -foot wide lots, 65 -foot wide lots and 75 -foot lots. Lot areas range from 6,555 square feet to 20,182 square feet. The PUD zoning allows flexibility from the standard lot sizes and the applicant has requested PUD flexibility to reduce the minimum lot sizes. While the lot sizes are less than the ordinance allows, the resulting density remains at the low end of the 3 -5 units per acre that the Comprehensive Plan anticipates. Setbacks The plan shows some variety from the standard setback requirements as follows: Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 RSF -3 Ordinance Standard Requested PUD Flexibility Single Two - Family Family dwellings Single Family Detached Villas Minimum Lot Area 7,500 15,000 square feet 5,000 sq. ft. 4,000 sq. (for flexibility - -the ft. square smallest lot shown is feet 6,555) Minimum lot width 65 feet 100 feet 55' 40' Minimum Principal Structure Setbacks Front, From all other 20 feet 25 feet 20 feet 20 feet Front Porch (<_ 120 15 feet N/A 15 feet' 15 feeta square Deck (side and rear) 10 feet 10 feet Side (living) 10 feet 10 feet 5 feet 5 feet Side (garage)" 5 feet 5 feet 5 feet 5 feet Rear 30 feet 25 feet 25 feet 20 feet Maximum Principal 35 feel 35 feet 35 feet 35 fee Building Height Driveway setback 5 feel 5 feet 2 feetb 2 feet * *Minimum separation between structures on adjacent parcels shall a — Porches may be allowed to encroach and be 15 feet. same on either front set -back on corner lots. b — Allowed within set -back with ACC and City approval. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 • • • • The ordinance requires a 15 -foot minimum separation between structures on adjacent parcels. The applicant has requested PUD flexibility to reduce this separation to 10 feet. Staff notes that this is a fairly common separation in other communities. However, in order to ensure that the 5 -foot wide drainage and utility easement remains clear on each side of the house, we have included a condition that no accessory structures or equipment (such as air conditioning units, fireplace, etc.) be allowed to encroach into this 5 foot setback. The applicant is marketing the southeast corner of the site for an association maintained product and is requesting flexibility from the ordinance standards as follows: Staff does not support shared drives for single family homes, but does support them for twinhomes and townhomes as part of a good site plan. We will review details at the time of final plan approval. While the Zoning Ordinance allows a reduced front yard setback, it does so with the understanding that the garages will be setback from the front home elevation, thereby allowing adequate driveway space. Section 1060 of the Zoning Ordinance requires that the driveway be at least 22 feet in length between the front of the garage and the street, roadway or sidewalk; and "not impede pedestrian or traffic circulation or access to any other dwelling unit, nor shall it adversely affect the ability to provide public utilities or public safety." Side loaded garages would be subject to the 20 -foot front yard setback. The final PUD development plan must clearly show compliance with these requirements. Staff recommends that driveways for single family homes comply with the 5 -foot side yard setback to ensure that driveways remain outside of the City's drainage and utility easements. Design Requirements Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 Sawgrass PUD RMF -1 Sawgrass PUD RMF -1 Twinhome Twinhome Townhome Townhome 15,000 sq. ft. Min. Lot Area 7,500 sq. ft. per unit 4,000 per unit 5,400 sq. ft. 2,500 sq. ft. per unit Min. Lot Width at Front Set -Back 150 feet 75 feet per unit 60 feet 30 feet per unit Min. Side Set - Back 0 feet 10 feetd 10 feetd 10 feet' Min. Front Yard Set -Back 25 feet 20 feet 25 feet 20 feet° Min. Rear Yard Set -Back 25 feet 20 feet 25 feet 15 feet Porches 10 feeta 10 feeta Decks 10 feet 0 feet Shared Driveway Allowed Allowed a — Porches may be allowed to encroach and same on either front set -back on corner lots. b — Allowed within set -back with ACC and City approval. c — From ROW or private drive d — Between Structures Staff does not support shared drives for single family homes, but does support them for twinhomes and townhomes as part of a good site plan. We will review details at the time of final plan approval. While the Zoning Ordinance allows a reduced front yard setback, it does so with the understanding that the garages will be setback from the front home elevation, thereby allowing adequate driveway space. Section 1060 of the Zoning Ordinance requires that the driveway be at least 22 feet in length between the front of the garage and the street, roadway or sidewalk; and "not impede pedestrian or traffic circulation or access to any other dwelling unit, nor shall it adversely affect the ability to provide public utilities or public safety." Side loaded garages would be subject to the 20 -foot front yard setback. The final PUD development plan must clearly show compliance with these requirements. Staff recommends that driveways for single family homes comply with the 5 -foot side yard setback to ensure that driveways remain outside of the City's drainage and utility easements. Design Requirements Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 • • • • When the current Zoning Ordinance was adopted in 2011, it included a new section on Design Requirements for each zoning district. The RSF -3 district is subject to these standards. The applicant is requesting PUD flexibility from several of these standards, as noted below. A. Front Elevation: 1. Each elevation facing a street or park shall have a minimum of 50% comprised on (sic) natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. 2. Design of street and park fronting exterior elevations shall be varied with a minimum of five different styles provided in the development. 3. Homes in proximity to each other shall not look alike in terms of the combination of color of siding, accent and roofing materials. The home under consideration will be compared to the two homes on each side and to the three homes directly facing it. The applicant has indicated that they will comply with all of these requirements. Since the applicant does not have a builder for the project, it is not clear how the applicant intends to meet this requirement on those elevations, but compliance will be reviewed with building permit. The City has noted with previous developments that LP siding can be used to meet the front elevation requirements. The intent of this section appears to be to provide some variety in the number and quality of the materials used on the front elevation. The applicant would like to clarify that these requirements do not preclude two homes from using the same color and type of roofing products adjacent to one another, but it does ensure that the combination of colors for roofing, siding, trim, etc. are not exactly the same neighbor to neighbor. We agree and find that the limited options for roofing materials and colors make matching materials adjacent to each other acceptable provided the elevation and other material types and colors are not the same as the adjacent single family home. In the twin home/town home development in the southeast corner, the applicant has asked for some flexibility from these standards. The applicant notes that it is very common and often desired to have twinhomes with a more consistent appearance and they are requesting an exemption from these provisions for twinhomes. We agree that more consistency between these types of units may be desirable, but staff believes that some variety between these units is still possible and desirable. B. Garages: 1. The garage shall not comprise more than 55 percent of the viewable ground floor street - facing linear building frontage. This standard is based on the measurement of the entire garage structure and not on a measurement of the garage door or doors only. Corner lots are 2. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior design of the home. The applicant has requested PUD flexibility from requirement that garages not comprise more than 60% of the front of the single family home and not more than 70% of the Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 0 i • twinhome /townhome units. Staff finds that the small lots, combined with consumer demand for large garages makes compliance more difficult. The applicant will comply with the other design criteria designed to de- emphasize the garage and bring the garage into the home. The garage doors shall be architecturally styled to match the exterior design of the home. Staff recommends approval of this flexibility. C. Roof. - 1. Architectural design roofing materials including asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs or residential steel roofing material (with hidden fasteners) are required on all roofs. 2. Overhangs must be a minimum of 12 inches. Peachtree Partners, LLC. has committed to complying with these requirements. D. Side and Rear Facades: 1. Equal architectural treatment on all sides of the building (materials, articulation, etc.) shall be used for all new residential construction when located on or visible from an arterial road way or public park. Accenting shall be accomplished by including accenting materials and design on all facades. 2. Each side elevation shall have at least one window or door opening. 3. A maximum of 18 inches of the foundation wall may be exposed on any elevation. Staff believes that the intent of D.1. is to ensure that the higher quality and variety of materials on the front of the home be extended to the side and rear of the home when located on or visible from an arterial road or public park. This development has several homes that will be visible from the public park (across CR 10). The backs of these homes will be very visible from the park and should be subject to a higher level of design. The applicant believes that the ordinance language simply means that side and rear elevations must be consistent with each other, but is not required to incorporate materials and design elements from the front elevation. Furthermore, they believe that the proposed berm along CR 10 will adequately screen the rear of the home. • Staff concurs that the language could be clearer about the intent of D1; therefore, we ask the Planning Commission for feedback on whether the berm will adequately screen these homes or whether something more is required. Staff has included Condition 11.d. in the draft PUD resolution to address this issue, but the Planning Commission may modify as desired. Homeowners Association The development will have a homeowners association (HOA) to maintain the common elements, including the open space areas, development signage and cul de sac /island plantings. Additionally, the association maintained homes planned for the southeast corner of the site would likely have a sub - association to provide full maintenance of the home exterior, including mowing and plowing. A draft of the HOA documents has been submitted. A final draft of the HOA documents shall be submitted for City review and approval with the final PUD development plan application for phase I. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) December 4, 2014 Parking i i Guest parking is not required for single family homes. Section 1060.060 of the ordinance requires a single stall garage for single family homes. The proposed homes have two -car garages on the 60- foot wide lots and three- and four -car garages on the other homes. This complies with ordinance requirements. However, if multi - family housing is ultimately proposed in the southeast portion of the site, some guest parking may be required. We will review this issue when a PUD final plan is submitted for that portion of the site. The local streets within the subdivision are 28 feet wide streets within a 50 -foot right -of -way. This is adequate to accommodate on- street parking on one side. This is consistent with the City's engineering design standards and should be adequate to provide guest parking in the other neighborhoods. The developer should provide a parking plan for on- street and off - street parking throughout the development. The developer should also provide a graphic to confirm that the driveways in front of the homes have a minimum driveway length of 22 -feet to accommodate parking in front of the garages. The City requires all streets to be public. The developer has requested the flexibility to allow private streets in the association maintained housing area. Staff recommends that a public street be provided for the proposed twinhome development. However, private drives are very common in townhome developments and staff recommends that the issue be discussed in more detail with the final plan for that area. Staff finds that private streets can be acceptable if appropriate design standards and maintain agreements are developed. No direct driveway access and no parking will be permitted on County Road 10. Landscaping The City has no tree preservation requirements. The City does encourage preservation of significant trees particularly those shown on the natural resource inventory. The applicant has completed a tree survey of the more than 8,000 significant trees on site. The current development proposal preserves 44.6% of the significant trees. Section 1060.070 of the Zoning Ordinance requires 1 overstory tree for each single family home and a variety of landscaping along the perimeter of the site, along the streets, within the private park and adjacent to wetlands. The applicant is proposing to plant more than 1,600 new trees in this development. Each new home will be required to plant a minimum of 3 trees on their property and the developer will be installing street trees and trees in the open space areas. The plan shows overstory trees along each of the public streets and additional plantings at the project entries off County Road 10. This is generally consistent with the ordinance requirements; however, the developer should provide more detail about the landscaping plan, including the cul de sac island plantings. Staff recommends that the developer provide a revised landscaping plan that identifies the number, location, species and plant size to ensure compliance with the ordinance. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 10 December 4, 2014 • • • • Additionally, care should be given to provide a variety of trees species to ensure protection against disease and insects. This detailed plan must be submitted for City review and approval as part of the final PUD development plan. Signage Chapter 84 of the City Code regulates signage. Residential developments are allowed two development signs at the main entrance, not to exceed 32 square feet in area or 6 feet in height. One sign not to exceed 16 square feet may be allowed at a secondary entrance. PUD flexibility is requested to exceed these signage limits as described in the applicant's narrative. The preliminary PUD development plans show 2 monument signs at the main entrance on County Road 10 plus a median monument and 1 sign at the western entrance off County Road 10. The sign plans show an 18 square foot sign on a larger base with decorative elements for the main entry monuments and a median monument with approximately 10 square feet of sign area. A sign detail has been provided as an example, but no specific details have been provided. The developer has requested approval of the following PUD flexibility, which reflects more and large signs than shown on the submitted Preliminary Sign Plan exhibit (staff's recommendation is after each item): • Up to three signs allowed at each entrance. One on each side and one in the median as applicable. • Agreed • Sign area is measured by drawing a box around the lettering and shall not exceed 80 sq. ft. per entrance. Individual signs may not exceed 40 sq. ft. • Total signage at the main entrance shall not exceed 80 sq. ft. Individual monument signs shall not exceed 40 sq. ft. • Total signage at the second entrance shall not exceed 40 sq. ft. Individual monument signs shall not exceed 20 square feet. • Signs may be located adjacent to the right of way (ROW) and in the case of signs in the median signs may be located in the ROW. • Median signs may be located in the right -of -way, provided the applicant provides an exhibit showing that sight visibility is maintained. • Monument signs must comply with the minimum 10 -foot setback and be located outside of the sight visibility triangle. • Uplighting that does not glare onto adjacent property will be allowed. Illuminated and /or backlit lettering will be allowed. • The ordinance requires that any illumination of such signs must be external with downward focused lighting on a timer. While we believe our sign ordinance standards are very restrictive, we believe that prohibiting uplighting is a valid restriction as such lighting can be distracting to motorists and residents. Staff supports the illuminated and /or backlit lettering requested and the downward focused lighting. Lighting must comply with the standards in Section 1060.040 and glare, whether direct or reflected, shall not be visible beyond the limits of the site from which it originates. Signs and related structures will be allowed up to 12' in height. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 11 December 4, 2014 • • Monument signs shall not exceed 8 feet in height, however, median monuments may be allowed up to 11 feet tall. Additionally, the Parks and Trails Commission indicated a desire for trailhead signage that would be provided generally where the trails cross public streets. These provide good wayfinding through the neighborhood, but the developer must work with City staff to ensure that the trail signage is consistent with City standards. Staff recommends that the developer submit a master signage plan with sign details for design review by the Planning Commission and City Council prior to approval of the final PUD development plan. 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 feasibility study to show how sanitary sewer and municipal water could be extended to the site. The City of Corcoran has indicated that the cost to extend municipal utilities to a property should be borne by the property developer. At this time those final costs are unknown, but staff has developed an estimate of those costs with a feasibility study. All improvements within the site will be completed by the developer. All off -site improvements will be completed by the City and financed by the developer. City policy also requires the developer to extend sanitary sewer and water stubs to the property boundaries to allow future extension to surrounding properties. These surrounding properties would not be required to hook up to sewer and water at this time, but it is common practice for the developer to extend utilities to the property line to allow for future extensions. The cost to extend the utilities to the property line would be borne by the developer. Wetlands The developer completed a MNRAM for the wetlands on site and the City engineer has confirmed that they are a mix of medium and high quality wetlands. Many of these wetlands have been impacted by farming over the years, but retain their higher rankings due to their proximity to the creek. Wetland mitigation is proposed and is subject to review and approval from the Elm Creek Watershed Management Commission. The ECWMC is the LGU for the Wetland Conservation Act. All wetlands and buffers must be blanketed by a drainage and utility easement. The applicant has requested PUD flexibility to allow alternative wetland buffers and setbacks in compliance with Section 1050.010, Subd. 6 of the Zoning Ordinance. The ordinance allows the City to approve these alternative buffers when "because of the unique physical characteristics of a specific parcel of land, narrower buffer strips may be necessary to allow for a reasonable use of land ". In this case, staff finds that the alternative wetland buffers are appropriate because the wetland are generally located in the open space corridor, which would serve a similar function to a wetland buffer. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 12 December 4, 2014 • • However, in exchange for this flexibility, the City does require the developer to provide extraordinary management practices, as outlined in the City Zoning Ordinance. The plans note that an average buffer of 25 feet is proposed, but the actual buffers must be dimensioned on the plans. The plans appear to be generally consistent with the buffer requirements. The plans must also identify the location of the wetland buffer monument signs in compliance with the ordinance. Wetland Impacts The plan shows a number of trails located within the wetland buffer. Although the ordinance does allow trails in the wetland buffer setback area, it is silent on the concept of trails in the buffer itself. The applicant notes that due to the location of wetlands and the size of the buffers, the impact to the buffers could not be avoided. The wetland restoration creates over 5 acres of replacement wetland and as a result there is actually more buffer area than there is wetland area. To offset the impacts created by the trail being located in the buffer, the applicant increased the amount of buffer area in an amount equal to the impact. As noted by the developer, this ultimately allows the trail to be located in the open space away from homes and provides for a great trail experience. • Given that the buffers are primarily located in the common areas, the developer has requested some trails within the buffer areas. The Parks and Trails Commission reviewed this request and recommends approval of this flexibility. Floodplain There are approximately 3 acres of floodplain on the property. There are no impacts to the 100 year floodplain and the floodplain does not impact any home sites. The proposed ponds are located outside the floodplain. The portion of the trail meanders in and out of the 500 year flood plain will be elevated above the flood elevation. Shoreland The western portion of the property includes land in the Shoreland Overly District. The applicant is requesting PUD flexibility from the Shoreland Overlay District due to the unique characteristics of the property. The shoreland overlay district is for the creek that meanders through the site. The applicant's narrative does an excellent job of outlining the issues, request and mitigating factors: Impervious Surface. The developer has done an excellent job of retaining open space next to the portion of the creek that is on the subject property. This open space will mitigate any impacts from the planned homes. Staff recommends approval of the PUD flexibility to allow more than 25% impervious surface coverage per lot in this area based on the finding that the total impervious surface coverage in this area will not exceed 25 %. There is another portion of the site that is in the shoreland overly district for the creek that is located on the other side of County Road 10. Because all of this property is separated from the creek by County Road 10 and all drainage will flow north away from the creek, staff supports the PUD flexibility to waive the shoreland requirements for this area as well. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 13 December 4, 2014 • • • • • Building Height. The shoreland overlay district restricts building height to 25 feet, but we support the staff request to allow 35 -foot building heights as allowed in areas outside the shoreland district. None of the homes are riparian lots and this is not a navigable waterway, so the impact would be negligible. • Lot Width. The ordinance requires a 75 -foot minimum lot width. The applicant is requesting lots as small as 55 feet wide. Staff supports this request because the planned development will preserve approximately 40 acres (38% of the site) as permanent open space and has included stormwater management techniques within the development to ensure protection of the shoreland areas. • Setback. The ordinance requires a 25 -foot setback from County Roads. The lots would be separated from the County road by an outlot so this condition would not apply. We support the setbacks approved as part of the PUD. Storm Water Management The proposed plan identifies a number of ponds throughout the site. The ponding must provide treatment and rate control. The developer may not increase the rate of runoff onto other properties and existing drainage through the site must be maintained. The developer's plan is generally in compliance with these regulations. The City and the watershed will both review the grading plans for compliance with the applicable regulations. The ponds will need to be blanketed by drainage and utility easements. The developer has provided 10 -foot drainage and utility easements along the front and rear lot lines and 5 -foot drainage and utility easements along the side lot lines for the single family lots. This is consistent with the engineering design standards. Off Site Storm water Management The developer and the City are working with the adjacent property owners to the north to address the existing off -site drainage issues as part of this development. The area to the north has a significant floodplain and the floodplain will not be altered due to impacts of the project. The developer and the City are working with the adjacent property owners to the north to address the existing off -site drainage issues as part of this development. The area to the north has a significant floodplain and the floodplain will not be altered due to impacts of the project. Historical City storm water maps had shown a northwest ditch route for the site's easterly wetland. The 1971 aerial photo is given in Attachment C, however current topography shows this route is no longer feasible. The changes to the landscape from houses / tree canopy / farming practices over the last 40 years has created a situation where a northerly flow path is more dominant in the current condition. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 14 December 4, 2014 • i i To mitigate the impact of more volume of runoff, the City has been in contact with the residents to the north who have expressed a willingness to participate in a solution so the development's outlet of the large Sawgrass wetland does not exacerbate existing conditions. Therefore, the City will work with the residents and developer to implement a conveyance solution. Elm Creek Watershed will be reviewing plans and as the LGU also should issue wetland permits that will be pursued under a "No Loss ". Financing will be at the developer cost, and implementing an offsite solution assumes the northerly landowners continue to cooperate. The City Engineer's memo includes more detail and compliance with recommendations in that memo is a condition of approval. Streets A traffic study was completed by the City as part of the feasibility study and is discussed in the City Engineer's report. The City is working with Hennepin County to realign the CR10 /CR 50 intersection near this site. The developer will be responsible for a share of these improvements. The remainder of the local streets within the development are shown with tree -lined boulevards and landscaped islands in the cul de sacs. These local streets are 28 feet wide and located in 50 -foot rights -of -way, which are generally consistent with the City Engineering Design Standards. The landscaped islands provide an attractive amenity for the development, reduce impervious surface coverage and can provide opportunities for snow storage. The developer should provide more detailed information about the proposed landscaping within the islands. As noted with the Ravinia subdivision, staff believes that the landscaping islands are an amenity and could become a standard for the City, but should be monitored as the City takes over responsibility for snowplowing these public streets in the future. Hennepin County transportation has received a copy of the proposed plat and has indicated that they will provide comments, but the City has not yet received these comments. We expect to be able to provide an update at the Planning Commission meeting, but the engineer's memo includes several items that we expect the County to require based on conversations with staff. Typically, the County has required additional right -of -way along County Road 10 and we expect this to be a condition of approval. The narrative notes that a 40- foot' /2 right -of -way is proposed to be dedicated, but it must be clearly dimensioned on the preliminary plat and plans. Access As noted in the previous section, the main access to the site would be from County Road 10 near the center of the site, with a secondary access off County Road 10 near the western border of the site. Additionally, the applicant has provided street stubs to the Gleason property this property surrounds, as well as stubs to the north and east as required. The road in the northeast portion of the site will Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 15 December 4, 2014 • • be used to access the lift station and an easement to provide the sewer connection to CR 116 may also be graded and graveled to provide an emergency vehicle access; however, final design will occur with easement negotiations. Lighting Decorative streetlights are proposed throughout the development and generally appear to comply with the City policies. The streetlights would need to comply with the requirements of Section 1040.040 of the Zoning Ordinance and the Engineering Design Standards. The developer must work with the City to develop standards and revise the plans as needed to provide street lighting. Parks, Trails and Open Space Under the current ordinance, park dedication is required at 11 % of the net pre - development area or 11 % of the appraised value of the land for developments like this with between 3 -5 units per acre. The City should generally accept park dedication in the form of land where shown on the maps; however, 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 applicant has provided an appraisal report that shows the land value at $2,893,000. In this case, the plat shows 90.45 pre - development net acres, which would require: • Park dedication of 9.95 net acres (90.45 x 11 %); • Cash in lieu of land of $318,230 ($2,893,000x 11%); or • Some combination of land and cash. 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 plan is generally consistent with these trail locations. The applicant has done a good job of preserving the natural areas shown on the Comprehensive Plan as open space and 38% of the site (approximately 40 acres) is preserved as permanent open space. The plans show 1.3 miles of trail and 2.0 miles of sidewalk within this development. The trail locations shown on the plans are generally consistent with the adopted parks plans. However, the trail connection two County Road 10 is shifted east from the adopted plan to the project entrance. From a safety standpoint, this makes sense. However, staff notes that the new trail connection is next to a street rather than in an off -road location. The current location of the trail connection to County Road 10 is a trail in lieu of a sidewalk. The Parks and Trails Commission recommended that this segment of trail be dedicated to the City and that park dedication credit be given, but that the developer is responsible for paving this segment of trail without reimbursement. The Parks and Trails Commission also recommended that the future shown on the west side of the project be deed as a trail easement, but that no park dedication credit is granted and no improvements made because the final alignment of the trail may change as surrounding properties develop. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 16 December 4, 2014 4 -s r 4 5 �+ rP IF 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. • The trail locations are generally consistent with the locations shown on the Comprehensive Plan, but the Commission should review and comment. • If credit is given for the 20 -foot trail easement over all trails as shown by the developer, that would be 2.88 acres or 28.97% (2.88/9.95) of the required park dedication for this project (2.93 acres would actually be dedicated, but as noted above, no credit will be given for the western portion). • Park dedication due on this site would be $318,230 if all in cash. However, if credit is given for the trails, the area of the trails would satisfy 28.97% of the park dedication requirement, leaving 71.03% of the dedication due in land or approximately $226,039. • The Parks and Trails Commission recommended that the full park dedication amount be paid with the 2nd phase of development. • Staff recommends that the City work with the developer to schedule the park dedication payments and timing of the credit to be given for paving the trails. The reimbursement amount could be approximately $95,355 (based on $15/If paving costs described by the developer in the narrative), which would result in a net contribution of approximately $130,684 (the developer has a slightly different number in his narrative and the actual number would be finalized with the final plat). The Parks & Trails Plan also shows an on -road trail on County Road 10. The City is currently working with Hennepin County on the road realignment options and will evaluate this trail as part of the transportation study and ongoing CR 10 design. Five -foot wide sidewalks are required to be provided on one side of each public street. Generally the plans show compliance with these requirements; however, the plans shall be revised to show these sidewalks to ensure connections throughout the entire development. Specifically: Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 17 December 4, 2014 � t t �s b Y 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. • The trail locations are generally consistent with the locations shown on the Comprehensive Plan, but the Commission should review and comment. • If credit is given for the 20 -foot trail easement over all trails as shown by the developer, that would be 2.88 acres or 28.97% (2.88/9.95) of the required park dedication for this project (2.93 acres would actually be dedicated, but as noted above, no credit will be given for the western portion). • Park dedication due on this site would be $318,230 if all in cash. However, if credit is given for the trails, the area of the trails would satisfy 28.97% of the park dedication requirement, leaving 71.03% of the dedication due in land or approximately $226,039. • The Parks and Trails Commission recommended that the full park dedication amount be paid with the 2nd phase of development. • Staff recommends that the City work with the developer to schedule the park dedication payments and timing of the credit to be given for paving the trails. The reimbursement amount could be approximately $95,355 (based on $15/If paving costs described by the developer in the narrative), which would result in a net contribution of approximately $130,684 (the developer has a slightly different number in his narrative and the actual number would be finalized with the final plat). The Parks & Trails Plan also shows an on -road trail on County Road 10. The City is currently working with Hennepin County on the road realignment options and will evaluate this trail as part of the transportation study and ongoing CR 10 design. Five -foot wide sidewalks are required to be provided on one side of each public street. Generally the plans show compliance with these requirements; however, the plans shall be revised to show these sidewalks to ensure connections throughout the entire development. Specifically: Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 17 December 4, 2014 ! ! The sidewalk locations should be extended through the association maintained neighborhood planned in the southeast corner of the site. o The applicant has suggested that, depending on the product type provided, they may request approval of a private street here. Regardless, of whether this is approved with a public or private street, staff believes that this sidewalk connection is important and has included this as a condition of approval. To that end, we recommend that the sidewalk be moved to the south side of Street F so that this neighborhood cannot connect to the sidewalk system without a mid -block crossing. The Parks and Trails Commission did not feel strongly about this issue, but we have added a condition that the final location be determined with staff prior to approval of the final plat. We also recommend that the sidewalk extension be shown on the stub street off the east side of the Street F cul de sac for a future sidewalk connection. Natural Resource Corridor This natural resource corridor is shown as preserved with a trail corridor. The City's Comprehensive Plan encourages preservation of this corridor but does not recommend the land be taken as public park. Staff recommends that the land be preserved and owned /maintained by the Homeowners Association. Community Park A public park to serve as the neighborhood park exists across County Road 10. This is defined in the Parks Plan as a community park, but will also serve the neighborhood park needs of the neighborhood, as noted by the Parks and Trails Commission in March. Good access is provided to this park and the playground by the planned trail and sidewalk connections. Our Comprehensive Plan says that neighborhood parks should be within' /2 mile of residents. The applicant has provided an exhibit showing that all homes within this development would be within this' /2 mile radius of the existing playground and most would be within' /4 mile. PUD Flexibility Standards In addition to the PUD flexibilities already outlined above, the developer has asked the City to consider an additional set of PUD flexibility standards that would allow some ability to modify the plan without a complete PUD amendment if the modifications fall with certain parameters. This would give them the ability to respond to changes in the marketplace and needs of different builders. The City has the ability to approve these flexibilities as part of the PUD and incorporate them into a development contract. Specifically: 1. Open Space — The total amount of open space will not be reduced by more than 2.5% or 1 acre from the amount shown in the approved PUD. 2. Development Footprint - Total development footprint as identified by street right -of -way and total lotted area cannot increase by more than 1 acre. 3. Wetland Buffer - At all times we will not reduce the amount of wetland buffer provided. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 18 December 4, 2014 • • r • 4. Storm Water - Storm water treatment areas may be modified, provided that the overall treatment standards are still equal to are greater than the standards approved with the Preliminary Plat. 5. Trails — Any plan must generally provide an east -west and north -south trail link as approved with the PUD Preliminary Plan and while the location of trails may be slightly adjusted the overall locations and length of trails will be honored. 6. Entrance Location(s) - Main entrance location off CR 10 will remain unchanged. 7. Total Units — The total units cannot be less than 235 (3.34 units /acre) and more than 275 (3.91 units /acre) without amending the PUD. 8. Association Maintained Housing — Blocks 20, 21 and Outlot O must be maintained and actively marketed for association maintained housing until the final phase is approved. If at that time with active marketing this has not sold, this area may be platted as single family. 9. Housing Types— Housing /Lot types may change without amending the PUD so long as they meet the approved PUD lot standards. 10. Private Streets — If townhomes are added to the PUD private streets will be allowed, if needed, in the townhome areas to accommodate that housing type. 11. Lots and Blocks - Lots sizes may change within the limits approved, however, blocks as arranged need to stay generally consistent with approved Preliminary PUD and Plat. Staff finds that the proposed PUD flexibility provides the City assurances that the general development concept will be maintained while the developer the flexibility to respond to the marketplace. This is particularly important for the association maintained area planned for the southeast portion of the site, but may be applicable in other areas. If the City approves this flexibility, the only change staff would recommend is that number 10 be changed to say that private streets MAY be allowed. • This concept of PUD flexibility standards is new to the City and unique to the project. The Commission should comment on this proposal. Preliminary Plat The applicant is requesting approval of a preliminary plat to allow the creation of 246 homes on this 103.32 -acre site. The proposed development would have a net density (post - development) of approximately 3.5 units per acre. This is consistent with the land use plan, which would allow a density of 3 -5 units per acre. Lot Size The PUD district has no minimum standards for lot size; however, the proposed development would comply with the density requirements permitted by the PUD. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 19 December 4, 2014 Development Phasing • The developer plans to develop this project in 3 phases. The developer would like to begin work in 2015. Timing will be contingent upon extension of public infrastructure. The phasing plan may be modified at each stage to better correspond with public improvements. The Zoning Ordinance requires that construction begin within 1 year of the rezoning to PUD (which will occur with approval of the final PUD development plan for Phase I, except that the City Council may extend this time period for 1 additional year and the Subdivision Ordinance requires submittal of a final plat application within 1 year of preliminary plat approval unless otherwise approved by the City Council). Due the infrastructure issues, the City Council may wish to extend this approval to the full 2 years from the date of approval. Through the PUD process, the City has the legal authority to negotiate a phasing plan with the developer. The City does not have this same authority with standard zoning. The Council may approve the attached phasing plan. The phasing plan would be subject to the above standards in the sense that the final plat for the 1 st phase of development must be submitted within 2 years. This initial final plat will include all of the property, but phases 2 and 3 will likely be shown as outlots. The City Council may want to approve the attached phasing plan to ensure an understanding of the project timing. Obviously, the phasing schedule is the developer's best estimate and is subject to change depending on market conditions and infrastructure timing. Staff recommends that all of the right -of -way for County Road 10 be dedicated with the first final plat. C. Conclusions Staff finds that the proposed plan is generally consistent with the Comprehensive Plan and Zoning Ordinance. The plan for single family homes provides many of the essential public components of the Comprehensive Plan, including open spaces, tree -lined streets and strong pedestrian connections. These features can establish the public realm of the neighborhood and provide a unique sense of place. The developer is requesting PUD flexibility for: • Reduced lot sizes (area and width), • Reduced setbacks, • Signage (sign area and number), • Flexibility from the architectural design standards, regarding garages, • Alternative wetland buffers, • Trails located within the buffer, • Shoreland Overlay District flexibility related to lot coverage, lot width, setbacks and building height. In return for this flexibility, the developer is providing: • HOA- maintained permanent open space (38% of the site), • HOA- maintained landscaping in the cul de sac islands and entry monument, • A restored urban forest with more than 1,620 new trees, Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 20 December 4, 2014 i i i i • Decorative street lighting, • Sidewalks all public streets, • Paving of the entry trail at no cost, • Preservation /restoration /enhancement of wetlands, • Financing of trunk infrastructure improvements, including a lift station in the project and improvements to County Road 10, • Life -cycle housing opportunities with single family detached homes and some association maintained housing planned. Staff has reviewed the plan for consistency with the applicable standards outlined in the Comprehensive Plan, Zoning Ordinance and Subdivision Ordinance. Staff noted in the staff report the outstanding that must be addressed and we have included conditions in the attached draft resolutions to address these issues. Next Steps The application is tentatively scheduled for City Council action on December 11`h If the application request is approved by the City Council, the applicant would be able to proceed with the Final PUD Development Plan and Final Plat for each phase. 5. Recommendation Staff recommends that the Planning Commission recommend approval of the following: a. Resolution approving the preliminary plat b. Resolution approving the preliminary PUD development plan C. Ordinance approving the rezoning to PUD d. Resolution approving finding of fact for the rezoning Attachments a. Resolution approving the preliminary plat b. Resolution approving the preliminary PUD development plan C. Ordinance approving the rezoning to PUD d. Resolution approving finding of fact for the rezoning e. Engineer's Memo dated November 24, 2014 f. Applicant's Narrative dated November 21, 2014 g. Site Graphics received November 21, 2014(partial only — full set available at City hall) h. Preliminary Plat received November 21, 2014 i. Exhibits dated November 21, 2014 Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning (14 -027) 21 December 4, 2014 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- Motion By: Seconded By: December xx, 2014 APPROVING PRELIMINARY PLAT FOR "SAWGRASS" FOR PEACHTREE PARTNERS, LLC ON THE 103 -ACRE SCHENDEL PROPERTY AT 20400 COUNTY ROAD 10 (PID 23 -119- 23 -42 -0003) (CITY FILE 14 -027) WHEREAS, Peachtree Partners, LLC ( "the applicant ") has requested approval of a preliminary plat for 246 single family homes on a 103.32 -acre parcel legally described as: See Attachment A WHEREAS, the Planning Commission has reviewed the plan 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 to allow the creation of 246 single family lots and several outlots, in accordance with the application materials and plans received by the City on October 3, 2014 and revisions received November 21, 2014, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the rezoning to PUD and preliminary PUD development plan. 3. The application shall comply with all conditions in the City Engineer's memo dated November 24, 2014. 4. The application is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. 5. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the County. 6. Development standards shall be as approved as part of the PUD. 7. The development shall be subject to all conditions of the preliminary PUD development plan approval. 8. The extension of sanitary sewer and municipal water is required to serve this site. Approval of this preliminary plat is contingent upon extension of these services to the site. Page 1 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- December xx, 2014 9. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of December 2014. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 4 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- ATTACHMENT A Legal Description per Title Commitment File No. 37676 December xx, 2014 Tract A: That part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota which lies North of Hennepin County Road #10 which was formerly called the Minneapolis Monticello road, excepting therefrom the following described parcels (Parcels 1 through 7): Parcel 1: The East 471.40 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 2: The West 518.60 feet of the East 990.00 feet of the South 792.00 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 3: All that part of the Southeast Quarter of Section 23, Township 119, Range 23 described as follows: Beginning at the Southwest corner of the Southeast Quarter of said Section 23; thence East a distance of 1289.70 feet; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 200.00 feet; thence South 77 degrees 8 minutes East a distance of 108.90 feet; thence South 28 degrees and 53 minutes West to a point in the South line of the Southeast Quarter of the Southeast Quarter distant 5.80 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter said last described point being the point of beginning of the land to be described; thence North 28 degrees 53 minutes East a distance of 280.63 feet; thence South 69 degrees and 32 minutes East a distance of 125.00 feet; thence South 28 degrees and 53 minutes West a distance of 230.20 feet to the South line of the Southeast Quarter of the Southeast Quarter; thence West 141.37 feet to the actual point of beginning. Parcel 4: All that part of the Southeast Quarter of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter of the Southeast Quarter distant 147.17 feet East of the Southwest corner of said Southeast Quarter of the Southeast Quarter; thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees and 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter of the Southeast Quarter and distant 330.00 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter, thence South parallel with the East line of said Southeast Quarter of the Southeast Quarter a distance of 174.80 feet; thence West 182.83 feet to the point of beginning. Parcel 5: All that part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota described as follows: Beginning at a point in the South line of the Southeast Quarter distant 1289.70 feet East of the Southwest corner thereof; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 3.74 feet to the center line of County Road #10 and to the actual point of beginning of land to be described; thence continuing North 28 degrees 53 minutes East a distance of 196.26 feet; thence North 47 degrees 52 minutes West a distance of 147.95 feet; thence South 45 degrees 53 minutes West a distance of 180.05 feet to the center line of County Road #10; Page 3 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- December xx, 2014 thence Southeasterly along said center line a distance of 205.00 feet more or less to actual point of beginning. Parcel 6: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet East from the Southwest corner of the Southwest Quarter; thence North 28 degrees 53 minutes East 200.00 feet; thence North 47 degrees 52 minutes West 147.95 feet to the actual point of beginning; thence continuing North 47 degrees 52 minutes West 78.20 feet; thence South 45 degrees 53 minutes West to the center line of the road; thence Southeasterly along said center line to an intersection with a line bearing South 45 degrees 53 minutes West from the point of beginning; thence North 45 degrees 53 minutes East to beginning; all in Section 23, Township 119, Range 23. Parcel 7: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet East of the Southwest corner of the Southeast Quarter of Section 23; thence North 28 degrees 53 minutes East 200.00 feet; thence South 77 degrees 08 minutes East 108.90 feet; thence South 28 degrees 53 minutes West 200.00 feet to center of County Road; thence Northwesterly along center line to point of beginning. Tract B: The East Half of the Southwest Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, Except: That part of the East Half of the Southwest Quarter which lies South of the centerline of Hennepin County Road Number 10, And except: That part of the Northeast Quarter of the Southwest Quarter described as follows: Commencing at the Northeast corner of the Northeast Quarter of the Southwest Quarter of said Section 23; thence on an assumed bearing of South 00 degrees 29 minutes 12 seconds East, along the East line of said Northeast Quarter of the Southwest Quarter 125.85 feet, to the point of beginning; thence South 89 degrees 30 minutes 48 seconds West 300.00 feet; thence South 00 degrees 29 minutes 12 seconds East, parallel with said East line, 575.70 feet to the intersection with the survey line as shown and delineated on Hennepin County State Aid Highway No. 10, Plat 8; thence Southeasterly, along said survey line, to the intersection with said East line; thence Northerly, along said East line, 905.74 feet to the point of beginning. Tract C: That part of the Southeast Quarter of the Southeast Quarter of Section Twenty -three (23), Township One Hundred Nineteen (119), Range Twenty -three (23), Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter (SE1 /4) of the Southeast Quarter (SE 1/4) distant 147.17 feet East of the Southwest corner of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4); thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) and distant 330.00 feet East of the Southwest corner of the Southeast Quarter (SE 1/4) of Southeast Quarter (SE 1/4); thence South parallel with the East line of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) a distance of 174.80 feet; thence West 182.83 feet to the point of beginning. Hennepin County, Minnesota Abstract Property Page 4 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- Motion By: Seconded By: December xx, 2014 APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR "SAWGRASS" FOR PEACHTREE PARTNERS, LLC ON THE 103 -ACRE SCHENDEL PROPERTY AT 20400 COUNTY ROAD 10 (PID 23- 119 -23 -42 -0003) (CITY FILE 14 -027) WHEREAS, Peachtree Partners, LLC ( "the applicant ") has requested approval of a preliminary PUD development plan for 246 single family homes on a 103.32 -acre parcel legally described as: See Attachment A WHEREAS, the Planning Commission has reviewed the plan 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 PUD development plan, subject to the following conditions: 1. A preliminary PUD development plan is approved to allow the creation of 226 single family homes, 20 twinhomes and several outlots, in accordance with the application materials and plans received by the City on October 3, 214 and revisions received November 21, 2014, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat. 3. The application shall comply with all conditions in the City Engineer's memo dated November 24, 2014. 4. The application is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. 5. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the County. 6. The extension of sanitary sewer and municipal water is required to serve this site. Approval of this PUD is contingent upon extension of these services to the site. 7. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. Page 1 of 10 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- 8. All platted residential lots shall comply with the following setbacks: December xx, 2014 9. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5 feet from the property line. 10. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Architectural and Design standards 11. All Design Requirements for the RSF -3 district described in Section 1040.050, Subd. 8 shall be met, except that PUD flexibility is granted for the following: a. Adjacent homes may be allowed to have the same color and type of roofing product provided the architectural details and material colors for the home are different. b. Town home/twin home units will be granted some flexibility from the requirement that 5 different styles of home be provided in that neighborhood and from the Page 2 of 10 Detached Single Family Detached Villas Twinhome Townhome 5,000 sq. ft. 4,000 sq. ft. 4,000 sq. ft. 2,500 sq. ft. /per (for flexibility - -the unit smallest lot shown is Minimum Lot Area 6,555) Minimum lot width 55 feet 40 feet 75 feet 30 feet Minimum Principal Structure Setbacks Front, From all 20 feet 20 feet 22 feet 20 feet other streets Front Porch (5 15 feet* 15 feet* 15 feet* 15 feet* 120 square feet) 10 feet 10 feet 10 feet 10 feet between Deck (side and buildings (0 rear) between units) Side (living) 5 feet 5 feet 10 feet 10 feet Side (garage)" 5 feet 5 feet 10 feet 10 feet Rear 25 feet 20 feet 20 feet 15 feet Maximum 35 feel 35 feet 35 feel 35 fee Principal Building Height Driveway 5 feet 5 feet 5 feet between 5 feet between setback buildings buildings Porches may be allowed to encroach and same on either front setback on corner lots. 9. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5 feet from the property line. 10. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Architectural and Design standards 11. All Design Requirements for the RSF -3 district described in Section 1040.050, Subd. 8 shall be met, except that PUD flexibility is granted for the following: a. Adjacent homes may be allowed to have the same color and type of roofing product provided the architectural details and material colors for the home are different. b. Town home/twin home units will be granted some flexibility from the requirement that 5 different styles of home be provided in that neighborhood and from the Page 2 of 10 City of Corcoran December xx, 2014 County of Hennepin State of Minnesota RESOLUTION NO. 2014 - requirement that adjacent homes not look alike. In these types of neighborhoods, some consistency between buildings is desired, but it is important to provide some variety with the homes. However, since no home plan has been provided, the City will work with the applicant to determine the extent of this flexibility when a development proposal for that site is submitted. c. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face and allow up to 60% for detached single family homes and 70% for twin homes/town homes. d. The intent of the ordinance is to require the side and rear of homes that are located on or visible from public parks or arterial streets to have architectural treatment equal to the front elevation (also described as four -sided architecture). The homes that are visible from the public park are intended to be screened by a landscaped berm. However, these homes must continue materials and colors from the front elevation to the side and rear elevations. This may be through the use of the same window trim, accent bands or other elements. Blank, flat elevations with only one siding color or material will not be permitted for these units. 12. The applicant shall provide copies of the final HOA documents /covenants for City review as part of the final plat application. 13. The developer shall provide centralized mailbox locations. These mailbox locations shall be designed to be architecturally compatible with the other structures in this development. A revised mailbox plan shall be provided for City review and approval. Parking 14. Parking shall be permitted on one side of the local streets and shall be signed in accordance with city standards. 15. No parking shall be permitted on Gleason Road. 16. Townhomes (if proposed) shall be required to provide guest parking stalls as required in Section 1060.060, Subd. 8. Landscaping and Lighting 17. A revised landscape plan shall be provided for City Council review prior to approval of the final plat and PUD final plan. The revised plan shall identify the number, location, species and plant sizes and locations to ensure compliance with the Section 1060.070 of the Zoning Ordinance. 18. A mix of ornamental trees, perennials and annuals shall also be provided in the medians. 19. The developer shall submit a revised landscape plan for City review and approval of the proposed landscaping in the cul de sac islands to ensure planting materials will withstand the stresses of these locations. Page 3 of 10 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- December xx, 2014 20. The HOA shall be responsible for planting, irrigation and maintenance of the median landscaping and all landscaping within the cul de sac islands. 21. Lawn sprinklers /irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 22. The HOA shall be responsible for maintenance of all common lots. 23. The applicant shall work with the City to finalize the design of the decorative lighting that will be installed on the parkway. The applicant shall provide the street lights in compliance with City Policy. 24. Exterior lighting shall be consistent throughout the development. All lighting shall be shielded to prevent glare and light trespass, as required by Section 1060.040 of the ordinance. 25. PUD flexibility is granted to allow additional development signage for the two main entrances and sub - association neighborhoods. A master sign plan for the development shall be submitted for City review and approval with the final PUD development plan in compliance with the following standards: (a) Up to three signs allowed at each entrance. One on each side and one in the median as applicable. (b) Sign area is measured by drawing a box around the lettering (c) Total signage at the main entrance shall not exceed 80 sq. ft. Individual monument signs shall not exceed 40 sq. ft. (d) Total signage at the second entrance shall not exceed 40 sq. ft. Individual monument signs shall not exceed 20 square feet. (e) Median signs may be located in the right -of -way, provided the applicant provides an exhibit showing that sight visibility is maintained. (f) Monument signs must comply with the minimum 10 foot setback and be located outside of the sight visibility triangle. (g) Illuminated and /or backlit lettering and the downward focused lighting will be allowed. Lighting must comply with the standards in Section 1060.040 and glare, whether direct or reflected, shall not be visible beyond the limits of the site from which it originates. (h) Monument signs shall not exceed 8 feet in height, however, median monuments may be allowed up to 11 feet tall. (i) Trailhead signage shall be provided where the trails cross public streets and shall be installed in accordance with city standards. Streets, Parking and Utilities 26. All streets within the development shall be public streets, except as my be specifically permitted by the City Council for a townhome development. 27. The preliminary plat shall be revised to clearly dimension the 40 -foot half right -of -way for County Road 10 as noted in the applicant's narrative. 28. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The extensions shall be at the developer's expense. Page 4 of 10 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- December xx, 2014 29. A public access for emergency vehicle access and trail connection shall be provided from the long cul de sac (street f) to the northeast street connection. This shall be a 12 -foot wide emergency vehicle access with knockdown bollards and shall also serve as a trail. 30. The development shall comply with the Fire Chief's requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. Sidewalks and Trails 31. Sidewalks and trails shall be as shown on the Development Open Space exhibit dated November 21, 2014. a. Trails shall be allowed in the wetland buffer as shown. b. The final location of the sidewalk on Street F shall be determined with the PUD final plan. c. Sidewalks shall be constructed on all public streets, including stub streets, at the time of street construction. d. Sidewalks shall be provided on one side of the public street in the twinhome neighborhood. 32. The HOA or individual homeowners shall be responsible for snow removal on public sidewalks within the development. 33. Sidewalks shall be 5 feet wide. Wetlands 34. Alternative wetland buffers shall be allowed, subject to the standards and conditions in Section 1050.010, Subd. 6 of the Zoning Ordinance. Wetland buffers must be dimensioned on the plans. 35. The plans shall be revised to identify the wetland buffer monuments as required by Section 1050.010 of the Zoning Ordinance. 36. The developer must install wetland buffer monuments prior to issuance of Certificates of Occupancy for adjacent buildings. Drainage /Stormwater Management 37. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 38. The applicant shall continue to work with the City and adjacent property owners to address the off -site drainage issues as noted in the City Engineer's memo. Shoreland Overlay District 39. PUD flexibility is granted from the following Shoreland Overlay District standards in Section 1050.020 of the Zoning Ordinance: Page 5 of 10 City of Corcoran December xx, 2014 County of Hennepin State of Minnesota RESOLUTION NO. 2014- x. allow more than 25% impervious surface coverage per lot in this area b. allow 35 foot building heights as allowed by the underlying zoning district C. allow 55 -foot wide lots where 75 feet is typically required d. allow a 20 -foot setback from County Road 10 where 25 is required 40. The PUD flexibility is granted based on the finding that: a. The shoreland area within the development is less than 6% of the project area. b. The shoreland area along County Road 10 is separated from the creek by County Road 10 and all drainage is directed north away from the creek. c. The total impervious surface coverage will exceed ordinance requirements for individual lots, but the total impervious coverage within the overlay district does not exceed the 25% limit. d. The planned development will preserve approximately 40 acres (38% of the site) as permanent open space and has included stormwater management techniques within the development to ensure protection of the shoreland areas. e. The lots do not directly abut County Road 10 and are separated from the road by an outlot. Park Dedication 41. Park dedication shall be a combination of land and cash. The final dedication requirements shall be determined with the final plat for phase I of the development and shall generally be as follows: a. Dedication of off -road trails as shown on the Development Open Space Plan dated November 21, 2014. i. Trails shall be 8 -feet wide in 20 -foot easements, except the emergency access in the northeast corner, which shall be a 12 -foot trail in 30 -foot easement. Credit for this wider trail shall be given only for the standard 20 -foot width. b. The remainder of the park dedication shall be cash in lieu of land C. The developer shall pave the entrance trail shown between County Road 10 and the large wetland area (Outlot N) without paving reimbursement. d. Recommended that the developer donate a trail easement on the west side of the project adjacent to the creek. No improvements are required in this easement and no park dedication credit will be provided. e. The park dedication for the trail easements shall be deeded with each phase of development. f. Cash for park dedication shall be paid in full by phase II. g. Credit shall be given for trail paving, if directed by the City. Miscellaneous 42. In addition to the PUD flexibilities already outlined above, the following PUD flexibility standards are approved and shall be incorporated into the development contract: a. Open Space — The total amount of open space will not be reduced by more than 2.5% or 1 acre from the amount shown in the approved PUD. b. Development Footprint - Total development footprint as identified by street right -of- way and total lotted area cannot increase by more than 1 acre. Page 6 of 10 City of Corcoran December xx, 2014 County of Hennepin State of Minnesota RESOLUTION NO. 2014 - c. Wetland Buffer - At all times we will not reduce the amount of wetland buffer provided. d. Storm Water - Storm water treatment areas may be modified, provided that the overall treatment standards are still equal to are greater than the standards approved with the Preliminary Plat. e. Trails — Any plan must generally provide an east -west and north -south trail link as approved with the PUD Preliminary Plan and while the location of trails may be slightly adjusted the overall locations and length of trails will be honored f. Entrance Location(s) - Main entrance location off CR 10 will remain unchanged. g. Total Units — The total units cannot be less than 235 (3.34 units /acre) and more than 275 (3.91 units /acre) without amending the PUD. h. Association Maintained Housing — Blocks 20, 21 and Outlot O must be maintained and actively marketed for association maintained housing until the final phase is approved. If at that time with active marketing this has not sold, this area may be platted as single family. i. Housing Types— Housing /Lot types may change without amending the PUD so long as they meet the approved PUD lot standards. Private Streets — If townhomes are added to the PUD, private streets may be allowed, if needed, in the townhome areas to accommodate that housing type. k. Lots and Blocks - Lots sizes may change within the limits approved, however, blocks as arranged need to stay generally consistent with approved Preliminary PUD and Plat. 43. The phasing plan submitted by the developer is approved. 44. A final PUD development plan must submitted with the final plat for review and approval. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of December 2014. Page 7 of 10 City of Corcoran County of Hennepin State of Minnesota ATTEST: Jeanie Heinecke — Clerk December xx, 2014 RESOLUTION NO. 2014- Kenneth Guenthner - Mayor Page 8 of 10 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- ATTACHMENT A Legal Description per Title Commitment File No. 37676 December xx, 2014 Tract A: That part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota which lies North of Hennepin County Road #10 which was formerly called the Minneapolis Monticello road, excepting therefrom the following described parcels (Parcels 1 through 7): Parcel 1: The East 471.40 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 2: The West 518.60 feet of the East 990.00 feet of the South 792.00 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 3: All that part of the Southeast Quarter of Section 23, Township 119, Range 23 described as follows: Beginning at the Southwest corner of the Southeast Quarter of said Section 23; thence East a distance of 1289.70 feet; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 200.00 feet; thence South 77 degrees 8 minutes East a distance of 108.90 feet; thence South 28 degrees and 53 minutes West to a point in the South line of the Southeast Quarter of the Southeast Quarter distant 5.80 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter said last described point being the point of beginning of the land to be described; thence North 28 degrees 53 minutes East a distance of 280.63 feet; thence South 69 degrees and 32 minutes East a distance of 125.00 feet; thence South 28 degrees and 53 minutes West a distance of 230.20 feet to the South line of the Southeast Quarter of the Southeast Quarter; thence West 141.37 feet to the actual point of beginning. Parcel 4: All that part of the Southeast Quarter of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter of the Southeast Quarter distant 147.17 feet East of the Southwest corner of said Southeast Quarter of the Southeast Quarter; thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees and 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter of the Southeast Quarter and distant 330.00 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter, thence South parallel with the East line of said Southeast Quarter of the Southeast Quarter a distance of 174.80 feet; thence West 182.83 feet to the point of beginning. Parcel 5: All that part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota described as follows: Beginning at a point in the South line of the Southeast Quarter distant 1289.70 feet East of the Southwest corner thereof; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 3.74 feet to the center line of County Road #10 and to the actual point of beginning of land to be described; thence continuing North 28 degrees 53 minutes East a distance of 196.26 feet; thence North 47 degrees 52 minutes West a distance of 147.95 feet; thence South 45 degrees 53 minutes West a distance of 180.05 feet to the center line of County Road #10; Page 9 of 10 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- December xx, 2014 thence Southeasterly along said center line a distance of 205.00 feet more or less to actual point of beginning. Parcel 6: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet East from the Southwest corner of the Southwest Quarter; thence North 28 degrees 53 minutes East 200.00 feet; thence North 47 degrees 52 minutes West 147.95 feet to the actual point of beginning; thence continuing North 47 degrees 52 minutes West 78.20 feet; thence South 45 degrees 53 minutes West to the center line of the road; thence Southeasterly along said center line to an intersection with a line bearing South 45 degrees 53 minutes West from the point of beginning; thence North 45 degrees 53 minutes East to beginning; all in Section 23, Township 119, Range 23. Parcel 7: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet East of the Southwest corner of the Southeast Quarter of Section 23; thence North 28 degrees 53 minutes East 200.00 feet; thence South 77 degrees 08 minutes East 108.90 feet; thence South 28 degrees 53 minutes West 200.00 feet to center of County Road; thence Northwesterly along center line to point of beginning. Tract B: The East Half of the Southwest Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, Except: That part of the East Half of the Southwest Quarter which lies South of the centerline of Hennepin County Road Number 10, And except: That part of the Northeast Quarter of the Southwest Quarter described as follows: Commencing at the Northeast corner of the Northeast Quarter of the Southwest Quarter of said Section 23; thence on an assumed bearing of South 00 degrees 29 minutes 12 seconds East, along the East line of said Northeast Quarter of the Southwest Quarter 125.85 feet, to the point of beginning; thence South 89 degrees 30 minutes 48 seconds West 300.00 feet; thence South 00 degrees 29 minutes 12 seconds East, parallel with said East line, 575.70 feet to the intersection with the survey line as shown and delineated on Hennepin County State Aid Highway No. 10, Plat 8; thence Southeasterly, along said survey line, to the intersection with said East line; thence Northerly, along said East line, 905.74 feet to the point of beginning. Tract C: That part of the Southeast Quarter of the Southeast Quarter of Section Twenty -three (23), Township One Hundred Nineteen (119), Range Twenty -three (23), Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter (SE1 /4) of the Southeast Quarter (SE 1/4) distant 147.17 feet East of the Southwest corner of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4); thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) and distant 330.00 feet East of the Southwest corner of the Southeast Quarter (SE 1/4) of Southeast Quarter (SE 1/4); thence South parallel with the East line of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) a distance of 174.80 feet; thence West 182.83 feet to the point of beginning. Hennepin County, Minnesota Abstract Property Page 10 of 10 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2014- Motion By: Seconded By: December xx, 2014 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 20400 COUNTY ROAD 10 (PID 23- 119- 23 -42- 0003) (CITY FILE 14 -027) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from RMF -3 (High Density Residential) and UR (Urban Reserve) to PUD (Planned Unit Development) with respect to the 103.32 -acre parcel, legally described as follows: See Attachment A Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final PUD development plan for this project. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron Whereupon, said Ordinance is hereby approved on this xx day of December 2014. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 1 of 3 City Seal City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2014- ATTACHMENT A Legal Description per Title Commitment File No. 37676 December xx, 2014 Tract A: That part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota which lies North of Hennepin County Road #10 which was formerly called the Minneapolis Monticello road, excepting therefrom the following described parcels (Parcels 1 through 7): Parcel 1: The East 471.40 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 2: The West 518.60 feet of the East 990.00 feet of the South 792.00 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 3: All that part of the Southeast Quarter of Section 23, Township 119, Range 23 described as follows: Beginning at the Southwest corner of the Southeast Quarter of said Section 23; thence East a distance of 1289.70 feet; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 200.00 feet; thence South 77 degrees 8 minutes East a distance of 108.90 feet; thence South 28 degrees and 53 minutes West to a point in the South line of the Southeast Quarter of the Southeast Quarter distant 5.80 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter said last described point being the point of beginning of the land to be described; thence North 28 degrees 53 minutes East a distance of 280.63 feet; thence South 69 degrees and 32 minutes East a distance of 125.00 feet; thence South 28 degrees and 53 minutes West a distance of 230.20 feet to the South line of the Southeast Quarter of the Southeast Quarter; thence West 141.37 feet to the actual point of beginning. Parcel 4: All that part of the Southeast Quarter of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter of the Southeast Quarter distant 147.17 feet East of the Southwest corner of said Southeast Quarter of the Southeast Quarter; thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees and 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter of the Southeast Quarter and distant 330.00 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter, thence South parallel with the East line of said Southeast Quarter of the Southeast Quarter a distance of 174.80 feet; thence West 182.83 feet to the point of beginning. Parcel 5: All that part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota described as follows: Beginning at a point in the South line of the Southeast Quarter distant 1289.70 feet East of the Southwest corner thereof; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 3.74 feet to the center line of County Road #10 and to the actual point of beginning of land to be described; thence continuing North 28 degrees 53 minutes East a distance of 196.26 feet; thence North 47 degrees 52 minutes West a distance of 147.95 feet; thence South 45 degrees 53 minutes West a distance of 180.05 feet to the center line of County Road #10; Page 2 of 3 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2014- December xx, 2014 thence Southeasterly along said center line a distance of 205.00 feet more or less to actual point of beginning. Parcel 6: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet East from the Southwest corner of the Southwest Quarter; thence North 28 degrees 53 minutes East 200.00 feet; thence North 47 degrees 52 minutes West 147.95 feet to the actual point of beginning; thence continuing North 47 degrees 52 minutes West 78.20 feet; thence South 45 degrees 53 minutes West to the center line of the road; thence Southeasterly along said center line to an intersection with a line bearing South 45 degrees 53 minutes West from the point of beginning; thence North 45 degrees 53 minutes East to beginning; all in Section 23, Township 119, Range 23. Parcel 7: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet East of the Southwest corner of the Southeast Quarter of Section 23; thence North 28 degrees 53 minutes East 200.00 feet; thence South 77 degrees 08 minutes East 108.90 feet; thence South 28 degrees 53 minutes West 200.00 feet to center of County Road; thence Northwesterly along center line to point of beginning. Tract B: The East Half of the Southwest Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, Except: That part of the East Half of the Southwest Quarter which lies South of the centerline of Hennepin County Road Number 10, And except: That part of the Northeast Quarter of the Southwest Quarter described as follows: Commencing at the Northeast corner of the Northeast Quarter of the Southwest Quarter of said Section 23; thence on an assumed bearing of South 00 degrees 29 minutes 12 seconds East, along the East line of said Northeast Quarter of the Southwest Quarter 125.85 feet, to the point of beginning; thence South 89 degrees 30 minutes 48 seconds West 300.00 feet; thence South 00 degrees 29 minutes 12 seconds East, parallel with said East line, 575.70 feet to the intersection with the survey line as shown and delineated on Hennepin County State Aid Highway No. 10, Plat 8; thence Southeasterly, along said survey line, to the intersection with said East line; thence Northerly, along said East line, 905.74 feet to the point of beginning. Tract C: That part of the Southeast Quarter of the Southeast Quarter of Section Twenty -three (23), Township One Hundred Nineteen (119), Range Twenty -three (23), Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter (SE1 /4) of the Southeast Quarter (SE 1/4) distant 147.17 feet East of the Southwest corner of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4); thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) and distant 330.00 feet East of the Southwest corner of the Southeast Quarter (SE 1/4) of Southeast Quarter (SE 1/4); thence South parallel with the East line of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) a distance of 174.80 feet; thence West 182.83 feet to the point of beginning. Hennepin County, Minnesota Abstract Property Page 3 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- Motion By: Seconded By: December xx, 2014 APPROVING FINDINGS OF FACT FOR REZONING OF "SAWGRASS" FOR PEACHTREE PARTNERS, LLC ON THE 103 -ACRE SCHENDEL PROPERTY AT 20400 COUNTY ROAD 10 (PID 23- 119 -23 -42 -0003) (CITY FILE 14 -027) WHEREAS, Peachtree Partners, LLC ( "the applicant') has requested approval of a rezoning from Urban Reserve (UR) and RMF -3 (High Density Residential) to PUD (planned unit development) for a 103.32 -acre parcel legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council has adopted an ordinance rezoning the affected parcel from Urban Reserve (UR) and RMF -3 (High Density Residential) to PUD; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request by Lennar for the reclassification of the zoning from UR and RMF -3 to PUD for the 103 -32 -acre property, based on the following findings: 1. The planned unit development is not in conflict with the Comprehensive Plan. The proposed density of 3.5 units per acre is within the 3 -5 units per acre expected in the Low Density Residential land use classification and the plan incorporates the trail, infrastructure and street connections anticipated within in the site. 2. The planned development of 246 single family homes is consistent with the intent of an underlying RSF -3 zoning district, which allows a mix of single and two - family homes. The applicant is requesting approval of PUD zoning for design flexibility to provide a mix of lot sizes for this neighborhood at a density consistent with the Comprehensive Plan. 3. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide both internal infrastructure needed to support their development and trunk infrastructure improvements that will serve a larger development area and well as increased amenities and better neighborhood design than might be expected in a standard subdivision. 4. The planned development is feasible without dependence upon any other subsequent phase. The project has a 3 -5 year phasing plan and development is contingent upon completion of trunk infrastructure improvements. The initial phase will include the construction of the primary project infrastructure, lift station and other key public infrastructure improvement. Page 1 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- December xx, 2014 5. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing public trails consistent with the City's Comprehensive Plan and a strong pedestrian connection to the existing City park. The development includes the construction of all public infrastructure needed to serve this site at the developer's expense. 6. The planned development is a residential neighborhood developed consistent with the Comprehensive Plan and, therefore, will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. 7. The quality of the site design proposed by the PUD shall substantially enhance the aesthetics of the site, install and provide more efficient use of streets, utilities and public facilities than may otherwise be expected and create public benefit that is greater than would otherwise be achieved due to the construction and financing of all related infrastructure improvements. The development will meet the City's density goals while preserving 38% of the site as preserved open space maintained by the homeowner's association (much of it wetland and ponding areas, but wooded areas and public trails as well). 8. Adequate infrastructure is available to serve this site if the conditions of PUD preliminary plan and preliminary plat are met. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of December 2014. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 4 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- ATTACHMENT A Legal Description per Title Commitment File No. 37676 December xx, 2014 Tract A: That part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota which lies North of Hennepin County Road #10 which was formerly called the Minneapolis Monticello road, excepting therefrom the following described parcels (Parcels 1 through 7): Parcel 1: The East 471.40 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 2: The West 518.60 feet of the East 990.00 feet of the South 792.00 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 3: All that part of the Southeast Quarter of Section 23, Township 119, Range 23 described as follows: Beginning at the Southwest corner of the Southeast Quarter of said Section 23; thence East a distance of 1289.70 feet; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 200.00 feet; thence South 77 degrees 8 minutes East a distance of 108.90 feet; thence South 28 degrees and 53 minutes West to a point in the South line of the Southeast Quarter of the Southeast Quarter distant 5.80 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter said last described point being the point of beginning of the land to be described; thence North 28 degrees 53 minutes East a distance of 280.63 feet; thence South 69 degrees and 32 minutes East a distance of 125.00 feet; thence South 28 degrees and 53 minutes West a distance of 230.20 feet to the South line of the Southeast Quarter of the Southeast Quarter; thence West 141.37 feet to the actual point of beginning. Parcel 4: All that part of the Southeast Quarter of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter of the Southeast Quarter distant 147.17 feet East of the Southwest corner of said Southeast Quarter of the Southeast Quarter; thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees and 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter of the Southeast Quarter and distant 330.00 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter, thence South parallel with the East line of said Southeast Quarter of the Southeast Quarter a distance of 174.80 feet; thence West 182.83 feet to the point of beginning. Parcel 5: All that part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota described as follows: Beginning at a point in the South line of the Southeast Quarter distant 1289.70 feet East of the Southwest corner thereof; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 3.74 feet to the center line of County Road #10 and to the actual point of beginning of land to be described; thence continuing North 28 degrees 53 minutes East a distance of 196.26 feet; thence North 47 degrees 52 minutes West a distance of 147.95 feet; thence South 45 degrees 53 minutes West a distance of 180.05 feet to the center line of County Road #10; Page 3 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- December xx, 2014 thence Southeasterly along said center line a distance of 205.00 feet more or less to actual point of beginning. Parcel 6: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet East from the Southwest corner of the Southwest Quarter; thence North 28 degrees 53 minutes East 200.00 feet; thence North 47 degrees 52 minutes West 147.95 feet to the actual point of beginning; thence continuing North 47 degrees 52 minutes West 78.20 feet; thence South 45 degrees 53 minutes West to the center line of the road; thence Southeasterly along said center line to an intersection with a line bearing South 45 degrees 53 minutes West from the point of beginning; thence North 45 degrees 53 minutes East to beginning; all in Section 23, Township 119, Range 23. Parcel 7: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet East of the Southwest corner of the Southeast Quarter of Section 23; thence North 28 degrees 53 minutes East 200.00 feet; thence South 77 degrees 08 minutes East 108.90 feet; thence South 28 degrees 53 minutes West 200.00 feet to center of County Road; thence Northwesterly along center line to point of beginning. Tract B: The East Half of the Southwest Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, Except: That part of the East Half of the Southwest Quarter which lies South of the centerline of Hennepin County Road Number 10, And except: That part of the Northeast Quarter of the Southwest Quarter described as follows: Commencing at the Northeast corner of the Northeast Quarter of the Southwest Quarter of said Section 23; thence on an assumed bearing of South 00 degrees 29 minutes 12 seconds East, along the East line of said Northeast Quarter of the Southwest Quarter 125.85 feet, to the point of beginning; thence South 89 degrees 30 minutes 48 seconds West 300.00 feet; thence South 00 degrees 29 minutes 12 seconds East, parallel with said East line, 575.70 feet to the intersection with the survey line as shown and delineated on Hennepin County State Aid Highway No. 10, Plat 8; thence Southeasterly, along said survey line, to the intersection with said East line; thence Northerly, along said East line, 905.74 feet to the point of beginning. Tract C: That part of the Southeast Quarter of the Southeast Quarter of Section Twenty -three (23), Township One Hundred Nineteen (119), Range Twenty -three (23), Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter (SE1 /4) of the Southeast Quarter (SE 1/4) distant 147.17 feet East of the Southwest corner of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4); thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) and distant 330.00 feet East of the Southwest corner of the Southeast Quarter (SE 1/4) of Southeast Quarter (SE 1/4); thence South parallel with the East line of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) a distance of 174.80 feet; thence West 182.83 feet to the point of beginning. Hennepin County, Minnesota Abstract Property Page 4 of 4 -- Wench Engineers • Scientists Business Professionals ENGINEER'S MEMORANDUM TO: Kendra Lindahl, City Planner FROM: Kent Torve, P.E. City Engineer DATE: November 24, 2014 SUBJECT: Sawgrass PUD Review Wenck Associates, Inc. 1800 Pioneer Creek Center P.O. Box 249 Maple Plain, MN 55359 -0249 (800) 472 -2232 (763) 479 -4200 Fax (763) 479 -4242 wenckmp @wenck.com www.wenck.com This memorandum presents engineer's review results for the development application for Sawgrass dated October 9t", 2014. Wenck and Stantec have been working cooperatively on changes to the plan in the last month. Additional changes will occur as more detailed drawings are provided through the construction plan approval process. 1.0 GENERAL • Infrastructure is consistent with the three Feasibility Studies (attached) and will be implemented with some modifications. o See Attachment A for the feasibility studies on Transportation, Stormwater, and Sewer and Water. • Upon approval, the developer and City are moving forward on improvements including: • Realignment of CR 10 and CR 50 intersection as shown in Attachment B. This is a modified version of the selected option from the Feasibility Study (Option 132). • Offsite sewer force main and water main along east side of CR 116. The Feasibility study shows along the west side, however City property on the east side is preferred route to save easement costs. o Stormwater conveyance north of site as shown in Attachment C. • Wetland approvals are still pending with ACOE, BWSR, and the Watershed. The City is not the responsible agency for wetland approvals, however will review approvals and attend Technical Evaluation Panels as needed. c:\ users \torkc0063 \documents \corcoran offsite \2_development projects \2_schendel \plan reviews \pud review memo \pud engineer's memo to planning commission.docx Kendra Lindahl, City Planner Sawgrass PUD Review November 24, 2014 2.0 RECOMMENDATIONS AND FINANCING Engineering staff is recommending approval of the engineering items for the PUD plan submittal. The applicant has a good working relationship with staff, and modifications will continue to be made as the project moves forward. Recommendations include: 2.1 Water and Sewer Water and sewer trunk lines and lift station will be installed consistent with the City's Master Plans. • On site utilities and lift station are constructed by developer • Offsite utilities are designed and constructed on easements negotiated by City and funded by Developer through an escrow. • Adjacent properties (west, north and east) will need to be provided access to sewer and water. 2.2 Transportation 10/50 Intersection • Improvements will be made at the CR 10/50 intersection mostly within the ROW. o Funded with cost participation by the developer, which could range up to 100 %. Turn Lanes at Entrance • Turn lanes are required at the development entrance. o Designed and constructed by City, funded by Developer through an escrow. • Design will include a pedestrian crossing to the City Park and widening for a bike lane on CR 10. • Constructed as part of Turn Lanes • However, formal designation will be delayed until a 30 mph zone, (see Section 3.0) Turn Lanes at West Entrance • County will provide plat review prior to Planning Commission meeting, one item that may be required is turn lanes for the west entrance. The design, financing and construction process would be similar to the main entrance (with no ped crossing). North Access • A "road stub" to the north properties will be planned during the construction plan phase. This will not impact current development layout since the road nearly abuts these properties as shown on the preliminary plat. CR 116 Connection • The utility easement from the Lift Station area to CR 116 may be graded and graveled as, however final design will occur parallel with easement negotiations. C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2Schendel \Plan Re iews \PUD Review Memo \PUD Engineer's Memo t, WNe n c k Kendra Lindahl, City Planner Sawgrass PUD Review November 24, 2014 Developer is not being required to participate in funding the ultimate build out of CR 116 intersection beyond the gravel, grading and easement necessary for Sawgrass. On Site • Cul de sacs and turnarounds are to be installed per diagram shown in Attachment D. The City may delay acceptance of selected streets if significant construction traffic will utilize these streets over several years. This will be discussed during the Phasing Plan with developer. 2.3 Stormwater • Emergency Overflows will be required Offsite stormwater improvements to the north will be constructed by the City with developer cost participation. It is assumed the offsite landowners contribute easements. 3.0 TRANSPORTATION 3.1 CR 10 — 50 Intersection The County has reviewed the City's preferred option (132) and also produced other alternatives for consideration. As a result, the County has (tentatively) offered design services and some construction services for realignment of the CR 10/50 intersection. The revised design includes "T" of CR 50 into CR 10 (rather than CR 10 "T" into CR 50). The benefit is the dominant traffic pattern (northwest P.M and southeast AM on CR 10) is maintained. The negative is the impact to the 10 -50 Club which will have a portion of the parking lot acquired by the City for the project. Early discussions with the County include having the City responsible for concrete curbing, ROW acquisition, and property owner coordination. The alignment is shown in Attachment B and future needs include a turn signal and cost participation by the developer will be required. On Road Bike Lane The County would support widening of the stretch between the 10/50 intersection and the development entrance for a bike lane. This will be incorporated into the design and construction. 3.2 Turn Lanes Turn lanes and bypass lane are required and will be constructed by the City and paid by the developer. Pedestrian Crossing to City Park A pedestrian crossing from the development to the City Park will be designed and constructed, but to be formally implemented is dependent on the speed limit being C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2Schendel \Plan a iews \PUD Review Memo \PUD Engineer's Memo t, W►e n c k Kendra Lindahl, City Planner Sawgrass PUD Review November 24, 2014 lowered from its current level of 50 mph. The residential development would make it likely for a lower speed limit to be posted (as determined by MnDOT), since the speed limit determination is done under "existing conditions ". Therefore, the City will pursue this crossing after houses are built. West Entrance County will provide plat review prior to Planning Commission meeting, one item that may be required is turn lanes for the west entrance. The design, financing and construction process would be similar to the main entrance (with no ped crossing). 3.3 CR 116 Future Intersection Since it is necessary for utilities to be placed in a corridor towards CR 116 along the north edge of Sawgrass, a preliminary road design will be created to calculate the necessary slopes and side slope embankments. Grading for partial width and gravel placement could also be required based on easement negotiations and Commission and Council input. North Access The properties to the north of Sawgrass will eventually develop and utilize the CR 116 access. This will be a challenging area to layout due to the floodplain and wetlands involved, however a "road stub" to the north properties will be planned during the Sawgrass construction plan phase. This will not impact current development layout since the road nearly abuts these properties as shown on the preliminary plat. 4.0 SEWER 4.1 Trunk System The City's Master Plan (as shown in the Feasibility Study in Attachment A) shows a major trunk line through the site, extending to a Lift Station near City Hall and CR 116. It is proposed that the Lift Station be installed "temporarily" at the north end of the development, and upon further development to the north this would be abandoned. One modification to the Trunk System is the 21 -inch pipe as shown goes through a high spot of the development and is infeasible to reconstruct in future years. Pipes at 40 feet depth can be constructed initially, however upon the need for replacement are too deep with existing houses along city streets. Therefore the trunk line was "split" into two trunk lines, an easterly 18 -inch and a westerly 12- inch. The easterly 18 -inch will terminate on the north side of CR 10, and the City's Downtown project or future development will require connecting through the City Park at Meister Field. C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2Schendel \Plan a iews \PUD Review Memo \PUD Engineer's Memo t, W►e n c k Kendra Lindahl, City Planner Sawgrass PUD Review November 24, 2014 The westerly 12 -inch will terminate on the north side of CR 10 ROW, and in the future the construction of a school or greenspace development west of Corcoran Trail will require a trunk line connection under CR 10. Alignment, sizing (possibly be 15 -inch) and slope will be finalized during construction plan phase. Additional slope will be needed to allow future reconstruction by boring, since the side yard easements will prohibit open cut replacement of this line. Lift Station The lift station will be installed with similar standards and characteristics of the Lions Park lift station that is currently under construction. A dedicated generator will be at the lift station. Jacking under CR 10 Note: The city could participate in the bidding of Sawgrass sewer to obtain a price on jacking under CR 10 at both locations and decide at later date to participate with City funds if any cost savings are realized. This appears more feasible for the easterly 18 -inch due to the Downtown project than the westerly 15 -inch for a potential school. 4.2 Adjacent Properties Adjacent properties (west, north and east) will need to be provided access to sewer. Typically this involves a manhole at the property line and these will be located during the construction drawing review phase. 5.0 WATER 5.1 Trunk System The City's Master Plan (as shown in the Feasibility Study in Attachment A) shows trunk water main extended through the site. This has been modified to a line along the east will be an fl- inch looping the future Downtown and developable land south of CR 50. A 12 -inch will connect west of the Gleason property to carry trunk services to the west boundary. The full build out of Sawgrass and Lennar will have the City about one third of the way towards needing "storage" via the construction of a water tower. Significant lengths of trunk lines will have been installed exposing large areas of greenspace to development. 5.2 Adjacent Properties Adjacent properties (west, north and east) will need to be provided access to water. Typically this involves a valve and hydrant at the property line and these will be located during the construction drawing review phase. C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2Schendel \Plan a iews \PUD Review Memo \PUD Engineer's Memo t, W►e n c k Kendra Lindahl, City Planner Sawgrass PUD Review November 24, 2014 6.0 STORMWATER Offsitp Staff has met with residents to the north of Sawgrass to discuss stormwater conveyance to the creek. As noted in the Feasibility Study, the area to the north has significant floodplain, and the floodplain will not be modified due to impacts of this project. Historical City stormwater maps had shown a northwest ditch route for the site's easterly wetland. The 1971 aerial photo is given in Attachment C, however current topography shows this route is no longer feasible. The changes to the landscape from houses / tree canopy / farming practices over the last 40 years has created a situation where a northerly flow path is more dominant in the current condition. To mitigate the impact of more volume of runoff, the City has been in contact with the residents to the north who have expressed a willingness to participate in a solution so the development's outlet of the large Sawgrass wetland does not exacerbate existing conditions. Therefore, the City will work with the residents and developer to implement a conveyance solution similar to one of the routes shown in Attachment C. Elm Creek Watershed will be reviewing plans and as the LGU also should issue wetland permits that will be pursued under a "No Loss ". Financing will be at the developer cost, and implementing an offsite solution assumes the northerly landowners continue to cooperate. Onsite Modeli The City has required the developer's model increase the volume of runoff due to impervious associated with housing development. Engineering hydrology manuals can be subject to interpretation where cropped or agricultural practices and development can be shown as producing similar runoff. However, for Corcoran, Wenck requires that the soil "Curve Numbers" be raised to reflect less pervious (infiltrating) soils due to mass grading, sod, and impervious construction. The result is a an increase in high water levels (HWLS) and during the plan review process require some grading changes for low floors. Onsite Water Quality The developer will be required to construct filtration systems along the pond "shelf" to further treat stormwater. Street Drainage Individual street drainage will be reviewed during construction plan review. C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2Schendel \Plan Re iews \PUD Review Memo \PUD Engineer's Memo t, W►e n c k Kendra Lindahl, City Planner Sawgrass PUD Review November 24, 2014 7.0 CONSTRUCTION PLANS The plan sets submitted for the preliminary plat were of good quality, and the list of review items in Attachment E is typical at this stage of development. It is important to note this is an iterative process and as more detail is added to the plans additional revisions will be required. Ongoing engineering modifications during the plan review process include but are not limited to; • Lateral water main /sewer line alignments /hydrant spacing and location • Trunk sewer and water alignment and depths. • Street light locations and street signage • Stormwater pond and wetland elevations, • Wetland review and approval implementation • North stormwater conveyance and street stub • Construction details C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2Schendel \Plan Reviews \PUD Review Memo \PUD Engineer's Memo t, We n c k Attachment A c:\ users \torkC0063 \documents \corcoran offsite \2_development projects \2_schendel \plan reviews \pud review memo \pud engineer's memo to planning commission.docx We � � � Wenck File #2294 -24 JULY 2014 Engineers • Scientists Business Professionals unmatched Service technical -,��Ilence 1 Stormwater Feasibility Study Peachtree Development Prepared for: THE CITY OF CORCORAN, MN 8200 County Road 116 Corcoran, MN 55340 Prepared by: WENCK ASSOCIATES, INC. 1800 Pioneer Creek Center P.O. Box 249 Maple Plain, Minnesota 55359 -0249 (763) 479 -4200 Table of Contents 1.0 INTRODUCTION ............................................................................ ............................1 -1 2.0 WATER RESOURCES ...................................................................... ............................2 -1 2.1 Regulatory Agencies ............................................................... ............................2 -1 2.2 Wetlands ................................................................................. ............................2 -1 2.3 Water Quantity ....................................................................... ............................2 -2 2.4 Water Quality .......................................................................... ............................2 -2 2.5 Floodplain ............................................................................... ............................2 -2 2.6 Erosion and Sediment Controls .............................................. ............................2 -2 3.0 RECOMMENDATIONS ................................................................... ............................3 -1 FIGURES 1 FEMA Floodplain APPENDICES Appendix A: City Water Resources Plan & Historical Photos Appendix B: MNRAM Review Appendix C: Filtration BMP Details T: \2294- Corcoran \24 -Pea chtree\Fe as ibi I ity Study \stormwaterfeasibiIity study \Stormwater Feasibility Study. docx i July 2014 Wenck 1.0 Introduction Peachtree Properties is proposing a development near the "10 -50" intersection in Corcoran on property known as the Schendel property. Three feasibility studies are being completed for the project and they involve transportation, utilities and stormwater. The development area is shown on Figure 1, which also shows the 100 and 500 year floodplains. This report introduces topics pertinent to the development in stormwater management, natural resources, floodplain and Best Management Practices. 1 -1 T: \2294- Corcoran \24 -Pea chtree\Fe as ibi I ity Study \stormwater feasibility study \Stormwater Feasibility Study. docx July ,1fu ly2014 = Y e n ck 2.0 Water Resources 2.1 Regulatory Agencies The City is responsible for development approvals, however residential and commercial site development plans must also be reviewed and approved by Elm Creek Watershed. A developer is required to plan for water quality design, hydrology design, any compensatory floodplain mitigation plan for floodplain fill, a wetland replacement plan and an erosion and sediment control plan. During construction, the MPCA's NPDES Construction Permit is also required for control of erosion and sediment and also BMPs. 2.2 Wetlands A wetland delineation has been reviewed and approved for all areas of this site. The Elm Creek Watershed Management Commission is the Local Government Unit in charge of administering the Wetland Conservation Act in CorcoranA wetland replacement plan will be necessary for any impacts to wetlands on site. The replacement plan must include a sequencing analysis for each impact and abide by the Commissions wetland review process. Recent Work A MnRAM analysis was performed to review wetland classification in March of 2014, and the wetlands on the site are all classified as Medium or High according to the City's classification system. Section 1020.020 of the City Ordinance demonstrates that wetlands are to be ranked as high, medium, or low quality based on the functional level ranking of six selected categories from the MnRAM analysis: Floral Diversity /Integrity, Flood /Stormwater Attenuation, Water Quality Protection, Wildlife and /or Fishery Habitat, and Aesthetic /Recreation. The majority of the wetlands were observed to have low quality vegetation communities, but the high and moderate scores in other categories led to the medium or high rankings by the City's classification system. This indicates potential to improve these vegetation communities through restoration or management efforts. Buffers Buffers will be required around impacted and replacement wetlands according to the City and WCA rules and the Commission's wetland review process. A buffer would also be required on any portion of Rush Creek. 2 -1 T: \2294- Corcoran \24 -Pea chtree\Fe as ibi I ity Study \stormwater feasibility study \Stormwater Feasibility Study. docx AJuly 2014 e4 PWn %( k 2.3 Water Quantity The Commission requires post development runoff rates for the 2, 10 and 100 -year storm events be equal to or less than the pre - development rates. The Commission standards include extended detention and /or runoff volume controls. The City and watershed both review these calculations for overall stormwater management. The downstream creek /stream is the nearest regional water resource and therefore the extended detention review is important to overall peak flow management. Urbanizing watersheds impact rural ditches /streams through continuous flow, whereas agricultural land can be intermittent streams and the stream has adapted to being dry, or drier, for a portion of the year. The City will conduct a walkthrough of the downstream creek, and review the condition for any susceptible areas of degredation. This stream is located on private property, so the City may be limited in its investigation by property access. 2.4 Water Quality The project must comply with the Commission's non - degradation standard for storm water runoff quality, as outlined in Appendix F of the Watershed Management Plan. The City implements a BMP of filtration, which can be utilized as standalone dry basins, or constructed within a typical NURP pond. A detail for the required BMP is given in Appendix B. 2.5 Floodplain The site has a minor area identified on the north as floodplain, which appears unaffected by the project. Should impacts occur, the Elm Creek WMC standards prohibit activities that impact the storage volume within the 100 -year floodplain unless compensatory floodplain mitigation is provided at a 1:1 ratio by volume and it is demonstrated that the 100 -year floodplain will not be impacted. Section 1050.030 of the City's code states the Engineer should review the boundary for accuracy. "Where interpretation is needed as to the exact location of the boundaries of the district as shown on the Official Zoning Map, as for example where there appears to be a conflict between a mapped boundary and actual field conditions and there is a formal appeal of the decision of the City Engineer, the City Council shall make the necessary interpretation. All decisions will be based on elevations on the regional (100 year) flood profile, the ground elevations that existed on the site at the time the Community adopted its initial Floodplain Ordinance, and other available technical data. Persons contesting the location of the district boundaries shall be given a reasonable opportunity to present their case to the City Council and to submit technical evidence." 2.6 Erosion and Sediment Controls An erosion and sediment control plan must be provided that addresses and minimizes erosion during all phases of the development and construction process. This activity is covered under a development's NPDES permit required by the MPCA (and monitored by the developer and City Engineer). 2 -2 T: \2294- Corcoran \24 -Pea chtree\Fe as ibi I ity Study \stormwater feasibility study \Stormwater Feasibility Study. docx July 2014 Y Wenck 3.0 Recommendations The Peachtree development on the Schendel property is feasible from a stormwater management and natural resource perspective. It is recommended the following be part of the development review process: On site • Investigate restoring the historical flow path shown on aerials and the City's storm water plan. Investigation will consist of topographic surveying and designs for potentially discharging further west than the current north discharge point. • Review submittals to watershed and work in coordination with Elm Creek WMC on stormwater BM Ps. • Provide the developer modeling and construction parameters for the developed land use (runoff curve numbers, routing direction, structure requirements, etc. • Install filtration BMP in addition to typical wet detention (NURP) ponds • Review wetland mitigation areas and any banking will be reviewed for conflicts with City via covenants or maintenance. Off Site Conduct walkthrough of stream to north to investigate for areas susceptible to erosion due to additional volume from development. Developer may be required to fund selected reinforcement of streambed, which includes easement for City access. (This was also a requirement of a prior development, Lennar in SE Corcoran.) Potentially conduct additional floodplain work to identify /verify elevations. 3 -1 T: \2294- Corcoran \24 -Pea chtree\Fe as ibi I ity Study \stormwater feasibility study \Stormwater Feasibility Study. docx AJuly 2014 Y Y enc k Figures FEMA Floodplain JULY 2014 CITY OF CORCORAN Wenck Engineers - Scientists 1800 Pioneer Creek Center FEMA Floodplains Business Professionals Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 Appendix A City Water Resources Plan and Historical Aerial Photos Figure 5 fa City of CORCORAN Water Resources 2030 Comprehensive Plan N W E S 3,000 1,500 0 3,000 Feet =.1. City Limit DNR Public Watercourse ••••.. Other Watercourse - DNR Protected Waters Other Open Water Wetlands from Hennepin County MLCCS October 7, 2009 Bonestroo I:/ 504 / 50408144 /GIS /ComPlan /Maps /Final Maps /water resources.mxd CITY OF CORCORAN Comp Plan Water Resources (Cropped) Wenck Wenck Associates, Inc. 1800 Pioneer Creek Center Engineers • Scientists P.O. Box 249 Business Professionals Maple Plain, MN 55359 JULY 2014 FIGURE A -1 Path: N: \Tech Date Saved: 9, CITY OF CORCORAN 1937 Aerial Photograph '/� / Wenck Associates, Inc. V Y k 1800 Pioneer Creek Center Engineers • Scientists P.O. Box 249 Business Professionals Maple Plain, MN 55359 JULY 2014 FIGURE 1 r'R s .. i f' CITY OF CORCORAN IWend< Wenck Associates, Inc. JULY 2014 1800 Pioneer Creek Center Engineers • Scientists P.O. Box 249 1947 Aerial Photograph Business Professionals Maple Plain, MN 55359 Figure 1 CITY OF CORCORAN 1957 Aerial Photograph { q /��CI� Wenck Associates, Inc. V V 1800 Pioneer Creek Center Engineers • Scientists P.O. Box 249 Business Professionals Maple Plain, MN 55359 JULY 2014 Figure 1 CITY OF CORCORAN 1960 Aerial Photograph { q /��CI� Wenck Associates, Inc. V V 1800 Pioneer Creek Center Engineers • Scientists P.O. Box 249 Business Professionals Maple Plain, MN 55359 J U LY 2014 Figure 1 CITY OF CORCORAN 1962 Aerial Photograph { A /�j��l Wenck Associates, Inc. V V K 1800 Pioneer Creek Center Engineers • Scientists P.O. Box 249 Business Professionals Maple Plain, MN 55359 JULY 2014 Figure 1 4 �,r mom i { t - w - CITY OF CORCORAN Wenck Wenck Associates, Inc. JULY 2014 1800 Pioneer Creek Center Engineers • Scientists P.O. Box 249 1971 Aerial Photograph Business Professionals Maple Plain, MN 55359 Figure 1 _ a f Aerial Photograph (Source: MN GEO) N 350 175 0 350 n Feet N lath: L:\2294 \0024 \mxd \Historical Aerial Photographs.mxd 'ate: 7/8/2014 Time: 9:34:46 AM User: ShuJCO243 4 t J a ate. AII& 1� 4 Al � Y a CITY OF CORCORAN 1991 Aerial Photograph i Wenck JULY 2014 Engineers - Scientists 1800 Pioneer Creek Center Business Professionals Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 'N r L 44- Jill i{ Aerial Photograph (Source: MN GEO) LLL 350 175 0 350 N Feet ath: 1.:\2294 \0024 \mxd \Historical Aerial Photographs.mxd ate: 7/8/2"4 Tme: 9:37:43 AM User: ShuJCO243 CITY OF CORCORAN 1997 Aerial Photograph JULY 2014 Figure 1 Wenck Engineers - Scientists 1800 Pioneer Creek Center Business Professionals Maple Plain, MN 55359 -0429 www.wenck.com 1- 800 - 472 -2232 JULY 2014 Figure 1 6 s _ Aerial Photograph (Source: MN GEO) 350 175 0 350 N Feet ath: L:\2294 \0024 \mxd \Historical Aerial Photographs.mxd ate: 7/8/2014 Tme: 9:38:28 AM User: ShuJCO243 CITY OF CORCORAN 2000 Aerial Photograph JULY 2014 Figure 1 Wenck Engineers - Scientists 1800 Pioneer Creek Center Business Professionals Maple Plain, MN 55359 -0429 www.wenck.com 1- 800 - 472 -2232 JULY 2014 Figure 1 I w 4 t, y Aerial Photograph (Source: MN GEO) 350 175 0 350 N - Feet Vath: L:\2294 \0024 \mxd \Historical Aerial Photographs.mxd ate: 718/2014 Time: 9:36:37 AM User: ShuJCO243 CITY OF CORCORAN 2003 Aerial Photograph JULY 2014 Figure 1 Wenck Engineers - Scientists 1800 Pioneer Creek Center Business Professionals Maple Plain, MN 55359 -0429 www.wenck.com 1- 800 - 472 -2232 JULY 2014 Figure 1 CITY OF CORCORAN 2006 Aerial Photograph Wenck Engineers - Scientists 1800 Pioneer Creek Center Business Professionals Maple Plain, MN 55359 -0429 www.wenck.com 1- 800 - 472 -2232 z :t yy iw L Aerial Photograph (Source: MN GEO) 350 175 0 350 n .1 Feet N ath: l.:\2294 \0024 \mxd \Historical Aerial Photographs.mxd- ate: 7/8/2014 Tme: 9:48:45 AM User: ShuJCO243 CITY OF CORCORAN 2006 Aerial Photograph JULY 2014 Figure 1 Wenck Engineers - Scientists 1800 Pioneer Creek Center Business Professionals Maple Plain, MN 55359 -0429 www.wenck.com 1- 800 - 472 -2232 JULY 2014 Figure 1 Appendix 6 MN RAM Review 4�4A`Wenck Engineers • Scientists Business Professionals TECHNICAL MEMORANDUM TO: City of Corcoran FROM: Wes Boll, Wenck Associates, Inc. DATE: March 18, 2013 Wenck Associates, Inc. 1800 Pioneer Creek Center P.O. Box 249 Maple Plain, MN 55359 -0249 (800) 472 -2232 (763) 479 -4200 Fax (763) 479 -4242 wenckmp @wenck.com www.wenck.com SUBJECT: Schendel Property Wetland Functional Assessment Report and Woodland /Forest Evaluation This technical memorandum is prepared by Wenck Associates, Inc. (Wenck) to provide a review of evaluation of woodland /forest areas and wetlands located on the Schendel property in the City of Corcoran. The evaluations were prepared for Peachtree Partners by Stantec Consulting ( Stantec). The submitted documents included a March 4, 2014 letter providing a summary report of the conditions of the woodland /forest areas on the site and comparing the current conditions to the qualitative rank given to the site during a Natural Resources Inventory conducted in 2001. A wetland Functional Assessment Report which summarized a MnRAM analysis conducted on the site based on current conditions classified the wetlands according to the City's classification system for wetlands. Woodland /Forest Analysis The woodland area on the Schendel property was identified during the 2001 Natural Resource Inventory as Site 28 "Maple- Basswood Forest ". This woodland community was assigned a Local Rank score of "High ", due to it's location within the South Rush Creek Corridor, and a lower Ecological Status score of "B /C ", based on the nature of disturbance and the presence of exotic species (buckthorn). The letter summarizing current conditions documents that the site would more appropriately be classified as a young elm- ash - basswood forest. The letter also states that due to the lack of mature trees, the prevalence of invasive and nonnative shrubs, and the lack of native species in the ground cover, that the qualitative rank for the site would more appropriately be low to very low (CD to D). Of the two stands of forest evaluated on the site, the north stand was said to be of a higher quality with a better potential for restoration. The letter appears to accurately describe the current condition of the site based on photos contained in the document and makes a valid argument for the reclassification of the Ecological Status of the woodland /forest community. The vegetation community remains in a high priority area according to the 2001 Natural Resource Inventory and according to the Inventory would retain it's local rank of "High" due to it's location within the South Rush Creek Corridor. t: \2294 - corcoran \24 -pea chtree\feasibi I ity study \stormwater feasibility study \app -c technical memo_functiona l assess ment.docx Based on the results of this analysis, it appears that the woodland forest community in the northern portion of the property is in better condition and would be worth the effort of restoring or improving. The community to the east appears to be further degraded without high potential for successful restoration or improvement without significant effort. Wetland Analysis Stantec completed a functional assessment on 11 wetlands that were delineated on the subject property using MnRAM 3.4. The applicant prepared the MnRAM to classify the wetlands according to the City's classification system. As required by the City Zoning Ordinance, the report provided the results from the analysis using the latest version of MnRAM. Section 1020.020 of the City Ordinance demonstrates that wetlands are to be ranked as high, medium, or low quality based on the functional level ranking of six selected categories from the MnRAM analysis: Floral Diversity /Integrity, Flood /Stormwater Attenuation, Water Quality Protection, Wildlife and /or Fishery Habitat, and Aesthetic /Recreation. Table 1 below illustrates the functional ranking in each of these categories and the appropriate City Classification according to the results of the MnRAM conducted by Stantec. Table 1 -MnRAM Analysis Results According to the MnRAM analysis, as documented in the report dated March 5, 2014, the wetlands on the site are all classified as Medium or High according to the City's classification system. The majority of the wetlands were observed to have low quality vegetation communities, but the high and moderate scores in other categories led to the medium or high rankings by the City's classification system. While all of the wetlands scored medium or high according to the City's classification system, many of these basins had low quality vegetation communities, which indicates potential to improve these vegetation communities through restoration or management efforts. T:\ 2294 - Corcoran \24 -Pea chtree\Fe asibi Iity Stu dy \stormwater feasibility study\ App -C Technical Memo_Functiona I Assess ment.docx We n c k City MnRAM Maint. of Maint. Of Aesthetics/ Classification Vegetative Char. of Char. Recreation/ Downstream System Type (Eggers Diversity/ Wildlife Fish Education/ Flood /Stormwater/ Water (2014 Wetland ID I& Reed ) Integrity Habitat Habitat lCultural Attenuation Quality MnRAM A Wet meadow Low Moderate NA Low Moderate High Medium B Wet meadow Low Moderate NA Low Moderate High Medium C Shallow marsh High High High Low Moderate High High Seasonally D 1flooded basin Low High NA 1 Low Moderate High High E Wet meadow Low High NA Low Moderate High High Seasonally F T1 flooded flat Low Moderate NA Low Moderate Moderate Medium F T2 Wet meadow Moderate High NA Low Moderate High High G Wet meadow Low High NA Low Moderate Moderate Medium Seasonally flooded H flood lain Low Moderate NA Low Moderate Moderate Medium Seasonally Site 3 flooded basin Low I Moderate INA I Low High I High Medium Seasonally Site 4 flooded flat Low Moderate N Low Moderate High Medium According to the MnRAM analysis, as documented in the report dated March 5, 2014, the wetlands on the site are all classified as Medium or High according to the City's classification system. The majority of the wetlands were observed to have low quality vegetation communities, but the high and moderate scores in other categories led to the medium or high rankings by the City's classification system. While all of the wetlands scored medium or high according to the City's classification system, many of these basins had low quality vegetation communities, which indicates potential to improve these vegetation communities through restoration or management efforts. T:\ 2294 - Corcoran \24 -Pea chtree\Fe asibi Iity Stu dy \stormwater feasibility study\ App -C Technical Memo_Functiona I Assess ment.docx We n c k Appendix C Filtration BMP Details a N V b a N v _T n E v 0 0 i All 6" PVC PIPE OUTLET PIPE I PLAN VIEW ° NWL CONTROL 0 0 6" TILE ( SHOULD BE CORE DRILLED IN FIELD) OUTLET PIPE WEIR TO BE POURED IN PLACE OR PRECAST. NO SLIDE IN WEIR WALLS. I INLET PIPE � V INLET PIPE FILTRATION VOLUME EL 100.0 NWL EL 99.5 EL 97.0 (OR FIELD SURVEYED) PROFILE NOTE: TILE CAN DAYLIGHT SEPARATELY FROM OUTLET STRUCTURE. TILE MUST BE ABOVE THE TOP OF OUTLET PIPE AND BELOW ELEVATION OF TILE IN THE TRENCH. CLILNI PROJLCI STANDARD PLATES Wenck CITY OF CORCORAN SHEET TITLE TYPICAL _- OUTLET STRUCTURE REV OWN APP REV DATE OWN BY CHK'D APP'D I DWG DATE PROJECT NO. SHEET NO. REV NO JUL 2014 1 KBM I ISCALE 2294 -00 STO -19 M N r. 0 _T E 0 a oI FILTRATION SHELF n PLACE TILE PARALLEL ON SHELF 10'- 15' OFFSET FILTRATION TRENCH A STORMWATER POND OUTFLOW PIPE J AND STRUCTURE ( SEE OUTLET STRUCTURE DETAIL) PLAN CI-IFI F v TRENCH DETAIL SECTION A —A CALCULATIONS TO MEET RULES VOLUME: NO VOLUME REDUCTION IS GIVEN FOR FILTRATION SHELVES. WATER WATER QUALITY CREDIT FOR TP IS CALCULATED AS 60% OF NURP QUALITY: VOLUME AND 75% OF FILTRATION VOLUME; CREDIT FOR TSS IS CALCULATED AS 80% OF NURP VOLUME AND 90% OF FILTRATION VOLUME. Y z DRAWDOWN: 48 HOUR DRAWDOWN OF BMPS IS REQUIRED. TO DETERMINE LENGTH OF TRENCH NEEDED, USE FILTRATION RATE OF 50 CF PER LINEAR FOOT OF T WIDE TRENCH, OR 17 CF PER SF OF TRENCH. i CLIENT PROJECT STANDARD PLATES Wen r L CITY OF CORCORAN e. ..� . m, .a �._�. ila TITLE TYPICAL FILTRATION SHELF 0 REV DWN APP REV DATE DWN BY CHK'D APP'D DWG DATE PROJECT N0, SHEET NO. REV N0. K JUL 2014 KBM SCALE 2294 -00 STO -20 Wenck Wk File #2294 -24 July 2014 Engineers • Scientists Business Professionals unmatched Service strateqic Advice 1 Transportation Feasibility Study Peachtree Development Prepared for: THE CITY OF CORCORAN, MN 8200 County Road 116 Corcoran, MN 55340 Prepared by: WENCK ASSOCIATES, INC. 1800 Pioneer Creek Center P.O. Box 249 Maple Plain, Minnesota 55359 -0249 (763) 479 -4200 Table of Contents 1.0 INTRODUCTION ............................................................................ ............................1 -1 1.1 Background ............................................................................. ............................1 -1 1.2 County Road 10 Turnback ....................................................... ............................1 -1 2.0 TRAFFIC ANALYSIS ........................................................................ ............................2 -1 2.1 Configuration .......................................................................... ............................2 -1 2.2 Traffic Volume Data ................................................................ ............................2 -1 2.3 Traffic Forecasts ...................................................................... ............................2 -1 2.4 Traffic Projections for 2030 .................................................... ............................2 -2 2.5 Traffic Signal Warrants ............................................................ ............................2 -2 2.6 Conclusions ............................................................................. ............................2 -2 3.0 ROAD NETWORK CONFIGURATIONS .............................................. ............................3 -1 3.1 County Road 10 Alignment ..................................................... ............................3 -1 3.1.1 Meister Road — Option A ......................................... ............................3 -1 3.1.2 „T" at CR 50— Option C ........................................... ............................3 -1 3.2 CR 10 CR 50 Interesection ....................................................... ............................3 -2 3.2.1 Option B1- A ............................................................. ............................3 -2 3.2.2 Option BI- B ............................................................. ............................3 -2 3.2.3 Option B2 ................................................................ ............................3 -3 3.2.4 Option B3 ................................................................ ............................3 -3 3.2.5 Option B4 ................................................................ ............................3 -3 4.0 FINANCING ................................................................................... ............................4 -1 4.1 Approach ................................................................................. ............................4 -1 TABLES 1 -7 of Estimated Costs FIGURES APPENDICES Appendix A: Peachtree Concept Entrance to 50, Classification Figure, Traffic Counts Appendix B: County 10 Turn Back Memo Appendix C: Peak Hour Turn Movement Volumes T: \2294- Corcoran \24 - Peachtree \Feasibility Study \transportation \Transporatation Feasibility Study.dou i July 2014 -,eiWenck 1.0 Introduction Peachtree Properties have requested a feasibility study for potential access and estimated costs for transportation improvements to serve the proposed development generally located in the northwest of the intersection of County Road 10 and County Road 50. The entrance to the development is proposed to be on to County Road 10. This report looks specifically at the feasibility of providing transportation needs for ultimate buildout. Contained in the report are options for road configurations, access to the site and a traffic analysis to determine impacts and potential need for traffic signal at the "10 -50" intersection. 1.1 BACKGROUND The "10/50" and "10 -116" intersections have had numerous studies and potential alignments. The City's 2030 Comprehensive Plan shows a realignment of CR 10 to Meister Road along with Larkin Road being reconstructed as an A Minor Connector. The 2030 Roadway Functional Classification is given in Appendix A (published June 2011 and updated April 2014). 1.2 COUNTY ROAD 10 TURNBACK The Council has recently discussed accepting jurisdiction of County Road 10 under a "turn back" agreement with Hennepin County. County Road 10 is listed in the County's own plan as being eventually under City jurisdiction. A memo reviewing turn back costs for reconstruction and maintenance is given in Appendix B. Council is not pursuing a turn back at this time, however this report reviews two alignments and costs for reconstruction of CR 10 along Meister or west of a development known as Corcoran Trail. 1 -1 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study\ transportation \Transporatation Feasibility Study.doa July 2014 Wenck 2.0 Traffic Analysis 2.1 CONFIGURATION The CR 50 /CR 10 intersection is currently configured as a "Y" type intersection, with CR 10 serving as the mainline and eastbound CR 50 controlled with a stop sign. CR 10 curves to the northwest at this location, creating an awkward intersection with CR 50. Improvements to the intersection layout are being developed in conjunction with the proposed project, however in the long term improvements to the intersection are needed whether or not the proposed development occurs. 2.2 TRAFFIC VOLUME DATA Intersection turn movement data was collected at the CR 50 /CR 10 intersection on Thursday, July 10, 2014. The resultant turn movement data is shown in Appendix C. Observations during the data collection periods indicated some operational difficulties due to the intersection geometrics combined with the high volumes. Westbound left turns from CR 10 onto CR 50 must turn from the through lane, resulting in conflicts with traffic continuing on CR 10. Eastbound traffic on CR 50 must wait for gaps in the CR 10 traffic, resulting in delays. The awkward angle of the CR 10 leg to the northwest creates difficult sight lines for eastbound traffic on CR 50. The traffic volumes at this intersection are highly directional during the a.m. and p.m. peak hours. During the a.m. peak hour, which occurred from 7:00 — 8:00 am, 49% of vehicles entered from the northwest on CR 10, 36% from the west on CR 50, and 15% from the east on CR 10. During the p.m. peak hour, which occurred from 4:30 — 5:30 pm, 7% of vehicles entered from the northwest on CR 10, 16% from the west on CR 50, and 77% from the east on CR 10. In addition to peak hour data, daily volume data is available from Hennepin County. The most recent data for this area was collected in 2013. The annual average daily traffic (AADT) volume on CR 10 north of CR 50 was 2,600 vehicles per day. The AADT on CR 50 west of CR 10 was 2,900 vehicles per day. The percentage of the daily volume occurring during the a.m. and p.m. peak hours was also determined. On CR 10 north of CR 50, the a.m. peak hour volume was 13.3% of the daily volume and the p.m. peak hour was 16% of the daily volume. On CR 50 west of CR 10, the a.m. peak hour volume was 10.8% of the daily volume and the p.m. peak hour was 13.3% of the daily volume. These percentages are higher than the typical 10% value found at many locations. The higher than usual percentages are likely due to the large amount of commuter traffic that is present at this intersection. 2.3 TRAFFIC FORECASTS Traffic volume forecasts were developed for the CR 50 /CR 10 intersection assuming development of the Schendel property. The expected development trips were calculated based on data presented in Trip Generation, Ninth Edition, published by the Institute of Transportation Engineers. These calculations represent gross total trips that will be generated by the proposed development. The resultant trip generation estimates are shown in the following table. 2 -1 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study\ transportation \Transporatation Feasibility Study.doa July 2014 -id-1 1Nenck Weekday Trip Generation for Proposed Land Uses Land Use Size Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily In Out Total In Out Total Total Single Family Dwelling Units 226 DU 40 130 170 142 84 226 2152 Townhouse Dwelling Units 23 DU 2 8 10 8 4 12 134 Totals 42 138 180 150 88 238 2286 Development trips were assigned to the surrounding roadway network using trip distribution percentages based on existing travel patterns in the area. Traffic volumes were established for a five year build -out assumption during the weekday a.m. and p.m. peak hours. The resultant traffic volumes are presented in Figure 1. 2.4 TRAFFIC PROJECTIONS FOR 2030 The Hennepin County 2030 traffic volume forecasts show a daily volume of 4,800 on CR 10 in 2030 and a baseline volume of 3,050 in 2005. An interpolation of these numbers results in a daily volume of 4,100 on CR 10 in 2020. The Peachtree residential development is expected to generate 2,286 daily trips. Added to the base 2020 daily volume of 4,100 on CR 10 results in a total daily volume of 6,386. Of the 6,386 daily volume on CR 10, 36% is attributed to Peachtree and 64% is other background traffic. 2.5 TRAFFIC SIGNAL WARRANTS A preliminary review of traffic signal warrants was completed to determine if traffic signal control should be considered for the future CR 50 /CR 10 intersection. Using the peak period data collected at the intersection, the peak hour and four hour warrants as described in the Minnesota Manual on Uniform Traffic Control Devices (MMUTCD) were reviewed. Under existing 2014 conditions, neither of the warrants are met. Under 2019 Build -out conditions, the peak hour warrant is met for one hour and the four hour warrant is met for three hours. This analysis did not include other future development in the area, which is expected to occur in the downtown area. Based on this preliminary analysis, traffic signal control would not be needed immediately but would likely be warranted within five years. Even if signal warrants are met in the future, Hennepin County will make the final decision on any traffic control changes at this intersection. Hennepin County ranks intersections based on traffic volumes, crash history, and funding to determine when traffic signal control is needed. Further discussions with Hennepin County will be needed to determine if traffic signal control can be installed at this intersection. 2.6 CONCLUSIONS The traffic volumes at the CR 50 /CR 10 intersection are highly directional during the a.m. and p.m. peak hours. Observations during the data collection periods indicated some operational difficulties due to the difficult intersection geometrics combined with the high volumes. • Improvements to the intersection layout are needed independent of the proposed development. Traffic volumes added by the proposed development make the need for 2 -2 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study\ transportation \Transporatation Feasibility Study.doa July 2%(014 =AA Pnck improvements more evident and necessary. • Existing volumes do not meet traffic signal warrants. Future volumes with the full development in place will likely meet warrants by 2019. • Even if signal warrants are met in the future, Hennepin County will make the final decision on any traffic control changes at this intersection. Further discussions with Hennepin County will be needed to determine if traffic signal control can be installed at this intersection. 2 -3 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study\ transportation \Transporatation Feasibility Study.doa July 2014 Wenck 3.0 Road Network Configurations The engineering drawings given as Sheets C -101 through C -105 show several options for different configurations of the road network. Costs are given in Tables 1 through 6. 3.1 COUNTY ROAD 10 ALIGNMENT As noted previously, the City is not pursuing a turnback at this time. The configurations shown on Sheet C -101 "move" the County road to either Meister Road (Option A) or an extension of Cain Road (Option C). 3.1.1 Meister Road — Option A The project involves reconstruction of the existing Meister Road with a "T" intersection at CR 116 and four -way intersection with Cain Road. County staff initial feedback was creating a "T" intersection at CR 116 was not problematic, therefore the alignment appears feasible. The alignment does create an additional turn movement for northwest /southeast traffic whereas northwest traffic from the CR 116 / CR 10 intersection would need to travel north along CR 116, then turn left (west) onto Meister. The addition of traffic onto CR 116 for a short distance would need to be managed via extended turn lanes and possible signal at CR 116. Costs are given in Table 1 and show the following: • Construction $4.4M (includes significant ROW and poor soils correction at approx. $750K) Contingency 20% and Engineering 15% Total Project at $5.9M 3.1.2 "T" at CR 50— Option C Option C shows a new alignment to direct traffic onto CR 50 which would be a "T" intersection. Ultimate buildout shows the potential to connect with a Larkin Road extension as shown in the 2030 Comprehensive Plan. The project lowers some costs as compared to Option A such as the new road length is lower than Meister and eliminates intersection complexity with Cain /Meister and has dedicated half -ROW in Corcoran Trail development. The project has higher costs of estimated soil correction and wetland mitigation since the route crosses significant wetlands. Costs are given in Table 2 and show the following: • Construction $4.OM (includes significant poor soils correction and wetland work at $1.5M) • Contingency 20% and Engineering 15% • Total Project at $5.45M (wetland soil conditions will affect final cost) • Additional intersection work at Meister /CR 10 connection would increase cost 3 -1 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study\ transportation \Transporatation Feasibility Study.doa July 2014 Aid Wenck 3.2 CR 10 CR 50 INTERESECTION The 10 -50 intersection options are labeled "B Options" and focus on potential intersection configurations. The Peachtree entrances are shown at different locations, and it should be noted the main entrance to the development will likely be moved and is shown for illustrative purposes only. The final design criteria and ROW requirements will affect land impacts and alignments. 3.2.1 Option B1 -A Design criteria as shown on Sheet C -102A are: • 50 MPH Speed • 120' ROW This option eliminates the Y configuration and creates a T intersection however requires Peachtree land dedication to the 50 MPH road curvature and removes existing businesses at the intersection. Should the option be considered for further evaluation, moving the T slightly east may avoid one of the businesses. Costs are given in Table 3 and show the following: • Construction $1.6M • Contingency 20% and Engineering 15% • No land acquisition costs or demolition are included • Signal is included at $250K • Total Project at $2.2M 3.2.2 Option 61 -113 Design criteria are the same as B1 -A and are shown on Sheet C -102B as: • 50 MPH Speed • 120' ROW This option eliminates the Y configuration and creates a T intersection however preserves developable (Peachtree) property but then requires City Park land dedication. Businesses may be able to remain if flexibility of lesser ROW requirement is received from the County Costs are given in Table 4 and show the following: • Construction $1.5M • Contingency 20% and Engineering 15% • No land acquisition costs, demolition, or park replacement costs are included • Signal is included at $250K • Total Project at $2.OM 3 -2 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study\ transportation \Transporatation Feasibility Study.doa July 2014 Aid Wenck 3.2.3 Option B2 Design criteria was modified for a lower speed however the ROW remains the same (Sheet C -103). Criteria are: • 30 MPH Speed • 120' ROW This option also creates a T intersection, however preserves businesses and lessens Peachtree land impacts. Properties to the north of existing CR50 would need to be acquired, but the existing residential home remains. Access to the businesses would need to be clarified. Costs are given in Table 5 and show the following: • Construction $1.6M • Contingency 20% and Engineering 15% • No land acquisition costs or demolition costs are included • Signal is included at $250K • Total Project at $2.2M 3.2.4 Option B3 This option shows the Peachtree concept entrance through the City Park. The Peachtree concept has been further defined to show required turn lanes at the CR 50 intersection, and appears to need additional ROW. This concept is not feasible under County jurisdiction, and therefore not applicable. Costs are given in Table 6 and show the following: • Construction $1.1 M • Contingency 20% and Engineering 15% • No land acquisition costs, park replacement, or demolition costs are included • Signal is included at $250K • Total Project at $1.5M 3.2.5 Option B4 This option shows a roundabout concept with the Peachtree development being the 4th leg. The roundabout would also function as three legged without the development entrance. The project requires acquisition of two businesses, the properties to the north of CR 10 and a small easement of the existing residence. Costs are given in Table 7 and show the following: • Construction $1.OM • Contingency raised to 30% and Engineering 15% • No land acquisition costs or demolition costs are included • Access for south side of CR 50 and CR 10 needs to be provided • Total Project at $1.5M 3 -3 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study\ transportation \Transporatation Feasibility Study.doa July f 201 4 ' Vj�Ye r lck 4.0 Financing 4.1 APPROACH Financing will depend on the direction given for the road network in this area. Staff has had discussions with the County about available funds or programs, longer term CIP project lists, etc. Overall it appears that a three party financial approach is optimal, where the County, City and developer contribute to the ultimate road network. 4 -1 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study\ transportation \Transporatation Feasibility Study.docx July 2014 Wenck Tables Table 1. Option A Estimated Costs Peachtree Development Feasibility Study for Transportation MEISTER RD AND CAIN RD MAINLINE IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 50,000.00 $ 50,000.00 EASEMENT ACQUISITION ACRE EASEMENT $ 45,000.00 $ - TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE CLEARING $ 300.00 $ GRUBBING TREE GRUBBING $ 100.00 $ REMOVE BITUMINOUS PAVEMENT SY 18,864 $ 3.00 $ 56,593.33 FABRIC SY 31,924 $ 3.10 $ 98,965.78 TOPSOIL CU YD 7,256 $ 20.00 $ 145,111.11 COMMON EXCAVATION CU YD 23,092 $ 15.00 $ 346,380.22 POOR SOIL CORRECTION CU YD 15,500 $ 25.00 $ 387,500.00 AGGREGATE BASE CLASS 5 TON 14,047 $ 12.00 $ 168,561.07 AGGREGATE SHOULDERING TON 2,235 $ 40.00 $ 89,388.44 SELECT GRANULAR TON 21,070 $ 15.00 $ 316,052.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 1,451 $ 4.00 $ 5,804.44 BITUMINOUS PAVEMENT TON 13,417 $ 90.00 $ 1,207,527.60 SIGN PANELS TYPE C SF INSTALL SIGN TYPE C AND POST $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH STORM SEWER PIPE $ 250.00 $ STORM SEWER PIPE LF DRIVEWAY CULVERTS $ 75.00 $ - DRIVEWAY CULVERTS EACH 7 $ 800.00 $ 5,600.00 RANDOM RIP RAP CLASS III CU YD SILT FENCE $ 120.00 $ SILT FENCE LF 14,366 $ 2.00 $ 28,732.00 SEEDING SY 43,533 $ 0.50 $ 21,766.67 PAVEMENT MESSAGE EACH STRIPING $ 125.00 $ STRIPING LF 19,590 $ 0.60 $ 11,754.00 WETLAND IMPACTS ACRE 3.2 $ 55,000.00 $ 176,000.00 ROW ACQUISITION ACRE 7.4 $ 50,000.00 $ 370,000.00 $ OPTION A MAINLINE SUBTOTAL S 3.490.736.67 CONTINGENCY (20 %) $ 698,147.33 ENGINEERING (15 %) $ 523,610.50 EST. TOTAL $ 4,712,494.50 ROUNDED TOTAL $ 4,700,000.00 CR -116, MEISTER RD, & CAIN RD INTERSECTION IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 40,000.00 $ 40,000.00 EASEMENT ACRE TOTAL PROJECT COSTS TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 300.00 $ - GRUBBING TREE $ 100.00 $ - REMOVE BITUMINOUS PAVEMENT SY 5200 $ 100 $ 15,600.00 FABRIC SY 10400 $ 3.10 $ 32,240.00 TOPSOIL CU YD 2000 $ 20.00 $ 40,000.00 COMMON EXCAVATION CU YD 7523 $ 15.00 $ 112,840.00 AGGREGATE BASE CLASS 5 TON 4576 $ 12.00 $ 54,912.00 AGGREGATE SHOULDERING TON 616 $ 40.00 $ 24,640.00 SELECT GRANULAR TON 6864 $ 15.00 $ 102,960.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 480 $ 4.00 $ 1,920.00 BITUMINOUS PAVEMENT TON 4438 $ 90.00 $ 399,427.20 SIGN PANELS TYPE C SF $ 33.00 $ - INSTALL SIGN TYPE C AND POST EACH $ 250.00 $ STORM SEWER PIPE LF $ 75.00 $ DRIVEWAY CULVERTS EACH $ 800.00 $ RANDOM RIP RAP CLASS III CU YD $ 120.00 $ - SILT FENCE LF 3960 $ 2.00 $ 7,920.00 SEEDING SY 12000 $ 0.50 $ 6,000.00 EROSION CONTROL BLANKET SY 12000 $ 1.50 $ 18,000.00 STRIPING LF 9000 $ 0.60 $ 5,400.00 WETLAND IMPACTS SF $ 1.00 $ - PROPERTY ACQUISITION EACH $ - $ SIGNAL EACH $ $ OPTION A INTERSECTION SUBTOTAL S 866.85920 CONTINGENCY (20 %) $ 173,371.84 ENGINEERING (15 %) $ 130,028.88 EST. TOTAL $ 1,170,259.92 ROUNDED TOTAL $ 1,200,000.00 SUMMARY Total Price OPTION A MAINLINE SUBTOTAL $ 4,700,000.00 OPTION A INTERSECTION SUBTOTAL $ 1,200,000.00 TOTAL PROJECT COSTS $ 5,900,000.00 Table 2. Option C Estimated Costs Peachtree Development Feasibility Study for Transportation CAIN RD MAINLINE IMPROVEMENTS Item Units Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 50,000.00 $ 50,000.00 EASEMENT ACQUISITION ACRE TOTAL PROJECT COSTS $ 45,000.00 $ TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING AND GRUBBING ACRE 1.5 $ 10,000.00 $ 15,000.00 REMOVE BITUMINOUS PAVEMENT SY 16,178 $ 5.00 $ 80,888.89 FABRIC SY 20,044 $ 3.10 $ 62,137.78 TOPSOIL CU YD 1 $ 20.00 $ 22.22 COMMON EXCAVATION CU YD 13,363 $ 15.00 $ 200,444.44 POOR SOIL CORRECTION CU YD 45,700 $ 25.00 $ 1,142,500.00 AGGREGATE BASE CLASS 5 TON 8,820 $ 12.00 $ 105,834.67 AGGREGATE SHOULDERING TON 1,403 $ 40.00 $ 56,124.44 SELECT GRANULAR TON 13,229 $ 15.00 $ 198,440.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 911 $ 4.00 $ 3,644.44 BITUMINOUS PAVEMENT TON 8,424 $ 90.00 $ 758,172.00 SIGN PANELS TYPE C SF $ $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ $ 250.00 $ STORM SEWER PIPE LF $ $ 75.00 $ DRIVEWAY CULVERTS EACH $ $ 800.00 $ RANDOM RIP RAP CLASS III CU YD $ $ 120.00 $ SILT FENCE LF 8,870 $ 2.00 $ 17,740.00 SEEDING SY 27,333 $ 0.50 $ 13,666.67 EROSION CONTROL BLANKET SY 27,333 $ 1.50 $ 41,000.00 PAVEMENT MESSAGE EACH $ $ 125.00 $ STRIPING LF 12,300 $ 0.60 $ 7,380.00 WETLAND IMPACTS ACRE 9.40 $ 55,000.00 $ 517,000.00 ROW ACQUISITION ACRE 9.00 $ 50,000.00 $ 450,000.00 OPTION C MAINLINE SUBTOTAL $ 3,724,995.56 CONTINGENCY (20 %) $ 744,999.11 ENGINEERING (15 %) $ 558,749.33 EST. TOTAL $ 5,028,744.00 ROUNDED TOTAL $ 5,000,000.00 CTY RD 50 & CAIN RD INTERSECTION IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 15,000.00 $ 15,000.00 EASEMENT ACRE $ 450,000.00 TOTAL PROJECT COSTS TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 300.00 $ GRUBBING TREE $ 100.00 $ REMOVE BITUMINOUS PAVEMENT SY 4,160 $ 3.00 $ 12,480.00 FABRIC SY 8,320 $ 3.10 $ 25,792.00 TOPSOIL CU YD 400 $ 20.00 $ 8,000.00 COMMON EXCAVATION CU YD 1,505 $ 15.00 $ 22,568.00 AGGREGATE BASE CLASS 5 TON 3,661 $ 12.00 $ 43 929.60 AGGREGATE SHOULDERING TON 493 $ 40.00 $ 19,712.00 SELECT GRANULAR TON 5,491 $ 15.00 $ 82,368.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 96 $ 4.00 $ 384.00 BITUMINOUS PAVEMENT TON 888 $ 90.00 $ 79,885.44 SIGN PANELS TYPE C SF $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ 250.00 $ STORM SEWER PIPE LF $ 75.00 $ DRIVEWAY CULVERTS EACH $ 800.00 $ RANDOM RIP RAP CLASS III CU YD $ 120.00 $ SILT FENCE LF 3,168 $ 2.00 $ 6,336.00 SEEDING SY 2,400 $ 0.50 $ 1,200.00 EROSION CONTROL BLANKET SY 2,400 $ 1.50 $ 3,600.00 PAVEMENT MESSAGE EACH $ 125.00 $ STRIPING LF 1,800 $ 0.60 $ 1,080.00 WETLAND IMPACTS SF $ 1.00 $ PROPERTY ACQUISITION EACH $ $ SIGNAL EACH $ $ OPTION C INTERSECTION SUBTOTALI $ 327,335.04 CONTINGENCY (20 %) $ 65,467.01 ENGINEERING (15 %) $ 49,100.26 EST. TOTAL $ 441,902.30 ROUNDED TOTAL $ 450,000.00 SUMMARY Total Price OPTION C MAINLINE SUBTOTAL $ 5,000,000.00 OPTION C INTERSECTION SUBTOTAL $ 450,000.00 TOTAL PROJECT COSTS $ 5,450,000.00 Table 3. Option 131 -A Estimated Costs Peachtree Development Feasibility Study for Transportation CTY RD 10 IMPROVEMENTS Item Units Qty Unit Price Total Pdce MOBILIZATION & DEMOBILIZATION LUMP 1 $ 20,000.00 $ 20,000.00 EASEMENT ACQUISITION ACRE ACRE $ 45,000.00 $ TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE TREE $ 300.00 $ GRUBBING TREE TREE $ 100.00 $ REMOVE BITUMINOUS PAVEMENT SY 2,600 $ 3.00 $ 7,800.00 FABRIC SY 4,400 $ 3.10 $ 13,640.00 TOPSOIL CU YD 1,000 $ 20.00 $ 20,000.00 COMMON EXCAVATION CU YD 3,183 $ 15.00 $ 47,740.00 POOR SOIL CORRECTION CU YD 3,600 $ 25.00 $ 90,000.00 AGGREGATE BASE CLASS 5 TON 1,936 $ 12.00 $ 23,232.00 AGGREGATE BASE SURGACING CLASS 2 TON 308 $ 40.00 $ 12,320.00 SELECT GRANULAR TON 2,904 $ 15.00 $ 43,560.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 200 $ 4.00 $ 800.00 BITUMINOUS PAVEMENT TON 1,849 $ 90.00 $ 166,428.00 SIGN PANELS TYPE C SF EACH $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH LF $ 250.00 $ STORM SEWER PIPE LF EACH $ 75.00 $ DRIVEWAY CULVERTS EACH 1 $ 800.00 $ 800.00 RANDOM RIP RAP CLASS III CU YD LF $ 120.00 $ SILT FENCE LF 1,980 $ 2.00 $ 3,960.00 SEEDING SY 6,000 $ 0.50 $ 3,000.00 EROSION CONTROL BLANKET SY 6,000 $ 1.50 $ 9,000.00 PAVEMENT MESSAGE EACH LF $ 125.00 $ STRIPING LF 2,700 $ 0.60 $ 1,620.00 WETLAND IMPACTS ACRE 0.5 $ 55,000.00 $ 27,500.00 ROW ACQUISITION ACRE EACH 1 $ OPTION B1 A MAINLINE SUBTOTALI $ 496,400.00 CONTINGENCY (20 %) $ 99,280.00 ENGINEERING (15 %) $ 74,460.00 EST. TOTAL $ 670,140.00 ROUNDED TOTAL $ 700,000.00 CTY RD 10 & CTY RD 50 INTERSECTION IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 30,000.00 $ 30,000.00 EASEMENT ACRE $ 1,500,000.00 TOTAL PROJECT COSTS TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 300.00 $ GRUBBING TREE $ 100.00 $ REMOVE BITUMINOUS PAVEMENT SY 4,911 $ 3.00 $ 14,733.33 FABRIC SY 10,400 $ 3.10 $ 32,240.00 TOPSOIL CU YD 2,000 $ 20.00 $ 40,000.00 COMMON EXCAVATION CU YD 7,523 $ 15.00 $ 112,840.00 AGGREGATE BASE CLASS 5 TON 4,576 $ 12.00 $ 54,912.00 AGGREGATE BASE SURGACING CLASS 2 TON 616 $ 40.00 $ 24,640.00 SELECT GRANULAR TON 6,864 $ 15.00 $ 102,960.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 480 $ 4.00 $ 1,920.00 BITUMINOUS PAVEMENT TON 4,438 $ 90.00 $ 399,427.20 SIGN PANELS TYPE C SF $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ 250.00 $ STORM SEWER PIPE LF $ 75.00 $ DRIVEWAY CULVERTS EACH 1 $ 800.00 $ 800.00 RANDOM RIP RAP CLASS III CU YD $ 120.00 $ SILT FENCE LF 3,740 $ 2.00 $ 7,480.00 SEEDING SY 12,000 $ 0.50 $ 6,000.00 EROSION CONTROL BLANKET SY 12,000 $ 1.50 $ 18,000.00 PAVEMENT MESSAGE EACH $ 125.00 $ STRIPING LF 9,000 $ 0.60 $ 5,400.00 WETLAND IMPACTS SF $ 1.00 $ PROPERTY ACQUISITION EACH $ $ SIGNAL EACH 1 $250,000.00 $ 250,000.00 OPTION B1 A INTERSECTION SUBTOTAL $ 1,106,352.53 CONTINGENCY (20 %) $ 221,270.51 ENGINEERING (15 %) $ 165,952.88 EST. TOTAL $ 1,493,575.92 ROUNDED TOTAL $ 1,500,000.00 SUMMARY Total Price OPTION B1 A MAINLINE SUBTOTAL $ 700,000.00 OPTION B1 A INTERSECTION SUBTOTAL $ 1,500,000.00 TOTAL PROJECT COSTS $ 2,200,000.00 Assumes Peachtree ROW dedication and excludes any comercial business purchase costs. Table 4. Option 61 -13 Estimated Costs Peachtree Development Feasibility Study for Transportation CTY RD 10 IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 20,000.00 $ 20,000.00 EASEMENT ACQUISITION ACRE $ 30,000.00 $ 45,000.00 $ TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 5,000.00 $ 300.00 $ GRUBBING TREE $ $ 100.00 $ REMOVE BITUMINOUS PAVEMENT SY 1,676 $ 3.00 $ 5,026.67 FABRIC SY 2,836 $ 3.10 $ 8,790.22 TOPSOIL CU YD 644 $ 20.00 $ 12,888.89 COMMON EXCAVATION CU YD 2,051 $ 15.00 $ 30,765.78 POOR SOIL CORRECTION CU YD 2,800 $ 25.00 $ 70,000.00 AGGREGATE BASE CLASS 5 TON 1,248 $ 12.00 $ 14,971.73 AGGREGATE BASE SURGACING CLASS 2 TON 198 $ 40.00 $ 7,939.56 SELECT GRANULAR TON 1,871 $ 15.00 $ 28,072.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 129 $ 4.00 $ 515.56 BITUMINOUS PAVEMENT TON 1,192 $ 90.00 $ 107,253.60 SIGN PANELS TYPE C SF $ $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ $ 250.00 $ STORM SEWER PIPE LF $ $ 75.00 $ DRIVEWAY CULVERTS EACH 1 $ 800.00 $ 800.00 RANDOM RIP RAP CLASS III CU YD $ $ 120.00 $ SILT FENCE LF 1,276 $ 2.00 $ 2,552.00 SEEDING SY 3,867 $ 0.50 $ 1,933.33 EROSION CONTROL BLANKET SY 3,867 $ 1.50 $ 5,800.00 PAVEMENT MESSAGE EACH $ $ 125.00 $ STRIPING LF 1,740 $ 0.60 $ 1,044.00 WETLAND IMPACTS ACRE 0.60 $ 55,000.00 $ 33,000.00 ROW ACQUISITION ACRE $ SIGNAL EACH OPTION B1 B MAINLINE SUBTOTALI $ 356,353.33 CONTINGENCY (20 %) $ 71,270.67 ENGINEERING (15 %) $ 53,453.00 EST. TOTAL $ 481,077.00 ROUNDED TOTAL $ 500,000.00 CTY RD 10 & CTY RD 50 INTERSECTION IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 30,000.00 $ 30,000.00 EASEMENT ACRE TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 300.00 $ GRUBBING TREE $ 100.00 $ REMOVE BITUMINOUS PAVEMENT SY 4,911 $ 3.00 $ 14,733.33 FABRIC SY 10,400 $ 3.10 $ 32,240.00 TOPSOIL CU YD 2,000 $ 20.00 $ 40,000.00 COMMON EXCAVATION CU YD 7,523 $ 15.00 $ 112,840.00 AGGREGATE BASE CLASS 5 TON 4,576 $ 12.00 $ 54,912.00 AGGREGATE BASE SURGACING CLASS 2 TON 616 $ 40.00 $ 24,640.00 SELECT GRANULAR TON 6,864 $ 15.00 $ 102,960.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 480 $ 4.00 $ 1,920.00 BITUMINOUS PAVEMENT TON 4,438 $ 90.00 $ 399,427.20 SIGN PANELS TYPE C SF $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ 250.00 $ STORM SEWER PIPE LF $ 75.00 $ DRIVEWAY CULVERTS EACH 1 $ 800.00 $ 800.00 RANDOM RIP RAP CLASS III CU YD $ 120.00 $ SILT FENCE LF 3,740 $ 2.00 $ 7,480.00 SEEDING SY 12,000 $ 0.50 $ 6,000.00 EROSION CONTROL BLANKET SY 12,000 $ 1.50 $ 18,000.00 PAVEMENT MESSAGE EACH $ 125.00 $ STRIPING LF 9,000 $ 0.60 $ 5,400.00 WETLAND IMPACTS SF $ 1.00 $ PROPERTY ACQUISITION EACH $ $ SIGNAL EACH 1 $250,000.00 $ 250,000.00 OPTION B1 B INTERSECTION SUBTOTAL $ 1,106,352.53 CONTINGENCY (20 %) $ 221,270.51 ENGINEERING (15 %) $ 165,952.88 EST. TOTAL $ 1,493,575.92 ROUNDED TOTAL $ 1,500,000.00 SUMMARY Total Price OPTION B1 B MAINLINE SUBTOTAL $ 500,000.00 OPTION B1 B INTERSECTION SUBTOTAL $ 1,500,000.00 TOTAL PROJECT COSTS $ 2,000,000.00 Table 5. Option B2 Estimated Costs Peachtree Development Feasibility Study for Transportation CTY RD 10 MAINLINE IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 25,000.00 $ 25,000.00 EASEMENT ACQUISITION ACRE $ 30,000.00 $ 45,000.00 $ TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 5,000.00 $ 300.00 $ GRUBBING TREE $ - $ 100.00 $ REMOVE BITUMINOUS PAVEMENT SY 1,444 $ 3.00 $ 4,333.33 FABRIC SY 2, 444 $ 3.10 $ 7,577.78 TOPSOIL CU YD 556 $ 20.00 $ 11,111.11 COMMON EXCAVATION CU YD 1,768 $ 15.00 $ 26,522.22 POOR SOIL CORRECTION CU YD 3,100 $ 25.00 $ 77,500.00 AGGREGATE BASE CLASS 5 TON 1,076 $ 12.00 $ 12,906.67 AGGREGATE BASE SURGACING CLASS 2 TON 171 $ 40.00 $ 6,844.44 SELECT GRANULAR TON 1,613 $ 15.00 $ 24,200.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 111 $ 4.00 $ 444.44 BITUMINOUS PAVEMENT TON 1,027 $ 90.00 $ 92,460.00 SIGN PANELS TYPE C SF $ $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ $ 250.00 $ STORM SEWER PIPE LF $ $ 75.00 $ DRIVEWAY CULVERTS EACH 1 $ 800.00 $ 800.00 RANDOM RIP RAP CLASS III CU YD $ $ 120.00 $ SILT FENCE LF 1,100 $ 2.00 $ 2,200.00 SEEDING SY 3,333 $ 0.50 $ 1,666.67 EROSION CONTROL BLANKET SY 3,333 $ 1.50 $ 5,000.00 PAVEMENT MESSAGE EACH $ $ 125.00 $ STRIPING LF 1,500 $ 0.60 $ 900.00 WETLAND IMPACTS ACRE 1 $ 55,000.00 $ 27,500.00 ROW ACQUISITION ACRE 3 $ 65,000.00 $ 182,000.00 CONCRETE MEDIAN SF $ 250,000.00 OPTION $ OPTION B2 MAINLINE SUBTOTALI $ 513,966.67 CONTINGENCY (20 %) $ 102,793.33 ENGINEERING (15 %) $ 77,095.00 EST. TOTAL $ 693,855.00 ROUNDED TOTAL $ 700,000.00 CTY RD 10 & CTY RD 50 INTERSECTION IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 30,000.00 $ 30,000.00 EASEMENT ACRE TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 300.00 $ - GRUBBING TREE $ 100.00 $ - REMOVE BITUMINOUS PAVEMENT SY 4,622 $ 3.00 $ 13,866.67 FABRIC SY 10,400 $ 3.10 $ 32,240.00 TOPSOIL CU YD 2,000 $ 20.00 $ 40,000.00 COMMON EXCAVATION CU YD 7,523 $ 15.00 $ 112,840.00 AGGREGATE BASE CLASS 5 TON 4,576 $ 12.00 $ 54,912.00 AGGREGATE BASE SURGACING CLASS 2 TON 616 $ 40.00 $ 24,640.00 SELECT GRANULAR TON 6,864 $ 15.00 $ 102,960.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 480 $ 4.00 $ 1,920.00 BITUMINOUS PAVEMENT TON 4,438 $ 90.00 $ 399,427.20 SIGN PANELS TYPE C SF $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ 250.00 $ STORM SEWER PIPE LF $ 75.00 $ DRIVEWAY CULVERTS EACH 1 $ 800.00 $ 800.00 RANDOM RIP RAP CLASS III CU YD $ 120.00 $ SILT FENCE LF 3,520 $ 2.00 $ 7,040.00 SEEDING SY 12,000 $ 0.50 $ 6,000.00 EROSION CONTROL BLANKET SY 12,000 $ 1.50 $ 18,000.00 PAVEMENT MESSAGE EACH $ 125.00 $ STRIPING LF 9,000 $ 0.60 $ 5,400.00 WETLAND IMPACTS SF $ 1.00 $ PROPERTY ACQUISITION EACH $ $ SIGNAL EACH 1 $250,000.00 $ 250,000.00 OPTION B2 INTERSECTION SUBTOTAL i $ 1,105,045.87 CONTINGENCY (20 %) $ 221,009.17 ENGINEERING (15 %) $ 165,756.88 EST. TOTAL $ 1,491,811.92 ROUNDED TOTAL $ 1,500,000.00 SUMMARY Total Price OPTION B2 MAINLINE SUBTOTAL $ 700,000.00 OPTION B2 INTERSECTION SUBTOTAL $ 1,500,000.00 TOTAL PROJECT COSTS $ 2,200,000.00 Table 6. Option 133 Estimated Costs Peachtree Development Feasibility Study for Transportation PEACHTREE ACCESS MAINLINE IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 25,000.00 $ 25,000.00 EASEMENT ACQUISITION ACRE $ 45,000.00 $ TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 300.00 $ GRUBBING TREE $ 100.00 $ REMOVE BITUMINOUS PAVEMENT SY 1271 $ 3.00 $ 3,813.33 FABRIC SY 2151 $ 3.10 $ 6,668.44 TOPSOIL CU YD 489 $ 20.00 $ 9,777.78 COMMON EXCAVATION CU YD 1556 $ 15.00 $ 23,339.56 POOR SOIL CORRECTION CU YD 1900 $ 25.00 $ 47,500.00 AGGREGATE BASE CLASS 5 TON 946 $ 12.00 $ 11,357.87 AGGREGATE BASE SURGACING CLASS 2 TON 151 $ 40.00 $ 6,023.11 SELECT GRANULAR TON 1420 $ 15.00 $ 21,296.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 98 $ 4.00 $ 391.11 BITUMINOUS PAVEMENT TON 904 $ 90.00 $ 81,364.80 SIGN PANELS TYPE C SF $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ 250.00 $ STORM SEWER PIPE LF 1 $ 75.00 $ DRIVEWAY CULVERTS EACH $ 800.00 $ RANDOM RIP RAP CLASS III CU YD 2376 $ 120.00 $ SILT FENCE LF 968 $ 2.00 $ 1,936.00 SEEDING SY 2933 $ 0.50 $ 1,466.67 EROSION CONTROL BLANKET SY 29331 $ 1.50 1 $ 4,400.00 PAVEMENT MESSAGE EACH 5400 $ 125.00 $ STRIPING LF 1320 $ 0.60 $ 792.00 WETLAND IMPACTS ACRE 0.5 $ 55,000.00 $ 27,500.00 ROW ACQUISITION ACRE 1 $250,000.00 $ 250,000.00 OPTION B3 MAINLINE SUBTOTALI $ 277,626.67 CONTINGENCY (20 %) $ 55,525.33 ENGINEERING (15 %) $ 41,644.00 EST. TOTAL $ 374,796.00 ROUNDED TOTAL $ 400,000.00 PEACHTREE ACCESS RD & CTY RD 50 INTERSECTION IMPROVEMENTS Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 30,000.00 $ 30,000.00 EASEMENT ACRE $ 1,100,000.00 TOTAL PROJECT COSTS TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 300.00 $ GRUBBING TREE $ 100.00 REMOVE BITUMINOUS PAVEMENT SY 3120 $ 3.00 $ 9,360.00 FABRIC SY 6240 $ 3.10 $ 19,344.00 TOPSOIL CU YD 1200 $ 20.00 $ 24,000.00 COMMON EXCAVATION CU YD 4514 $ 15.00 $ 67,704.00 AGGREGATE BASE CLASS 5 TON 2746 $ 12.00 $ 32,947.20 AGGREGATE BASE SURGACING CLASS 2 TON 370 $ 40.00 $ 14,784.00 SELECT GRANULAR TON 4118 $ 15.00 $ 61,776.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 288 $ 4.00 $ 1,152.00 BITUMINOUS PAVEMENT TON 2663 $ 90.00 $ 239,656.32 SIGN PANELS TYPE C SF $ 33.00 $ INSTALL SIGN TYPE C AND POST EACH $ 250.00 $ STORM SEWER PIPE LF $ 75.00 $ DRIVEWAY CULVERTS EACH 1 $ 800.00 $ 800.00 RANDOM RIP RAP CLASS III CU YD $ 120.00 $ SILT FENCE LF 2376 $ 2.00 $ 4,752.00 SEEDING SY 7200 $ 0.50 $ 3,600.00 EROSION CONTROL BLANKET SY 7200 $ 1.50 $ 10,800.00 PAVEMENT MESSAGE EACH $ 125.00 $ STRIPING LF 5400 $ 0.60 $ 3,240.00 WETLAND IMPACTS SF $ 1.00 $ PROPERTY ACQUISITION EACH $ $ SIGNAL EACH 1 $250,000.00 $ 250,000.00 OPTION B3 INTERSECTION SUBTOTAL $ 778,915.52 CONTINGENCY (20 %) $ 155,783.10 ENGINEERING (15 %) $ 116,837.33 EST. TOTAL $ 1,051,535.95 ROUNDED TOTAL $ 1,100,000.00 SUMMARY Total Price OPTION B3 MAINLINE SUBTOTAL $ 400,000.00 OPTION B3 INTERSECTION SUBTOTAL $ 1,100,000.00 TOTAL PROJECT COSTS $ 1,500,000.00 Table 7. Option B4 Estimated Costs Peachtree Development Feasibility Study for Transportation Roundabout Item Units Qty Unit Price Total Price MOBILIZATION & DEMOBILIZATION LUMP 1 $ 100,000.00 $ 100,000.00 EASEMENT ACQUISITION ACRE $ 45,000.00 $ - TRAFFIC CONTROL LUMP 1 $ 5,000.00 $ 5,000.00 CLEARING TREE $ 300.00 $ - GRUBBING TREE $ 100.00 $ - REMOVE BITUMINOUS PAVEMENT SY 4,564 $ 3.00 $ 13,693.33 FABRIC SY 4,916 $ 3.10 $ 15,238.22 TOPSOIL CU YD 1,756 $ 20.00 $ 35,111.11 COMMON EXCAVATION CU YD 3,556 $ 15.00 $ 53,333.78 POOR SOIL CORRECTION CU YD 6,800 $ 25.00 $ 170,000.00 AGGREGATE BASE CLASS 5 TON 2,163 $ 12.00 $ 25,954.13 SELECT GRANULAR TON 3,469 $ 15.00 $ 52,039.00 BITUMINOUS MATERIAL FOR TACK COAT GAL 211 $ 4.00 $ 842.67 BITUMINOUS PAVEMENT TON 1,948 $ 90.00 $ 175,304.16 CONCRETE PAVEMENT SF 10,000 $ 10.00 $ 100,000.00 CONCRETE CURB AND GUTTER LF 3,185 $ 25.00 $ 79,625.00 INSTALL SIGN TYPE C AND POST EACH 30 $ 300.00 $ 9,000.00 STORM SEWER PIPE LF 500 $ 50.00 $ 25,000.00 STORM SEWER STRUCTURES EACH 5 $ 3,500.00 $ 17,500.00 RANDOM RIP RAP CLASS III CU YD 25 $ 120.00 $ 3,000.00 SILT FENCE LF 2,000 $ 2.00 $ 4,000.00 SEEDING SY 10,533 $ 0.50 $ 5,266.67 EROSION CONTROL BLANKET SY 10,533 $ 1.50 $ 15,800.00 STRIPING LF 4,740 $ 0.60 $ 2,844.00 ROUND -A -BOUT LANDSCAPING FOR ISLAND LS 1 $ 10,000.00 $ 10,000.00 WETLAND IMPACTS ACRE 0.5 $ 55,000.00 $ 27,500.00 ROW ACQUISITION 1 $ - OPTION B4 SUBTOTAL $ 946,052.07 CONTINGENCY (30 %) $ 283,815.62 PERMITTING AND APPROVALS $ 50,000.00 ENGINEERING (15 %) $ 141,907.81 EST. TOTAL $ 1,421,775.50 ROUNDED TOTAL $ 1,500,000.00 Figures REQUI T URN LANES REQUIRES TURN LANES r R E OPTION CTY ROAD 10 TO MEISTER ROAD (51 MPH CURVE) s 4 MEISTER ROAD o� MATC H EXISTING CENTERLINE i w Cl x R�qO UC 0 z o PEACHTREE Oo DEVELOPMENT z SEE B OPTIONS 0 J d' I-- Z Q CC Q REQUIRES TURN LANE 0 o o (if FY' ROAd 50 U C GRAPHIC SCALE IN FEET S00 a SEAL PRIME CONSULTANT PROJECT TITLE SHEET TITLE COUNTY ROAD 10 OPTIONS OPTIONS A & C 50 MPH Wenck ,D ROW CITY OF CORCORAN, MN DWN BY CHK'D APP'D DWG DATE JULY 2014 .. OW. 0 —wtiV Eugimelryc, web Site: www.wenck.com CORCORAN, MN KOK HSL KCT SCALE AS SHOWN a unaiE aax, ux PROJECT N0. SHEET N0. REV N0. i REV REVISION DESCRIPTION I DWN APP REV DATE 2094 -24 C— Q 31 1 PEACHTREE DEVELOPMENT ACCESS OPTION 1A CTY ROAD 50 OPTION 131-A REVISION DESCRIPTION I DWN APP REV DATE EXISTING HOME 200' — — 200' SEAL PRIME CONSULTANT Wenck O W.—k As .mte Inc. Web Site: ....wenckcom C —wtlne E�m— AUPIE —ii, NN NOTES: • 50 MPH DESIGN SPEED • 120' WIDE R.O.W. PROJECT TITLE DEVELOPMENT ENTRANCE CITY OF CORCORAN, MN CORCORAN, MN FOC 0 a 0 ry U 0 100 200 GRAPHIC SCALE IN FEET SHEET TITLE OPTION B1 OWN BY I CHK'D APP'D DWG DATE JULY 2014 KDK HSL KCT SCALE AS SHOWN PROJECT NO. SHEET NO. REV NO. 2094 -24 C -102A 3 OPTION 131-13 O- `2O 90 EXISTING HOME NOTES: • 50 MPH DESIGN SPEED • 120' WIDE R.O.W. L0U I LW { f I SEAL PRIME CONSULTANT Wenck OW.—k As .mte Inc. Web Site: ....wenckcom C —wting E�m— AUPIE PWN, NN PROJECT TITLE DEVELOPMENT ENTRANCE CITY OF CORCORAN, MN C ORCORAN, MN REVISION DESCRIPTION DWN APP REV DATE FOC 0 a 0 U N 0 100 200 GRAPHIC SCALE IN FEET SHEET TITLE OPTION B1 WIN BY I CHK'D APP'D DWG DATE JULY 20 KDK HSL KCT SCALE AS SHOWN ROJECT NO. SHEET NO. REV 2094 -24 C -1028 ll I x \\" O �O OPTION 132 ., 1l \�C1�1�1��i•I�' \'�x REVISION DESCRIPTION DWN APP REV DATE 9 SEAL PEACHTREE DEVELOPMENT ACCESS OPTION 2 K ` ' \O ,7°° I PRIME CONSULTANT Wenck O Wenck As .mte Inc. Web Site: ....wenckcom con.wtlne e�mcer, AUPIE PWN, NN NOTES: • 30 MPH DESIGN SPEED • 120' R.O.W. EXISTING HOME PROJECT TITLE DEVELOPMENT ENTRANCE CITY OF CORCORAN, MN CORCORAN, MN N 0 60 120 GRAPHIC SCALE IN FEET SHEET TITLE OPTION B2 WIN BY I CHK'D APP'D DWG DATE JULY 20 KDK HSL KCT SCALE AS SHOWN ROJECT NO. SHEET NO. REV 2094 -24 C -103 11 OPTION B3 'o r Ilk ';J I ai ...4p � o 0 200' 0 +00- I I \/J 200' 200' SEAL I 200' PEACHTREE DEVELOPMENT ACCESS OPTION 3 REVISION DESCRIPTION tDWNI APP REV DATE 100' NOTES: EXISTING HOME PRIME CONSULTANT PROJECT TITLE DEVELOPMENT ENTRANCE Wen ce-k CITY OF CORCORAN, MN OWenck As .mte Inc. Web Site: ....wenckcom CORCORAN, MN con.wtlne e�mcer, AUPIE PWN, NN .z. a 0 Of U N 0 100 200 GRAPHIC SCALE IN FEET TITLE OPTION B3 WIN BY CHK'D APP'D DWG DATE JULY 20 KDK HSL KCT SCALE AS SHOWN ROJECT NO. SHEET NO. REV 2094 -24 C -104 200' 200' SEAL REVISION DESCRIPTION tDWNI APP REV DATE 100' NOTES: EXISTING HOME PRIME CONSULTANT PROJECT TITLE DEVELOPMENT ENTRANCE Wen ce-k CITY OF CORCORAN, MN OWenck As .mte Inc. Web Site: ....wenckcom CORCORAN, MN con.wtlne e�mcer, AUPIE PWN, NN .z. a 0 Of U N 0 100 200 GRAPHIC SCALE IN FEET TITLE OPTION B3 WIN BY CHK'D APP'D DWG DATE JULY 20 KDK HSL KCT SCALE AS SHOWN ROJECT NO. SHEET NO. REV 2094 -24 C -104 d F 7 'o OPTION 134 PEACHTREE DEVELOPMENT ACCESS .OPTION 4 o i R,95 \ ,0 EXISTING HOME 6bw Ak CTY ROAD 50 \ ' CTY ROAD 50 a SEAL PRIME CONSULTANT Wenck OW-1, As .mte Inc. Web Site: ....wenckcom Co wting e�mcer, AUPIE PWN, NN REVISION DESCRIPTION OWN APP REV DATE NOTES: • ROUND -ABOUT SHOWN AS A 190' INSCRIBED DIAMETER • POTENTIAL LOW END IS 130' INSCRIBED DIAMETER PROJECT TITLE INTERSECTION REALIGNMENT CITY OF CORCORAN, MN CORCORAN, MN 0 50 100 GRAPHIC SCALE IN FEET HEET TITLE OPTION B4 WIN BY CHK'D APP'D DWG DATE JULY 2014 KDK HSL KCT SCALE AS SHOWN ROJECT NO. SHEET NO. REV NO. 2094 -24 C -105 Appendix A Peachtree Concept Entrance to 50 Classification Figure Traffic Counts Zoning & Lot Information Current Zoning - RMF -3 High Density Residential Proposed Zoning - PUD Planned Unit Development Proposed Minimum Lot Widths = 55',65',75' Proposed Minimum Lot Depth - 120' Proposed Lot Setbacks Front = 25' Side = 5' and 10' Rear = 30' Proposed Townhome Setbacks Front = 20' Side = 20' Rear = 30' Between Townhome Structure = 20' Proposed Right -of -way = 50' Gross Density Property Area = 103.3 acres 55' Wide Lots = 75 65' Wide Lots = 93 75' Wide Lots = 70 Proposed Number of Lots = 226 Proposed Number of Townhomes = 23 249 Total Residential Units Gross Density = 2.4 units /acre Net Density Property Area = 103.3 acres Wetlands Not Impacted by Development = 10 ac Wetland Buffer Not Impacted by Development = 4.34 ac Flood Plain without Wetlands and Buffer = 1.25 ac Ponds In Open Space = 2.2 ac Right -of -way = 15.6 ac 30' Wide Trail Easement = 3.6 ac Net Developable Acreage = 66.3 ac Net Density = 3.76 units /acre Schendel - PUD Sketch Plan - 06.03.2014 - `....... ■...... _, .-. 1-O U N C AL, W t U } N LEGEND 55' Wide Residential Lot a `- 65' Wide Residential Lot 75' Wide Residential Lot TOwnhorne (Southeast Parcel) Flood Plain L�"-11 Wetland Open Space _ Sidewalk Trail .............. Future Trail (3 Stantec J " °` 109th Ave N Ja r La � c � J sun set to Rush Meadow La Co try Cir E 0 Dr Proposed as Part o a a i NW Hennepin Study Country Rd c �■�■■�■■�■■ � Oakdale Dr Rush C Stieg;:Rd� u Dassel-L-a m 1 Me dow Creek.Dr d S Darrel.La MeadowvieJDr �i `m p Hidden Ponds Dr Hillside_Dr 1 Tessmer_Rd ,.� °' � �a+n ,1.01st.Ave ♦A� v w 'a Hunte`s Ridge 0 m £ ! Rush Cre v r £ i e c a /o m Oswa% ■ ■ ■ ■r�iy ■ ■ ■■■■■ �� ®1 J_9f7thAve]N�, 11 ! (C • ! o I� I � I d Hill La c • gunny —; 95th.Ave Proposed as Part of ° C "i NW Hennepin Study ik Patrick PI LL Mystique Dr Woodland Tr County Hwy 10 93rdrAve ■N Proposed as Part of 1 I` ♦♦ NW Hennepin Study w '® Id ♦♦ o 1 �LL ♦ ♦���������Schutt Farm ,Rd Im` w ft LIJ z W 1 a I Schutte Rd c I(I LL Garrison Rd d �j < O T m 1 Larson -Rd— U p � 1 � d - c Salem.La' > ` _ Meister Rd_ Strgehler +Rd m _Cain_P_I 1 ! = GOOSE ♦� Julie Ann Dr ! m LAKF�� 1 � � s�� � R�SNCR ♦•. ��1'stP_t _ oh7ee FFK n 1 81st p - a %mob Ry 1 ' 3 ! Ridge Rd f= m 1 ! 0a 1 1 ! U IWO U Av-- Park Tr � County, wy 50 - �' w d it '9 Auger Ave £ Em -COOK 0 I� - LAKE 1 75th Ave N 1 1 Lark,ipjR,dA4&& F' a c Y Abilene La d SCOTT Homestead Tr c m - LAK °o �N 70th Ave N 0 _ ' Nystrom La m JUBERT Oj� I 7 1 LAKE " ° sdi Olde Sturbridge Rd v Lakeview Cir a e ♦ a oee�rr 0 Horseshoe Tr + ♦• ( <a��a ♦� 66th Ve,N, Gleason Rd 1 MORIN I` v y V, p LAKE: ° F �£ w 3 Wagon Wheel La c 0 63rd Ave N `m State Hwy 55 �■■ ■ �■■ � ■■�■■�■■�■■�- a■.■■.■■.■■.■■.■■. ■�■■�■■�■■�■■�■■ � HackamoreRd Figure 16 cityRCORAN 2030 Roadway Functional Classification 2030 Comprehensive Plan N S 3,000 1,500 0 3,000 Feet 2030 Roadway Functional Classification: Principal Arterial A Minor Reliever A Minor Expander Proposed A Minor Expander A Minor Connector ■ ■ ■■ Proposed A Minor Connector Major Collector Proposed Major Collector Minor Collector Proposed Minor Collector Local Street ■ ■� ■ ■j City Limit Open Water Updated April 2014 Adopted June 2011 I^ C 1 1 1 1 1 1 Garrison Rd O N L0 0 CG O r O N n 11,600 1 I . �... 13,60 J 1230 ,0 Rush Meadow La N U_ z j .a j 1 Rio• .a 3 Sunset�a LL O 1 mJ LAKE�� .; Dr � 1 N passel +a e� -Salem -La' 1 Q. O_akd_ le Dr J Hidden Ponds Dr i RushC Ann Dr 1 Meadow C.re.ek,D.r Meadowview Drs m Y � � 1 1 i� ea o0 O Hunters O 1 0� f' 7,800 -Rebecca 11.ark -Tr O 1 � .— Tessmer_Rd O j o r 1 ,10 A•ve -N p 0 18,000 O 8 m Y �.-- -Y Abilene La jRush Creo � � •£ 1 O 70th Ave N c r E Orl. a y c9 AMy.fique!61t' 8,650 d � 1 co n�nM .. =n =n =.. =n =.u..�n�n�..�n�n� ...........Nome 1 -moo i 4,400 I^ C 1 1 1 1 1 1 Garrison Rd O N L0 0 CG O r O N n 11,600 1 I 0 J 1 J w Rush Meadow La N U_ z j .a w � 1 Rio• _Cain_P_I p Cy LL O 1 r LAKE�� .; H � 1 N passel +a St�e9 -Salem -La' Darcel.La ' Hidden Ponds Dr Julie Ann Dr 1 Hillside-Dr Y � � 1 1.01.st.Ave i� o o0 O Hunters O 1 0� f' 7,800 -Rebecca 11.ark -Tr O 1 � M O j o r 97th- ,10 A•ve -N p I^ C 1 1 1 1 1 1 Garrison Rd O N L0 0 CG O r O N n H Y_ 1 H O t O c O 3 470 1,180 a iv d )J� SCOTT HomesTaad Tr Rd v 11,600 Jackie La 10,000 I U J Rush Meadow La N c Co try try Cir E .a m Rio• _Cain_P_I p Cy n Country Rd to LAKE�� .; Stieg_Rd Y 300 fm N passel +a St�e9 Darcel.La f� d Hidden Ponds Dr O Q o 8 � 0 m Hillside-Dr Y � � � 0 1.01.st.Ave i� O w 9,000 N o0 d �, Hunters Ridge O u heQr Tr N '`SOS LAKE E O 1 � M 1,660 15,700 oswala 17,400 4 r 97th- ,10 A•ve -N p 0 18,000 O 8 m Y �.-- -Y Abilene La gunny Hill La � m •Ave o 70th Ave N > T Patrick PI s' AMy.fique!61t' w.e - N d � H,w 55 Y H Y_ 1 H O t O c O 3 470 1,180 a iv d )J� SCOTT HomesTaad Tr Rd v j I U LL 1 O n • .a m Rio• _Cain_P_I Meister Rd 12 GOOSE'w� LAKE�� .; r .: N ti 8$st RFFK .�..1 81st P. C O Q o 8 � j ttidge Rd tt r m ®® M o O � 0 I j O v O w 9,000 N Id 1 • d �, Auger Ave E _ ?S fa COOK heQr Tr '`SOS LAKE �o 75th Ave N 1 Larkin -Rd 2,000 1,660 15,700 Horseshoe Tr 340 MORIN r p LAKE o 8 m Y �.-- -Y Abilene La iL r 0 m o 70th Ave N > T 0 \I 0 U O O M 63rd T_ %d Rd O O O O r Figure 22 E City of CORCORAN 2030 Average Daily Traffic Volume Forecasts (ADT) 2030 Comprehensive Plan N W 1�6�E \, t,, S 3,000 1,500 0 3,000 Feet 12,300 Hennepin County 2030 ADT Forecasts 12,300 2030 ADT Forecasts Road Centerline �..�..j City Limit Open Water *2030 forecast does not take into consideration proposed realignments the City is considering. October 7, 2009 Ar Bonestroo I:/ 504 /50408144 /GIS /ComPlan /Maps /2030 ADT.mxd / I Nystrom La JUBERT .a Rio• sofb LAKE N ti C c `� ^s Nos c 9� pio Lakeview Cir a o heQr Tr c G,�8o d a� Co Horseshoe Tr 340 MORIN r p LAKE o iL Wagon Wheel La o s' 26 000 d State H,w 55 Y n�nM .. =n =n =.. =n =.u..�n�n�..�n�n� ...........Nome 0 \I 0 U O O M 63rd T_ %d Rd O O O O r Figure 22 E City of CORCORAN 2030 Average Daily Traffic Volume Forecasts (ADT) 2030 Comprehensive Plan N W 1�6�E \, t,, S 3,000 1,500 0 3,000 Feet 12,300 Hennepin County 2030 ADT Forecasts 12,300 2030 ADT Forecasts Road Centerline �..�..j City Limit Open Water *2030 forecast does not take into consideration proposed realignments the City is considering. October 7, 2009 Ar Bonestroo I:/ 504 /50408144 /GIS /ComPlan /Maps /2030 ADT.mxd Appendix B County 10 Turn Back Memo �A`Wlenck Engineers • Scientists Business Professionals ENGINEER'S MEMORANDUM TO: Brad Martens, City Administrator FROM: Kent Torve, P.E. and Heather Libby, P.E. DATE: July 3, 2014 SUBJECT: County Road 10 Turnback Background Wenck Associates, Inc. 1800 Pioneer Creek Center P.O. Box 249 Maple Plain, MN 55359 -0249 (800) 472 -2232 (763) 479 -4200 Fax (763) 479 -4242 wenckmp @wenck.com www.wenck.com This memo presents basic information on a turnback and the costs associated with future maintenance and some benefits for future development. Turnback Length The City operates 102 miles of roads, of which 25 are paved (information taken from Dust Control presentation). The potential turnback of County Road 10 from County Road 19 to County Road 50 is approximately 5.0 miles (Figure 1). The road is currently a 24 -foot wide rural section roadway. Developments Currently the County reviews all developments through its access permit process for impacts to the regional system. This review ranges from single access to homes, 40 -acre and 4 lot splits, to large developments (Lennar /Peachtree). The County reviews impact studies and typically requests additional ROW and comments from the City during development approval process. If the turnback occurred, the review by the County would not be necessary. County History of Maintenance The following text was received from the County's Road and Bridge Operations Division. This section of roadway, was last overlayed in 2003. Generally our overlays have lasted between 12 and 15 years. The 2013 Present Serviceability Rating (PSR), or ride rating, is 3.14. Our current practice is to place a roadway onto the overlay candidates list once the PSR drops below 2.5. C:\ Users \TorKC0063 \Documents \Corcoran Offs ite \2_DeveIopment Projects \2_Schendel \county 10 turnback memo Thursday.docx Based on the above information 1 would estimate that the next overlay would not happen until 2016 or 2017 at the earliest. Maintenance Costs Below is a summary of the potential maintenance costs associated with maintaining five additional miles of roadway: Item Frequency Cost /mi —Cost for 5 mi Crack Repair annual $1,000 $5,000 Striping annual $1,000 $5,000 Mill /overlay every 12 -15 years $150,000 $750,000 Reconstruct every 30 years $ 1,600,000 $8,000,000 Seal coating is used in certain areas of the state on high speed roads. This may be an option for CR10 as a City road in years 7 and 14 to reduce maintenance costs, and are estimated at $40,000 /mile or $200,000 for 5 miles and delays the mill /overlay to a 20 year frequency. Process for Turnback CR 10 is currently listed on the County's turnback plan, where the County wants to divest itself of selected roads throughout the County. Timing will be based on City request, and Corcoran has had a more recent turnback with "half" of Old CR 101 near Lions Park being turned back to Maple Grove and Corcoran. The reimbursement to the City was estimated, and cash was given to the Cities in lieu of overlay. Specific negotiations do occur on segments that benefit both parties. County Feedback on January Inquiry The County's answers to selected questions from January of 2014 are attached in email from Jim Grube of Hennepin County. C:\ Users \TorKC0063 \Documents \Corcoran Offs ite \2_DeveIopment Projects \2_schendel \county 10 turnback memo Thursday.dou TIF DISTRICT STUDY Wenck JUNE 2014 Engineers - Scientists 1800 Pioneer Creek Center County Road 10 Turnback Business Professionals Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 Email Attachment Kent C. Torve Subject: FW: follow up from January 21st meeting From: James Grube [ mailto :James.Grube(a@hennepin.us] Sent: Friday, March 07, 2014 3:40 PM To: Brad Martens Cc: Brian Langseth; Craig Twinem; Gregory M. Chock; Harlan Hanson; Jay R Baldwin; Thomas D. Johnson Subject: RE: follow up from January 21st meeting Mr. Mertens, I offer that the information provided below within the email you have sent me is my attempt to meet the city's desire. It does not constitute the final Hennepin County position on the series of questions tendered below. The responses are offered to help further discussion of the implications of decision making. I consider emails to be an alternative to official communication and the city needs to recognize that the short response time that you have given the county for such leaves me uncomfortable with any assumption of official status. This exchange has not been vetted with either Hennepin County administration or Hennepin County Commissioner Jeff Johnson. With that in mind please know we will do whatever we can at the staff level to help the city as it strives to make important and meaningful long term decisions. Jim Grube, P.E. Director, Transportation Department, and County Engineer Hennepin County 1600 Prairie Drive Medina, MN 55340 Office: 612 - 596 -0305 Cell: 612 -250 -2615 James.grube @hennepin.us From: bmartens@ci.corcoran.mn.us Sent: Wednesday, February 26, 2014 3:29 PM To: James Grube Cc: Carla J Stueve; Ken Guenthner (ken guenthnerlaw.com); ktorve@wenck.com Subject: follow up from January 21st meeting Mr. Grube, This email is in follow up to a meeting on February 21, 2014 in which the City of Corcoran requested information from Hennepin County regarding proposed alignment changes to County Road 10. The City appreciated the opportunity to discuss this opportunity to make changes to the transportation system within the City of Corcoran to improve safety as well as to meet our long -term transportation needs. As stated at the meeting, the City is currently reviewing two proposed projects near the County Road 10 /County Road 50 intersection. The County and the City are well aware that this intersection is less than ideal in its current alignment and would prefer to make improvements to the transportation system in this area. The two projects moving forward provide a window of opportunity to make the change at this time in order to avoid further challenges in the future. To that end the City is requesting that you respond to the below questions regarding three scenarios in order for the City to best use this opportunity to improve transportation the betterment of the City of Corcoran and Hennepin County. It is important that a response be received by Tuesday, March 11th as the City will discuss the information from the response at a March 13th strategic planning workshop. A response via email, letter, or a personal meeting is fine. Scenario #1: County Road 10 is realigned along Meister Road and is "turned back" to the City of Corcoran from County Road 19 to County Road 116 upon completion as a local road. If this were to take place please answer the following: 1. Is the County in favor of this scenario? County staff supports the turnback of County Road 10 to the city. This is stated in the county's Transportation Systems Plan. Thus if Meister Road becomes the main connection to County Road 116 the county offers no comment on how Meister Road is configured since it would remain a city street. 2. Does the County have a requirement of any standard of road construction? The county does not have design requirements for local streets. 3. What infrastructure would be required at the intersection of the new road and County Road 116? a. Turn lanes on the new road. b. Turn lanes on County Road 116. Southbound right turn land and northbound left turn lane. c. Traffic control devices. Any traffic control devices would need to meet required warrants in accordance with the Minnesota Manual of Uniform Traffic Control Devices (MMUTCD), and be justified as outlined in the county's Cost Participation Policy. d. Other. 4. What role would the County play in the project? a. County takes the lead. b. City takes the lead with County approval. If the outcome is that there is no county road between County Roads 19 and 50, the county would see itself in a support role, essentially looking at the intersections of County Roads 19 and 116. 5. What would the County contribute to the project? The county has traditionally either provided a pavement overlay of the roadway to be turned back to a city, or if desired, the cash equivalent of the overlay. a. Financial assistance in the new construction. The county does not normally provide such assistance when the work occurs on a city street. b. Financial assistance for the City taking on the roadway for the County. As noted above, the value of an overlay. c. Financial assistance to abandon the now unused roadway. See above. d. Design assistance. Not in this case. e. Other. 6. If this option is accepted what is a logical timeline for project completion? If the city was willing to accept either the overlay of County Road 10 or the cash equivalent for accepting it into its local system, the reversion could occur in 2014, if supported by the County Board. If there is a desire for a different arrangement, serious discussions relative to the city's position on financial assistance would need to occur. Scenario #2: County Road 10 is realigned along Meister Road but continues to be a County Road. If this were to take place please answer the following: 1. Is the County in favor of this scenario? This scenario is not preferred by county staff. 2. Does the County have a requirement of any standard of road construction? If the realignment of County Road 10 along Meister Road occurs, the new county road would have to be designed to state aid standards. 3. What infrastructure would be required at the intersection of the new road and County Road 116? See the response offered under scenario #1. a. Turn lanes on the new road. a b. Turn lanes on County Road 116. c. Traffic control devices. d. Other. 4. What role would the County play in the project? a. County takes the lead. b. City takes the lead with County approval. The county's Capital Improvement Program (CIP) is over - programmed, with no staff resources available for at least 5 to 7 years, if such a project is deemed worthy of inclusion in the CIP by the County Board. 5. What would the County contribute to the project? To provide any financial assistance beyond the value of an overlay of the existing County Road 10 segment, a proposed project would have to compete for funding through the county's CIP evaluation process. a. Financial assistance in the new construction. b. Financial assistance for the City taking on the roadway for the County. c. Financial assistance to abandon the now unused roadway. d. Design assistance. e. Other. 6. If this option is accepted what is a logical timeline for project completion? As noted above the county's CIP is over - programmed with an approximate 7 to 10 year wait for supported projects to be funded. Scenario #3: County Road 10 continues to connect with County Road 50 however the alignment is changed to "T" up to County Road 50. If this were to take place please answer the following: 1. Is the County in favor of this scenario? This is the second choice of county staff, if the long term vision of County Road 10 turnback is not viable in the opinion of the City Council. 2. Does the County have a requirement of any standard of road construction? The design would have to meet state aid standards. 3. What infrastructure would be required at the intersection of the new road and County Road 116? Please refer to scenario #1 if Meister Road is to develop as a city collector street and to intersect with 116. a. Turn lanes on the new road. b. Turn lanes on County Road 116. c. Traffic control devices. d. Other. 4. What role would the County play in the project? a. County takes the lead. b. City takes the lead with County approval. See the answer of this question for scenario #2. 5. What would the County contribute to the project? This type of project would also need to compete for CIP funding, just as I note above. a. Financial assistance in the new construction. b. Financial assistance for the City taking on the roadway for the County. c. Financial assistance to abandon the now unused roadway. d. Design assistance. e. Other. 7. If this option is accepted what is a logical timeline for project completion? As noted above the county's CIP is over - programmed with an approximate 7 to 10 year wait for supported projects to be funded. 3 6. If a residential neighborhood were developed along the existing CR 10 alignment would the 30 mph speed limit be extended to the extent of the neighborhood? While we recognize the desire to reduce traffic speeds, a speed reduction would be post development, not pre - development if you will. This probably needs a bit more conversation because County Road 10 is an arterial, not a neighborhood street. In addition to answering the above questions the City is interested in learning what the maintenance plan is for County Road 10 within the City of Corcoran. Please provide this information in your response. There is not an extraordinary plan for County Road 10. It would receive an overlay when needed with crack sealing shortly thereafter to support the investment. We do not have immediate plans for sidewalk or off road trails, either. Thank you in advance for your time and assistance. Please don't hesitate to contact me with any questions. If there are challenges in answering all of the questions in the timeframe above please send anything you have instead of waiting for all of the answers to come together. Sincerely, Brad Martens City Administrator City of Corcoran 763 - 400 -7030 www.ci.corcoran.mn.us Disclaimer: Information in this message or an attachment may be government data and thereby subject to the Minnesota Government Data Practices Act, Minnesota Statutes, Chapter 13, may be subject to attorney - client or work product privilege, may be confidential, privileged, proprietary, or otherwise protected, and the unauthorized review, copying, retransmission, or other use or disclosure of the information is strictly prohibited. If you are not the intended recipient of this message, please immediately notify the sender of the transmission error and then promptly delete this message from your computer system. Appendix C Traffic Analysis AM PEAK HOUR �, f X7:00 - 8 :00 AM) -. V Y einc k S) '—'27/64 4 '(- 72179 CR 50 115 �+ 234 {258 t PM PEAK HOUR (4 :30 - 5:30 PM) r � t- 3531512 y <- 2611288 CR 50 1114 1221135 FEASIBILITY STUDY � I+ nck FOR PEACHTREE RESIDENTIAL DEVELOPMENT Engineers • Scientists IN CORCORAN, MN CR 10 2114 2119 WITH BUILD-OUT XXIXX cQ r uo a -17119 cfl r— <_ 70/97 � 14 ,F— 19121 17/25 oo 3451445 —> cj 1581216_7 mnT � 1 rLnCo N (o r CR 10 2114 2119 WITH BUILD-OUT XXIXX FIGURE 1 WEEKDAY PEAK HOUR TURN MOVEMENT VOLUMES -� a 88197 rl- �D <— 3281432 15118 36152 �• CR 10 0 1251180 - +� 5[1172 � 0r» ni T Q FIGURE 1 WEEKDAY PEAK HOUR TURN MOVEMENT VOLUMES 4�4bWenck Engineers • Scientists Business Professionals - �Wenck Engineers • Scientists Business Professionals Wenck File #2294 -24 July 2014 I X Service strate is Advice technicai Excellence Utility Feasibility study Peachtree Development Prepared for: THE CITY OF CORCORAN, MN 8200 County Road 116 Corcoran, MN 55340 Prepared by: WENCK ASSOCIATES, INC. 1800 Pioneer Creek Center P.O. Box 249 Maple Plain, Minnesota 55359 -0249 (763) 479 -4200 Table of Contents 1.0 INTRODUCTION ............................................................................ ............................1 -1 2.0 SEWER .......................................................................................... ............................2 -1 2.1 Alignment And Lift Station ...................................................... ............................2 -1 2.2 Connections ............................................................................ ............................2 -1 2.3 Force Main Alternatives And Costs ......................................... ............................2 -1 3.0 WATER ......................................................................................... ............................3 -1 3.1 Trunk System .......................................................................... ............................3 -1 3.2 Looping And Connections ....................................................... ............................3 -1 3.3 Modeling ................................................................................. ............................3 -1 3.4 Costs ........................................................................................ ............................3 -2 4.0 FINANCING AND NEXT STEPS ........................................................ ............................4 -1 4.1 Background ............................................................................. ............................4 -1 4.2 Methods .................................................................................. ............................4 -1 4.3 Next Steps ............................................................................... ............................4 -2 TABLES 1 Off -Site Costs for Sewer and Water FIGURES 1 Sewer Alignments and Force Main Route Alternatives 2 Water Looping and Connection Points APPENDICES Appendix A: Sewer and Water Trunk Systems from Comprehensive Plan Appendix B: Downtown Feasibility Study for Gravity Sewer (April 2012) T: \2294- Corcoran \24 - Peachtree \Feasibility Study \utility feasibility study \Utility Feasibility Study.dou i July 2014 — ,AWenck 1.0 Introduction Peachtree Properties is proposing a development near the "10 -50" intersection in Corcoran on property known as the Schendel property. Three feasibility studies are being completed for the project and they involve transportation, utilities and stormwater. This report looks specifically at the feasibility of providing trunk sewer and water service to the proposed development. Contained in the report is the sanitary sewer and water main options for the trunk system that is consistent with the overall City utility plans. Financing options of the development infrastructure will be further detailed as the project moves forward. For guidance, the City has recently followed the following financial procedures: • Off -site utility extensions may require developer cash contribution • Off -site utility extension costs may be shared with City utility bond contributions • The City manages permitting, easements, design and construction of off -site utilities • Trunk Line Area Charges (TLAC) may still be required if cash for off -site facilities is provided • Credit towards TLAC is given for oversizing and over depth costs of trunk utilities on site. Cost breakdown is given in Table 1. 1 -1 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study \utility feasibility study \Utility Feasibility Study.dou July 2014 Yr >,,'1 1lrE'nCk 2.0 Sewer 2.1 ALIGNMENT AND LIFT STATION The City's sewer trunk system also serves the Peachtree Development as conceptually shown on Figure 1. The alignment includes installation of a lift station on the north end of Peachtree's development and force main to the existing manhole connection near the church at CR 116/CR 10 Intersection. The lift station will be located in the natural low point of the property in coordination with the development layout. The tributary area to the lift station is comprised of the proposed development as well as a future gravity sewer system to be installed in the downtown area south of County Road 10. Ultimate development will require the lift station to be taken "off line" and a new lift station constructed at City Hall to pump sewage to the north. This will be ultimately required to route sewage away from the Elm Creek Interceptor since it is currently oversubscribed according to MCES. 2.2 CONNECTIONS Sewer will be required to be "stubbed" to serve the south and southwest in accordance to the trunk system plans (Appendix A). These stubs will be located during the design phase of the project, however for the purposes of this report it can be assumed a southerly connection to serve the City Park and Downtown will be constructed under CR 10. The City would construct a separate project to connect Downtown and the City Park with the gravity system through Schendel. 2.3 FORCE MAIN ALTERNATIVES AND COSTS The development is important to the overall system, however for Peachtree to develop there appears to be only one discussion item discharge of sewer system —the route of the forcemain from the development to the Church manhole along CR 116. Costs are given in Table 1. Option A as shown on Figure 1 will take the forcemain from the lift station directly east to CR 116, south along CR 116 to the Church manhole. A complicating factor is the route requires easement to the east and easement to the south along CR 116. Cost for Option A-- $475,000 Unit cost = $153/LF, similar to Lions Park project 2 -1 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study \utility feasibility study \Utility Feasibility Study.dou July � 2014 zu�YV j�e n ck Option B will utilize the internal street network to bring the forcemain south, then east along sideyards to CR 116. This route shortens the off -site easement work necessary, and therefore appears less expensive for off -site costs. Cost for Option B-- $315,000 Unit cost = $190 /LF Unit cost increases from Option A due to smaller project, more sideyard easements, etc. 2 -2 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study \utility feasibility study \Utility Feasibility Study.dou July 2014 Yr >,,'1 1lrE'nCk 3.0 Water 3.1 TRUNK SYSTEM The City's water trunk system is nearby at the corner of CR 116 and CR 10. The ultimate system includes connections to the west and north along CR 116. A booster station is planned within the next few years (located at the Maple Grove border) to boost pressure within Corcoran. 3.2 LOOPING AND CONNECTIONS The development will be required to provide looping, which allows for water service to be maintained while under maintenance or repair. The looping required is at the north end of the development at CR 116, and at the south end where it will be connected to the City Park trunk line that also extends from the Downtown area. Figure 2 shows route along the west side of CR 116, which may or may not be shared with sewer force main. 3.3 MODELING Computer modeling was performed to estimate the water availability to the proposed development that included the existing 24" and 12" pipeline from the connection point to Maple Groves' water distribution system near the intersection of CR10 and CR101. The purpose of this analysis was to estimate the water systems ability to provide adequate water and fire protection to the proposed subdivision. New pipe was added to the end of the existing pipe at CR 116 and continued north along CR 116 then continued west for a distance of approximately 1,100 lineal feet to a point inside the proposed development and would "dead end" (i.e. no looping of distribution piping was assumed to begin the development). Demands The water use demands were peak day demands and were estimated at 1,140 gallons per day (GPD) per house. The modeling assumes that the beginning water pressure at the intersection of CR10 and CR101 was approximately 50 psi and it was also assumed that the highest elevation within the new development to be served was 980 feet above sea level. Another assumption was that the Lennar development would consist of 300 homes during the modeling analyses. It is anticipated that the ultimate supply will be for 250 homes at full buildout. No other water use demands were placed on the distribution system. The model runs with WaterCAD were phased to review the water pressure as development progresses. The analyses included model runs to determine pressures at no new development, 50 new homes, 100 new homes, 150 new homes, 200 new homes and 250 homes; each with a 1,500 gpm fire flow demand and without the fire flow. The table below shows the resulting pressure at the end of the proposed pipe 3 -1 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study \utility feasibility study \Utility Feasibility Study.dou July 201/4 �j to represent the pressure available to the new development. This table shows the pressure available with and without the 1,500 gpm fire flow. Number of Homes Pressure at Peak Day Demand (psi) Pressure with 1,500 gpm Fire Flow (psi) 0 47.6 26 50 47.6 24.9 100 47.5 23.8 150 47.4 22.7 200 47.3 21.6 250 47.1 20.4 Conclusion The results of the model analyses indicate that the water system as described can provide adequate water and fire flow to the proposed development, which will improve as the City constructs a looped system further south to tie into Lennar's west end. 3.4 COSTS Costs for the CR 116 northerly extension as shown on Figure 1 are given in Table 1. Cost for water main -- $485,000 Unit cost = $155/1-F, similar to Lions Park project 3 -2 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study \utility feasibility study \Utility Feasibility Study.dou July 2014 Yr >,,'1 1lrE'nCk 4.0 Financing and Next Steps 4.1 BACKGROUND The City has created area and connection charges for the development area, as documented in the "Regional Development Study, September 2013 ". The study included costs of: • Water mains • Water booster station o This is a permanent structure to boost pressure for development and eventually to the Downtown water tower. • Water Towers • Sewer trunk lines, and • Sewer lift stations Transportation was included in the study also, however these costs are implemented on a sub district /impact basis as development occurs. The Peachtree impacts are for CR 10 and the CR 10 /CR 50 intersection. 4.2 METHODS As noted in the introduction to this report, financing options of the development infrastructure will be further detailed as the project moves forward, however the developer needs to make a decision at some point on the viability of the project. Therefore for guidance, the City has recently followed these funding procedures: nffcita I Itilitioc • Off -site utility extensions may require developer cash contribution • This would bean option for the CR 116 water main • This would bean option for the sewer force main leaving the Peachtree development • Off -site utility extension costs may be shared or covered by City utility bond contributions o The cost for water main along CR 116 could be included in the upcoming City project which will install a booster station at the Maple Grove border, and extend water main from the CR 10 /CR 116 intersection to the west end of Lennar development. 4 -1 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study \utility feasibility study \Utility Feasibility Study.dou July 2014 $" „Wenck Area and Connection Charges • Trunk Line Area Charges (TLAC) allow the City to recoup offsite trunk costs, and may still be required if cash for off -site facilities is provided • Credit towards TLAC is given for oversizing and over depth costs of trunk utilities on site. Property and Construction Management • The City is responsible for permitting, easements, design and construction of off -site utilities. 4.3 NEXT STEPS The project financials will be clarified as the applicant continues on the City process. The financial next steps for utilities are to: Update the TLAC costs per buildable acre, since construction bids (actual costs) are available for portions of the SE Area trunk system. The intent of the City is to maintain a forward looking area charge (TLAC) system, and as portions of the system are built out, to update the analysis to represent the remaining system costs. This will include: • Insert project costs on Lions Park Sewer and CR 101 Water Main such as recent easement costs and actual bid costs • Remove a portion of the system that will be installed by Lennar and insert the amount of TLAC credit applied to Lennar • Review the "buildable acre" portion of the study to represent market conditions. ■ Update the pipe unit costs (per linear foot). Re- execute the Multi -Year Financial Management Plan Report for review by Council and determine potential impacts to the City should market conditions change. The current version of the 5 -Year Financial Plan includes $1.4M for a water booster station and water main connecting the CR 10/ CR 116 intersection with the west side of Lennar. This could be increased in scope to include the Peachtree water main along CR 116. 4 -2 T:\ 2294 - Corcoran \24 - Peachtree \Feasibility Study \utility feasibility study \Utility Feasibility Study.dou July 2014 0 r >,,'1 1lrE'nCk Tables Off -Site Costs for Sewer and Water Table 1. Off -Site Costs for Sewer and Water Peachtree Development WATERMAIN COSTS ITEM UNITS QTY UNIT PRICE TOTAL PRICE MOBILIZATION & DEMOBILIZATION LUMP 1 $ 20,000.00 $ 20,000.00 TRAFFIC CONTROL LUMP 1 $ 7,500.00 $ 7,500.00 CLEARING GRUBBING ACRE 1.4 $ 8,000.00 $ 11,200.00 12" WATERMAIN - DIRECTIONAL DRILL LF 3100 $ 70.00 $ 217,000.00 6" DIP WATERMAIN LF 80 $ 60.00 $ 4,800.00 HYDRANT & VALVE EACH 4 $ 5,000.00 $ 20,000.00 12" - 45 DEGREE BEND EACH 2 $ 3,500.00 $ 7,000.00 12" X 6" TEE EACH 4 $ 2,000.00 $ 8,000.00 EASEMENT ACQUISITION ACRE 1.4 $ 45,000.00 $ 63,000.00 SUBTOTAL $ 358,500.00 CONTINGENCY (20 %) $ 71,700.00 ENGINEERING (15 %) $ 53,775.00 EST. TOTAL $ 483,975.00 ROUNDED VALUE $ 485,000.00 FORCEMAIN SEWER COSTS - OPTION A ITEM UNITS QTY UNIT PRICE TOTAL PRICE MOBILIZATION & DEMOBILIZATION LUMP 1 $ 18,000.00 $ 18,000.00 TRAFFIC CONTROL LUMP 1 $ 7,500.00 $ 7,500.00 CLEARING GRUBBING ACRE 0.7 $ 8,000.00 $ 5,600.00 8" FORCEMAIN - DIRECTIONAL DRILL LF 3100 $ 80.00 $ 248,000.00 4' DIA SANITARY SEWER MANHOLE EACH 1 $ 5,000.00 $ 5,000.00 6' DIA AIR RELEASE MANHOLE W/ VALVE EACH 2 $ 15,000.00 $ 30,000.00 CONNECT EXISTING SEWER PIPE TO STRUCTURE EACH 1 $ 2,500.00 $ 2,500.00 8" 45 DEGREE BEND EACH 2 $ 1,500.00 $ 3,000.00 EASEMENT ACQUISITION ACRE 0.7 $ 45,000.00 $ 31,500.00 SUBTOTAL $ 351,100.00 CONTINGENCY (20 %) $ 70,220.00 ENGINEERING (15 %) $ 52,665.00 EST. TOTAL $ 473,985.00 ROUNDED VALUE $ 475,000.00 FORCEMAIN SEWER COSTS - OPTION B ITEM UNITS QTY UNIT PRICE TOTAL PRICE MOBILIZATION & DEMOBILIZATION LUMP 1 $ 12,500.00 $ 12,500.00 TRAFFIC CONTROL LUMP 1 $ 7,500.00 $ 7,500.00 CLEARING GRUBBING ACRE 1.0 $ 8,000.00 $ 8,000.00 8" FORCEMAIN - DIRECTIONAL DRILL LF 1650 $ 80.00 $ 132,000.00 4' DIA SANITARY SEWER MANHOLE EACH 1 $ 5,000.00 $ 5,000.00 6' DIA AIR RELEASE MANHOLE W/ VALVE EACH 1 $ 15,000.00 $ 15,000.00 CONNECT EXISTING SEWER PIPE TO STRUCTURE EACH 1 $ 2,500.00 $ 2,500.00 8" 45 DEGREE BEND EACH 2 $ 1,500.00 $ 3,000.00 EASEMENT ACQUISITION ACRE 1.0 $ 45,000.00 $ 45,000.00 SUBTOTAL $ 230,500.00 CONTINGENCY (20 %) $ 46,100.00 ENGINEERING (15 %) $ 34,575.00 EST. TOTAL $ 311,175.00 ROUNDED VALUE $ 3155000.00 Figures Sewer Alignments and Force Main Route Alternatives Water Looping and Connection Points CITY OF CORCORAN Wenck JULY 2014 Engineers - Scientists 1800 Pioneer Creek Center Proposed Development Business Professionals Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 CITY OF CORCORAN Wenck JULY 2014 Engineers - Scientists 1800 Pioneer Creek Center Proposed Development Business Professionals Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 Appendix A Sewer and Water Trunk Systems i T ' i CORCOR��N F F— • SE -AF 2030 Comprehensive Plan SE- AQ i Trunk Sanitary Sewer SE Area SEAS Figure 26 SE -32 SE .ao SE -3 "1 II - 2 SE- SE -14 � SE -A SE -13 SE -C SE -11 —, • Sewer Node ► Forcemain 21 SE -H SE -M ► Gravity Sewer �� 2 SE -9 SE -10 8^ -F E- 3 SE -15 10 0 1• u MCES Interceptor = Sewer Subdistricts E co SE -G SE -N SE -20 SE -6 �8'SE =5 SE City Limit Parcel Parcel Base Map SE - 18., SE -19 • I. SEJ SE -AM SE -P E -3 �,_ LLLLLL N 15 •, SE-4 12 SE -18 H W. E SE -2 . 5E -17 • S 2 S Feet E- 0 2000 SE -1 Fugure Connection To SE U SE -Y SE Elm Crreek Interceptor r _ SE-W FIV=, SE-22 0 ri SE -AY S -AB SE -AC I SE - 23 SE -AV AA SE -24 ^SE -26 SE -28 SE =29 0 AU SE i I _.._.._. �- — .................. � SE -30 SE- S - SE -25 -27 SE SE A kG E- sw.%,la Lj \ i j� Bonestroo April 2009 v^ - is \504 \50408143 \gis \se sanitary map.mxd 6 C c u -°i 'c 1 1 Meadow-Creek 1 1 W5.odland 1 1 0 J 1 W W z j � 1 o j H � 1 _Salem_La, Ju 1 i �R�becca_P_a 1 1 1 1 ■IMEE■ Sunset Oakd I _ Rush R J iew Dr r �_ d ° Ion Y` � F n \l, c"y I j U- ci 1 0 c T 1 ~ e�Rd Meister Rd .2 r� � _Cain_P_I _ ; GOOSE w• as a LAKE` sf� R� cR �• BAN 8,psr. pt o��@.• FFk r....l 81seel- attidge Rd F F 0 o • ounty.Hw.y_5A �' - d x LU �m Auge�rr Ave E Em • j COOK Y ■ 1 ' _ j LAKE f 75th Ave N r 3 ■ L- rkin Rd -- - F- E oL`v �Y Abilene La SCOTT Homestead Tr ■ LAK ■ a 31 70th Av N ■ z Nystrom La m X 1 JUBERT �• .ot LAKE c ire ■ Old -ur ridge Rd �� ,'mid' = s;A ■ `° . Lakeview Cir a o,' ■ s ■ o _� a���a' ■ 1 fD Horseshoe Tr - ■ S< T 66th- Gleason Rd to ■�� ■ ■��c V m m - 'o r j p l MAKE L I3 �s �W v 0 o r on heel La - h o 63rd Ave N di d ckamors-RdL— =I j NINSIBININ 111111@11111.4 1111 INININI me IIII NIMBI IIII Isso NIMBI NNoI I= memo milmommel, 1=11,00810ppo 10=1161ARY. -f Potential Water Tower Locations Q Potential Supply Connections with Neighboring Communities ■��� Future Trunk Watermain Future Well Exploration Areas 2030 Service Boundary City Limit Open Water Wetlands October 7, 2009 Ar Bonestroo I:/ 504 / 50408144 /GIS /ComPlan /Maps /trunk water system.mxd Rush Meadow La Country Cir E j o n. CountrybRd, M 0 0 rc _ T ■ Stieg.Rd F ■ o Y �O DasselrL-a freSRQ Darcel.La ■ Hidden Ponds Dr l m HI II I, Dr j Y j 1.01.st.Ave _ Hunters "o Ridge ■ 1 ■ - Oswa ■■� 97th ■ A•ve -N- j 77 LT 81 ■ d ■ 1 Sunny Hill La � ■ �n ;,PAve I � I o Pat Lick Chi Y c"y I j U- ci 1 0 c T 1 ~ e�Rd Meister Rd .2 r� � _Cain_P_I _ ; GOOSE w• as a LAKE` sf� R� cR �• BAN 8,psr. pt o��@.• FFk r....l 81seel- attidge Rd F F 0 o • ounty.Hw.y_5A �' - d x LU �m Auge�rr Ave E Em • j COOK Y ■ 1 ' _ j LAKE f 75th Ave N r 3 ■ L- rkin Rd -- - F- E oL`v �Y Abilene La SCOTT Homestead Tr ■ LAK ■ a 31 70th Av N ■ z Nystrom La m X 1 JUBERT �• .ot LAKE c ire ■ Old -ur ridge Rd �� ,'mid' = s;A ■ `° . Lakeview Cir a o,' ■ s ■ o _� a���a' ■ 1 fD Horseshoe Tr - ■ S< T 66th- Gleason Rd to ■�� ■ ■��c V m m - 'o r j p l MAKE L I3 �s �W v 0 o r on heel La - h o 63rd Ave N di d ckamors-RdL— =I j NINSIBININ 111111@11111.4 1111 INININI me IIII NIMBI IIII Isso NIMBI NNoI I= memo milmommel, 1=11,00810ppo 10=1161ARY. -f Potential Water Tower Locations Q Potential Supply Connections with Neighboring Communities ■��� Future Trunk Watermain Future Well Exploration Areas 2030 Service Boundary City Limit Open Water Wetlands October 7, 2009 Ar Bonestroo I:/ 504 / 50408144 /GIS /ComPlan /Maps /trunk water system.mxd Appendix 6 Downtown Feasibility Study for Gravity Sewer (April 2012) TO: Dan Donahue, City Administrator FROM: Kent Torve, P.E. and Heather Libby, P.E. DATE: April 5, 2012 SUBJECT: Feasibility Report for Downtown Gravity Sewer, Water and Street Reconstruction The Council has authorized a Feasibility Report to review the cost associated with gravity sewer and water service to the Downtown area. This analysis was an outcome of a business owner meeting, where costs of service were presented for a system of low pressure sewer and water. The business owners were looking for a comparison cost for gravity sewer, which eliminates each building's tanks and pumps. These utilities would be installed beneath the street which is typical of an "urban" utility service. This memo serves as the report for this authorization. A separate analysis of creating a special services district to fund the project as compared to the 429 process is being prepared by Northland Financial Services. Trunk Services The sewer would provide service to 48 parcels (44 hookups) via an 8 -inch gravity pipe. The pipes drain to the north and west, and terminate at a lift station located near the City ball fields north of CR 50. This location is consistent with the Master Sewer Plan, and is feasible from a topography standpoint. From the lift station the sewer would be pumped via forcemain to the connection point along CR 116 near St. Thomas Church. The alignment is shown in Figure 1. Water service would be provided to the same parcels. A 12 -inch watermain is proposed as being installed in the existing street with a minimum of 10 -foot separation distance as required from the sewer. The 12 -inch watermain would be extended (or "stubbed ") east of the intersection of CR116 and 75th Ave. N for future development, and west to provide for future connections for undeveloped areas. The alignment is shown in Figure 1. Street Restoration Installation of sewer and water would require a complete reconstruction of the street. The existing street is 24 -feet wide with two foot gravel shoulders. We have estimated the cost for street reconstruction two ways, a) reconstruct the street to its existing condition and b) reconstruct to 32 -feet width with curb and gutter and storm sewer. Properties The parcel count has been expanded to 48, and the boundary includes Commerce, Auger, 75th Ave. N, and some properties along CR 116, CR 10 and CR50. Figure 2 shows the proposed service area. \ \francis \voll\2294- Corcoran \10 -Sewer and Water Planning (TIF Districts)\Feasibility Study Apr 2012\memo feasibility downtown.docx Wenck Associates, Inc. 1800 Pioneer Creek Ctr. P.O. Box 249 A V \Y/ �� ` /\ e n < Maple Plain, MN 55359 -0249 c (763) 479 -4200 Fax (763) 479 -4242 E -mail: wenckmp @wenck.com TO: Dan Donahue, City Administrator FROM: Kent Torve, P.E. and Heather Libby, P.E. DATE: April 5, 2012 SUBJECT: Feasibility Report for Downtown Gravity Sewer, Water and Street Reconstruction The Council has authorized a Feasibility Report to review the cost associated with gravity sewer and water service to the Downtown area. This analysis was an outcome of a business owner meeting, where costs of service were presented for a system of low pressure sewer and water. The business owners were looking for a comparison cost for gravity sewer, which eliminates each building's tanks and pumps. These utilities would be installed beneath the street which is typical of an "urban" utility service. This memo serves as the report for this authorization. A separate analysis of creating a special services district to fund the project as compared to the 429 process is being prepared by Northland Financial Services. Trunk Services The sewer would provide service to 48 parcels (44 hookups) via an 8 -inch gravity pipe. The pipes drain to the north and west, and terminate at a lift station located near the City ball fields north of CR 50. This location is consistent with the Master Sewer Plan, and is feasible from a topography standpoint. From the lift station the sewer would be pumped via forcemain to the connection point along CR 116 near St. Thomas Church. The alignment is shown in Figure 1. Water service would be provided to the same parcels. A 12 -inch watermain is proposed as being installed in the existing street with a minimum of 10 -foot separation distance as required from the sewer. The 12 -inch watermain would be extended (or "stubbed ") east of the intersection of CR116 and 75th Ave. N for future development, and west to provide for future connections for undeveloped areas. The alignment is shown in Figure 1. Street Restoration Installation of sewer and water would require a complete reconstruction of the street. The existing street is 24 -feet wide with two foot gravel shoulders. We have estimated the cost for street reconstruction two ways, a) reconstruct the street to its existing condition and b) reconstruct to 32 -feet width with curb and gutter and storm sewer. Properties The parcel count has been expanded to 48, and the boundary includes Commerce, Auger, 75th Ave. N, and some properties along CR 116, CR 10 and CR50. Figure 2 shows the proposed service area. \ \francis \voll\2294- Corcoran \10 -Sewer and Water Planning (TIF Districts)\Feasibility Study Apr 2012\memo feasibility downtown.docx Cost Table 1 details the individual costs associated with water, sewer and street reconstruction work. It can be noted the costs include significant contingency due to the property issues, possible stormwater work, and coordination involved with servicing 48 parcels and disconnecting septic tanks, etc. Summary of Costs Sewer Water Street Reconstruction $584,000 $552,000 • 24 -ft Rural Street $464,000 Indirect Costs (Engineering, Legal, Appraisals, Easements) $365,000 Total Project at 24 ft street $1,965,000 Alternative A 32 -ft Urban Street (curb & gutter) $792,000 Total Project at 32 ft street $2,293,000 Conclusion The project is feasible from an engineering perspective and necessary should residents and council wish to install gravity sewer to the downtown area. The project involves logistical challenges of connecting individual properties along with significant legal and property efforts to obtain access. \ \francis \voll\2294- Corcoran \10 -Sewer and Water Planning (TIF Districts)\Feasibility Study Apr 2012\memo feasibility downtown.docx Table 1. Downtown Gravity Sewer, Water and Street Reconstruction Costs City of Corcoran Gravity Sewer (in street) From Downtown to Lift Station Item No. Description Unit Quantity Unit Cost Amount 1 8" Gravity Sewer and Manholes Lineal Feet 5,220 $ 40 $ 209,000 2 Sewer Forcemain (4 "- diameter) Lineal Feet 1,970 $ 25 $ 49,000 3 Lift Station Lump Sum 1 $ 75,000 $ 75,000 4 Jacked Steel Casing (CR 10 & CR 50) Lineal Feet 200 $ 150 $ 30,000 5 Jacking /Boring Mobilization Lump Sum 1 $ 30,000 $ 30,000 6 Valves and Connection Stub Each 44 $ 2,000 $ 88,000 7 IMisc. traffic control, testing, etc. I Lump Sum 1 1 $ 20,000 $ 20,000 8 1 County Road 10 & 50 Construction Complexity I Lump Sum 1 1 $ 30,000 $ 30,000 Total Sewer Construction: $ 531,000 Contingency (10 %) $ 53,000 Total $ 584,000 Water Main from CR 116 to Downtown Item No. Description Unit Quantity Unit Cost Amount 1 12 -inch Main Open Cut with restoration Lineal Feet 7,025 $ 40 $ 281,000 2. Jacked Steel Casing (CR 10 & CR 50) Lineal Feet 200 $ 300 $ 60,000 3. Valves and hydrants Estimate 10 $ 4,000 $ 40,000 4. Misc. traffic control, testing, etc. Lump Sum 1 $ 20,000 $ 20,000 5. County Road 10 & 50 Construction Complexity Lump Sum 1 $ 30,000 $ 30,000 6. Curb Stops Each 44 $ 1,500 $ 66,000 7 Restoration Lump Sum 1 $ 5,000 $ 5,000 Total Construction: $ 502,000 Contingency (10 %) $ 50,000 Total $ 552,000 Total Sewer and Water Trunk Lines $ 1,136,000 \ \francis \volt \2294- Corcoran \10 -Sewer and Water Planning (TIF Districts) \Feasibility Study Apr 2012 \Downtown Mini FS Cost Table- gravity Street Reconstruction (24 -foot street with gra vel shoulders) Item No. Description Unit Quantity Unit Cost Amount 1 Removal of existing pavement Square Yards 9,700 $ 10 $ 97,000 2 Wear Course (1.5 ") Ton 800 $ 65 $ 52,000 3 Base Course (2 ") Ton 1,100 $ 61 $ 67,000 4 Class 5 Aggregate (12 ") Cubic Yards 3,200 $ 25 $ 80,000 5 Select Granular (12 ") Cubic Yards 300 $ 23 $ 7,000 6 Class 5 Aggregate for 2' shoulders Cubic Yards 3,200 $ 25 $ 80,000 7 1 Geotextile Square Yards 1 9,700 $ 2 $ 19,000 8 lRestoration Lump Sum 1 1 $ 20,000 $ 20,000 Total Street Construction: $ 422,000 Contingency (10 %) $ 42,000 Total $ 464,000 Street Reconstruction (32 -foot street with curb and gutter) Item No. Description Unit Quantity Unit Cost Amount 1 Removal of existing pavement Square Yards 9,700 $ 10 $ 97,000 2 Wear Course (1.5 ") Ton 1,100 $ 65 $ 72,000 3 Base Course (2 ") Ton 1,400 $ 61 $ 85,000 4 Class 5 Aggregate (12 ") Cubic Yards 4,300 $ 25 $ 108,000 5 Select Granular (12 ") Cubic Yards 4,300 $ 23 $ 99,000 6 Geotextile Square Yards 12,900 $ 2 $ 26,000 7 Curb & Gutter Lineal Foot 7,200 $ 9 $ 65,000 8 Storm Sewer Lineal Foot 3,600 $ 25 $ 90,000 9 Pond Construction and Stormwater Improvements Lump Sum 1 $ 75,000 $ 75,000 10 Restoration Lump Sum 1 $ 3,000 $ 3,000 Total Street Construction: $ 720,000 Contingency (10 %) $ 72,000 Total $ 792,000 Indirect Costs Item No. Description Unit Quantity Unit Cost Amount 1 Easements Acre 1.54 $ 10,000 $ 15,000 2 Legal and Appraisal Estimate 1 $ 60,000 $ 60,000 3 Engineering and Surveying Estimate 1 $ 250,000 $ 250,000 4 Utilities, Landowner Coordination, misc. Estimate 1 $ 40,000 $ 40,000 Subtotal $ 365,000 \ \francis \volt \2294- Corcoran \10 -Sewer and Water Planning (TIF Districts) \Feasibility Study Apr 2012 \Downtown Mini FS Cost Table- gravity i Legend 40P, ❑R Station Tax Parcels f 3" Foremain 8" Gravity Sewer 1° _ •� 40 12" Water Main _ _ y - 4 �� . - -- �+ �� 1*1 22 2 ti _ _, . _. 24 ^� 10 }-CAS 3,- a r -� �� ,a }i f: • •'V, ' - ' 20 IV A& - 1 _ 19 ' 2i 26 42 11 2 - 7 18 -- - IV - 5 t 1 23 - _ agO.� �- I 16 17 7 _ #=1 29 46\T t .. -� �. -.14 13 48 ; 1 ff {' „1 n Future 1 Con , , nection �.. 32 1 �f 34' ' 33 � up to Gravity Line _ , t � - . 1711 �l�tlltl � � ? All, Aerial Photograph (Source: Bing Maps) 250 125 0 250 N Feet ath: L:\ 2294 170 \mxd \SE AIt\mxd \Water and SewerO Gons CenterRdNW.mxd Map ID PIN Bldg # Street Ow ner Map ID PIN Bldg # Street Ow ner 0 053- 2311923430004 20115 CO RD NO 10 10 -50 PROPERTIES LLC 25 053- 2611923120005 20209 CO RD NO 50 EDNA G LLC 1 053 - 2311923440015 20020 CO RD NO 10 ST THOMAS THE APOSTLE CHURCH 26 053 - 2611923120012 20110 AUGER AVE K & R LEWIS PROPERTIES LLP 2 053 - 2311923440018 20000 CO RD NO 10 CH OF ST THOMAS OF CORCORAN 27 053 - 2611923120013 20120 AUGER AVE K & R LEWIS PROPERTIES LLP 3 053 - 2611923110006 52 ADDRESS UNASSIGNED S W TREPTAU & M T TREPTAU 28 053 - 2611923120014 20125 AUGER AVE PRO DEVELOPMENT PROP LLC 4 053- 2611923110008 20045 CO RD NO 10 SCOTT W TREPTAU 29 053 - 2611923120015 20115 AUGER AVE GRANMOR LLC 5 053 - 2611923110009 20101 CO RD NO 50 S W TREPTAU & M T TREPTAU 30 053 - 2611923120016 52 ADDRESS UNASSIGNED COMMERCE STREET PARTNERS LLP 6 053 - 2611923110013 7625 CO RD NO 116 J H RYAN & D RYAN 31 053 - 2611923120017 20175 CO RD NO 50 FORSBERG PROPERTIES LLC 7 053 - 2611923110016 7559 CO RD NO 116 CORCORAN CORNER LLC 32 053 - 2611923140014 20095 75TH AVE N WW CONSTRUCTORS INC 8 053 - 2611923110019 7631 COMMERCE ST L M & S N OA RE TRUSTEES 33 053 - 2611923140018 19950 75TH AVE N LORE) & DONS LEUER 9 053- 2611923110022 19905 CO RD NO 10 A & P KRAL 34 053- 2611923140024 20010 75TH AV E N LE= W SUNRAM 10 053 - 2611923110025 52 ADDRESS UNASSIGNED ST THOMAS CHURCH 35 053 - 2611923140026 20050 75TH AVE N T L & L E HILDE 11 053- 2611923110030 7670 COMMERCE ST TMR PROPERMES LLC 36 053 - 2611923130012 20160 75TH AVE N G & M PROPERTIES INC 42 053 - 2611923110031 7604 COMMERCE ST IRS HOLDINGS LLC 37 053 - 2611923130013 20150 75TH AVE N JOMICO INC 13 053 - 2611923110035 19945 75TH AVE N D W LADDUSAW & S M LADDUSAW 38 053- 2311923430003 20121 CO RD NO 10 JOSEPH ANDRES 14 053 - 2611923110036 20015 75TH AV E N D G & C J FAC KLER 39 053 - 2611923110005 20045 Cb RD NO 10 WILLIAM G TREPTAU 15 053 - 2611923110037 20055 75TH AVE N DAVID B ANDERSON 40 053 - 2611923110007 20037 CO RD NO 10 F A WALDRON & D E BENSON 16 053- 2611923110038 7550 COMMERCE ST FAIRWAY LLC 41 053 - 2611923110020 7591 COMMERCE ST T E GLEASON & K M GLEASON 17 053 - 2611923110041 7555 CO RD NO 116 DAVID A REMER ET AL 42 053 - 2611923110029 7590 COMMERCE ST PHILIP J KERBER 18 053 - 2611923110045 52 ADDRESS UNASSIGNED CORCORAN CORNER LLC 43 053 - 2611923110039 19925 75TH AVE N L G LEUER & D A LEUER 19 053 - 2611923110046 7610 COMMERCE ST M E INDUSTRIES LLC 44 053 - 2611923110040 19905 75TH AVE N L G B INC 20 053 - 2611923110048 19925 CO RD NO 10 JEFFREY L JOHNSON 45 053 - 2611923110043 7575 COMMERCE ST DANNY L & EILE N E PETRIE 21 053 - 2611923120001 20113 CO RD NO 50 S W TREPTAU & M T TREPTAU 46 053 - 2611923110049 52 ADDRESS UNASSIGNED COMMERCE STREET PARTNERS LLP 22 053- 2611923120002 20123 CO RD NO 50 KATHLEEN ROEiL 47 053- 2611923140019 19910 75TH AVE N G & M PROPERTIES INC 23 053 - 2611923120003 20137 CO RD NO 50 HEDI ANN SHAWD 48 053- 2611923140025 7525 COMMERCE ST MANITOU GROUP LLC 24 053 - 2611923120004 20201 CO RD NO 50 ADAM DAVID LLC CITY OF CORCORAN Wenck APR 2012 Engineers - Scientists 1800 Pioneer Creek Center Downtown Water and Sewer Trunk Lines Business Professionals Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 i Legend 40P, ❑R Station Tax Parcels f 3" Foremain 8" Gravity Sewer 1° _ •� 40 12" Water Main _ _ y - 4 �� . - -- �+ �� 1*1 22 2 ti _ _, . _. 24 ^� 10 }-CAS 3,- a r -� �� ,a }i f: • •'V, ' - ' 20 IV A& - 1 _ 19 ' 2i 26 42 11 2 - 7 18 -- - IV - 5 t 1 23 - _ agO.� �- I 16 17 7 _ #=1 29 46\T t .. -� �. -.14 13 48 ; 1 ff {' „1 n Future 1 Con , , nection �.. 32 1 �f 34' ' 33 � up to Gravity Line _ , t � - . 1711 �l�tlltl � � ? All, Aerial Photograph (Source: Bing Maps) 250 125 0 250 N Feet ath: L:\ 2294 170 \mxd \SE AIt\mxd \Water and SewerO Gons CenterRdNW.mxd Map ID PIN Bldg # Street Ow ner Map ID PIN Bldg # Street Ow ner 0 053- 2311923430004 20115 CO RD NO 10 10 -50 PROPERTIES LLC 25 053- 2611923120005 20209 CO RD NO 50 EDNA G LLC 1 053 - 2311923440015 20020 CO RD NO 10 ST THOMAS THE APOSTLE CHURCH 26 053 - 2611923120012 20110 AUGER AVE K & R LEWIS PROPERTIES LLP 2 053 - 2311923440018 20000 CO RD NO 10 CH OF ST THOMAS OF CORCORAN 27 053 - 2611923120013 20120 AUGER AVE K & R LEWIS PROPERTIES LLP 3 053 - 2611923110006 52 ADDRESS UNASSIGNED S W TREPTAU & M T TREPTAU 28 053 - 2611923120014 20125 AUGER AVE PRO DEVELOPMENT PROP LLC 4 053- 2611923110008 20045 CO RD NO 10 SCOTT W TREPTAU 29 053 - 2611923120015 20115 AUGER AVE GRANMOR LLC 5 053 - 2611923110009 20101 CO RD NO 50 S W TREPTAU & M T TREPTAU 30 053 - 2611923120016 52 ADDRESS UNASSIGNED COMMERCE STREET PARTNERS LLP 6 053 - 2611923110013 7625 CO RD NO 116 J H RYAN & D RYAN 31 053 - 2611923120017 20175 CO RD NO 50 FORSBERG PROPERTIES LLC 7 053 - 2611923110016 7559 CO RD NO 116 CORCORAN CORNER LLC 32 053 - 2611923140014 20095 75TH AVE N WW CONSTRUCTORS INC 8 053 - 2611923110019 7631 COMMERCE ST L M & S N OA RE TRUSTEES 33 053 - 2611923140018 19950 75TH AVE N LORE) & DONS LEUER 9 053- 2611923110022 19905 CO RD NO 10 A & P KRAL 34 053- 2611923140024 20010 75TH AV E N LE= W SUNRAM 10 053 - 2611923110025 52 ADDRESS UNASSIGNED ST THOMAS CHURCH 35 053 - 2611923140026 20050 75TH AVE N T L & L E HILDE 11 053- 2611923110030 7670 COMMERCE ST TMR PROPERMES LLC 36 053 - 2611923130012 20160 75TH AVE N G & M PROPERTIES INC 42 053 - 2611923110031 7604 COMMERCE ST IRS HOLDINGS LLC 37 053 - 2611923130013 20150 75TH AVE N JOMICO INC 13 053 - 2611923110035 19945 75TH AVE N D W LADDUSAW & S M LADDUSAW 38 053- 2311923430003 20121 CO RD NO 10 JOSEPH ANDRES 14 053 - 2611923110036 20015 75TH AV E N D G & C J FAC KLER 39 053 - 2611923110005 20045 Cb RD NO 10 WILLIAM G TREPTAU 15 053 - 2611923110037 20055 75TH AVE N DAVID B ANDERSON 40 053 - 2611923110007 20037 CO RD NO 10 F A WALDRON & D E BENSON 16 053- 2611923110038 7550 COMMERCE ST FAIRWAY LLC 41 053 - 2611923110020 7591 COMMERCE ST T E GLEASON & K M GLEASON 17 053 - 2611923110041 7555 CO RD NO 116 DAVID A REMER ET AL 42 053 - 2611923110029 7590 COMMERCE ST PHILIP J KERBER 18 053 - 2611923110045 52 ADDRESS UNASSIGNED CORCORAN CORNER LLC 43 053 - 2611923110039 19925 75TH AVE N L G LEUER & D A LEUER 19 053 - 2611923110046 7610 COMMERCE ST M E INDUSTRIES LLC 44 053 - 2611923110040 19905 75TH AVE N L G B INC 20 053 - 2611923110048 19925 CO RD NO 10 JEFFREY L JOHNSON 45 053 - 2611923110043 7575 COMMERCE ST DANNY L & EILE N E PETRIE 21 053 - 2611923120001 20113 CO RD NO 50 S W TREPTAU & M T TREPTAU 46 053 - 2611923110049 52 ADDRESS UNASSIGNED COMMERCE STREET PARTNERS LLP 22 053- 2611923120002 20123 CO RD NO 50 KATHLEEN ROEiL 47 053- 2611923140019 19910 75TH AVE N G & M PROPERTIES INC 23 053 - 2611923120003 20137 CO RD NO 50 HEDI ANN SHAWD 48 053- 2611923140025 7525 COMMERCE ST MANITOU GROUP LLC 24 053 - 2611923120004 20201 CO RD NO 50 ADAM DAVID LLC CITY OF CORCORAN Wenck APR 2012 Engineers - Scientists 1800 Pioneer Creek Center Downtown Water and Sewer Trunk Lines Business Professionals Maple Plain, MN 55359 -0429 Figure 1 www.wenck.com 1- 800 - 472 -2232 �Wenck Engineers • Scientists Business Professionals Attachment 6 C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2_Schendel \Plan Reviews \PUD Review Memo \PUD Engineer's Memo tai.. h We n c k OPT I -`6 A r PEAK HOUR OLUME = AM (PM) • .r_. . +; 11/13/2013 TRAFFIC COUNTS 5 }. _= COUNTY ROAD 10 6 5) Pk- f Y +_'915. ;:1- - / ._ IQ• � •. j.ryr` ... + - ' -_ r 9 A ADT — 2900,a �4M „ fF nP ,ti 4 435 (4 3) r + 0 (0) ca 2 0 ( 3 31 l COUNTY ROAD 50 61 ( 24 1 l .� E' - 241 ( 00) t 750 4 _' rR° <4 IF 1 - r.. :Y 57 f t° [US _ 4 +Cr 4 ADT = 59 0 i x. e— ft Thr-11 Lon Left Turn on _ I a , - y 7 V--%sa � -7aa_7_7Z2 /-Y_7�11'r�LZZ_- rr. -._ _. Exisrtnit a ft $h ' Exi3fin 12' # - - Ex' oulder IF t .one - - - 1otIn 12 ft Loft `111M ADT = 2600 " • • , Exist�n 8 #. S Id Existing y2 #t �w . � existing one r 0. d 0 0 f R Q l r. _ r a i-- -�. ro 8# t $hCU 1 Ger r. y, - (30 mph)" AL R -__ a ,.. ,s• -lam Attachment C C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2_Schendel \Plan Revviiews \PUD Review Memo \PUD Engineer's Memo tai. j h We n c k CITY OF CORCORAN Wenck NOV 2014 Engineers - Scientists 1800 Pioneer Creek Center Offsite Stormwater Routes Business Professionals Maple Plain, MN 55359 -0429 Figure C -1 www.wenck.com Attachment D C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2_Schendel \Plan Rev ews \PUD Review Memo \PUD Engineer's Memo t, We n c k Zoning & Lot Information Current Zoning - RMF -3 High Density Residential Proposed Zoning - PUD Planned Unit Development Proposed Minimum Lot Widths = 55',65',75' Proposed Minimum Lot Depth - 120' Proposed Lot Setbacks Front = 25' Side = 5' and 10' Rear = 30' Proposed Townhome Setbacks Front = 20' Side = 20' Rear = 30' Between Townhome Structure = 20' Proposed Right -of -way = 50' Gross Density Property Area = 103.3 acres 55' Wide Lots = 81 65' Wide Lots = 88 75' Wide Lots = 57 Proposed Number of Lots = 226 Proposed Number of Townhomes = 23 249 Total Residential Units Gross Density = 2.4 units /acre Schendel - PUD Sketch Plan t i LEGEND 55' Wide Residential Lot 65' Wide Residential Lot 75' Wide Residential Lot i TOwnhorne (Southeast Parcel) Flood Plain r -I Wetland Open Space Sidewalk Trail .............. Future Trail - 08.25.2014 -1 Sta ntec Attachment E C:\ Users \TorKC0063 \Documents \Corcoran Offsite \2_Development Projects \2_Schendel \Plan Reviews \PUD Review Memo \PUD Engineer's Memo t, We n c k Wenck Sawgrass Plan Review TO: Eric Rose, P.E; Paul Robinson, Bancor Group FROM: Jason Quisberg, P.E., Kevin Mattson, P.E. and Kent Torve, P.E. DATE: NevenbeF 3, 2014 Updated November 24t" SUBJECT: Sawgrass -- Preliminary Plat Plan Review Comments No. 1 Wenck Associates, Inc. 1800 Pioneer Creek Center P.O. Box 249 Maple Plain, MN 55359 -0249 (763) 479 -4200 Fax (763) 479 -4242 E -mail: wenckmp @wenck.com 1. The following comments are based on this initial submittal and are to be considered in creating changes for future plan revisions. Note that these comments largely focus on overall components to the proposed development. Additional and further detailed comments should be expected upon receipt of subsequent submittals. Offsite improvements of water main, force main and County access are necessary for this project. This review focuses on the development's preliminary plat plan set. General 2. Design of the proposed development is to comply with Corcoran's Engineering Design Standards and Standard Detail Plates. Any deviation from these standards will require approval of the City Engineer. a. Redlines of existing plates with minor construction modifications will be available in December as part of the annual review of standards. 3. Corcoran Standard Detail Plates are to be included in the drawing set and followed in both the design and construction of proposed improvements. Preliminary Plat 4. The preliminary plat has not been reviewed for detail of all easements, etc. Once the final parcel layout, utility locations, etc. have been confirmed, additional review will be completed. 5. Easements need to be identified for all ponding areas, swales, wetlands, and any other utilities or infrastructure that may require access in the future. 6. Maintenance agreements for ponding areas and related appurtenances will be required as part of the Developer Agreement (DA). 7. CR 10 future ROW needs are unknown to City, however will be provided through the County review of plat and access permit. Overall Site Plans 8. An overall grading plan shall be provided to clearly illustrate site drainage and function of the proposed ponds and existing low areas and adjacent land. 9. Proposed utilities shall be added to an overall site plan to clearly demonstrate how the overall system will exist and function. 10. Include master sheet showing plan sheet locations. Grading 11. The proposed storm sewer system shall be shown on the grading plan. 12. Runoff within the development is to be contained and treated prior to discharge offsite to the maximum extent possible. Likewise, any runoff entering the site from adjacent land is to be contained and /or conveyed appropriately to minimize risk of local flooding. 13. Low floor (1 ft above HWL) and low opening elevations (2 ft above HWL) need to be implemented. These are assuming an EOF exists, however without an overland EOF an additional pipe may be needed. 14. Identify emergency overflows (EOF) at all low areas and any other locations important to storm water conveyance or at locations at risk for local flooding. 15. Turf reinforcement mats, as opposed to rip rap, is preferred at EOFs to facilitate mowing and maintenance. 16. Infiltration benches will be required for proposed ponds. 17. Access to ponds for maintenance purposes should be provided, a 10 -foot minimum with, at a reasonable grade is appropriate. 18. Show normal and high water elevations on the plans for all proposed storm water ponds (this appears to be included) as well as for any existing ponds and wetlands. 19. Final trail alignments should be determined to minimize tree removals to the extent possible while avoiding wetland encroachments. 20. All trail and walk grades should be verified for ADA compliance. It appears they do meet these requirements as shown. 21. Label existing contour elevations. Straatc 22. The proposed 28 -foot wide street is acceptable if two conditions are met: a. The 28 -foot width is a curb face -to -face measurement, b. Parking is prohibited on one side, pFefeFably „ e- hibi+„,- „„ the s;,-„ ..4h the sidewalk. The parking restriction is to be signed appropriately so that it can be enforced. 23. Corcoran standards require a 60 -foot right of way width. However, due to the narrower street width and sidewalk on one side only, the shown 50 -foot width will be considered acceptable through PUD flexibility. 24. Cul -de -sacs, or other approved turnarounds will be required at all street termination points. A temporary structure may be approved if it is expected the street will be continued in the future. a. Road J may be an exception if approved by Public Works. b. Road C has room for an offset cul de sac into Lot 5 Block 2 for snow storage and turnaround. c. Road B, Outlot X shall have pavement extended to the east. d. Temporary cul de sacs in Outlot O e. Road I, shall be extended to east property line with access to the lift station. 25. Dedicated (non - perforated) drain tile lines are to be installed behind the curb in front of all homes. If a house has access to an adjacent storm water pond or wetand the pipe may be eliminated. Service stubs are to be installed at each lot and capped (can be on a shared lot line where practical) to allow residents to connect sump discharge lines. Sanitary Sewer 26. Provide utility profiles. 27. Construction of a lift station, generally located in the northeast corner of the site, will also be required to service the development (as is shown in the submitted drawings). The forcemain carrying wastewater from the lift station is to be extended east to County Road 116, then south to an existing gravity line located approximately 400 feet north of the intersection of County Road 10. 28. Dedicated generator with small shed housing electrical controls is required. Design to be provided by City, consistent with Lions Park lift station. 29. It is anticipated that the lift station constructed with this project will be removed at some point in the future. If /when this occurs, a gravity line will be extended generally north and Sawgreass lift station requires an inlet pipe invert of 926.7 per Master Sewer Plan (with a lower wet well). The proposed lift station is to be designed to accommodate this elevation and final review will be conducted prior to approval of Construction Plans. 30. Corcoran's current sanitary sewer comprehensive plan identifies two trunk sanitary sewer lines to pass through the proposed development limits. These lines are to be constructed as part of the proposed improvements and final design parameters will be forwarded at a later date. a. "15 -inch West Line ": Terminating upstream at a manhole on the southwesterly side of County Road 10, approximately located at the common lot line of Lots 5 and 6, Block 11, extended southwesterly and having an invert of 931.7. Easement width between lots may be restrictive, and alternative alignment can be discussed. b. "18 -inch East Line ": Terminating at a manhole located approximately at the south boundary line of Outlot O, adjacent to Lot 14 Block 12. Tentative invert is 937. c. Both lines terminate downstream at the lift station. d. Stubs need to be provided to the north adjacent properties. 31. Design of the trunk lines and lift station will require additional discussion to verify capacity for design flows, determine acceptable alignments, need for additional main for service connections, etc. 32. The plans identify the sanitary sewer near the lift station as being directionally drilled. Direction drilling of sanitary lines at minimum grade will not be allowed. The open trench method will be required for all sanitary lines, with possible exceptions in areas only where sufficient grade is an option. 33. Lining of sanitary sewer manholes will be required on all drop structures. Materials will be forwarded at a later review. 34. Sewer services are to be connected to the main, with a wye fitting, as opposed to a direct connection in a manhole structure. Watermain 35. Road F and Road I watermain shall be looped to prevent potential service interruptions for service or repair and help ensure adequate fire protection flows in this area. 36. Butterfly valves, as opposed to gate valves, are required on all watermains 12" or larger. 37. Gate /butterfly valves at intersections should be located near the end rad radius of the corresponding curb. 38. Two 45 degree bends shall be installed to replace the single 90 degree bend for watermain and forcemain angle points, especially on larger diameter lines. 39. Watermain stubs at roads to be extended in future phases or development, should terminate with a hydrant and gate valve. 40. All sanitary sewer terminations should be at a manhole. Storm Water 41. Offsite stormwater routes to the north are attached. The historical drainageway to the west is not feasible, and potential routes are shown to the north. Adjacent landowners have been contacted, and options include "temporary" piping along shared lot lines or alignment of existing tile using HDPE until further development occurs. 42. Storm water and storm sewer calculations will be required for all components of the proposed drainage and storm system. CNs will be provided by City, the submitted model showing similar runoff from cropland to housing will need to be modified. 43. Identify outlet from existing wetland in Outlot C. 44. Storm sewer profiles should be added to facilitate verification of utility crossing clearances. 45. Pipe inverts discharging to wetlands should be set 1 foot higher than the HWL of the wetland. 46. The proposed storm sewer at the north end of Road I appears to collect, and discharge runoff off site prior to treatment. Authorization to discharge at this point should be confirmed and additional measures taken to treat runoff, to an acceptable level, prior to discharge. 47. Street drain tile (subsurface drainage) should be installed at all applicable storm sewer structures. 48. Swales are typically required to prevent direct rear yard drainage to offsite property. Example, Lot 17 appears to shed drainage to the east. 49. NWLs will be reviewed, notably Pond 12 and the offsite impacts of having an NWL one foot higher than off site pond. 50. Back to back rear yards may need draintile connected to CBs. Example is Block 9. 51. The inclusion of and Erosion Control Plan will be required. A thorough review of said plan will be conducted when the overall design is near final. Other 52. Existing trees should be listed in tabular form, including, size, species, proposed impact, etc. It is anticipated additional impacts will be required due to comments in other sections relating to proposed utilities. 53. The following permits will likely be required: a. SWPPP and a NPDES permit b. Watershed approval for stormwater c. Water main extension (MDH) d. Sanitary sewer extension (MPCA) e. Wetlands (WMO LGU, BWSR and possibly USACOE) f. County access permit 54. Soil borings in deep sewer alignment or through lowlands /wetlands for both streets and sewer are necessary. A Preliminary Planned Unit Development (PUD), Development Plan, Rezoning, and Preliminary Plat Narrative for the Sawgrass Neighborhood r r ~ 12 wi • a Restored -g • •y t_ Welland -• - .i TO w Rebecca Park Trail (CR 50) v Sawgrass M ' V Sawgrass Narrative - Table of Contents I. Introduction ............................................................................................................................................................. ............................... 4 II. Executive Summary .............................................................................................................................................. ............................... 4 III. History of Application .......................................................................................................................................... ............................... 5 IV. Changes made since PUD Sketch Plan Submittal .................................................................................... ............................... 6 V. Basic Development Facts ................................................................................................................................... ............................... 9 A. Product Types .................................................................................................................................................... ............................... 9 B. Sawgrass Area Development Summary ................................................................................................. .............................10 C. Area Calculations .............................................................................................................................................. .............................10 (1) Pre - Developable Area .......................................................................................................................... .............................10 (2) Net Density(Post Development) Calculation ............................................................................ .............................11 (3) Net Acres - Park Dedication ............................................................................................................. .............................11 VI. Development Approvals Requested with Application .......................................................................... .............................11 VII. Planned Unit Development (PUD) ................................................................................................................. .............................11 VIII. Elements of the PUD Plan .................................................................................................................................. .............................12 A. Natural Features ............................................................................................................................................... .............................12 (1) Wetlands ................................................................................................................................................... .............................12 (2) Woodlands ................................................................................................................................................ .............................13 (3) Floodplain ................................................................................................................................................. .............................14 (4) Restoration & Habitat .......................................................................................................................... .............................14 B. Site Planning (See Exhibit B for illustrated site plan of Sawgrass PUD) ................................. .............................15 (1) Parks and Trails ..................................................................................................................................... .............................15 (2) Open Space ............................................................................................................................................... .............................15 C. Streets and Utilities ......................................................................................................................................... .............................15 (1) Storm Water ............................................................................................................................................ .............................15 (2) Transportation ....................................................................................................................................... .............................16 D. Other PUD Items ............................................................................................................................................... .............................18 (1) Declarations ............................................................................................................................................. .............................18 (2) EAW ............................................................................................................................................................. .............................19 (3) Future Phases .......................................................................................................................................... .............................19 IX. Requested PUD Flexibilities /Standards ...................................................................................................... .............................19 A. Flexibilities /Standards Requested for the Planned Unit Development ................................... .............................19 (1) Single Family Lot Standards ............................................................................................................. .............................20 (2) Association Maintained Lot Standards ........................................................................................ .............................20 X. Other Planned Unit Development Flexibilities /Standards Requested .......................................... .............................21 A. Shoreland Overlay District ........................................................................................................................... .............................21 Sawgrass PUD Preliminary Plan - Narrative 2 11 -21 -14 - V3 B. Wetlands .............................................................................................................................................................. .............................24 ExhibitB (1) Impacts ....................................................................................................................................................... .............................24 ExhibitC (2) Buffers ........................................................................................................................................................ .............................24 Exhibit D (3) Trail in Buffer .......................................................................................................................................... .............................25 C. Architectural Standards ................................................................................................................................ .............................25 D. Association Maintained Housing ............................................................................................................... .............................28 E. Engineering Standard Flexibilities ........................................................................................................... .............................28 F. Sign Ordinance .................................................................................................................................................. .............................28 G. Flexibility Disclaimer ...................................................................................................................................... .............................29 XI. Future Phase - Master Development /PUD Agreement Flexibilities (PUD Flexibility Standards) .................29 XII. Understanding of City Fees/ Calculations and Credits .......................................................................... .............................30 A. Park Dedication ................................................................................................................................................. .............................30 B. Park Dedication - Calculation .................................................................................................................... .............................31 C. Trunk Line Availability Charges - (TLAC) - Sewer & Water ........................................................ .............................31 (1) Sanitary Sewer ........................................................................................................................................ .............................31 a. Credits to Sanitary Sewer TLAC ........................................................................................................... .............................31 (2) Water .......................................................................................................................................................... .............................32 a. Credits to the Water TLAC ...................................................................................................................... .............................32 (3) Storm Sewer ............................................................................................................................................ .............................32 (4) Transportation Fees - CR 10 and CR 50 Intersection ............................................................ .............................32 XIII. PUD Benefits from Sawgrass Neighborhood Community Development ...................................... .............................33 XIV. Conclusion ................................................................................................................................................................ .............................36 Exhibit A - Likely Permits and Approvals Needed - Sawgrass ..................................................................... .............................37 ExhibitB - Illustrated Site Plan ................................................................................................................................. .............................38 ExhibitC - Open Space and Trails ............................................................................................................................ .............................39 Exhibit D - Association Maintained Housing Options ...................................................................................... .............................40 ExhibitE- Phasing Plan ................................................................................................................................................. .............................41 ExhibitF - Trails in Wetland Buffers ....................................................................................................................... .............................42 Exhibit G - Flexibilities to Engineering Standards ............................................................................................ .............................44 (1) Sanitary Sewer ........................................................................................................................................ .............................44 (2) Watermain ................................................................................................................................................ .............................44 (3) Storm Sewer ............................................................................................................................................ .............................44 (4) Streets and Trails .................................................................................................................................. .............................45 ExhibitH - Preliminary Sign Plan ............................................................................................................................. .............................46 Sawgrass PUD Preliminary Plan - Narrative 3 11 -21 -14 - V3 I. Introduction Since the City approved the Comprehensive Plan amendment in June Peachtree Partners has been working on the Planned Unit Development (PUD) Plan and Preliminary Plat. The purpose of this narrative is to describe the planning and design refinements that have been made to improve the planned neighborhood and to describe the specific elements of this proposal, the flexibility requested through the PUD process and the resulting benefits. H. Executive Summary The City first reviewed the Sawgrass concept plan in December of last year. Since then there have been several subsequent meetings as more fully identified below; meetings with your staff, the school district, various oversight agencies and meetings with potential buyers /builders to refine and improve the overall Development Plan. There has been tremendous effort by multiple parties to design this exciting new community that balances the vision of the City with the needs of the marketplace. We are committed to creating an attractive and successful community that Corcoran can be proud of and that will serve as a catalyst for further development of downtown Corcoran. As you review our submittal, you will see various changes from earlier concept plans which are the result of the feedback we have received. Our submittal contains considerable detail. Some of the key elements of our submittal are: • Added an area for association maintained housing, consistent with our representations to the Council. • We are no longer illustrating the vacation of County Road 10, but rather have incorporated the alternative intersection design favored by the City. • Moved the main entry further northwest to accommodate the city's preferred intersection design for CR 10 and CR 50. For illustrative purposes, included within our application is a conceptual drawing of the main entry into Sawgrass. You will note both sides of the entry depict open space with substantial landscaping. This design also creates a significant sense of arrival at the point of entry. • Added the requested roadway connection at the northeast corner of the property. • Added a third Single Family product type to provide a broader mix of housing types as requested. • Revised the design to better conform to the topography of the site. • Over 70% of the homesites abut some amount of open space. • Nearly 40% of the site is open space. • Added three additional neighborhood view corridors that draw the open space into the neighborhood. Outlots D, E and F portray the result of these changes. • Restored over 5 acres of wetlands that have been farmed since the 1930's. • Increased our stormwater ponding capacity and addressed storm water generated by Sawgrass in a manner consistent with the city's feasibility study. • Increased the amount of wetland buffer area. • Increased tree planting to over 1,600 new trees. We believe that Sawgrass incorporates the City's goals while at the same time creating an exciting community. Residents of Sawgrass and the City will enjoy the trails and open spaces. Although this Sawgrass PUD Preliminary Plan - Narrative 4 11 -21 -14 - V3 submittal includes many details and information about the development, the message and theme is rather simple: This Planned Unit Development is what the name suggests - a planned neighborhood that has thoughtful design, integrates and respects the natural environment and provides meaningful connections to the parks and open spaces around it Close attention and time has been spent creating a dynamic inter - relationship between individual sub - neighborhoods and the greater Sawgrass neighborhood. Sawgrass will be a great place to live as well as a community everyone can be proud of We look forward to working with you and trust you will share our excitement about the new Sawgrass community. Thank you in advance for your input, cooperation, time and review. III. History of Application Several meetings have been held with the City Council, commissions, staff and consultants to identify issues, clarify objectives and explore alternatives. This interaction has significantly improved the PUD Concept Plan and facilitated the Comprehensive Plan amendment process. This application represents the Preliminary PUD Development Plan and Preliminary Plat phase of the process. The following is an abridged summary of some of the key meetings that have been held: December 12, 2013 - City Council - This was the Peachtree Partners Development Team's introduction to the City Council. A very preliminary concept plan was provided to the Council. The Council identified several issues that needed careful review and analysis. In particular they requested additional market research and discussed other issues associated with the required Comprehensive Plan amendment. 2. January 23, 2014 - City Council - The Development Team presented a refined concept plan and additional information in response to the questions previously raised by the City Council. John Shardlow from Stantec discussed the Comprehensive Plan amendment process and the extent of change that has occurred historically in virtually every city in the Metropolitan Area, but particularly Maple Grove and Plymouth. Mary Bujold from Maxfield Research Group provided the market research information that the Council had requested. 3. March 6, 2014 -Planning Commission -The PUD Sketch Plan and the Comprehensive Plan Amendment were presented to the Commission. Some members expressed concern about the potential loss of density, but a majority of the Commission supported the Comprehensive Plan Amendment. In the end a majority of the Commission saw this proposal as an opportunity to stimulate growth within the City. 4. March 18, 2014 - Park Commission - Presented PUD Concept Plan to the Park Commission. This included a plan for the open spaces and opportunities to connect with Sawgrass PUD Preliminary Plan - Narrative 5 11 -21 -14 - V3 future trails as well as the relationship between the Sawgrass neighborhood, the existing park and potential future school facilities across County 10. The Development Team recommended to the Park Commission that if there were Park Dedication fees in excess of land dedication theyshould be used to improve the City Park, specifically, the addition of a restroom facility. The Park Commission expressed concern about the potential loss of a baseball field to accommodate a realignment of CR 10. The Commission explored several alternative ways to avoid or mitigate that potential loss. Overall they agreed with the recommendation to improve the existing park facilities instead of seeking additional park land within the neighborhood. The Commission also agreed that the land needed for the public trails should be counted as an appropriate park dedication. 5. June 12, 2014 -City Council -City Council reviewed, discussed and approved the Comprehensive Plan Amendment for submittal to the Metropolitan Council. They also reviewed and provided additional input on the PUD Sketch Plan. 6. July, 2014 - Sawgrass Feasibility Reports -The City engineer created feasibility reports for Storm Sewer, Sanitary Sewer & Water, and Transportation. 7. July 24, 2014 - Council reviewed Feasibility Reports - The feasibility reports included several options for sewer and water service to the Sawgrass neighborhood. Some stormwater issues were identified in the Northeast corner of the property. There were also several options described for the CR 10 and CR 50 intersection improvements. The Council selected the B2 alignment which was consistent with the recommendations of both the Peachtree Partners Development Team and the City staff. The B2 option avoided all impacts to the City Park. 8. July and August -Meetings were held between the Development Team and the City staff and consultants to work through key items contained in the feasibility reports. Other open issues and questions regarding the City Code, City fees, and Engineering Standards were also addressed. 9. November 18, 2014 -Park Commission reviewed PUD Development Plan -Park Commission reviewed and approved the PUD Development Plan, this included the overall open space and tree loss proposed. The Commission made some small adjustments to the trail credit along Road C and asked for a small easement for a future trail connection. IV. Changes made since PUD Sketch Plan Submittal Throughout the informal Planned Unit Development process the Development Team received numerous comments, concerns and recommendations. This input came from the Planning and Parks Commissions, the City Council, community residents, staff, and consultants. This input has definitely influenced the evolution of the PUD plan in many significant ways. Sawgrass PUD Preliminary Plan - Narrative 6 11 -21 -14 - V3 Below is a brief review of the changes made since submittal of the PUD Sketch Plan (Figure 1). Some of these changes were made during the PUD Sketch Plan review and others occurred subsequently through the design process and in consultation with the City. �i Figure 1 - PUD Sketch Plan - February 12, 2014 Figure 2 - Preliminary PUD Plan - November 21, 2014 1. Added an area for Association Maintained Housing - In response to the Council's desire to have product that would appeal to local residents wanting to stay in the City but no longer wanting to take care of their large homes or farms, an area was added that could accommodate association maintained housing. Peachtree Partners agreed to actively market this use in this location until the last phase of the development. The area is currently shown with twinhomes and consists of blocks 20, 21, and Outlot 0. 2. Lot Diversity - In addition to adding association maintained housing, we diversified the lot types for single family from one to three. 3. Name - The neighborhood was named "Sawgrass ". 4. CR 10 Changes - The initial plan anticipated the vacation of CR 10. The revised plan retains CR 10. This change necessitated the dedication of additional ROW along CR 10. To mitigate the potential adverse impacts associated with CR 10 traffic an outlot was added to accommodate a berm and landscaping. The addition of the CR 10 buffer area required a significant redesign of the neighborhood layout. 5. Modified CR 10 and CR 50 realignment - All of the previous alternatives that anticipated encroachment into the City Park were abandoned. The option shown on the plans is the B2 option provided for in the City's feasibility report. While the City and County are still looking into options for minimizing the footprint and cost of this intersection improvement, at this time the option selected by the City Council is shown on the PUD plan. Sawgrass PUD Preliminary Plan - Narrative 7 11 -21 -14 - V3 6. Added a roadway connection to the northeast - At the City's request, in the northeast corner of the site we removed the cul -de -sac and added a stubbed street. This will allow adjacent landowners to link into the neighborhood roadway system. Since submitting our initial PUD plans we were asked to add a right of way (ROW) extension to the property line. That is now also included in the PUD plan set. 7. Emergency Access -Added a 12' wide emergency access lane between Road F and Road I. 8. Conforming to the topography - After evaluating the site in greater detail in the field and completing a more comprehensive survey of the existing topography, design refinements were made to minimize site grading and better conform to the existing topography. These changes have the dual benefits of creating a superior neighborhood character and better respect the existing drainage patterns. 9. Increased number of homesites adjacent to open space -The previous plan had 91 homesites that were adjacent to some form of open space (not including homesites that previously abutted the vacated CR 10). In the current Preliminary PUD Plan there are 169 homesites that are adjacent to open space. This represents over 70% of the single family homesites. 10. Increased wetland buffers on certain wetlands - As a part of the PUD Sketch Plan review a MnRAM analysis of the wetlands was completed. Even though some of the wetlands currently have poor vegetation they were considered high and medium quality wetlands for other reasons. Consequently, several buffers increased in size. The decision was also made to increase the buffer area surrounding the restored wetland above what was required. These changes increased the total buffer area from S.S acres in the PUD Sketch Plan to 9.91 acres in the PUD Preliminary Plan. 11. Increased storm water treatment area - After formally studying and designing the storm water system it was determined that additional ponding areas were needed to appropriately treat the storm water coming from the Sawgrass neighborhood. This improvement results in decreasing the rate of storm water discharge and increasing the water quality currently leaving the property. 12. View corridors - One of the distinct benefits of working with the existing topography of the site was the identification of a more expansive view corridor into the interior of the neighborhood. Outlots D, E and F were specifically added to share the open space and create pronounced view corridors into the neighborhood. 13. Cul -de -sacs islands - Cul -de -sac islands were added in response to the City's request. Sawgrass PUD Preliminary Plan - Narrative 8 11 -21 -14 - V3 14. Reduced cul -de -sacs - The number of cul -de -sacs were reduced from 6 to 3. 15. Changed the entrance into the neighborhood - Because the decision was made to not vacate the CR 10 corridor and Hennepin County asked to keep the entrance to the development more than660' from CR 50, a new location for the primary entrance was pursued. The new location meets several criteria. It is located across CR 10 from the City Park entrance, meets the county's spacing requirements, complements the revised layout of the neighborhood and provides for an enhanced marketing corridor. These changes provided an opportunity to create a distinctive and attractive entrance into the Sawgrass community. Below is a rendering of a possible concept for the main entrance. Figure 3 - Entrance Concept V. Basic Development Facts A. Product Types There are three types of single family homesites shown on the plan in addition to the association maintained area which may have one of several product types. Table 1- Product Types Lot Type Lot Number Average Smallest Largest Width Size Single Family 55' 80 7,928 6,555 18,462 Single Family 65' 88 9,017 7,800 13,529 Single Family 75' 58 10,557 9,000 20,182 Detached or Attached NA 20* NA Townhome, Twinhome Total Units 246 • Twinhomes shown on PUD plan. Exhibit E demonstrates the potential range of association maintained products that could be provided in this location. Sawgrass PUD Preliminary Plan - Narrative 9 11 -21 -14 - V3 B. Sawgrass Area Development Summary The following table includes information about several aspects of the proposed development. Table 2 - Development Area Facts Item Acres or Feet Total Gross Acres 103.32 acres Floodplain 3.19 acres Floodplain Outside of Wetlands 2.14 acres Lotted Areas 49.00 acres Open Space 39.60 (Gross Acres minus ROW & Lotted Area) Right of Way - CR 10 0.48 acres Right of Way(ROW) - Total 15.16 acres (includes CR 10) Shoreland Overlay 6.70 acres Sidewalk Length 10,685 ft. Storm Water Treatment Areas 5.60 acres Trail Area 2.88 acres Trail Length 6,984 ft. Wetlands 10.73 acres Wetland - Buffers 9.91 acres Wetlands - Impacted 0.42 acres (Site 3 and Site 4) Wetlands - Post Development 10.31 acres C. Area Calculations (1) Pre - Developable Area Net area available for development as defined by Ordinance 2013 -279 - Trunk Line Availability Charges (TLAC ) are based on pre - developable acre. We are assuming the same net area is used for determining Park Dedication. Table 3 - Pre - Developable Area Item Acres or Feet Gross Acres 103.32 Wetlands (10.73) 100 yr. Floodplain (2.14) Pre - Developable Area* 90.45 * ROW or Roadway Easements are also subtracted but at this time there are no such deductions Sawgrass PUD Preliminary Plan - Narrative 10 11 -21 -14 - V3 (2) Net Density(Post Development) Calculation Net land area used to determine development density as defined by City Ordinance 2013 -279 Table 4 - Net Density (Post Development) Item Acres or Feet Gross Acres 103.3 Wetlands (10.7) 100 yr. Floodplain (2.1) Storm Water Management Ponds (5.6) Right of Way (14.7) Net Acres* 70.2 Net Density 3.5 units /acre * ROW or Roadway Easements are also subtracted but at this time there are no such deductions (3) Net Acres - Park Dedication See Pre - Developable Area VI. Development Approvals Requested with Application 1. Approval of a Rezoning from UR and RMF -3 to PUD 2. Approval of a Preliminary PUD Development Plan 3. Approval of a Preliminary Plat A list of all likely permits and approvals needed is shown on Exhibit A. VII. Planned Unit Development (PUD) This narrative describes the elements and characteristics of the Sawgrass neighborhood and the many ways that the flexibility authorized through the Planned Unit Development has resulted in a improved neighborhood development. There are a number of zoning districts that could complement the Low Density Residential Guiding. If most of these districts were strictly applied to the Sawgrass neighborhood it would be difficult to achieve the required minimum density of 3 units per acre because of the other restrictions they would impose. The underlying zoning districts that we have selected for comparative purposes are the RSF -3 for the Single Family Areas and RMF -1 as the base for the Association Maintained Housing. (RMF -1 is generally intended for land guided Medium Density Residential). Sawgrass PUD Preliminary Plan - Narrative 11 11 -21 -14 - V3 VIII. Elements of the PUD Plan A. Natural Features (1) Wetlands A wetland delineation has been approved for the Sawgrass neighborhood. This delineation shows that there are 10.73 acres of wetlands within the Sawgrass neighborhood. Along with the delineation a separate MnRAM report has been provided and approved. The MnRAM report identifies the quality of the wetlands which then determines the required buffers according to the City's Code. The development work will impact 0.42 acres of wetlands leaving 10.31 acres of wetlands in place once the development work is completed. A replacement plan to off -set the two proposed wetland impacts of 0.42 acres has been provided to the Elm Creek Watershed Management Commission, the Local Government Unit (LGU) that reviews wetland impacts. While only 0.84 acres of replacement wetland credits are required, the proposed replacement plan calls for creating over 5 acres of replacement wetland credits. Some of the excess replacement credits may be placed in a wetland bank. A listing of the wetlands and the area of their buffers follows. As you will see that the buffers surrounding the wetlands are significant. There is actually more buffer area than there is wetland area. Additionally, and this is a significant benefit, no wetland buffers are located on homesites. Table 5 - Wetlands Wetland ID Type Vegetative Diversity MnRAM Quality' Wetland Acres Buffer Width (Avg') Buffer Width Min /Max Buffer Acres A Wet Meadow Low Medium 0.45 25' 25' 0.38 B Wet Meadow Low Medium 0.58 25' 25' 0.57 C 2 Shallow Marsh High Hi h 0.90 49' 30'/60' 1.02 D 2 Seasonal' Flooded basin Low High 0.02 46' 27'/60' 0.27 E Wet Meadow Low High 0.44 50' 50' 0.98 F - T13 Seasonally Flooded (flat) Low Medium 5.34 (52') 26'/157' 4.04 F - T2 2 Wet Meadow Moderate High 1.55 50' 2S'/60' 1.50 G Wet Meadow Low Medium 0.29 25' 25' 0.40 H Seasonally Flooded (floodplain) Low Medium 0.74 25' 25' 0.75 Site 3 4 Seasonally Flooded (basin) Low Medium 0.07 NA NA NA Site 4 4 Seasonal' Flooded flat Low Medium 0.35 NA NA NA 10.73 1 1 1 9.91 1 MnRAM summary ranking converted to City Classification System - Quality rankings reviewed and approved by the City. 2 Alternative Wetland Buffers are being used for these wetlands. This is described in greater detail in the flexibility section of this narrative. 3 Wetland F -T1 City required buffer is 25'. Buffer increased for wetland banking and mitigation purposes. 4 Site3 & 4 are being impacted by development and mitigated with credits from onsite restoration of wetlands F -T1 and F -T2. Sawgrass PUD Preliminary Plan - Narrative 12 11 -21 -14 - V3 (2) Woodlands There are several existing woodlands areas on the property. The project ecologist reports that while all the woodlands are of lower quality the higher quality woodlands, or, the area with the best potential for restoration, are the woodlands located along the northern boundary of the property. A large portion of this area is being preserved. While a portion of the woodland area along the eastern boundary is being preserved, a portion of this area is also being cleared to accommodate housing. Over 80% of the existing trees are ash, elm, or boxelder and are either at serious risk due to disease or are considered invasive. Just over 17% of the existing trees are maple or basswood trees(the once dominant tree cover in this area) or other trees considered to be of higher quality. Table 6 - Trees Saved and Removed by Condition Tree Condition Trees Saved Trees Removed Total Trees % Saved Good 2,617 3,145 5,762 45.4% Fair 689 766 1,455 47.4% Poor 294 555 849 34.6% Grand Total 3,600 4,466 8,066 44.6% Table 7 - Trees Saved and Removal by Typ e Type of Tree Trees Saved Trees Removed Total Trees % Saved Ash Black 901 832 1,733 52.0% Ash Green 228 324 552 41.3% Balsam Poplar 36 25 61 59.0% Basswood 344 436 780 44.1% Birch, Paper 6 23 29 20.7% Boxelder 1,053 1,205 2,258 46.6% Bucke e 1 1 0.0% Butternut 1 1 2 50.0% Cottonwood 8 7 15 53.3% Elm American 456 982 1,438 31.7% Hackberry 6 3 9 66.7% Hickory, Bitternut 37 66 103 35.9% Ironwood 3 7 10 30.0% Maple Red 1 1 0.0% Maple Silver 10 36 46 21.7% Maple Sugar 13 56 69 18.8% Oak Pin 1 52 53 1.9% Oak Red 12 62 74 16.2% Tree Other 285 220 505 56.4% Walnut, Black 97 40 137 70.8% Willow 37 37 100.0% Oak, Bur 66 87 153 43.1% Grand Total 3,600 4,466 8,066 44.6% Sawgrass PUD Preliminary Plan - Narrative 13 11 -21 -14 - V3 Table 8 - Trees Saved and Removed Trees Trees Total % of % Summary Table Saved Removed Trees Total Saved High Wildlife Value Nature Hardwood Trees' 586 833 1,419 17.6% 41.3% At Risk (Ash and Elm Trees)2 1,585 2,138 3,723 46.1% 42.6% Low Wildlife Value Trees3 1,429 1,495 2,924 36.3% 48.9% ' Basswood, Bitternut Hickory, Black Walnut, Butternut, Bur Oak, Hackberry, Ironwood, Paper Birch, Pin Oak, Red Oak, Sugar Maple 2 Black Ash, Green Ash, American Elm 3 Balsam Poplar, Boxelder, Buckeye, Cottonwood, , Red Maple, Silver Maple, Willow, Other(Misc.) It should also be noted that the development of this PUD will result in the establishment of a healthier and more diverse urban forest. This will occur in several ways. Over 353 street trees will be planted by the developer, as well as 219 trees in the buffer areas. Each homeowner will be required to plant at least 3 trees, which will result in the planting of another 738 trees. Lastly, 310 bare root seedlings will be planted in a 1.25 acre forest restoration area adjacent to wetland F -T1. Altogether well over 1,620 new trees will be planted within the Sawgrass neighborhood. (3) Floodplain With this plan there are no impacts to the 100 year floodplain and the floodplain does not impact any homesites. The proposed ponds are located outside the floodplain. The portion of the trail meanders in and out of the 500 year flood plain will be elevated above the flood elevation. (4) Restoration & Habitat This development will restore existing degraded wetland and woodland habitats (13.5 acres), as well as create new prairie, wetland and woodland habitats (11.6 acres). These restoration efforts will, over time, result in quality native habitats dominated by a diverse assemblage of native trees, shrubs, grasses, sedges, and flowers compared to pre- existing woodlands that will be impacted. The proposed seed mixes and planting plans are included in the PUD plan set. The Sawgrass project will conduct initial restoration and ongoing vegetative maintenance for five years to ensure the result of habitats with quality native plant composition, structure, and ecological functionality. The Sawgrass project proposes to install a minimum of 310 bare root native tree saplings in the forest restoration area. The tree mix will be comprised of desirable, native hardwood trees with high wildlife value (e.g. bur oak, swamp white oak, red oak, hackberry and similar). This restoration work will result in restored /permanently protected habitats that will provide multiple benefits to wildlife and water quality. Sawgrass PUD Preliminary Plan - Narrative 14 11 -21 -14 - V3 B. Site Planning (See Exhibit B for illustrated site plan of Sawgrass PUD) (1) Parks and Trails The City Parks and Trails Plan indicates a desire for trails and a greenway through the Sawgrass neighborhood. To that end we have provided for over 1.3 miles of trails linking sub - neighborhoods within the community east to west and north and south while providing the backbone to the City's future trail system. The north -south link provides a direct connection from the neighborhood to the existing City Park west of CR 10. The trail and sidewalks in the Sawgrass neighborhood are shown on Exhibit C. While shown in their approximate location, trails will be field located to fit the topography and avoid tree loss. The City's Parks and Trails Plan also includes an Athletic Search Area (ASA) on the west side of CR 10 across from the Sawgrass neighborhood. At this time it appears that the City is pursuing other areas for an ASA. As stated in the City's Comprehensive Plan, a Neighborhood Park requires 1 -2 acres of land per 1,000 people and a Community Park requires 5 -8 acre per 1,000. Based on these factors the 19.3 acre City Park west of CR 10 should provide enough Park area for the Sawgrass community as well as for additional future development in other surrounding areas. It should also be noted that if the future school is built next to the existing park, the district's plans show adding significant additional recreational facilities on their property. (2) Open Space The open space is a significant component of this PUD Plan and of the Sawgrass neighborhood. Almost 40 acres of the site are set aside as open space. This represents nearly 40% of the community. Exhibit C provides an illustration of the open space in the Sawgrass neighborhood. Within the open space there is a 1.3 mile trail system that links the Sawgrass neighborhood to the City Park and eventually to downtown Corcoran. It also links the neighborhood to a future City trail system that will run east west along the northern property line. Even without the future links connected at this time all of the proposed trails provide an excellent recreational opportunity within the neighborhood. C. Streets and Utilities (1) Storm Water The storm water system in the PUD Plan not only meets current regulations but exceeds them. The rate of storm water leaving the site will be reduced from the current rate as shown in the Rate Control Summary Table below. In addition, significantly less phosphorus will be discharged. The Elm Creek Watershed standards require a 60% phosphorous removal efficiency; the proposed storm water system within this neighborhood will meet that removal efficiency. Sawgrass PUD Preliminary Plan - Narrative 15 11 -21 -14 - V3 Table 9 - Storm Water Information Rate Control Summary 2- r 10- r 100- r Existing 24.7cfs 58.0 cfs 254.6 cfs Proposed 19.0 cfs 40.7 cfs 114.0 cfs Watershed Requirements <24.7 cfs <58.0 cfs <254.6 cfs While the storm water treatment will be improved and all of the regulatory requirements will be met there still may be other off -site factors and issues that will need to be handled with subsequent developments. The Stormwater feasibility report suggests that off -site channels that may be impacted by runoff from the Sawgrass neighborhood may need additional stabilization. More recently the City staff has met with the neighbors to address possible solutions for routing off -site storm water especially to the northeast. Two options have been identified and are being studied. The developer has surveyed the likely routes and plans on incorporating the best mutual solution into the development's final plans. (2) Transportation All local roadways within the development will be 28' in width and located within a 50' ROW. This is the standard roadway for streets with parking on one side. The roadway system was developed with curvilinear streets to provide a more interesting and traffic calming streetscape and user experience. In addition, we added future street connections to the north, northeast and east properties to ensure the eventual development of an effective street network. a. Street Connection to Northeast There are several ways this roadway could continue to CR 116 in the future. Three options and their pros and cons are listed below. 12' Wide Trail Figure 4 - Northeast Connection Option 1 .-. ac U C Sawgrass PUD Preliminary Plan - Narrative 16 11 -21 -14 - V3 • Option 1- The roadway could continue into the property immediately north of the current termination point. This would provide a direct connection to the City Park. Since there are no planned or future connection on CR 116 across from the northern boundary of the Sawgrass neighborhood there is more flexibility to move this potential future intersection further north. This option, like the others, relies on the cooperation of the neighboring property owner to create a connection to CR 116. Figure 5 - Northeast Connection Option 2 •a r- e 12' Wide TfaiI U N C Option 2 - The roadway continues to the west to CR 116 with the centerline of the roadway following the property line between the Sawgrass neighborhood and the property(ies) to the north. This option shares the burden of the roadway between the properties while also providing access to the north. This option does remove a number of trees and also would come close to an existing home. 1 ;1... r Figure 6 - Northeast Connection Option 3 .-- NO r- 12' Wide Trail U ©} C • Option 3 - In this option the roadway could continue 100% within the Sawgrass neighborhood and then over the neighboring property to the east to CR 116. This option provides the most direct access to CR 116 and involves potentially Sawgrass PUD Preliminary Plan - Narrative 17 11 -21 -14 - V3 the fewest homeowners. It also appears that no structures would be impacted by the extension. The right of way for this option is shown in the current PUD plans based on feedback from the City's initial review of the PUD plan. b. County Road 10 - ROW As shown, the right of way along county road 10 would go from a current width of 66' to a future width of 80'. The Sawgrass neighborhood will provide its share of this ROW enlargement. Turn lanes into the site will be built as a part of the CR 10 and CR 50 improvement into Street C. Due to the limited amount of traffic using Street B we do not believe that turn lanes are necessary at this time at this secondary entrance. c. County Road 10 and CR 50 Intersection This intersection has been discussed at length at a number of meetings. A recent bus accident was further evidence that this intersection needs improvement. According to the feasibility report prepared by the City Engineer, the Sawgrass neighborhood will contribute 36% of the traffic at this intersection over time. As a part of our PUD Sketch Plan approval a Feasibility Study was requested that generated several alternate options for the intersection. The Council selected Option B2. This option does not impact the park. It is the developers understanding that in recent discussions with the County additional options are now being considered that would fit more closely within the existing Right of Way. d. Cul -de -sacs As a part of redesigning the site we reduced the number of cul -de -sacs from 6 to 3. We still believe that cul -de -sacs are a great neighborhood amenity but limited them in order to accomplish other goals such as providing more meaningful view corridors and curvilinear streets. e. Cul -de -sacs - Islands We often include cul -de -sac islands in our developments as an amenity. However, in the Sawgrass neighborhood community we believe that the few cul -de -sacs included would better serve the neighbors without islands. In many neighborhoods these areas become a place for neighbors to congregate and play. In this neighborhood, even though we are showing them on the plans as requested, we would ask that the City consider allowing them to be removed. D. Other PUD Items (1) Declarations The Sawgrass neighborhood community will have a Declaration of Covenants that will regulate certain activities. Below is a list of items that will be included in the declarations. 1. Common Area Maintenance - The HOA will be responsible for common area maintenance. Elements maintained by the HOA include storm water ponds, Sawgrass PUD Preliminary Plan - Narrative 18 11 -21 -14 - V3 mailboxes, open spaces, common area landscaping, street lights, wetland buffers and entrance monuments. 2. Architectural Control - There will be an Architectural Control Committee that will approve all plans and all future exterior modifications. In addition, the Declarations will authorize the creation of Design Review Guidelines. These guidelines will implement the standards of the City as modified by the PUD. 3. Fencing - Require approval of all fences and specify a uniform fence when allowed. 4. Storage - Require outdoor storage to be screened. Regulate outside storage of motor vehicles. S. HOA Dues - There will be a process for collecting HOA dues and maintaining adequate reserves to pay for the common area maintenance. 6. Landscaping - Requirement that each home plant three 2" trees and regulations for retaining walls, screening, patios and decks. 7. Use - Certain limitation on use of property within the neighborhood - Such as limits to overnight parking, signage, and privacy screens, etc. (2) EAW An EAW was recently completed the Sawgrass neighborhood. The EAW was published for comments on September 29. Comments have since been received; responses were drafted, and provided to the Council. The Council reviewed the responses and passed a negative declaration at the November 13 Council meeting. (3) Future Phases A proposed phasing plan is shown on the plat and included as Exhibit D. Phase I needs to include an entrance into the site off CR 10, extend sewer services to the lift station in the NE corner of the site, and accommodate drainage through the large wetland complex and to the NE. Typically the first phase offers several products types. Phase I includes all of the single family products. In order to provide sewer to a portion of Phase I a portion of the trunk sewer line in Phase II will need to be installed. Phase II and III continue to the Northwest. IX. Requested PUD Flexibilities /Standards A. Flexibilities /Standards Requested for the Planned Unit Development The purpose of Planned Unit Development zoning is to authorize departures from the strict application of zoning and subdivision regulations in order to achieve a variety of benefits. The City has broad discretion in authorizing this flexibility and the benefits may be environmental, economic, aesthetic, or even social. Below is a description of the flexibilities /PUD Standards that are being requested to create this neighborhood. Many of these flexibilities are needed to achieve the base density required for low density single family development. Most of these have been known from the beginning of this process and were included in the PUD Sketch Plan narrative. Sawgrass PUD Preliminary Plan - Narrative 19 11 -21 -14 - V3 Another reason for these requests is to provide flexibility to adjust future phases of the development to respond to a variety of builders, products and market changes over the next 4 -5 years. (1) Single Family Lot Standards According to the PUD code, a base zoning district needs to be identified. For that purpose we are comparing the Sawgrass neighborhood community to the RSF -3 district. This includes homesites for both single family and detached townhomes. Table 10 -Single Famil Lot Standards -Zoning vs. PUD The standards listed above provide flexibility to design the neighborhood in a way that maintains view corridors, open space, and a more interesting streetscape, while also keeping the density above the minimum of 3 units per acre required for areas guided Low Density Residential. In the Sawgrass PUD plan all of the homesites exceed the standards listed above. Nonetheless these flexibilities /standards help to accommodate a variety of homesites and product types and help to provide flexibility for adaptation into the future as the market changes. Throughout our Comprehensive Plan Amendment review the City encouraged the developer to include more variety in lot types as well as to include an area for association maintained housing. The detached villa standards in Table 7 could allow for a future conversion of one of the single family areas or may provide an option for higher density association maintained housing in Outlot 0 which has been dedicated for association maintained housing. (2) Association Maintained Lot Standards The following standards are meant to provide additional options for developing the association maintained housing in Outlot 0. They could also be used to convert one or more single family areas in the future to a higher density use while keeping the neighborhood Sawgrass PUD Preliminary Plan - Narrative 20 11 -21 -14 - V3 RSF -3 Single Family Sawgrass PUD Single Family Sawgrass PUD Detached Villa Min. Lot Area 7,500 s . ft. 5,000 s . ft. 4,000 s . ft. Min. Lot Width at Front Set -Back 65' S5' 40' Min. Side Set -Back (living) 10' S' S' Min. Side Set -Back (garage) 5' S' S' Min. Front Yard Set -Back 20' 20' 20' Min. Front Porch Set -Back 15' 15'a 15'a Min Rear Yard Set -Back 30' 25' 20' Decks 10' 10' Side Yard Driveway Set -Back 2'b 2'b a- Porches may be allowed to encroach and same on either front set -back on corner lots. b - Allowed within set -back with ACC and City approval. The standards listed above provide flexibility to design the neighborhood in a way that maintains view corridors, open space, and a more interesting streetscape, while also keeping the density above the minimum of 3 units per acre required for areas guided Low Density Residential. In the Sawgrass PUD plan all of the homesites exceed the standards listed above. Nonetheless these flexibilities /standards help to accommodate a variety of homesites and product types and help to provide flexibility for adaptation into the future as the market changes. Throughout our Comprehensive Plan Amendment review the City encouraged the developer to include more variety in lot types as well as to include an area for association maintained housing. The detached villa standards in Table 7 could allow for a future conversion of one of the single family areas or may provide an option for higher density association maintained housing in Outlot 0 which has been dedicated for association maintained housing. (2) Association Maintained Lot Standards The following standards are meant to provide additional options for developing the association maintained housing in Outlot 0. They could also be used to convert one or more single family areas in the future to a higher density use while keeping the neighborhood Sawgrass PUD Preliminary Plan - Narrative 20 11 -21 -14 - V3 within the Low Density guiding. The low density guiding allows for densities that range from 3 to 5 units per acre. The Sawgrass neighborhood community is currently at3.5 units /acre. Table 11 - Association Maintained Lot Standards - Zoning vs. PUD This flexibility is in response to the City Council's interest in promoting additional areas of association maintained housing if feasible. X. Other Planned Unit Development Flexibilities /Standards Requested A. Shoreland Overlay District There are two areas of Shoreland overlay on the property that also contain homesites. One is located along CR 10 and one in the northwest corner of the site. Together they make up just over 6% of the site. The development of this very limited Shoreland Overlay area requires a several departures from the strict application of the Shoreland standards. (1) Sawgrass PUD Development Standard - No special limit on impervious for Area B and a 55% limitation on hardcover for lots in Area A. The hardcover on the homesites in this area will exceed the 25% requirement found in the Shoreland Overlay code. However, when analyzing the potential total hardcover within each area Shoreland area it is clear that the intent of the shoreland overlay is being met for two main reasons. One, the Planned Unit Development includes smaller homesites combined with open space. In a more traditional development the lots sizes would have been larger and would have incorporated the open space. The second reason is that the Sawgrass PUD Preliminary Plan - Narrative 21 11 -21 -14 - V3 RMF -1 Sawgrass RMF -1 Sawgrass PUD Twinhome PUD Townhome Townhome Twinhome Min. Lot Area 15,000 sq. ft. 4,000 per unit 5,400 sq. ft. 2,500 sq. ft. per 7,500 sq. ft. per unit unit Min. Lot Width at Front 150' 60' Set -Back 75' per unit 30' per unit Min. Side Set -Back 0' 10' d 10' d 10' C Min. Front Yard Set -Back 25' 20' 25' 20' Min Rear Yard Set -Back 25' 20' 25' 15' Porches 10'a 10'a Decks 10'b 0' Shared Driveway Allowed Allowed a - Porches may be allowed to encroach and same on either front set -back on corner lots. b - Allowed within set -back with ACC and City approval. - From ROW or private drive d - Between Structures This flexibility is in response to the City Council's interest in promoting additional areas of association maintained housing if feasible. X. Other Planned Unit Development Flexibilities /Standards Requested A. Shoreland Overlay District There are two areas of Shoreland overlay on the property that also contain homesites. One is located along CR 10 and one in the northwest corner of the site. Together they make up just over 6% of the site. The development of this very limited Shoreland Overlay area requires a several departures from the strict application of the Shoreland standards. (1) Sawgrass PUD Development Standard - No special limit on impervious for Area B and a 55% limitation on hardcover for lots in Area A. The hardcover on the homesites in this area will exceed the 25% requirement found in the Shoreland Overlay code. However, when analyzing the potential total hardcover within each area Shoreland area it is clear that the intent of the shoreland overlay is being met for two main reasons. One, the Planned Unit Development includes smaller homesites combined with open space. In a more traditional development the lots sizes would have been larger and would have incorporated the open space. The second reason is that the Sawgrass PUD Preliminary Plan - Narrative 21 11 -21 -14 - V3 hardcover restriction primarily related to areas where there was an inability to treat the storm water running from homes into the Shoreland area. In this development the storm water is completely or in large part being treated or rerouted away from the Shoreland area. The two areas where the Shoreland Overlay include homesites are shown below. Figure 7 - Shoreland Overlay Area A Figure 8 - Shoreland Overlay Area B Area A maintains a direct connection to the creek. Nonetheless a majority of the storm water from the lotted areas will be first directed to ponds 2 and 3 and treated prior to draining into the creek. This treatment more than compensates for the increase in hard surface. Nonetheless we propose limiting lots 3, 4, 5, 6, 7, 8 Block 1 to 55% hardcover. With this limitation the overall hardcover percentage in Area A is 25 %. For the homesites in Area B along CR 10 the Shoreland area is basically bifurcated by the roadway. A berm will be installed between the developed property and the existing CR 10 Ditch. All of the drainage on the developed side of the berm will drain away from the creek and will be treated within the storm water treatment system. This leaves only the small amount of green space on the backside of the berm along CR 10 to drain into the creek as it does in the existing condition. This also meets the intent of the hardcover standard in the Shoreland Overlay. For area B we propose no hardcover standard since 100% of the water from the homesites is being treated and redirected away from the Shoreland. (2) Sawgrass PUD Development Standard - 55' homesites widths within the Shoreland overlay The Shoreland overlay requires a 75' lot width minimum. Again much like the hardcover this is meant as a way to limit the amount of hard surface and is also more intended for homes on rivers and streams where density can impact the Shoreland. The Shoreland overlay district also allows for a reduction in width when proposed with a Planned Unit Development. When the totality of the impacts from the proposed housing is considered in relationship to the open space and the fact that a majority of the impacted area is not hydrologically connected to the Shoreland it is evident that the impacts are appropriately mitigated and support this flexibility. Sawgrass PUD Preliminary Plan - Narrative 22 11 -21 -14 - V3 (3) Sawgrass PUD Development Standard - 35' structures within the Shoreland overlay. The Shoreland overlay district limits building height to 25'. This is understandable in areas where there may be scenic impacts. However, within the Sawgrass neighborhood community, 15 of the 18 homesites partially or completely covered by the Shoreland overlay are located adjacent to CR 10. The purpose for this height limitation is not applicable to this highway corridor context. (4) Sawgrass PUD Development Standard - 25' set -back from County Right of Way. It is uncertain what the intent of this standard is. It appears that in some areas lake lots are located on County Roads and in those area with direct access onto the highway there is a preference not to have the home close to the road. In the Sawgrass development all the homesites access and internal street system and do not have direct access to CR 10. This flexibility request relates to three homesites in Block 1. (5) Sawgrass PUD - Shoreland Buffer and Set -Back Clarification. We did not show the Shoreland buffer and Shoreland set -back on the PUD plan set. This was done in part because it would have been difficult to see the lines and additionally adding them would not affect the regulatory impact on the property since, as shown below, the Shoreland buffer and set -back are within the wetland, wetland buffer, and wetland setback already shown on the plans. — _75' CREEK BUFFER 50' CREEK SETBACK srn�s a P� Figure 9 - Shoreland Buffer and Set -Back Depiction Sawgrass PUD Preliminary Plan - Narrative 23 11 -21 -14 - V3 B. Wetlands There are 11 wetlands totaling of 10.73 acres in the Sawgrass neighborhood community (see table 5). The wetlands are primarily located around the boarder of the site within the existing woods that are being protected. As a result most of the wetlands as well as some of the adjacent woodland can be preserved as part of this development. (1) Impacts Development of the Sawgrass neighborhood will result in 0.42 acres of wetland impacts. The two wetlands that are proposed to be impacted are along the fringe and within the farmed area of the site. Due to the farming of these basins they have low vegetative diversity as determined by the Minnesota Routine Assessment Method (MNRAM). After these wetlands are impacted there will be 10.3 acres of wetlands. The Wetland Conservation Act requires that these impacts be replaced at a 2:1 ratio. Therefore, the replacement credits required for Sawgrass equal 0.84 acres. The wetland replacement credits required to mitigate the impacted wetlands come from restoring a 5.6 acre wetland (F -T1) that has been partially drained by a tile and farmed. This wetland will be restored back to a shallow marsh with a fringe of wet meadow. In addition there will be 6.3 acres of upland that will be preserved and restored around the restored wetland (F -T1) and the wetland just upstream (F -T2). Once the wetlands and adjacent upland are restored, additional credits above what is needed to replace the impacted wetlands may be placed in a wetland bank. Applications have been made to the Elm Creek Watershed which is the Local Government Unit (LGU) in charge of wetland review for these impacts their replacement. (2) Buffers The City code allows for Alternative Wetland Buffers. Both buffer averaging and Alternative Wetland Buffers are being used for three Wetlands (C, D, and F -T2). The use of buffer averaging was completed keeping 25 foot minimum which is widely considered the distance required to achieve adequate protection of the Wetlands. All three of these Wetlands only have housing units on one side of them as well, which will result in additional protection. The area of buffer (9.91 acres) within the neighborhood is almost as large as the area of Wetlands (10.31 acres) themselves. This will not only result in adequate protection of the existing wetlands, it will improve them and create additional habitat for wildlife. Alternative Wetland Buffers for wetlands a C, D, F -T2 are being used to achieve a more efficient development design. For that an improved wetland and ecological corridor connecting into Elm Creek is being created and extraordinary management measures will be used. The following steps are being taken to establish this natural corridor. 1. Removal of invasive species. Removal of buckthorn and invasive ground covers will be completed in order to allow for not only current but future ecological benefit. Sawgrass PUD Preliminary Plan - Narrative 24 11 -21 -14 - V3 2. Planting native species - After removal of the existing invasive species the Wetland buffers will be established with native grasses, sedges, shrubs, and trees. This will occur not simply to protect the restored and existing wetlands but also to contribute to quality habitat dominated by native trees, shrubs, grasses sedges, and flowers. The plan creates new wetlands, prairie and woodland habitats that do not currently exist. 3. Maintaining wetlands and buffers - The development plan includes five years of wetland and buffer maintenance. This will ensure that the wetlands and wetland buffers consist of quality native plant composition, structure and ecological functionality. This maintenance includes erosion control to protect from additional sedimentation and nutrient loading. 4. Phosphorus Reduction - Total phosphorus entering the wetlands will be reduced. The majority of the surface water is being treated prior to entering the Wetland Buffer. Pre - development there is an estimated total phosphorous loading of 85.64 Ibs per year. This is currently flowing into the wetlands and towards elm creek. After development the total phosphorous will be reduced by over 60 %. In the end the total phosphorous loading outflow for Sawgrass will be 57.65 lbs /yr., of that dissolved phosphorus will be less than 0.4 mg /l. (3) Trail in Buffer In several areas of the site there are portions of the proposed public trail system within the wetland buffers. To make up for the trail being located in the buffer we have added area to the buffer in an amount not less than the area used by the trail. This ultimately allows the trail to be located in the open space away from homes and provides for a great trail experience. This is not unusual and is done in other communities. The trail around wetland F- T1 is not in the 25' buffer required by the City but is in the expanded 50' buffer as a part of the restoration work and possible wetland banking. These trails are depicted on Exhibit F. C. Architectural Standards The City has adopted several architectural standards. Peachtree Partners finds that good home design is seldom accomplished through regulation, although it is understandable why Cities want to include these rules in their codes. Most people like good design yet it is often in the eye of the beholder. Developers also to try to regulate good design and the Sawgrass neighborhood will likely have its own set of Design Review Guidelines. The biggest difference is the neighborhood Guidelines offer flexibility for good design and can adjust to accommodate changes in market demand and building materials. For Sawgrass, the homes need to meet the market demand and be affordable. To accomplish this, the following clarifications and flexibilities are requested. The comments below relate directly to the City Code Section 1040.040 Subd. 8. Sawgrass PUD Preliminary Plan - Narrative 25 11 -21 -14 - V3 1040.040 Subd 8 A - Front Elevations 1. We agree that elevations facing public streets (primarily corner lots) and public parks deserve similar attention as the elevations facing the primary street. We will comply with the mix of materials as required. As worded hardiboard and other similar products are allowed. It is our understanding that LP products are also included in the definition of other similar. There are also high quality vinyl and aluminum products that look natural on the market, however, at this time we are not prepared to defend these products but want to Council to know that in the future we may need to provide examples to include these as acceptable. 2. & 3. We typically include a very similar anti - monotony code in our developments where we require the same variety as shown in these sections. The only clarification we would make is that this does not preclude two homes from using the same color and type of roofing products adjacent to one another but it does ensure that the combination of colors for roofing, siding, trim, etc. are not exactly the same neighbor to neighbor and we agree with that. We will not allow the same home plans next to or across from the home. The only exception to the above would be for twinhomes. It is very common and often desired to have twinhomes with a more consistent appearance and therefore we request an exemption from these provisions for twinhomes. Subd 8 B - Garages 1. For single family homes it is difficult to keep the garages to 55% of the house front, especially on smaller lots. Consumers want 3 car garages. With decorative garage doors (as required by the City code) and other architectural accents we believe that front elevations with garages greater than 55% of the house front can be attractive. At this time we propose a small increase this to standard to 60% for single family and 70% for twin homes and detached townhomes. 2. No comments on this section. Subd 8 C - Roof 1. All roof materials are acceptable as described including asphalt shingles. 2. At this time we accept using 12" overhangs for the front and rear elevations. However, when affordability is coupled with good design we have seen attractive homes use 6" overhangs on side elevations. At Woodland Cove in Minnetrista, Mattamy Homes has attractive homes ranging from $300 - $600,000 that have 6" overhangs. Most consumers chose to include higher quality materials and finishes inside their homes than outside. We believe this is a minor change that does not affect the aesthetic of the home but allows the consumer to spend a little more on the interior of their home. Subd 8 D- Side and Rear Facades 1. Generally we agree with this standard. For clarification this provision is only applicable to the sides and rear facades of homes and only applicable when a home is adjacent to a Sawgrass PUD Preliminary Plan - Narrative 26 11 -21 -14 - V3 park or arterial roadway. In the case of Sawgrass CR 10 is not considered an arterial roadway so this only applies to the homes in Block 12 visible from the City Park. These homes are separated from the park by 80' of County right of way and a 30 +- foot outlot with a berm and landscaping. While these homes are not completely blocked from view we believe that they will be sufficiently screened and therefore this provision would not .y y; :O O: . U ' zZ . �J CORCORAN MINNI UMA Sawgrass Development - Screening Section 11 -21.14 - PEACHTREE PARTNERS Figure 10 - Screening of City Park - Cross Section apply (see cross section - Figure 10). Nonetheless we understand that when this code provision is applied the sides and rear need to have similar architectural treatment to each other. 2. OK 3. OK The above architectural clarifications and flexibilities are based on our best understanding of the general market. As you know we are developers and not builders and we will be selling this project to builders. While this is likely to create a more diverse housing product, it may also mean we may need additional flexibilities to accommodate their products beyond what we have contemplated. This is especially true for multi - family products. However, at this time we are comfortable with the above standards with the clarifications Sawgrass PUD Preliminary Plan - Narrative 27 11 -21 -14 - V3 and flexibilities addressed but want the City to realize that these standards may need to be addressed again in the future. D. Association Maintained Housing In response to the request by the City Council an area for association maintained housing was added to the PUD Sketch Plan. In the sketch plan this was shown as townhomes, it is currently shown as twinhomes. Exhibit F of this narrative shows three options for developing the Association Maintained Housing area using various products including townhomes, twinhomes, and detached townhomes. The Sawgrass neighborhood community site plan and density calculations were completed using the option showing 20 twinhomes. The Developer commits to market this area made up of Blocks 20, 21 and Outlot 0 for association maintained housing until all of the other phases have been developed. If at that time the area has still not been sold the PUD will authorize the conversion of this area to single family housing. E. Engineering Standard Flexibilities Construction of any neighborhood, at times, requires the practical application of engineering standards. Exhibit G includes a list of the flexibilities needed. F. Sign Ordinance Signage helps to create a unique neighborhood statement. When signing a development with 100 acres and 246 units it may be necessary to have signs at multiple entrances, which is our intent. If entrances contain open spaces, medians, and other landscaping elements, as ours does, it may mean the signs /monuments need to be taller or larger to fit the space. Attached as Exhibit I is a copy of our current sign concept plan. The elements included in this concept range in height from 7'6" to 10'4 ". These will not seem tall when entering the neighborhood. The signs at the main entrance in the sign concept plan add up to around 38 sq. ft of total signage when the lettering itself is measured. The secondary entrance sign measures around12 sq .ft. These signs will be lighted from the ground and the letters themselves may be backlit. You can see from the rendering that the scale of these signs fits the entrance as shown. The current sign ordinance is difficult to interpret and does not appear to have contemplated larger residential developments or more modern sign installation and lighting techniques. Instead of asking for specific flexibility we will ask that the following basic standards be applied to Sawgrass. Sawgrass PUD Preliminary Plan - Narrative 28 11 -21 -14 - V3 • Up to three signs allowed at each entrance. One on each side and one in the median as applicable. • Sign area is measured by drawing a box around the lettering and shall not exceed 80 sq. ft. per entrance. Individual signs may not exceed 40 sq. ft. • Signs may be located adjacent to the right of way (ROW) and in the case of signs in the median signs may be located in the ROW. • Uplighting that does not glare onto adjacent property will be allowed. Illuminated and /or backlit lettering will be allowed. • Signs and related structures will be allowed up to 12' in height. G. Flexibility Disclaimer While this narrative is comprehensive, as we move forward with our Preliminary PUD plan, Preliminary Plat we may find the need to add additional flexibilities and standards. XI. Future Phase - Master Development /PUD Agreement Flexibilities (PUD Flexibility Standards) In a post- recession housing market, builders and developers are constantly adjusting their products to market trends as they occur. To that end it is common to include flexibility within Master Development Agreements to allow adjustments with final plat(s), especially in larger master - planned communities like Sawgrass. It is in the mutual best interest of the City and the Developer to authorize the flexibility necessary to respond to market trends. While there is currently not a builder committed to buying homesites in Sawgrass there will be builder interest when homesites are available. In the past a developer could simply plat each homesite the same size and every builder would have a product that worked on those homesites. Today every builder wants homesites designed specifically for their product. This is particularly true with smaller homesite sizes. This means it is highly likely there will be a need to change some lot dimensions as builders come forward and commit to this neighborhood. Rather than lock into a rigid and cumbersome review and approval process for minor changes, the PUD proposes the flexibility to adjust lot dimensions and placement within each final plat without the need to amend the preliminary plat. To ensure the integrity of the proposed neighborhood, the adjustment of lot types, sizes, configuration, and number of units will be authorized only if the following PUD flexibility standards are maintained. While there may be additional PUD flexibility standards added through the approval process below is a summary of the most likely PUD flexibility standards related to the development of Sawgrass. 1. Open Space - The total amount of open space will not be reduced by more than 2.5% or 1 acre from the amount shown in the approved PUD. Sawgrass PUD Preliminary Plan - Narrative 29 11 -21 -14 - V3 2. Development Footprint - Total development footprint as identified by street right of way and total lotted area cannot increase by more than 1 acre. 3. Wetland Buffer - At all times we will not reduce the amount of wetland buffer provided. 4. Storm Water - Storm water treatment areas may be modified, provided that the overall treatment standards are still equal to are greater than the standards approved with the Preliminary Plat. 5. Trails - Any plan must generally provide an east -west and north -south trail link as approved with the PUD Preliminary Plan and while the location of trails may be slightly adjusted the overall locations and length of trails will be honored 6. Entrance Location(s) - Main entrance location off CR 10 will remain unchanged. 7. Total Units - The total units cannot be less than 235 (3.34 units /acre) and more than 275 (3.91 units /acre) without amending the PUD. 8. Association Maintained Housing - Blocks 20, 21 and Outlot 0 must be maintained and actively marketed for association maintained housing until the final phase is approved. If at that time with active marketing this has not sold, this area may be platted as single family. 9. Housing Types- Housing /Lot types may change without amending the PUD so long as they meet the approved PUD lot standards. 10. Private Streets - If townhomes are added to the PUD private streets will be allowed, if needed, in the townhome areas to accommodate that housing type. 11. Lots and Blocks - Lots sizes may change within the limits approved, however, blocks as arranged need to stay generally consistent with approved Preliminary PUD and Plat. XII. Understanding of City Fees /Calculations and Credits A. Park Dedication During the Sketch Plan review the developer proposed satisfying its Park Dedication requirement by providing the land needed to accommodate the City's public trail connections and open space area as generally shown in the City's Parks & Trails Plan (June 2, 2011). The Parks Commission agreed with park dedication credit for the trails and related open space as shown but indicated that not all of the proposed open space would be acceptable for credit. If after credits for land dedication and trail paving there is excess Park Dedication funds it is the developer's recommendation to apply these funds to improve the existing City Park. Sawgrass PUD Preliminary Plan - Narrative 30 11 -21 -14 - V3 B. Park Dedication -Calculation Step 1- Determine Net Developable Acres • Gross Acres 103.32 acres • Wetlands (10.73) acres • 100 yr. Floodplain (2.14)acres • Net Acres 90.45 acres Step 2 - Determine amount of dedication acres required • Single Family % of Land = 11% - (90.45 net acres *.11) = 9.95 acres Step 3 - Determine Park Land Dedication & Remaining Acres • Subtract land dedicated as public parkland • 2.93 acres dedicated for public trails • 9.95 acres - 2.88 acres = 7.07 acres Step 4 - Determine land or equivalent market values of land (not to exceed $4,000 per unit) • Land Value $2,893,000 (Based on 10 -8 -2014 Appraisal) /90.45 = $31,985 net are acre value • 7.07 acres * 31,985 = $226,115 Step 5 - Deduction for public trail paving - Net Cash Contribution • 6,357 feet of public trail (does not include trail in outlots J,P,H) * $15 a foot - $95,355 • Net Cash Contribution - $226,115- $95,355= $$130,760 NOTE: Trail deduction will be based on actual cost of paving (not installation ofgravel base) at the time of trail installation C. Trunk Line Availability Charges - (TLAC) - Sewer & Water As understood by Peachtree Partners the method for calculating TLAC charges is fairly straightforward and is outlined in the recently adopted City Ordinance 2014 -277. However, the credits for oversizing and area benefits are not yet as clear. Outlined below is the developers understanding of how the TLAC is calculated and what credits would be applied to Sawgrass. (1) Sanitary Sewer Table 12 - Sanitary Sewer TLAC Calculation a. Credits to Sanitary Sewer TLAC The exact amount of credit that will be received is still to be determined, but in principal there would be credits for. Sawgrass PUD Preliminary Plan - Narrative 31 11 -21 -14 - V3 Current Pre - Development Acres 90.45 TLAC Charge per Acre $3,075 Total TLAC Fee 90.45 * $ 3,075 = $278,134 a. Credits to Sanitary Sewer TLAC The exact amount of credit that will be received is still to be determined, but in principal there would be credits for. Sawgrass PUD Preliminary Plan - Narrative 31 11 -21 -14 - V3 • Oversizing and extra depth of sewer pipe needed to provide sewer access to the downtown area or to other adjacent properties. • Credit for portion of lift station needed to serve downtown area or to other adjacent properties. • Construction of forcemain along CR 116. (NOTE: it is currently understood that if trunk project costs are more than the total trunk fee, the development would need to make up all or a portion of the difference) (2) Water Water TLAC is currently $4,450 per acre. The City is considering an increase to the water TLAC based on recent construction projects costs. Below is staff's best estimate of the new water TLAC: Table 13 - Water TLAC Calculation *Current staff estimate of future fee increase a. Credits to the Water TLAC Again, the exact amount of credit that we will be received is still being worked out, but in principal there would be credits for. • Oversizing of watermain where needed throughout the project. • Construction of an off -site waterman loop along CR 116. (NOTE: again it is currently understood that if trunk project costs are more than the total trunk fee, the development would need to make up all or a portion of the difference) (3) Storm Sewer Generally there are no off -site storm sewer improvements being assessed to Sawgrass. The feasibility report mentioned that some stabilization of adjacent off -site drainageway(s) may be needed if it appears that run -off may contribute to their further deterioration. As mentioned above more recently the City staff has met with the neighbors to address possible solutions for routing off -site storm water especially to the northeast. Two options have been identified and are being studied. The developer has surveyed the likely routes and plans on incorporating the best mutual solution into the development's final plans. (4) Transportation Fees - CR 10 and CR 50 Intersection At this time the City does not have any formal policy for capturing fees for off -site transportation improvements. Nonetheless the intersection of CR 10 and CR 50 will need to be reconstructed to improve its safety with or without the Sawgrass neighborhood community development. However, with the Sawgrass neighborhood community development this need becomes even more immediate. Therefore, the City asked us to fund Sawgrass PUD Preliminary Plan - Narrative 32 11 -21 -14 - V3 Current Proposed* Pre - Development Acres 90.45 90.45 TLAC Charge per Acre $4,450 $5,220 Total TLAC Fee 90.45* $4,450 = $ 402,503 90.45* $5,220 = $472,149 *Current staff estimate of future fee increase a. Credits to the Water TLAC Again, the exact amount of credit that we will be received is still being worked out, but in principal there would be credits for. • Oversizing of watermain where needed throughout the project. • Construction of an off -site waterman loop along CR 116. (NOTE: again it is currently understood that if trunk project costs are more than the total trunk fee, the development would need to make up all or a portion of the difference) (3) Storm Sewer Generally there are no off -site storm sewer improvements being assessed to Sawgrass. The feasibility report mentioned that some stabilization of adjacent off -site drainageway(s) may be needed if it appears that run -off may contribute to their further deterioration. As mentioned above more recently the City staff has met with the neighbors to address possible solutions for routing off -site storm water especially to the northeast. Two options have been identified and are being studied. The developer has surveyed the likely routes and plans on incorporating the best mutual solution into the development's final plans. (4) Transportation Fees - CR 10 and CR 50 Intersection At this time the City does not have any formal policy for capturing fees for off -site transportation improvements. Nonetheless the intersection of CR 10 and CR 50 will need to be reconstructed to improve its safety with or without the Sawgrass neighborhood community development. However, with the Sawgrass neighborhood community development this need becomes even more immediate. Therefore, the City asked us to fund Sawgrass PUD Preliminary Plan - Narrative 32 11 -21 -14 - V3 a feasibility report to analyze options for improving the intersection's safety. Option 132 from the feasibility report was selected. The feasibility report estimated that the 132 option would likely cost around $2,200,000. The developer understands that a part of this intersection improvement, including the turn lanes on CR 10 into the neighborhood, benefits the Sawgrass neighborhood community. At the same time, the need to improve this intersection remains with or without Sawgrass. The developer also recognizes that this would be a shared expense between the City, the County and the Sawgrass neighborhood community development. The City has yet to determine what the County's participation will be for this project. What the developer has stated is that the development would contribute based on the percentage of traffic attributed to the Sawgrass neighborhood, times the net cost of the improvement (Net Cost = Total Cost - County's Contribution). In the feasibility report the City's traffic engineers calculated this percentage to be 36 %. Therefore, as a working example, if the project cost $2,200,000 and the County paid $1,100,000 of the project cost, Sawgrass would pay 36% of this remaining $1,100,000 or $396,000. Since the initial drafting of this narrative it has become apparent that improvement of this intersection will likely be scaled down from the option in the feasibility report. We understand that the City and County are still working on acceptable alternatives. XIII. PUD Benefits from Sawgrass Neighborhood Community Development With the Sawgrass neighborhood the City of Corcoran is on the cusp of an exciting time in its development. As we have mentioned several times, we are working to develop a neighborhood that, when successful, will provide a number of benefits to the City. We don't say, "whensuccessful ", to be negative but we know we are pioneering a new area of the City, one that is unproven in the market and we are doing everything we can to make it successful. One of the ways that we are working to make the Sawgrass community succeed is designing the neighborhood to fit the topography while maintaining the number of units needed to both reach the density required for low density residential property and to make the property marketable. Inevitably one question raised when applying for a PUD is, "what is the City receiving in return ? ". We understand and appreciate that question and while we addressed the various benefits provided with this PUD Plan throughout this narrative, below is a summary. (1) Momentum -Much like in sports it is hard to tell exactly when momentum starts and shifts. We strongly believe that development of the downtown and much of the land in the Rockford School District depends on a first project getting started and being successful. The flexibilities in the PUD help make this happen. Sawgrass PUD Preliminary Plan - Narrative 33 11 -21 -14 - V3 (2) Off -Site Improvements - The size of the project supports off -site improvements to the surrounding roadway /sewer /water systems. Specifically, participation in improving the safety of the CR 10 and CR 50 intersection • Providing trunk improvements, and • Over- sizing infrastructure within the development to facilitate the efficient growth and development of the surrounding area, including the downtown. (3) Site Design Overall - The design flexibility offered by the PUD supports an efficient development density while retaining and enhancing the essential natural character and assets of the land. The benefit is a plan that is substantially better than just a standard, compliant subdivision. (4) Architectural Controls - The PUD will establish a set of design standards. The challenge is both to ensure an attractive exterior while also being affordable. We intend to do this by making sure that the sides of homes visible to the public receive additional attention and by following the City code to ensure a variety of design and colors throughout the neighborhood. (5) Open Space - The City has designated portions of the Sawgrass site as a having the potential for a greenway corridor. Our PUD plan preserves a large portion of this area; more than 38% of the total site is set aside as open space. This open space preservation would not be possible without using a PUD. (6) Urban Forest - While there will be tree removal to accommodate development, an urban forest will be created as a part of the PUD and large portions of existing woodland areas will be preserved. PUD development standards will include landscaping requirements that will include approved planting lists emphasizing the use of native and indigenous species. The combination of developer installed trees in outlots and boulevards and trees installed on homesites the neighborhood will result in the reestablishment of a beautiful and ecologically healthy urban forest. Over 1,620 new trees will be planted once the development is completed. (7) Ecological Enhancement & Open Space - This PUD will include the establishment of a linked multi - purpose system of open spaces providing visual amenities for area residents, trails to support healthy living, the natural treatment of stormwater and the restoration of the major wetland complex. (8) Trails - The City's Parks and Trails Plan has two trail links located within the Sawgrass neighborhood. With the flexibilities provided in the PUD we were able to accommodate these trail links. These trails help link the neighborhood to the surrounding open spaces as well as to the City Park and future school site. (9) Parks - This project will provide parkland dedication for trails. If there are excess park dedication funds the developer recommends they be used to improve the City's existing City Park on CR 10. For example, this could help to build a bathroom facility which appears to be needed. Sawgrass PUD Preliminary Plan - Narrative 34 11 -21 -14 - V3 (10) Future School - The future growth of the Rockford school district is tied to population growth in the eastern portion of the district. This project starts this process and will likely provide the necessary number of families with children to give the school district the ability to build an elementary site on the district property adjacent to the Sawgrass neighborhood. (11) Downtown -This project will bring rooftops close to the Corcoran downtown. This is what is needed to drive the demand for the future commercial development that the City desires. (12) Life Cycle Housing - This plan provides an opportunity for a variety of housing types, including association maintained housing. (13) Future Street and Utility Connections - This plan integrates access to neighboring properties including providing utility stubs. This occurs in several locations including the northwest and northeast corners of the property. (14) Ghost Plat Exception Parcel - Our plan provides a ghost plat as well as future accesses to the exception parcel in the northwest area of the property. (15) Integrated Open Space -Starting with meaningful open space at the entrance, this plan integrates open spaces not only in the greenway areas but also throughout the neighborhood. Currently more than 150 of the 226 single family homesites, around 70 %, abut some type of open space. (16) Storm Water -The Development will exceed the current storm water requirements. (17) Site design and lot standards -This PUD helps the City set a standard for development. Currently, no development can occur in the Low Density area and achieve the required minimum density of 3 units per acre without using a PUD approach. The lot standard flexibilities contained in this plan have allowed a great neighborhood design to develop. The design follows and uses the natural features and contours of the site and retains key portions of the site as open space. This open space is used to connect the site to a trail system, create view corridors, buffers to CR 10, and as an amenity for the homes. (18) Sewer and Water - Extensions - Often credit is given for sewer and water extension to neighboring properties. We are providing this as part of our PUD package. (19) Connection Fees - In addition to the trunk improvements to the sewer and water system. Corcoran will also receive almost $500,000 for sewer and water connection fees as Sawgrass develops. Sawgrass PUD Preliminary Plan - Narrative 35 11 -21 -14 - V3 XIV. Conclusion We appreciate being able to present to you the master - planned Sawgrass community. PUD zoning is intended to authorize the departure from the strict application of zoning and subdivision regulations and standards when there is a benefit to allowing this flexibility. The flexibility requested results in a far better design and the image, character and livability of this new Corcoran neighborhood will set the tone for this vitally important part of the community. The Sawgrass neighborhood community is an exciting proposal in an untested geographical market and we are committed to working closely with the City to make this new master - planned neighborhood community a resounding success. We look forward to meeting with the City in the near future. Sawgrass PUD Preliminary Plan - Narrative 36 11 -21 -14 - V3 Exhibit A - Likely Permits and Approvals Needed - Sawgrass Metropolitan Council • Comprehensive Plan Amendment (completed) City of Corcoran • EAW - Negative Declaration (and approval by the EQB) • Comprehensive Plan Amendment - Planning Commission, City Council (Completed) • PUD Sketch Plan Advisory Approval - Parks Commission, Planning Commission, City Council (Completed) • Preliminary PUD Development Approval - Planning Commission, City Council • Rezoning - Planning Commission, City Council • Final Development Plan Approval- Planning Commission, City Council • Preliminary Plat- Parks Commission, Planning Commission, City Council • Final Plat - City Council Approval • Grading Permit - Staff • Erosion Control - Staff Minnesota Department of Health • Well Abandonment - if needed • Water Main Extension Approval • Water Appropriation Permit Minnesota Pollution Control Agency • 401 Water Quality Certification or Waiver • Sanitary Sewer Extension Approval • NPDES/ SDS General Permit • Sanitary Sewer Connection Permit Elm Creek Watershed District • Wetland Delineation Approval • Wetland Replacement Plan Approval (and Banking Concept Plan) • Storm Water, Erosion Control, Floodplain review and approval but no Permit. Other • US Army Corps of Engineers - Wetland Delineation Review (Completed) • US Army Corps of Engineers - Jurisdiction Determination - (In Progress) • US Army Corps of Engineers - General Permit • Hennepin County - Highway Access Permit, Work in ROW, Utility Permit • Minnesota Department of Health - Water Permit • MPCA - NPDES Permit • Metropolitan Council Environmental Services - Sewer Extension, Direct Connection Application. Sawgrass PUD Preliminary Plan - Narrative 37 11 -21 -14 - V3 Exhibit B - Illustrated Site Plan 0 Y `c c r c N N G1 o P O 4 Q Y C � a d Z.. (p 1 L NO) 9uo1 iaya }al� W i ,� N •mss -�- _ � _- ��4_atifz�-- ..�- ..T >_.. I a ;e a m o vii a nyE EM a��a�,mmmoam m �'2= a.voammo ea¢�$3o �w °50000 0 00 - - -00� y0vgo��w am wgUad d d ii nnda zU3 r a 0 U U v a U O z v z v zZ Z u ` UV V G1 C 41 N s U d d 1 Sawgrass PUD Preliminary Plan - Narrative 38 11 -21 -14 - V3 Exhibit C - Open Space and Trails (9l l ?Q) au DI aayD491i I v a 3 ry �t l v s� O u u H' � f� o[ Z y Z_ (� t z o. u a C M 4J a a u w d _ d L N 11 -21 -14 - V3 m 0 m' o a .E . .Ecn U11 II II II II p O � a oy 3 O � N � Sawgrass PUD Preliminary Plan - Narrative 39 f� o[ Z y Z_ (� t z o. u a C M 4J a a u w d _ d L N 11 -21 -14 - V3 Exhibit D - Association Maintained Housing Options Jbift sr� :4 �7 �f a a� E it 0 0 Sawgrass PUD Preliminary Plan - Narrative �i. CSC M\ CU C U W a Q= ^Ol N W � T -N z� 11 -21 -14 - V3 Exhibit E- Phasing Plan a (4 L L NO) aunt Jay�lald N Sawgrass PUD Preliminary Plan - Narrative 41 11 -21 -14 - V3 Exhibit F - Trails in Wetland Buffers . FIk at 1 00't", W4 i cu Sawgrass PUD Preliminary Plan - Narrative 42 11-21-14 - V3 L I Sawgrass PUD Preliminary Plan - Narrative 43 11 -21 -14 - V3 Exhibit G - Flexibilities to Engineering Standards (1) Sanitary Sewer #9 - Center manholes PUD includes off - centered manholes as needed to limit the number of manholes and future City maintenance. #12 - Manholes located in public ROW Manholes on Outlots will have Drainage and Utility Easement but are shown outside Right Of Way. #16 - One -tenth drop in manholes In some areas no drop in manholes has been shown. This was done to limit unnecessarily deep sanitary sewer, which results in more difficult future maintenance and additional tree removal. #19 - Parallel trunk for deep line No provision for parallel trunk sewer lines is planned. Instead risers will be installed on deeper sanitary sewer lines. #21- Easements twice as wide as the depth of the sewer Easement areas are limited to 10' for the sanitary sewer that runs north of Street F to the future lift station on the east side of the development as well as the sewer line that connects Street B to Street D are both proposed to be 10' off the property line to limit the impact to the existing wetlands. (2) Watermain #15 - Dead -end minimized by looping Dead -end water mains have been minimized. Exceptions include future watermain connections for adjacent properties and on street F where looping is not practical. (3) Storm Sewer #19 - No flared ends as inlets without approval. Limited use of flared ends as inlets has been proposed to help reduce the depth of storm sewer system in a few areas including along CR 10 #20 - Minimum surface grade 2% The PUD Plan includes areas with less than 2% surface grade, down to 1.5% grade, in some outlot areas and drainage swales. Sawgrass PUD Preliminary Plan - Narrative 44 11 -21 -14 - V3 #22 - Average pool depth of 4' to 10' The majority of the ponds on this site will be in compliance with this provision. Ponds 2 and 3 that serve the northwest corner of the development are not able to reach this depth. These ponds are confined by the existing wetlands and the exception parcel. #23 - Wetlands utilized for storm water management Existing wetlands will be integrated into the storm water treatment system. Water going into the wetlands will be pretreated. The bounce in the wetland areas will be limited to protect the wetland vegetation and function as required by the Elm Creek Watershed. #24 - Drainage and utility easements in outlots A majority of the storm water elements are located in HOA outlots and are covered by Drainage and Utility Easements. These easements will be defined and shown in the plats as required by the City. #26 - Remove dead vegetation We will remove as needed unless leaving dead trees are considered an ecological asset to the site. #29 - Manholes placed in paved surfaces Some manholes will need to be placed outside of the pavement. #30 - One -tenth of a foot drop in manholes May need to propose manholes with no drop in locations where depth of sewer is an issue. This would most likely only occur in instances where the sewer line is covering a long distance which will also minimize the need to have a drop in the manholes. (4) Streets and Trails #11- Cul -De -Sac maximum length of 500' Road F exceeds the 500' maximum length for a Cul -De -Sac. This is the result of the cul- de -sac wrapping around wetlands F -T1 and F -T2. The majority of this cul -de -sac in only single fronted which helps alleviate some of the need for a shorter cul -de -sac. # 33 - Bituminous trails minimum of 8' width We plan on installing the bituminous trail with a width of 8'. However, the one exception is east of pond 2 where the trail width is confined by the exception parcel to the south and the wetland to the north. In this limited area the trail width will be reduced to 5'. Sawgrass PUD Preliminary Plan - Narrative 45 11 -21 -14 - V3 Exhibit H - Preliminary Sign Plan I� 0 A r 0 N m 3 r$ s Q a n 0 0 3 Q 3 O 0 9 a rn Q n m 3 0 a a 0 n c 3 0 m Q z 0 0 3 CD CD 0 e I I I I I I I i Sawgrass PUD Preliminary Plan - Narrative 46 11 -21 -14 - V3 Q H fl a 'L ., r 0 N m 3 r$ s Q a n 0 0 3 Q 3 O 0 9 a rn Q n m 3 0 a a 0 n c 3 0 m Q z 0 0 3 CD CD 0 e I I I I I I I i Sawgrass PUD Preliminary Plan - Narrative 46 11 -21 -14 - V3 Z 0 w � = U Qr0 Naw w F) zSww O 000 z O�Q� z 0U zz w< oN0Q �ooN < � w w m =o 0 w N m 'LQ0 z O Q w =a< OOzz= Q71,a� z w �00� w"�w0 JOON Q =:j O =0o� z QQ�� zZ� 0 -Ow U�Uj w Q w =0 =0 LU a CD 0 0 X N X L0 N 0 00 01 X X C4 N o Cl) Co 0 o_ O 0 3> �N 0CD > M rZ C N O X N °o x rn r, �r, /L0 �CN 3° Om 0� U X X �r, Lr) r, (N L0 CD N oo o (y) 00 rn rn °m c x 0r, E (D � U CD r-, 00 � 00 v o > O�"L / N N � � E N �o 00 �rn 0 �3 o � � � � x BLOCK 1 1 BLOCK 5 1 BLOCK 7 1 BLOCK 11 1 BLOCK 14 1 BLOCK 17 LOTS I AREA /SQ FT I LOTS I AREA /SQ FT I LOTS I AREA /SQ FT I LOTS I AREA /SQ FT I LOTS I AREA /SQ FT I LOTS I AREA /SQ FT Owner/Developer: SEE SHEET V4.02 FOR LEGEND Peachtree Partners David Newman 1521 94th Lane NE Minneapolis, MN 55449 NOTE: ALL PONDS, WETLANDS, AND WETLAND BUFFERS WILL BE PLATTED IN OUTLOTS 763 - 792 -8975 AND DEDICATED AS DRAINAGE AND UTILITY EASEMENTS IN THE FINAL PLAT. i PRELIMINARY PLAT OF SAWGRASS I NE CORNER OF THE NE1 /4 OF THE SW1/4 NIRA0' F, 1 1 " \A/ 1 175 ') 1 OF SEC. 23. T119. R23 - 4�\61sgs K 117-1 / A /1 r- ^%A /I / A 1 '4 C_ I/ `f \J I- .: VV I/ `f OJ 1 4 1 1 oJo 6'3 57 8% v 2 SURVEY LINE PER HENNEPIN. �\ 2 COUNTY STATE AID HIGHWAY _ 13 1 NO. 10, PLAT 8 \ 4 2 5 2 \ 6 1 E. LINE OF NE1 /4. 8 OF SW1 /4 OF �I SEC. 23, T119 R23 \ 9 \ \ 10 "P09 11 6 13 14 VICINITY & ZONING MAP 66.00 FOOT RIGHT OF . . ~ WAY FOR C.S.A.H. 10 PER DOC. NO. 3867013 ZONED RMF -3 10 L 3 \ 4 5 . 00 O I I I I I NE CORNER OF THE SE1 /4 I I OF SEC. 23, T119, R23 N89036'01 "W 2210.00 I I (BROKEN PK NAIL) `I S89 026'36 "E 518.62 I I'll M - - - -_T 00 I LU Lrl I M I L I CD 0 0 F- - - - -- I E. LINE OF THE SE1/4 OF THE SEl /4 OF SEC. 23, T119, R23 CENTER LINE OF \ `BUT! pT COUNTY ROAD #10 H I \3 ' \ I - EMI I N46 026'24 "E j ' -� 15� / \ �o�.,� 136.78< i / i S47018'36 "E 226.15' S76 034'36 'E %- ' j I I SE CORNER . 108,90 \1 /� , I OF THE SE1/4 OF /S29' 1 3 1'0011W s1 I �° OUTLOT I I I I SEC. 23, T119, R23 (HENNEPIN CTY CIM) rn ----- �---- - - - - -- 19.38 ► _ - - - - -� - S - . � Legal Description per Title Commitment File No. 37676 Tract A: That part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota which lies North of Hennepin County Road #10 which was formerly called the Minneapolis Monticello road, excepting therefrom the following described parcels (Parcels 1 through 7): Parcel 1: The East 471.40 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 2: The West 518.60 feet of the East 990.00 feet of the South 792.00 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 3: All that part of the Southeast Quarter of Section 23, Township 119, Range 23 described as follows: Beginning at the Southwest corner of the Southeast Quarter of said Section 23; thence East a distance of 1289.70 feet; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 200.00 feet; thence South 77 degrees 8 minutes East a distance of 108.90 feet; thence South 28 degrees and 53 minutes West to a point in the South line of the Southeast Quarter of the Southeast Quarter distant 5.80 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter said last described point being the point of beginning of the land to be described; thence North 28 degrees 53 minutes East a distance of 280.63 feet; thence South 69 degrees and 32 minutes East a distance of 125.00 feet; thence South 28 degrees and 53 minutes West a distance of 230.20 feet to the South line of the Southeast Quarter of the Southeast Quarter; thence West 141.37 feet to the actual point of beginning. U (1) 41 41 Un M E 0 0 M � U 0 U ° z m C3 C M � CMV N OZ IL 0 WN 1z > 0Qo� LL, zIL 0� Q (w00 LU zQofwz UFD >? CL zwo0 Q 0 N LLJ NZ)wQ O mUV~, m LL, � LU _ �mQQ3 Z �t< w Uw rw< Q m CL w Z LU w N00 z =QZZ it _3Q IL V) w Z LU W U w z< z 0 U 0 U to >V V) N 00 N O z U J di Q w z (D Q 0 Q ry Z J W 1 9622.81 1 8426.57 1 10800.00 1 11827.49 1 10064.92 1 10864.08 2 6600.00 2 8408.40 2 7968.97 2 7849.13 2 6608.18 2 9410.60 3 8117.32 3 8162.39 3 8214.80 3 8511.08 3 6600.00 3 9437.60 East of the Southwest corner of said Southeast Quarter of the Southeast Quarter; thence North 28 degrees 53 minutes East a distance of 4 9414.13 4 8115.36 4 8411.96 4 7430.90 4 7076.20 4 9719.13 5 9324.28 5 8116.42 5 8411.96 5 6837.18 5 7626.67 BLOCK 18 6 9456.06 6 8116.67 6 8178.24 6 6600.00 6 10088.47 Beginning at a point in the South line of the Southeast Quarter distant 1289.70 feet East of the Southwest corner thereof; thence North 2 feet to the intersection with the survey line as shown and delineated on Hennepin County State Aid Highway No. 10, Plat 8; thence 7 9927.58 7 8094.75 7 8416.29 7 6600.00 7 8331.71 LOTS AREA /SQ FT of 196.26 feet; thence North 47 degrees 52 minutes West a distance of 147.95 feet; thence South 45 degrees 53 minutes West a distance of 8 9324.28 8 8434.39 8 8416.29 8 6600.00 8 7381.80 1 9607.31 Parcel 6: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet Twenty -three (23), Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter 9 18462.07 9 8429.28 9 8178.24 9 6600.00 9 6875.00 2 9151.53 distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) and CHECKED LHB BLOCK 2 10 8429.28 10 8411.96 10 11 8411.96 11 12 8178.24 12 13 8369.50 13 14 10435.31 14 BLOCK 8 15 16 LOTS AREA /SQ FT 17 1 10800.00 18 2 7992.67 3 8167.83 BLOCK 4 8167.83 LOTS 5 8167.83 1 6 8167.83 2 7 8167.83 3 8 8167.83 4 9 8167.83 5 10 8093.77 6 11 8139.34 7 12 11768.60 8 BLOCK 9 9 10 LOTS AREA /SQ FT 11 1 13529.88 12 2 8429.28 13 3 8429.28 14 4 8429.28 BLOCK 5 8429.28 1 6 8429.28 LOTS 7 8429.28 1 8 8429.28 2 9 13130.78 3 BLOCK 10 4 5 LOTS AREA /SQ FT 6 1 11337.18 7 2 8542.12 8 3 8542.12 9 4 8542.12 10 5 8542.12 11 6 10972.23 12 13 OUTLOTS OUTLOTS AREA /SQ FT Y 64585.73 Z 51585.74 AA 2666.70 and RMF -3 High Density Residential Unit Development) Acres+/ - 6600.00 6600.00 6600.00 6625.06 7097.93 7214.24 7031.47 7008.01 7533.22 12 AREA /SQ FT 6955.94 6694.09 6626.15 6600.00 6600.00 6600.00 6600.56 6995.05 7219.10 7347.32 7282.97 7477.44 7216.39 8881.17 13 AREA /SQ FT 14344.11 6598.13 6600.00 7153.05 8635.75 7950.00 6600.00 6600.00 6947.32 7839.14 7302.88 6600.00 11887.02 10 11 12 13 14 15 16 17 18 BLOCK LOTS 1 2 3 4 5 6 7 8 BLOCK LOTS 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 6875.00 7631.70 8240.70 6921.30 6875.00 6875.00 6875.00 7003.18 11565.76 15 AREA /SQ FT 12795.84 10528.73 9794.09 10986.54 13501.00 18564.66 20182.26 12943.45 16 AREA /SQ FT 9774.33 9000.00 9000.00 9000.00 9714.22 10325.89 10000.58 10032.78 9981.76 9981.76 9981.76 10028.68 10179.53 10210.88 9518.60 9651.07 9872.97 9607.32 14267.07 12005.05 12153.70 12755.28 12755.28 3 4 5 6 BLOCK LOTS 1 2 3 4 5 6 7 8 9 10 BLOCK LOTS 1 2 3 4 5 6 7 8 9 BLOCK LOTS 1 2 3 4 5 6 7 g 9 10 11 12 13 14 15 9110.96 9387.14 9766.23 9734.70 19 AREA /SQ FT 12764.38 9127.69 9514.72 9524.09 9347.32 9347.32 9335.57 9928.06 10760.45 10257.83 20 AREA /SQ FT 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 25296.60 21 AREA /SQ FT 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 2400.00 86862.68 11 8429.28 LOTS AREA /SQ FT 12 8429.28 1 6888.93 13 11490.94 2 6868.79 14 12254.40 3 6870.00 15 9351.76 4 7228.45 16 9400.74 5 13996.66 17 9400.74 BLOCK 3 18 9392.06 LOTS AREA /SQ FT 19 9418.47 1 9577.29 20 9593.00 2 6600.00 BLOCK 6 3 6555.77 LOTS AREA /SQ FT BLOCK 4 1 7800.00 LOTS AREA /SQ FT 2 8867.53 1 12801.12 3 11845.96 2 7800.00 4 8099.13 3 7800.00 5 8735.95 4 7861.22 6 8602.50 5 10191.41 7 8213.01 6 9170.97 8 8368.79 7 9819.64 9 8241.59 8 11036.15 10 8264.84 9 11036.15 11 8405.55 10 11036.15 12 8551.72 11 11036.15 13 8542.12 12 9499.25 14 8731.36 13 11857.04 15 8715.49 14 7800.00 16 8731.44 15 7800.00 17 8719.54 16 7800.00 17 10688.85 OUTLOTS OUTLOTS OUTLOTS AREA /SQ FT OUTLOTS AREA /SQ FT A 5925.89 M 12569.93 B 40838.20 N 599409.89 C 176255.78 0 29140.02 D 21389.72 P 8721.41 E 29963.80 Q 4168.36 F 121212.65 R 22166.73 G 37356.73 S 3735.93 H 43657.01 T 150350.58 I 25210.32 U 69626.26 J 4651.98 V 1930.08 K 3148.77 W 14606.59 L 87208.31 X 566.02 Land Surveyor: Current Zoning - UR (Urban Reserve) Linda H. Brown Proposed Zoning - PUD (Planned Stantec Consulting Total Acreage of Plat = 103.32 3717 23rd Street South St. Cloud, MN 56301 320 - 229 -5535 Owner/Developer: SEE SHEET V4.02 FOR LEGEND Peachtree Partners David Newman 1521 94th Lane NE Minneapolis, MN 55449 NOTE: ALL PONDS, WETLANDS, AND WETLAND BUFFERS WILL BE PLATTED IN OUTLOTS 763 - 792 -8975 AND DEDICATED AS DRAINAGE AND UTILITY EASEMENTS IN THE FINAL PLAT. i PRELIMINARY PLAT OF SAWGRASS I NE CORNER OF THE NE1 /4 OF THE SW1/4 NIRA0' F, 1 1 " \A/ 1 175 ') 1 OF SEC. 23. T119. R23 - 4�\61sgs K 117-1 / A /1 r- ^%A /I / A 1 '4 C_ I/ `f \J I- .: VV I/ `f OJ 1 4 1 1 oJo 6'3 57 8% v 2 SURVEY LINE PER HENNEPIN. �\ 2 COUNTY STATE AID HIGHWAY _ 13 1 NO. 10, PLAT 8 \ 4 2 5 2 \ 6 1 E. LINE OF NE1 /4. 8 OF SW1 /4 OF �I SEC. 23, T119 R23 \ 9 \ \ 10 "P09 11 6 13 14 VICINITY & ZONING MAP 66.00 FOOT RIGHT OF . . ~ WAY FOR C.S.A.H. 10 PER DOC. NO. 3867013 ZONED RMF -3 10 L 3 \ 4 5 . 00 O I I I I I NE CORNER OF THE SE1 /4 I I OF SEC. 23, T119, R23 N89036'01 "W 2210.00 I I (BROKEN PK NAIL) `I S89 026'36 "E 518.62 I I'll M - - - -_T 00 I LU Lrl I M I L I CD 0 0 F- - - - -- I E. LINE OF THE SE1/4 OF THE SEl /4 OF SEC. 23, T119, R23 CENTER LINE OF \ `BUT! pT COUNTY ROAD #10 H I \3 ' \ I - EMI I N46 026'24 "E j ' -� 15� / \ �o�.,� 136.78< i / i S47018'36 "E 226.15' S76 034'36 'E %- ' j I I SE CORNER . 108,90 \1 /� , I OF THE SE1/4 OF /S29' 1 3 1'0011W s1 I �° OUTLOT I I I I SEC. 23, T119, R23 (HENNEPIN CTY CIM) rn ----- �---- - - - - -- 19.38 ► _ - - - - -� - S - . � Legal Description per Title Commitment File No. 37676 Tract A: That part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota which lies North of Hennepin County Road #10 which was formerly called the Minneapolis Monticello road, excepting therefrom the following described parcels (Parcels 1 through 7): Parcel 1: The East 471.40 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 2: The West 518.60 feet of the East 990.00 feet of the South 792.00 feet of the Southeast Quarter of Section 23, Township 119, Range 23. Parcel 3: All that part of the Southeast Quarter of Section 23, Township 119, Range 23 described as follows: Beginning at the Southwest corner of the Southeast Quarter of said Section 23; thence East a distance of 1289.70 feet; thence North 2 degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 200.00 feet; thence South 77 degrees 8 minutes East a distance of 108.90 feet; thence South 28 degrees and 53 minutes West to a point in the South line of the Southeast Quarter of the Southeast Quarter distant 5.80 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter said last described point being the point of beginning of the land to be described; thence North 28 degrees 53 minutes East a distance of 280.63 feet; thence South 69 degrees and 32 minutes East a distance of 125.00 feet; thence South 28 degrees and 53 minutes West a distance of 230.20 feet to the South line of the Southeast Quarter of the Southeast Quarter; thence West 141.37 feet to the actual point of beginning. U (1) 41 41 Un M E 0 0 M � U 0 U ° z m C3 C M � CMV N OZ IL 0 WN 1z > 0Qo� LL, zIL 0� Q (w00 LU zQofwz UFD >? CL zwo0 Q 0 N LLJ NZ)wQ O mUV~, m LL, � LU _ �mQQ3 Z �t< w Uw rw< Q m CL w Z LU w N00 z =QZZ it _3Q IL V) w Z LU W U w z< z 0 U 0 U to >V V) N 00 N O z U J di Q w z (D Q 0 Q ry Z J W '-� � 445.48 `a,N89 °28'17 "W --- - - - - -- 125.00 1I Q SW CORNER /4 S29 °31'00'I'W \IIS034'5$" 62.67 i TO HE SE1S4 I I S. LINE OF THE SE1/4 I SEC. 23, T119, R23 194.15 I OF THE SE1/4 OF - - I SEC. 23, T119, R23 NO REVISION DATE Parcel 4: All that part of the Southeast Quarter of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter of the Southeast Quarter distant 147.17 feet Tract B: 1 OUTLOT /EASEMENT 11/19/14 East of the Southwest corner of said Southeast Quarter of the Southeast Quarter; thence North 28 degrees 53 minutes East a distance of The East Half of the Southwest Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota, 230.30 feet; thence South 69 degrees and 32 minutes East a distance of 73.90 feet to a line running parallel with the East line of the Except: That part of the East Half of the Southwest Quarter which lies South of the centerline of Hennepin County Road Number 10, Southeast Quarter of the Southeast Quarter and distant 330.00 feet East of the Southwest corner of the Southeast Quarter of the Southeast Quarter, thence South parallel with the East line of said Southeast Quarter of the Southeast Quarter a distance of 174.80 feet; thence West And except: That part of the Northeast Quarter of the Southwest Quarter described as follows: Commencing at the Northeast corner of the 182.83 feet to the point of beginning. Northeast Quarter of the Southwest Quarter of said Section 23; thence on an assumed bearing of South 00 degrees 29 minutes 12 seconds East, along the East line of said Northeast Quarter of the Southwest Quarter 125.85 feet, to the point of beginning; thence South 89 Parcel 5: All that part of the Southeast Quarter of Section 23, Township 119, Range 23, Hennepin County, Minnesota described as follows: degrees 30 minutes 48 seconds West 300.00 feet; thence South 00 degrees 29 minutes 12 seconds East, parallel with said East line, 575.70 Beginning at a point in the South line of the Southeast Quarter distant 1289.70 feet East of the Southwest corner thereof; thence North 2 feet to the intersection with the survey line as shown and delineated on Hennepin County State Aid Highway No. 10, Plat 8; thence degrees 7 minutes West a distance of 111.70 feet; thence North 28 degrees 53 minutes East a distance of 3.74 feet to the center line of Southeasterly, along said survey line, to the intersection with said East line; thence Northerly, along said East line, 905.74 feet to the point County Road #10 and to the actual point of beginning of land to be described; thence continuing North 28 degrees 53 minutes East a distance of beginning. of 196.26 feet; thence North 47 degrees 52 minutes West a distance of 147.95 feet; thence South 45 degrees 53 minutes West a distance of 180.05 feet to the center line of County Road #10; thence Southeasterly along said center line a distance of 205.00 feet more or less to actual Tract C: point of beginning. That part of the Southeast Quarter of the Southeast Quarter of Section Twenty -three (23), Township One Hundred Nineteen (119), Range SURVEY MM Parcel 6: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet Twenty -three (23), Hennepin County, Minnesota, described as follows: Beginning at a point in the South line of the Southeast Quarter DRAWN REH East from the Southwest corner of the Southwest Quarter; thence North 28 degrees 53 minutes East 200.00 feet; thence North 47 degrees 52 (SE1 /4) of the Southeast Quarter (SE 1/4) distant 147.17 feet East of the Southwest corner of said Southeast Quarter (SE 1/4) of the DESIGNED minutes West 147.95 feet to the actual point of beginning; thence continuing North 47 degrees 52 minutes West 78.20 feet; thence South 45 Southeast Quarter (SE 1/4); thence North 28 degrees 53 minutes East a distance of 230.30 feet; thence South 69 degrees 32 minutes East a degrees 53 minutes West to the center line of the road; thence Southeasterly along said center line to an intersection with a line bearing distance of 73.90 feet to a line running parallel with the East line of the Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) and CHECKED LHB South 45 degrees 53 minutes West from the point of beginning; thence North 45 degrees 53 minutes East to beginning; all in Section 23, distant 330.00 feet East of the Southwest corner of the Southeast Quarter (SE 1/4) of Southeast Quarter (SE 1/4); thence South parallel APPROVED LHB Township 119, Range 23. with the East line of said Southeast Quarter (SE 1/4) of the Southeast Quarter (SE 1/4) a distance of 174.80 feet; thence West 182.83 feet to Parcel 7: Commencing in the center line of County Road at a point North 2 degrees 7 minutes West 111.70 feet from a point 1289.70 feet the point of beginning. PROJ. NO. 193802577 East of the Southwest corner of the Southeast Quarter of Section 23; thence North 28 degrees 53 minutes East 200.00 feet; thence South 77 Hennepin County, Minnesota SHEET NUMBER degrees 08 minutes East 108.90 feet; thence South 28 degrees 53 minutes West 200.00 feet to center of County Road; thence Northwesterly line to beginning. Abstract Property V4.01 along center point of z O O Nam W W o°�z W z :D W 0 0 Z °mane 0 ° -W0N W o ~�a 00N aoC> m 0��° O W N mWa0 �N= zmQ O�?a m Z °° Z °Oz= Z U5 a aN�o >�EzW �0LD JOQO ��O QOaCL _ NCO= r U2: ZZCo W 030? W< W Q M I�! O Cl) 3^ 7q ^ N cc >m N - Ox a� o) N oco is o� Ux �N �� NN oo W a� i� D n 0 m c x O ^ EmN Q = O N W oi� 1 >r>�< a� E N O O �Ccl) 0)a N 5 P E: 0 x /o�l�ourvi -cam / It I I �\ \\\ \\\ \ \ \\_ OUTLflT-)( / i 167.0 / ( / /, '� 88.3 55.0 c:5 124.9 �i i �� 4 1 �� \� 3` I 2 \N(I \ `1 N g_- I,L„ -�- 1 LnI OU \ \ 1 I I \ I I\ \ "I L1 - -L - - -s -� N �L_J 55 55 \ ' 1 81 I � _ oCO `�I dU LOT A / \ 1 \ Imo, +1h I r -- - \\ \� /\ �y h \ I I �� 124.9 I u,1 �l T I l �l \\ \ 0 5 �� L_�5.0 �, 80 .6 �, -Hof - iLi - 12 I \ \5 \ \\ �>� \ to 186.14^_ nn o J h ak- \ Q lro � 124.9 J o 1 129.0 M- - - - - -- \I LT-r- r\ - - - - -� J - \\ \ \ \ 124.9 \ \\ \ ° V1_ - - -- �` -37., g \ \ I 4` iz6 -z ' i�l o /lo �/ \ � \ I Lr) O O 115.8 - / I 1 SHORELAND DISTRICT \ \\ DISTRICT LINE Land Surveyor: Owner /Developer: \ \ \\ 1;11 / 1 \ \gs! v ,, \ \ ` �\ 1 `sso,,/ / /,b \ 1_, ,SCHOOL DIST NO 883 1 \ \ \ \ I y °/ I Linda H. Brown Peachtree Partners / BUSINESS MANAGER Stantec Consulting David Newman / ROCKFORD MN 55373 3717 23rd Street South 1521 94th Lane NE TLO St. Cloud, MN 56301 Minneapolis, MN 55449 320 - 229 -5535 763-792-8975 Current Zoning - UR (Urban Reserve) and RMF -3 High Density Residential Proposed Zoning - PUD (Planned Unit Development) PRELIMINARY PLAT OF SAWGRASS PHASING MAP 0 N TYPICAL 75' LOT STREET 0 0 TYPICAL 65' LOT STREET 65 0 o r- o ------- - - - - -- I I I DRAINAGE AND DRAINAGE AND 5 j UTILITY EASEMENT- 15 �20' FRONT SETBACK (MIN) 20' FRONT SETBACK (MIN IY U I m a I� �I IF �I ILn U)I �L o� IU) �I I in I I n I 25' REAR SETBACK 25' REAR SETBACK I 15 I I I 51 I I I 15 I I L------ - - - - -- J Ln -n 0 0 TYPICAL 65' LOT STREET 0 0 TYPICAL 55' LOT STREET 65 0 0 r- -------- - - - - -- I I I DRAINAGE AND 5 j UTILITY EASEMENT- 15 j 20' FRONT SETBACK (MIN IY U I m a I� �I I� w �I I� LU ILn �I I En I I `r' I I n I 25' REAR SETBACK I 51 I I I 15 I I L ------ - - - - -- J I 15 I I -n 0 0 TYPICAL 55' LOT STREET TYPICAL TWIN HOME LOT STREET R.O.W. CD -- - - - - -- -n - - - - o - -- DRAINAGE AND UTILITY EASEMENT V d) 41 r) E ° O M � U U O Z N C O M � Cl) N 55 0 0 ---------- - - - - -- I I I DRAINAGE AND 5 j UTILITY EASEMENT- 1 5 j 20' FRONT SETBACK (MIN) IY I m a MINIMUM LOT DEPTH - 120 FT MINIMUM LOT DEPTH - 80 FT I� �I I� FRONT YARD SETBACK - 20 FT (MIN) OWE LI �L o� I� �I I n I I "' I O Ln LU 25' REAR SETBACK I 51 I I I 15 I I L ------ - - - - -- J SIDE YARD STREET SETBACK - 25 FT � TYPICAL TWIN HOME LOT STREET R.O.W. CD -- - - - - -- -n - - - - o - -- DRAINAGE AND UTILITY EASEMENT V d) 41 r) E ° O M � U U O Z N C O M � Cl) N N 00 N 0 z U J iLi < z 0 Total Acreage of Plat 103.32 Acres + /- \ \ Q `j \, \ NOTE: ALL PONDS, WETLANDS, AND WETLAND BUFFERS WILL BE PLATTED IN OUTLOTS \ \\ \ ° � S`��s AND DEDICATED AS DRAINAGE AND UTILITY EASEMENTS IN THE FINAL PLAT. Legend 4L. DELINEATED WETLAND g� - POWER POLE 424.9 I 4 ' 1700.5 366.8 LIGHT POLE _ 6 r -� / \ Jl `6.8 'i \ \ �� /� \ \ \ 41508` -_� \ b TRAFFIC SIGN vl . ' I I J SHORELAND 1 /. / / 7L T T - OUTL9T W- f DIST CT LINE t \� \ I / \ �` / '- _ ter°- /\ CONTROL -J °3 / I /' i -/ \ \ \ \ / h' OUTLET CONTROL STRUCTURE a, I < / I Imo! ❑S r^ X, � 02h O \ _ A CTV CABLE TV PEDISTAL 98 v . - / ^``` COMMUNICATION PEDISTAL _"' \ \ �6S� 10 �1 IT © S89-56 \ \ -\ 1 -� � \\ 4� -.I of \ G. , , // / \, � 7i \ ) � /� ❑E ELECTRIC PEDISTAL LN \ \ 300.00 - ,, / /] \ `^' (!� , ` / �) \ ) I OUTLOT C / (\ \ / �\ / 19 / ' - /� �`� \ \ (. \ \ \ 1�- _ _ 1 /.- . AC AIR CONDITIONING UNIT �_ 1 - \ \ \ / -i' or, > �\A s - r I / \ // / I I I Q �r I2 /� - „o„ - - \\�\ �1 ✓ e CLVT CULVERT / t32• - I \ ` / / \ \ j / r ,� / / / \ r/ / / 8 \ \ \ / rs 1 � ZONE / ti . \ DENOTES FOUND MONUMENT NI \ \ \ / / / �^ - /'0 \ j Fr / ( A1 \ ZONE � 62.1_ \ \ \ - / / °� I I I -PER FEMA / \ I \ \ - / � PER FE�M X01 \ - I r R`b - / -1, Q DENOTES IRON MONUMENT SET I \\ \ 1 1 / / / / I �1\ - 6 0, / 1/� 1p 11 1 I I I m / 1 ,� / / / ^` ��Z / C67, i / // r \ � / \ \ \ \ \\ / /// n / / I\ `� LLI AND CAPPED STANTEC 23682 -1 W \ \ I I I 1 /,4�, `° ,\�/ „ / l )I _ / 1 ?00 7.2\ I n DENOTES HENNEPIN COUNTY CIM \ I Cr1 O \ \�oli►ycic� EASON/ 1 I I I ( "? T ��>/� �` /(C/ �O Q /n� ` . �4'I 1 V Y Y' ` . \ \ I / `fi \ /I / / \ O '1�/ ` \ /i/ / I ;v x` / . \� \. I I /// / \ %� o I No\ I Q ,.6.� \ I, r , / BOUNDARY I M M \ \zasto ok.�Ka�io/ \ \ r� / ti o -- ��5 / 1S \� , I Ti✓ T LL_/ - -�� \ CENTERLINE I O M �AM>tLN 5534% /I \ r - 5 �/ /ti i O I �S `� II I I / / \ \ _ \ \ / l \ - - r // / : \ - 17 - O / \ ,p` / `b� ti / I I I / ) ,CENT / ) \ I ~ J F� -�') -- 1 -- ti / I o \ / \ �- h M /�\ ` \ �- /78.7 1 / // I Qp ti o /^ \�� \� //% / I / / \ I Lr EXISTING EASEMENT LINE ICI O '� / \ 1 / \ \ "' / `n �� // h/ \ \ 12 `> 1 / I \ / X (O�HER AR_ i O \1 / /'V \ Lr ------------- - - - - -- L 1 I . / \ \ \ tv jai / / / ,�( / / ✓ �0 (n / \ E I E OF NE 114, r - � n / \ 1 `" \ \ \ - 78.8 78.7 / PER A-MA2 - / �ti' \ ° - `b/ °` / �' 1 I � \ 124.2 �l % dc�` \\ I 1 / I \ - - - / \ \ �/ "� / / / \ L.L SHORELAND DISTRICT LINE �I / L� _ / r \ " l� I FSW140F\ - - -- / ti13 6\ / �- \ ^r-`� r__ c / \ v ll ry FLOOD PLAIN BOUNDARY / 1 \ SFF�� 23 T11 R23 \ -r - -- ` '� \ \ \ \ / / // p / I ✓ - I / / \ \ \ -C' \' to I ' �X \j2�i' 4�°1' 1/ � � - F � � 1 _ - - - -'y ,'O \ \.r �16/ _' / 11 I l Q ---- - - - - -- EXISTING LOT LINE M �� _ / O%" / O \ / w rot / / _ I \ I I I ` `' �' // 9 �' \ 1 d - a` ` l �, 8 r3 11�/1� \� O /i /�' O //1� i r� -- / L // //� / l // . / //� \ Uj U Z . EXISTING RIGHT -OF -WAY � / / I \ \ to \ 4' � col' _____- � �' - 1 1 i 9 -� I I l� �/ J ) 9 % \ \ n. 4i / t \ \\ W I I I \ I N N / �� C SECTION LINE / -/_ \ \ \ \ - u7 00 L- - L12�.0 __I_�\ `_ \ �� ( \' \ �• \ \ 1 $ " - 10 ` IN r'/ r rte\ �/y ` I I i \�\.i / >\ '\ /r_T�// / r_ _ I ala 120.0 \ • t . 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WETLAND BUFFER /1 \� /� - - \ \ o� \ol IU �° _15 __ _ -col ,t / �= . \ \` \ / _� I� �� vii I - - x'0.6 \ \ 65�\ .�'�/ __ -__- i O o 1 _ / r \ ♦ 1 /' \ / / - \ -2 I i _ _ _1_ 6 \ - - �r�\ \ `\ t�9 ' I �4,� %' -�h, �s oti, , _ ti , / FO -B FIBER OPTIC QUALITY LEVEL B II/\\ \ �// tit \ \\\ �o- 63?� \ / / 9'i L =84.1_ r\� \ \ \ \ �I l y 1 r - _ /� i'8 \ \` / / ``,��0 // / / 1 \ I \ - - w Q I aR0 E v� � �� OHP OVERHEAD POWER 1 \\ / V ___120.0 _ F-- = - - - -- - o_ + 120.0 ' 19 \9 / - - �� - \ - - - -- o l �ol 6- - \ 2�$ 01�" _ �%1 \%/ 75 1 L - - I I- J\ �` I \ j /' / \ \� J!-L J / 1578 / \ I \ WOOD RAIL FENCE \ r - I • -L- \ f \ \` �C\ _ `n \ 20 '/ \ \ • -7` 1 \ I o 16 / r 1 r� to \ N I 1 \ \ \.o v ,_\ Y\ / 12 NI I_ 13 N \� I / �` \� s\ \ Oi / . / / 78.9 -' 78.9 I \ WIRE BOX FENCE \I \ \ �O L _� \/ / \ - -1 I/ e/ )\ ' \, So / \ " I I xxxx BARB WIRE FENCE ©\ I" \N M _ - _ -\ �\ I\1 1 7 1 14 / \ 2 I \ \ I I^ \ \ v 1 � �. .F = -- -� J O \,� 1 `3• \ � � \ �� /` �T - / mil\ "r, - o� \ l\ 5 _\\ \ - izo.0 �/ \ s / ✓\ J I < \ " ` -10 mac°\ \ \ \ \ �� 1�/ / , l 1 0/ / \8\ . 04i' r.�\ / ,' 1 .. 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I \ 1 / / 1Oj /00/ o\ \ 4>/ / ' / < I 22 I I °- \ I I / I �g �r / / �\` -- ` \ � t�'g�' ��/ /// X23_ l ` ` 1 VICINITY & ZONING MAP ( _ - _ \�- f \ /\.J \ �- Ig �s \I�� I"� Irnrn 17 LnI \ %i // '\;' )`\/9 ° \` %\ -19_ \'S7.1i \ - \ 4Y , \ 6 \ � I I LI 3.0 / /`� \ ap\ \ 619 -� 26' - �r13 6J j� // rod / `\ \ ✓ j /� Oti to F 7 N 0 100 200 \ Lf 120.2 - J ` IR --- - - - - - 01� \ - - - - - i f/< , / 16 ' p / �\� r \ \ \ 6i / / - - - cP / / \ 1�i I I / ,r\ \ i �\ 2103 0 2-2-06 O.Oq / f ,1{ j -I , \\ Fr\ �\ \� i / �' ��- OUTLOT D - - - \ /// 17 > \ / 1 1 1 /2 �\ \ 40.54 /� ' 1' \ �? \' J / \\ , \\ / / / 1' \ I �� 11/ 4`7 °30°21' �/ / .� %/ s- �� 65 +�\ \`\ ] 15/ _� / \ - - - \/ _�� /�1 \ ' \ \ ° \ I Z3I _ _ T - ^ 1 vo I \ I / I°D / Iw \ �� \r 219,_ _1 ) ti % Iv - (-_j ;36.00 1 6 Ls\ \ ����> `t`.. �v7 \ �' f ` ' �1� •°\\ ° �\ \`^ 1 1 �- N 1 /'1- - `1 _ -i I v �� L / \V Y `o L_ _ 120.0 _ -J \\ \ I I r. /-1111 / L.+ ✓ \ \ - - \ 11i 0 \ - - - `> . - /I 1 % - I r, r. �� C° -�\ \ \ \�.' 00� \ 220.8 �- \ \ �� \ \ 1 �°o \ L.- ^ I / r� 1 �° ' o _5r A\ - -- _ \ - - - ' ` ` >\ �' \r \ 1 rn� �. I IM ( ��\ / °'�n L� _ 123_0- I / N\ \ O? - �- / -� 73.2 -, - 73.8 ' 7 U, \ \� \� 1 I ( \ rp \\o\ o ^ _J I / \ \ \ I 1 1 4 \ ✓� $ _ 73.8 1 _ - I I I I 3.g -1 �_- 281.2 o u+\ 6 \ - -- \\ Ih�I o / ' 1 1 \ \ / 8 1 - r - - -�QI �l , i - \ Ir r 1 �� ` \ \_ \ 1 J�w�j\ °ola - -- -1 \ �' C / \ 20• / 13 - -� 73.2 -� __ 1 u \ \ \ 20- , rM, \ T` \ 1 �� '��' 1L_, _ 1 1 /� - 1 - \ \ `I I ` -F 67 - `11 \ \I \ 1 \ \� / I `N a jj N 1 OI l \ \ I of 1 '\ \ \ 66.5 32 i o �\ \ ao\ N rt' - 0 - \ \ - - -- II \ \O $6� �� \ 4 I� 1 7� Y'a I n nl v \ �I Q\ �61_2_� f / - r �� N� - -F o \ 0 10 I h 1 1 ' �/ Y 67. - \ , \ \ / ��' lA I Ir` 2\ n 11- Io- 1� - i \\ F\ - 121.9 \T I 3 \1\ \ \ r `27� \ l / \ - - -� \ \ \ N 7 // '� ' 65 �i 55 \ \ \ 1 12 o- _ _ n \\ \ 1^0 �' ` \ i OUTLOT L �\ I \ \ I - - - - -- -J NO REVISION DATE \ h A6 0 \ I ) 1 , \ / I \ I^ I \ 1 OUTLOT /EASEMENT 11/19/14 \ ° I 1 _ %' - / \ 1 `I 1 i �n I o / I ' '�S \ � 65 • � �- � _ �, ^ice ].3 �l w_ - �` \�\ \ \l r\ \ 5 rn I •\ / � 6' � � I r f` r - - J �6�8 L =62.8 - 2.8 \ I u / // / I, \ Q \ \� I �,, 125.0 �s\ 1 I �� s ) 1 ) I �� 3 - -- / / 65 -- ~_ 1 ' 65 i� , �;_ \ I M s o a 1 I 1 ` \ \ �= 8 \ - �- ,� =14' ' \ \ 1 / MI \ ' in ;. v o / 62. 6 v 1 / 19 �3� �/ I _ \�`� \ _65� L� =62.8J _\ \ _ = L_6 6 -- I \ I - \ J / \r, I I _M 1N•11 3r'� <\ \\ '10 ° \\ O _i`i�/ 2a % �' \ \\ �8 - 17- -9\ \\ - --1 / J/ / \ - \ \\ // /I o jam\ 3 �I \ �� \, r -4 \\ �5 - =6 / o� - � - - / c 3 \ \ �\ / / 50 I I O 00 1 / - 53" 122.5 \ 121.5 =55 -- � - -- -- - °� 1 . \ s , aS \` \ \.d, C /�% - -J - p0� - - - - -- /� _- -`�I \ hC \ °i / CL�f r -71- - -- PER HENNEPIN.... '�, \ \ �` / 6 / O /'�O / \ ` $ - - - - - u� I \ n \ / / \S x ` I `� \ 6 �7 % f = �i i - \ \ v r�' \ 4 \ \ o l / I 124 9 \ AID HIGFIWAY \ �4 C / /\ ti ' O / O \1 3 \ 2 / _ - - - -� rL= 74.4 '- =z� / 29' \ \\ I I 1 N0. 19,21-A14 �6' �- _ 4 \\ `n \I- \\ i I I I to / �I I I� \ \ 00 \ 4�� \I /I uI ', 4 %I �� -7 18 1 \ I I / - - - / \\ \ 2 1 ` I q. 11 72 - i IQ 1 72 0 - ! S \ 121.5 I i I/ to I irn oo / \ \ / \ s ^ % / \ �j� / 'O \\ I \ \ \ ti6 O `� G \\ \% / 11 l� I al h \ 57.68 \ I �- / \ 0 \ 72 o I o I- 7 \ L' o I of ° 1 r \- 1 m \ -5 / �o \\ ` tiOn `ass\ / ,' e ' �\ \ I �, �'\ 1 \ \\ 'a k \ \� �2 0\ \ / Ni 11 N I 8 O //7 �" (' - "I I / /•�I 10 0 66 \, -� 17 \ \ ^\^ \�, \ Lni fi_T �1- _ `�\ i Q d I a \ C �\ \ / \ \ \� 1Z �\ 5 \ 1 ✓ +� - �I 1 ✓ ! \ 11 I \ I \ 1 V 1 I v \ I I I \ • �' 6 ' ,.^S` �(sr c' ) / I \\ I / 61.1 1�/ , ! I \ \ \ I , \ ✓ ,n rl `° / o / y,o�R\ 4 \'7 L 61.1 �_ _� L 61. 1 �, \ 12'\ \\ �\ �L L - OUTLOT N - - °� ` \ \� �� / \1, / / \ `'off o� SURVEY MM LTI ,rte UTLOT M 3 \ �� I - -- \ \ I n °� I I \ \ \ i C \ 121, \ \� - DRAWN REH �i \ \\ •p / p, / SS i / / % �\ ` I I \ �\ 1, I / / - J L- 104. I \ \ ?\ „� 1 \ 1 I- in I / ! i I `�,y 9' \�, \. -_ \ \ \ ✓ <s, � - 11' •/' _s .o\ - X10,/ < � 60 ��\ •� r 8.7 I 78.7 � \ \ - N OF\N �/4 OF �•.... ).S v 7 r�� \ \ \�� \ \ \ \ / - \ �• ` I,.I \ � \2� \ � �/, •S , � \ �-- p>'o.. �/ �,/ / O\ � f \\ I 1 1 I 7 I 1 I I I 7g. \ \cP - / DESIGNED \ F-- i ��Y j/ ^ \1 , / / °\ \ I $1 T F� / _ L =z4.5 1 ! 1 �S�n144OFSEC.23 /T 9� 26 \ \ g,o -� _ 2- :> I I I <'i 1-\ I I �; I I _ _, 1 \ \ \ \ _ / \_ r�� 16 �\ l \\ LHB \' \\ \\ v / O `.' t 00 \ i I l 1� 1 }l� *121.5 \ \ \ \o / \ \ CHECKED - _ _ - ✓/ _ J 1 \ \� ss / i -`f`s °� - - �- / i O< \ i i I �� I ` 1 1 1� 6 I IN , / \1 \ - \ IIII II I �l\I I \ / -� \ i 12 %' ' °° \ APPROVED LHB %// \ \\� \\ \ / 9 ;, \ /� �6'w / \` \ 1 - \5 -_- / , \ /1' I \ 1 1 I I I I I I l� / 65 I I I 65 / 9 \ " �l h \ l� \ \ \\ \\ i\\ / \ \ \ d` I 1 I I / �o% \'n _ \ \ / / �� `r i PROJ. NO. 193802577 4 \ \ 65 1 i� -► r� / � \\ 15 \ \\ \ \ \ 1 \ \a / _ � I \ \ 'd' `•o � \ O/' >^ ` \ \� \ \ � =61.3 L =61.3J � 1 1 /\ ` 651\ ' �_. L� w/ \�� SHEET NUMBER 3 \ \ 13, �- \ i ,, zor`�l , i1TL�1 \ \\ \\ \ �- . / -�� . .�. I \'� f 1;' �' \ \ `•� / I \► t \� \ \ .\ . \� sue\ ss� \ �_ <, / l` ` =°'p0 / 7 1 L \9'� 1 \ \ \ \ \�\ \ \ �\ \ _ / f \� `�� V4.02 o MINIMUM LOT AREA - 9,000 SQUARE FEET o MINIMUM LOT AREA - 6,500 SQUARE FEET - Co Q Q co O o MINIMUM LOT WIDTH AT FRONT SETBACK - 55 FT MINIMUM LOT WIDTH AT FRONT SETBACK - 30 FT r °O 0 �N MINIMUM LOT DEPTH - 120 FT MINIMUM LOT DEPTH - 120 FT MINIMUM LOT DEPTH - 80 FT �> FRONT YARD SETBACK - 20 FT (MIN) FRONT YARD SETBACK - 20 FT (MIN) FRONT YARD SETBACK - 20 FT (MIN) OWE iY 0 Q J REAR YARD SETBACK - 25 FT REAR YARD SETBACK - 25 FT Zii0 REAR YARD SETBACK - 20 FT U < w LU SIDE YARD HOUSE / GARAGE SETBACK - 5 FT O Ln LU SIDE YARD HOUSE / GARAGE SETBACK - 5 FT SIDE YARD HOUSE / GARAGE SETBACK - 10 FT , w < < QUO SIDE YARD STREET SETBACK - 25 FT DRAINAGE AND (ONE SIDE ONLY) LU U-1 N Z UTILITY EASEMENT U °� z w Q Z Z z L J 30 N - - - -� --- - - - - -- z O LU z 0 �Uvi -i m N 00 N 0 z U J iLi < z 0 Total Acreage of Plat 103.32 Acres + /- \ \ Q `j \, \ NOTE: ALL PONDS, WETLANDS, AND WETLAND BUFFERS WILL BE PLATTED IN OUTLOTS \ \\ \ ° � S`��s AND DEDICATED AS DRAINAGE AND UTILITY EASEMENTS IN THE FINAL PLAT. Legend 4L. DELINEATED WETLAND g� - POWER POLE 424.9 I 4 ' 1700.5 366.8 LIGHT POLE _ 6 r -� / \ Jl `6.8 'i \ \ �� /� \ \ \ 41508` -_� \ b TRAFFIC SIGN vl . ' I I J SHORELAND 1 /. / / 7L T T - OUTL9T W- f DIST CT LINE t \� \ I / \ �` / '- _ ter°- /\ CONTROL -J °3 / I /' i -/ \ \ \ \ / h' OUTLET CONTROL STRUCTURE a, I < / I Imo! ❑S r^ X, � 02h O \ _ A CTV CABLE TV PEDISTAL 98 v . - / ^``` COMMUNICATION PEDISTAL _"' \ \ �6S� 10 �1 IT © S89-56 \ \ -\ 1 -� � \\ 4� -.I of \ G. , , // / \, � 7i \ ) � /� ❑E ELECTRIC PEDISTAL LN \ \ 300.00 - ,, / /] \ `^' (!� , ` / �) \ ) I OUTLOT C / (\ \ / �\ / 19 / ' - /� �`� \ \ (. \ \ \ 1�- _ _ 1 /.- . AC AIR CONDITIONING UNIT �_ 1 - \ \ \ / -i' or, > �\A s - r I / \ // / I I I Q �r I2 /� - „o„ - - \\�\ �1 ✓ e CLVT CULVERT / t32• - I \ ` / / \ \ j / r ,� / / / \ r/ / / 8 \ \ \ / rs 1 � ZONE / ti . \ DENOTES FOUND MONUMENT NI \ \ \ / / / �^ - /'0 \ j Fr / ( A1 \ ZONE � 62.1_ \ \ \ - / / °� I I I -PER FEMA / \ I \ \ - / � PER FE�M X01 \ - I r R`b - / -1, Q DENOTES IRON MONUMENT SET I \\ \ 1 1 / / / / I �1\ - 6 0, / 1/� 1p 11 1 I I I m / 1 ,� / / / ^` ��Z / C67, i / // r \ � / \ \ \ \ \\ / /// n / / I\ `� LLI AND CAPPED STANTEC 23682 -1 W \ \ I I I 1 /,4�, `° ,\�/ „ / l )I _ / 1 ?00 7.2\ I n DENOTES HENNEPIN COUNTY CIM \ I Cr1 O \ \�oli►ycic� EASON/ 1 I I I ( "? T ��>/� �` /(C/ �O Q /n� ` . �4'I 1 V Y Y' ` . \ \ I / `fi \ /I / / \ O '1�/ ` \ /i/ / I ;v x` / . \� \. I I /// / \ %� o I No\ I Q ,.6.� \ I, r , / BOUNDARY I M M \ \zasto ok.�Ka�io/ \ \ r� / ti o -- ��5 / 1S \� , I Ti✓ T LL_/ - -�� \ CENTERLINE I O M �AM>tLN 5534% /I \ r - 5 �/ /ti i O I �S `� II I I / / \ \ _ \ \ / l \ - - r // / : \ - 17 - O / \ ,p` / `b� ti / I I I / ) ,CENT / ) \ I ~ J F� -�') -- 1 -- ti / I o \ / \ �- h M /�\ ` \ �- /78.7 1 / // I Qp ti o /^ \�� \� //% / I / / \ I Lr EXISTING EASEMENT LINE ICI O '� / \ 1 / \ \ "' / `n �� // h/ \ \ 12 `> 1 / I \ / X (O�HER AR_ i O \1 / /'V \ Lr ------------- - - - - -- L 1 I . / \ \ \ tv jai / / / ,�( / / ✓ �0 (n / \ E I E OF NE 114, r - � n / \ 1 `" \ \ \ - 78.8 78.7 / PER A-MA2 - / �ti' \ ° - `b/ °` / �' 1 I � \ 124.2 �l % dc�` \\ I 1 / I \ - - - / \ \ �/ "� / / / \ L.L SHORELAND DISTRICT LINE �I / L� _ / r \ " l� I FSW140F\ - - -- / ti13 6\ / �- \ ^r-`� r__ c / \ v ll ry FLOOD PLAIN BOUNDARY / 1 \ SFF�� 23 T11 R23 \ -r - -- ` '� \ \ \ \ / / // p / I ✓ - I / / \ \ \ -C' \' to I ' �X \j2�i' 4�°1' 1/ � � - F � � 1 _ - - - -'y ,'O \ \.r �16/ _' / 11 I l Q ---- - - - - -- EXISTING LOT LINE M �� _ / O%" / O \ / w rot / / _ I \ I I I ` `' �' // 9 �' \ 1 d - a` ` l �, 8 r3 11�/1� \� O /i /�' O //1� i r� -- / L // //� / l // . / //� \ Uj U Z . EXISTING RIGHT -OF -WAY � / / I \ \ to \ 4' � col' _____- � �' - 1 1 i 9 -� I I l� �/ J ) 9 % \ \ n. 4i / t \ \\ W I I I \ I N N / �� C SECTION LINE / -/_ \ \ \ \ - u7 00 L- - L12�.0 __I_�\ `_ \ �� ( \' \ �• \ \ 1 $ " - 10 ` IN r'/ r rte\ �/y ` I I i \�\.i / >\ '\ /r_T�// / r_ _ I ala 120.0 \ • t . I I" 1 "' � / � i � +1c• I ' / \ QUARTER SECTION LINE 7 / \ \\ \ N W - - -- _ I \ - / / \ \7 1J\l 11 /d \j - / } % 1 / F- - - \ o - -- �ilo 9 I \ i 65 _ / 6 1 1 \ ` / \ .5 �jj I /� i �/.� `iP \ 1 � LLJ \ I u, -14 I I1 \ \ \ \N 1 65 ' I I 65 / /\ - \ \.� O / / \ - - SIXTEENTH SECTION LINE / >'' \ \ \ M T I I 1�n -° = -,"'I - \ - \ \// \ \r \I - l N / I \ \r \O L/ / / L - / _ / / 11 U% \ \ - O o o �o �o I r' 6 \ \ \ / L`61.3 �� 6S - / , ,1' / \ > I / �� \ �- I u,� I - ~ • ` y / \ o\ \ 65 12 / I TREE LINE Z � - _° W lu' \3 I /�- 3 �o \ \ `° \ `°I - -- \ .C\ /`� \�, 5 \\ \ 65 \\ 55' �`% L / �6 / WETLAND / _COJ) \ 120.0 L -- -- - - \ i \// \\ o/ \ \ ��O,J j i \ - LT 61' �\ S hi / / I-- --- - -- 120.0 \ / 9 ` / \ \ 2 \ WETLAND SETBACK �1. ` \\ / \� 656 / - _ - ��6r r r 13 I I \ - /` _ % 4 �� �, °I - - - _ 19$• �� �v �c� 4/ \ \ � 2�\ � ' ,23.1/ i i �- � � 4Q0 `.i I Iry T / � s'3� \ � / �o^�• i - � I � � / l / / % � � \ \ j \ . WETLAND BUFFER /1 \� /� - - \ \ o� \ol IU �° _15 __ _ -col ,t / �= . \ \` \ / _� I� �� vii I - - x'0.6 \ \ 65�\ .�'�/ __ -__- i O o 1 _ / r \ ♦ 1 /' \ / / - \ -2 I i _ _ _1_ 6 \ - - �r�\ \ `\ t�9 ' I �4,� %' -�h, �s oti, , _ ti , / FO -B FIBER OPTIC QUALITY LEVEL B II/\\ \ �// tit \ \\\ �o- 63?� \ / / 9'i L =84.1_ r\� \ \ \ \ �I l y 1 r - _ /� i'8 \ \` / / ``,��0 // / / 1 \ I \ - - w Q I aR0 E v� � �� OHP OVERHEAD POWER 1 \\ / V ___120.0 _ F-- = - - - -- - o_ + 120.0 ' 19 \9 / - - �� - \ - - - -- o l �ol 6- - \ 2�$ 01�" _ �%1 \%/ 75 1 L - - I I- J\ �` I \ j /' / \ \� J!-L J / 1578 / \ I \ WOOD RAIL FENCE \ r - I • -L- \ f \ \` �C\ _ `n \ 20 '/ \ \ • -7` 1 \ I o 16 / r 1 r� to \ N I 1 \ \ \.o v ,_\ Y\ / 12 NI I_ 13 N \� I / �` \� s\ \ Oi / . / / 78.9 -' 78.9 I \ WIRE BOX FENCE \I \ \ �O L _� \/ / \ - -1 I/ e/ )\ ' \, So / \ " I I xxxx BARB WIRE FENCE ©\ I" \N M _ - _ -\ �\ I\1 1 7 1 14 / \ 2 I \ \ I I^ \ \ v 1 � �. .F = -- -� J O \,� 1 `3• \ � � \ �� /` �T - / mil\ "r, - o� \ l\ 5 _\\ \ - izo.0 �/ \ s / ✓\ J I < \ " ` -10 mac°\ \ \ \ \ �� 1�/ / , l 1 0/ / \8\ . 04i' r.�\ / ,' 1 .. I I \ "'1 I 1 O \ 11 \. N10- 10 -�\ \ ��. I \ 1 / / 1Oj /00/ o\ \ 4>/ / ' / < I 22 I I °- \ I I / I �g �r / / �\` -- ` \ � t�'g�' ��/ /// X23_ l ` ` 1 VICINITY & ZONING MAP ( _ - _ \�- f \ /\.J \ �- Ig �s \I�� I"� Irnrn 17 LnI \ %i // '\;' )`\/9 ° \` %\ -19_ \'S7.1i \ - \ 4Y , \ 6 \ � I I LI 3.0 / /`� \ ap\ \ 619 -� 26' - �r13 6J j� // rod / `\ \ ✓ j /� Oti to F 7 N 0 100 200 \ Lf 120.2 - J ` IR --- - - - - - 01� \ - - - - - i f/< , / 16 ' p / �\� r \ \ \ 6i / / - - - cP / / \ 1�i I I / ,r\ \ i �\ 2103 0 2-2-06 O.Oq / f ,1{ j -I , \\ Fr\ �\ \� i / �' ��- OUTLOT D - - - \ /// 17 > \ / 1 1 1 /2 �\ \ 40.54 /� ' 1' \ �? \' J / \\ , \\ / / / 1' \ I �� 11/ 4`7 °30°21' �/ / .� %/ s- �� 65 +�\ \`\ ] 15/ _� / \ - - - \/ _�� /�1 \ ' \ \ ° \ I Z3I _ _ T - ^ 1 vo I \ I / I°D / Iw \ �� \r 219,_ _1 ) ti % Iv - (-_j ;36.00 1 6 Ls\ \ ����> `t`.. �v7 \ �' f ` ' �1� •°\\ ° �\ \`^ 1 1 �- N 1 /'1- - `1 _ -i I v �� L / \V Y `o L_ _ 120.0 _ -J \\ \ I I r. /-1111 / L.+ ✓ \ \ - - \ 11i 0 \ - - - `> . - /I 1 % - I r, r. �� C° -�\ \ \ \�.' 00� \ 220.8 �- \ \ �� \ \ 1 �°o \ L.- ^ I / r� 1 �° ' o _5r A\ - -- _ \ - - - ' ` ` >\ �' \r \ 1 rn� �. I IM ( ��\ / °'�n L� _ 123_0- I / N\ \ O? - �- / -� 73.2 -, - 73.8 ' 7 U, \ \� \� 1 I ( \ rp \\o\ o ^ _J I / \ \ \ I 1 1 4 \ ✓� $ _ 73.8 1 _ - I I I I 3.g -1 �_- 281.2 o u+\ 6 \ - -- \\ Ih�I o / ' 1 1 \ \ / 8 1 - r - - -�QI �l , i - \ Ir r 1 �� ` \ \_ \ 1 J�w�j\ °ola - -- -1 \ �' C / \ 20• / 13 - -� 73.2 -� __ 1 u \ \ \ 20- , rM, \ T` \ 1 �� '��' 1L_, _ 1 1 /� - 1 - \ \ `I I ` -F 67 - `11 \ \I \ 1 \ \� / I `N a jj N 1 OI l \ \ I of 1 '\ \ \ 66.5 32 i o �\ \ ao\ N rt' - 0 - \ \ - - -- II \ \O $6� �� \ 4 I� 1 7� Y'a I n nl v \ �I Q\ �61_2_� f / - r �� N� - -F o \ 0 10 I h 1 1 ' �/ Y 67. - \ , \ \ / ��' lA I Ir` 2\ n 11- Io- 1� - i \\ F\ - 121.9 \T I 3 \1\ \ \ r `27� \ l / \ - - -� \ \ \ N 7 // '� ' 65 �i 55 \ \ \ 1 12 o- _ _ n \\ \ 1^0 �' ` \ i OUTLOT L �\ I \ \ I - - - - -- -J NO REVISION DATE \ h A6 0 \ I ) 1 , \ / I \ I^ I \ 1 OUTLOT /EASEMENT 11/19/14 \ ° I 1 _ %' - / \ 1 `I 1 i �n I o / I ' '�S \ � 65 • � �- � _ �, ^ice ].3 �l w_ - �` \�\ \ \l r\ \ 5 rn I •\ / � 6' � � I r f` r - - J �6�8 L =62.8 - 2.8 \ I u / // / I, \ Q \ \� I �,, 125.0 �s\ 1 I �� s ) 1 ) I �� 3 - -- / / 65 -- ~_ 1 ' 65 i� , �;_ \ I M s o a 1 I 1 ` \ \ �= 8 \ - �- ,� =14' ' \ \ 1 / MI \ ' in ;. v o / 62. 6 v 1 / 19 �3� �/ I _ \�`� \ _65� L� =62.8J _\ \ _ = L_6 6 -- I \ I - \ J / \r, I I _M 1N•11 3r'� <\ \\ '10 ° \\ O _i`i�/ 2a % �' \ \\ �8 - 17- -9\ \\ - --1 / J/ / \ - \ \\ // /I o jam\ 3 �I \ �� \, r -4 \\ �5 - =6 / o� - � - - / c 3 \ \ �\ / / 50 I I O 00 1 / - 53" 122.5 \ 121.5 =55 -- � - -- -- - °� 1 . \ s , aS \` \ \.d, C /�% - -J - p0� - - - - -- /� _- -`�I \ hC \ °i / CL�f r -71- - -- PER HENNEPIN.... '�, \ \ �` / 6 / O /'�O / \ ` $ - - - - - u� I \ n \ / / \S x ` I `� \ 6 �7 % f = �i i - \ \ v r�' \ 4 \ \ o l / I 124 9 \ AID HIGFIWAY \ �4 C / /\ ti ' O / O \1 3 \ 2 / _ - - - -� rL= 74.4 '- =z� / 29' \ \\ I I 1 N0. 19,21-A14 �6' �- _ 4 \\ `n \I- \\ i I I I to / �I I I� \ \ 00 \ 4�� \I /I uI ', 4 %I �� -7 18 1 \ I I / - - - / \\ \ 2 1 ` I q. 11 72 - i IQ 1 72 0 - ! S \ 121.5 I i I/ to I irn oo / \ \ / \ s ^ % / \ �j� / 'O \\ I \ \ \ ti6 O `� G \\ \% / 11 l� I al h \ 57.68 \ I �- / \ 0 \ 72 o I o I- 7 \ L' o I of ° 1 r \- 1 m \ -5 / �o \\ ` tiOn `ass\ / ,' e ' �\ \ I �, �'\ 1 \ \\ 'a k \ \� �2 0\ \ / Ni 11 N I 8 O //7 �" (' - "I I / /•�I 10 0 66 \, -� 17 \ \ ^\^ \�, \ Lni fi_T �1- _ `�\ i Q d I a \ C �\ \ / \ \ \� 1Z �\ 5 \ 1 ✓ +� - �I 1 ✓ ! \ 11 I \ I \ 1 V 1 I v \ I I I \ • �' 6 ' ,.^S` �(sr c' ) / I \\ I / 61.1 1�/ , ! I \ \ \ I , \ ✓ ,n rl `° / o / y,o�R\ 4 \'7 L 61.1 �_ _� L 61. 1 �, \ 12'\ \\ �\ �L L - OUTLOT N - - °� ` \ \� �� / \1, / / \ `'off o� SURVEY MM LTI ,rte UTLOT M 3 \ �� I - -- \ \ I n °� I I \ \ \ i C \ 121, \ \� - DRAWN REH �i \ \\ •p / p, / SS i / / % �\ ` I I \ �\ 1, I / / - J L- 104. I \ \ ?\ „� 1 \ 1 I- in I / ! i I `�,y 9' \�, \. -_ \ \ \ ✓ <s, � - 11' •/' _s .o\ - X10,/ < � 60 ��\ •� r 8.7 I 78.7 � \ \ - N OF\N �/4 OF �•.... ).S v 7 r�� \ \ \�� \ \ \ \ / - \ �• ` I,.I \ � \2� \ � �/, •S , � \ �-- p>'o.. �/ �,/ / O\ � f \\ I 1 1 I 7 I 1 I I I 7g. \ \cP - / DESIGNED \ F-- i ��Y j/ ^ \1 , / / °\ \ I $1 T F� / _ L =z4.5 1 ! 1 �S�n144OFSEC.23 /T 9� 26 \ \ g,o -� _ 2- :> I I I <'i 1-\ I I �; I I _ _, 1 \ \ \ \ _ / \_ r�� 16 �\ l \\ LHB \' \\ \\ v / O `.' t 00 \ i I l 1� 1 }l� *121.5 \ \ \ \o / \ \ CHECKED - _ _ - ✓/ _ J 1 \ \� ss / i -`f`s °� - - �- / i O< \ i i I �� I ` 1 1 1� 6 I IN , / \1 \ - \ IIII II I �l\I I \ / -� \ i 12 %' ' °° \ APPROVED LHB %// \ \\� \\ \ / 9 ;, \ /� �6'w / \` \ 1 - \5 -_- / , \ /1' I \ 1 1 I I I I I I l� / 65 I I I 65 / 9 \ " �l h \ l� \ \ \\ \\ i\\ / \ \ \ d` I 1 I I / �o% \'n _ \ \ / / �� `r i PROJ. NO. 193802577 4 \ \ 65 1 i� -► r� / � \\ 15 \ \\ \ \ \ 1 \ \a / _ � I \ \ 'd' `•o � \ O/' >^ ` \ \� \ \ � =61.3 L =61.3J � 1 1 /\ ` 651\ ' �_. L� w/ \�� SHEET NUMBER 3 \ \ 13, �- \ i ,, zor`�l , i1TL�1 \ \\ \\ \ �- . / -�� . .�. I \'� f 1;' �' \ \ `•� / I \► t \� \ \ .\ . \� sue\ ss� \ �_ <, / l` ` =°'p0 / 7 1 L \9'� 1 \ \ \ \ \�\ \ \ �\ \ _ / f \� `�� V4.02 J O w w MINIMUM LOT AREA - 9,000 SQUARE FEET MINIMUM LOT AREA - 7,800 SQUARE FEET MINIMUM LOT AREA - 6,500 SQUARE FEET MINIMUM LOT AREA - 4,000 SQUARE FEET Q Q MINIMUM LOT WIDTH AT FRONT SETBACK - 75 FT MINIMUM LOT WIDTH AT FRONT SETBACK - 65 FT MINIMUM LOT WIDTH AT FRONT SETBACK - 55 FT MINIMUM LOT WIDTH AT FRONT SETBACK - 30 FT r °O 0 MINIMUM LOT DEPTH - 120 FT MINIMUM LOT DEPTH - 120 FT MINIMUM LOT DEPTH - 120 FT MINIMUM LOT DEPTH - 80 FT >- Co < 3 FRONT YARD SETBACK - 20 FT (MIN) FRONT YARD SETBACK - 20 FT (MIN) FRONT YARD SETBACK - 20 FT (MIN) FRONT YARD SETBACK - 20 FT (MIN) iY 0 Q J REAR YARD SETBACK - 25 FT REAR YARD SETBACK - 25 FT REAR YARD SETBACK - 25 FT REAR YARD SETBACK - 20 FT U < w LU SIDE YARD HOUSE / GARAGE SETBACK - 5 FT SIDE YARD HOUSE / GARAGE SETBACK - 5 FT SIDE YARD HOUSE / GARAGE SETBACK - 5 FT SIDE YARD HOUSE / GARAGE SETBACK - 10 FT , w < < SIDE YARD STREET SETBACK - 25 FT SIDE YARD STREET SETBACK - 25 FT SIDE YARD STREET SETBACK - 25 FT (ONE SIDE ONLY) Co a- w z SIDE YARD STREET SETBACK - 10 FT w Q Z Z z (ONE SIDE ONLY) _ 3 < � a- N 00 N 0 z U J iLi < z 0 Total Acreage of Plat 103.32 Acres + /- \ \ Q `j \, \ NOTE: ALL PONDS, WETLANDS, AND WETLAND BUFFERS WILL BE PLATTED IN OUTLOTS \ \\ \ ° � S`��s AND DEDICATED AS DRAINAGE AND UTILITY EASEMENTS IN THE FINAL PLAT. Legend 4L. DELINEATED WETLAND g� - POWER POLE 424.9 I 4 ' 1700.5 366.8 LIGHT POLE _ 6 r -� / \ Jl `6.8 'i \ \ �� /� \ \ \ 41508` -_� \ b TRAFFIC SIGN vl . ' I I J SHORELAND 1 /. / / 7L T T - OUTL9T W- f DIST CT LINE t \� \ I / \ �` / '- _ ter°- /\ CONTROL -J °3 / I /' i -/ \ \ \ \ / h' OUTLET CONTROL STRUCTURE a, I < / I Imo! ❑S r^ X, � 02h O \ _ A CTV CABLE TV PEDISTAL 98 v . - / ^``` COMMUNICATION PEDISTAL _"' \ \ �6S� 10 �1 IT © S89-56 \ \ -\ 1 -� � \\ 4� -.I of \ G. , , // / \, � 7i \ ) � /� ❑E ELECTRIC PEDISTAL LN \ \ 300.00 - ,, / /] \ `^' (!� , ` / �) \ ) I OUTLOT C / (\ \ / �\ / 19 / ' - /� �`� \ \ (. \ \ \ 1�- _ _ 1 /.- . AC AIR CONDITIONING UNIT �_ 1 - \ \ \ / -i' or, > �\A s - r I / \ // / I I I Q �r I2 /� - „o„ - - \\�\ �1 ✓ e CLVT CULVERT / t32• - I \ ` / / \ \ j / r ,� / / / \ r/ / / 8 \ \ \ / rs 1 � ZONE / ti . \ DENOTES FOUND MONUMENT NI \ \ \ / / / �^ - /'0 \ j Fr / ( A1 \ ZONE � 62.1_ \ \ \ - / / °� I I I -PER FEMA / \ I \ \ - / � PER FE�M X01 \ - I r R`b - / -1, Q DENOTES IRON MONUMENT SET I \\ \ 1 1 / / / / I �1\ - 6 0, / 1/� 1p 11 1 I I I m / 1 ,� / / / ^` ��Z / C67, i / // r \ � / \ \ \ \ \\ / /// n / / I\ `� LLI AND CAPPED STANTEC 23682 -1 W \ \ I I I 1 /,4�, `° ,\�/ „ / l )I _ / 1 ?00 7.2\ I n DENOTES HENNEPIN COUNTY CIM \ I Cr1 O \ \�oli►ycic� EASON/ 1 I I I ( "? T ��>/� �` /(C/ �O Q /n� ` . �4'I 1 V Y Y' ` . \ \ I / `fi \ /I / / \ O '1�/ ` \ /i/ / I ;v x` / . \� \. I I /// / \ %� o I No\ I Q ,.6.� \ I, r , / BOUNDARY I M M \ \zasto ok.�Ka�io/ \ \ r� / ti o -- ��5 / 1S \� , I Ti✓ T LL_/ - -�� \ CENTERLINE I O M �AM>tLN 5534% /I \ r - 5 �/ /ti i O I �S `� II I I / / \ \ _ \ \ / l \ - - r // / : \ - 17 - O / \ ,p` / `b� ti / I I I / ) ,CENT / ) \ I ~ J F� -�') -- 1 -- ti / I o \ / \ �- h M /�\ ` \ �- /78.7 1 / // I Qp ti o /^ \�� \� //% / I / / \ I Lr EXISTING EASEMENT LINE ICI O '� / \ 1 / \ \ "' / `n �� // h/ \ \ 12 `> 1 / I \ / X (O�HER AR_ i O \1 / /'V \ Lr ------------- - - - - -- L 1 I . / \ \ \ tv jai / / / ,�( / / ✓ �0 (n / \ E I E OF NE 114, r - � n / \ 1 `" \ \ \ - 78.8 78.7 / PER A-MA2 - / �ti' \ ° - `b/ °` / �' 1 I � \ 124.2 �l % dc�` \\ I 1 / I \ - - - / \ \ �/ "� / / / \ L.L SHORELAND DISTRICT LINE �I / L� _ / r \ " l� I FSW140F\ - - -- / ti13 6\ / �- \ ^r-`� r__ c / \ v ll ry FLOOD PLAIN BOUNDARY / 1 \ SFF�� 23 T11 R23 \ -r - -- ` '� \ \ \ \ / / // p / I ✓ - I / / \ \ \ -C' \' to I ' �X \j2�i' 4�°1' 1/ � � - F � � 1 _ - - - -'y ,'O \ \.r �16/ _' / 11 I l Q ---- - - - - -- EXISTING LOT LINE M �� _ / O%" / O \ / w rot / / _ I \ I I I ` `' �' // 9 �' \ 1 d - a` ` l �, 8 r3 11�/1� \� O /i /�' O //1� i r� -- / L // //� / l // . / //� \ Uj U Z . EXISTING RIGHT -OF -WAY � / / I \ \ to \ 4' � col' _____- � �' - 1 1 i 9 -� I I l� �/ J ) 9 % \ \ n. 4i / t \ \\ W I I I \ I N N / �� C SECTION LINE / -/_ \ \ \ \ - u7 00 L- - L12�.0 __I_�\ `_ \ �� ( \' \ �• \ \ 1 $ " - 10 ` IN r'/ r rte\ �/y ` I I i \�\.i / >\ '\ /r_T�// / r_ _ I ala 120.0 \ • t . I I" 1 "' � / � i � +1c• I ' / \ QUARTER SECTION LINE 7 / \ \\ \ N W - - -- _ I \ - / / \ \7 1J\l 11 /d \j - / } % 1 / F- - - \ o - -- �ilo 9 I \ i 65 _ / 6 1 1 \ ` / \ .5 �jj I /� i �/.� `iP \ 1 � LLJ \ I u, -14 I I1 \ \ \ \N 1 65 ' I I 65 / /\ - \ \.� O / / \ - - SIXTEENTH SECTION LINE / >'' \ \ \ M T I I 1�n -° = -,"'I - \ - \ \// \ \r \I - l N / I \ \r \O L/ / / L - / _ / / 11 U% \ \ - O o o �o �o I r' 6 \ \ \ / L`61.3 �� 6S - / , ,1' / \ > I / �� \ �- I u,� I - ~ • ` y / \ o\ \ 65 12 / I TREE LINE Z � - _° W lu' \3 I /�- 3 �o \ \ `° \ `°I - -- \ .C\ /`� \�, 5 \\ \ 65 \\ 55' �`% L / �6 / WETLAND / _COJ) \ 120.0 L -- -- - - \ i \// \\ o/ \ \ ��O,J j i \ - LT 61' �\ S hi / / I-- --- - -- 120.0 \ / 9 ` / \ \ 2 \ WETLAND SETBACK �1. ` \\ / \� 656 / - _ - ��6r r r 13 I I \ - /` _ % 4 �� �, °I - - - _ 19$• �� �v �c� 4/ \ \ � 2�\ � ' ,23.1/ i i �- � � 4Q0 `.i I Iry T / � s'3� \ � / �o^�• i - � I � � / l / / % � � \ \ j \ . WETLAND BUFFER /1 \� /� - - \ \ o� \ol IU �° _15 __ _ -col ,t / �= . \ \` \ / _� I� �� vii I - - x'0.6 \ \ 65�\ .�'�/ __ -__- i O o 1 _ / r \ ♦ 1 /' \ / / - \ -2 I i _ _ _1_ 6 \ - - �r�\ \ `\ t�9 ' I �4,� %' -�h, �s oti, , _ ti , / FO -B FIBER OPTIC QUALITY LEVEL B II/\\ \ �// tit \ \\\ �o- 63?� \ / / 9'i L =84.1_ r\� \ \ \ \ �I l y 1 r - _ /� i'8 \ \` / / ``,��0 // / / 1 \ I \ - - w Q I aR0 E v� � �� OHP OVERHEAD POWER 1 \\ / V ___120.0 _ F-- = - - - -- - o_ + 120.0 ' 19 \9 / - - �� - \ - - - -- o l �ol 6- - \ 2�$ 01�" _ �%1 \%/ 75 1 L - - I I- J\ �` I \ j /' / \ \� J!-L J / 1578 / \ I \ WOOD RAIL FENCE \ r - I • -L- \ f \ \` �C\ _ `n \ 20 '/ \ \ • -7` 1 \ I o 16 / r 1 r� to \ N I 1 \ \ \.o v ,_\ Y\ / 12 NI I_ 13 N \� I / �` \� s\ \ Oi / . / / 78.9 -' 78.9 I \ WIRE BOX FENCE \I \ \ �O L _� \/ / \ - -1 I/ e/ )\ ' \, So / \ " I I xxxx BARB WIRE FENCE ©\ I" \N M _ - _ -\ �\ I\1 1 7 1 14 / \ 2 I \ \ I I^ \ \ v 1 � �. .F = -- -� J O \,� 1 `3• \ � � \ �� /` �T - / mil\ "r, - o� \ l\ 5 _\\ \ - izo.0 �/ \ s / ✓\ J I < \ " ` -10 mac°\ \ \ \ \ �� 1�/ / , l 1 0/ / \8\ . 04i' r.�\ / ,' 1 .. I I \ "'1 I 1 O \ 11 \. N10- 10 -�\ \ ��. I \ 1 / / 1Oj /00/ o\ \ 4>/ / ' / < I 22 I I °- \ I I / I �g �r / / �\` -- ` \ � t�'g�' ��/ /// X23_ l ` ` 1 VICINITY & ZONING MAP ( _ - _ \�- f \ /\.J \ �- Ig �s \I�� I"� Irnrn 17 LnI \ %i // '\;' )`\/9 ° \` %\ -19_ \'S7.1i \ - \ 4Y , \ 6 \ � I I LI 3.0 / /`� \ ap\ \ 619 -� 26' - �r13 6J j� // rod / `\ \ ✓ j /� Oti to F 7 N 0 100 200 \ Lf 120.2 - J ` IR --- - - - - - 01� \ - - - - - i f/< , / 16 ' p / �\� r \ \ \ 6i / / - - - cP / / \ 1�i I I / ,r\ \ i �\ 2103 0 2-2-06 O.Oq / f ,1{ j -I , \\ Fr\ �\ \� i / �' ��- OUTLOT D - - - \ /// 17 > \ / 1 1 1 /2 �\ \ 40.54 /� ' 1' \ �? \' J / \\ , \\ / / / 1' \ I �� 11/ 4`7 °30°21' �/ / .� %/ s- �� 65 +�\ \`\ ] 15/ _� / \ - - - \/ _�� /�1 \ ' \ \ ° \ I Z3I _ _ T - ^ 1 vo I \ I / I°D / Iw \ �� \r 219,_ _1 ) ti % Iv - (-_j ;36.00 1 6 Ls\ \ ����> `t`.. �v7 \ �' f ` ' �1� •°\\ ° �\ \`^ 1 1 �- N 1 /'1- - `1 _ -i I v �� L / \V Y `o L_ _ 120.0 _ -J \\ \ I I r. /-1111 / L.+ ✓ \ \ - - \ 11i 0 \ - - - `> . - /I 1 % - I r, r. �� C° -�\ \ \ \�.' 00� \ 220.8 �- \ \ �� \ \ 1 �°o \ L.- ^ I / r� 1 �° ' o _5r A\ - -- _ \ - - - ' ` ` >\ �' \r \ 1 rn� �. I IM ( ��\ / °'�n L� _ 123_0- I / N\ \ O? - �- / -� 73.2 -, - 73.8 ' 7 U, \ \� \� 1 I ( \ rp \\o\ o ^ _J I / \ \ \ I 1 1 4 \ ✓� $ _ 73.8 1 _ - I I I I 3.g -1 �_- 281.2 o u+\ 6 \ - -- \\ Ih�I o / ' 1 1 \ \ / 8 1 - r - - -�QI �l , i - \ Ir r 1 �� ` \ \_ \ 1 J�w�j\ °ola - -- -1 \ �' C / \ 20• / 13 - -� 73.2 -� __ 1 u \ \ \ 20- , rM, \ T` \ 1 �� '��' 1L_, _ 1 1 /� - 1 - \ \ `I I ` -F 67 - `11 \ \I \ 1 \ \� / I `N a jj N 1 OI l \ \ I of 1 '\ \ \ 66.5 32 i o �\ \ ao\ N rt' - 0 - \ \ - - -- II \ \O $6� �� \ 4 I� 1 7� Y'a I n nl v \ �I Q\ �61_2_� f / - r �� N� - -F o \ 0 10 I h 1 1 ' �/ Y 67. - \ , \ \ / ��' lA I Ir` 2\ n 11- Io- 1� - i \\ F\ - 121.9 \T I 3 \1\ \ \ r `27� \ l / \ - - -� \ \ \ N 7 // '� ' 65 �i 55 \ \ \ 1 12 o- _ _ n \\ \ 1^0 �' ` \ i OUTLOT L �\ I \ \ I - - - - -- -J NO REVISION DATE \ h A6 0 \ I ) 1 , \ / I \ I^ I \ 1 OUTLOT /EASEMENT 11/19/14 \ ° I 1 _ %' - / \ 1 `I 1 i �n I o / I ' '�S \ � 65 • � �- � _ �, ^ice ].3 �l w_ - �` \�\ \ \l r\ \ 5 rn I •\ / � 6' � � I r f` r - - J �6�8 L =62.8 - 2.8 \ I u / // / I, \ Q \ \� I �,, 125.0 �s\ 1 I �� s ) 1 ) I �� 3 - -- / / 65 -- ~_ 1 ' 65 i� , �;_ \ I M s o a 1 I 1 ` \ \ �= 8 \ - �- ,� =14' ' \ \ 1 / MI \ ' in ;. v o / 62. 6 v 1 / 19 �3� �/ I _ \�`� \ _65� L� =62.8J _\ \ _ = L_6 6 -- I \ I - \ J / \r, I I _M 1N•11 3r'� <\ \\ '10 ° \\ O _i`i�/ 2a % �' \ \\ �8 - 17- -9\ \\ - --1 / J/ / \ - \ \\ // /I o jam\ 3 �I \ �� \, r -4 \\ �5 - =6 / o� - � - - / c 3 \ \ �\ / / 50 I I O 00 1 / - 53" 122.5 \ 121.5 =55 -- � - -- -- - °� 1 . \ s , aS \` \ \.d, C /�% - -J - p0� - - - - -- /� _- -`�I \ hC \ °i / CL�f r -71- - -- PER HENNEPIN.... '�, \ \ �` / 6 / O /'�O / \ ` $ - - - - - u� I \ n \ / / \S x ` I `� \ 6 �7 % f = �i i - \ \ v r�' \ 4 \ \ o l / I 124 9 \ AID HIGFIWAY \ �4 C / /\ ti ' O / O \1 3 \ 2 / _ - - - -� rL= 74.4 '- =z� / 29' \ \\ I I 1 N0. 19,21-A14 �6' �- _ 4 \\ `n \I- \\ i I I I to / �I I I� \ \ 00 \ 4�� \I /I uI ', 4 %I �� -7 18 1 \ I I / - - - / \\ \ 2 1 ` I q. 11 72 - i IQ 1 72 0 - ! S \ 121.5 I i I/ to I irn oo / \ \ / \ s ^ % / \ �j� / 'O \\ I \ \ \ ti6 O `� G \\ \% / 11 l� I al h \ 57.68 \ I �- / \ 0 \ 72 o I o I- 7 \ L' o I of ° 1 r \- 1 m \ -5 / �o \\ ` tiOn `ass\ / ,' e ' �\ \ I �, �'\ 1 \ \\ 'a k \ \� �2 0\ \ / Ni 11 N I 8 O //7 �" (' - "I I / /•�I 10 0 66 \, -� 17 \ \ ^\^ \�, \ Lni fi_T �1- _ `�\ i Q d I a \ C �\ \ / \ \ \� 1Z �\ 5 \ 1 ✓ +� - �I 1 ✓ ! \ 11 I \ I \ 1 V 1 I v \ I I I \ • �' 6 ' ,.^S` �(sr c' ) / I \\ I / 61.1 1�/ , ! 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I \ \ ?\ „� 1 \ 1 I- in I / ! i I `�,y 9' \�, \. -_ \ \ \ ✓ <s, � - 11' •/' _s .o\ - X10,/ < � 60 ��\ •� r 8.7 I 78.7 � \ \ - N OF\N �/4 OF �•.... ).S v 7 r�� \ \ \�� \ \ \ \ / - \ �• ` I,.I \ � \2� \ � �/, •S , � \ �-- p>'o.. �/ �,/ / O\ � f \\ I 1 1 I 7 I 1 I I I 7g. \ \cP - / DESIGNED \ F-- i ��Y j/ ^ \1 , / / °\ \ I $1 T F� / _ L =z4.5 1 ! 1 �S�n144OFSEC.23 /T 9� 26 \ \ g,o -� _ 2- :> I I I <'i 1-\ I I �; I I _ _, 1 \ \ \ \ _ / \_ r�� 16 �\ l \\ LHB \' \\ \\ v / O `.' t 00 \ i I l 1� 1 }l� *121.5 \ \ \ \o / \ \ CHECKED - _ _ - ✓/ _ J 1 \ \� ss / i -`f`s °� - - �- / i O< \ i i I �� I ` 1 1 1� 6 I IN , / \1 \ - \ IIII II I �l\I I \ / -� \ i 12 %' ' °° \ APPROVED LHB %// \ \\� \\ \ / 9 ;, \ /� �6'w / \` \ 1 - \5 -_- / , \ /1' I \ 1 1 I I I I I I l� / 65 I I I 65 / 9 \ " �l h \ l� \ \ \\ \\ i\\ / \ \ \ d` I 1 I I / �o% \'n _ \ \ / / �� `r i PROJ. NO. 193802577 4 \ \ 65 1 i� -► r� / � \\ 15 \ \\ \ \ \ 1 \ \a / _ � I \ \ 'd' `•o � \ O/' >^ ` \ \� \ \ � =61.3 L =61.3J � 1 1 /\ ` 651\ ' �_. L� w/ \�� SHEET NUMBER 3 \ \ 13, �- \ i ,, zor`�l , i1TL�1 \ \\ \\ \ �- . / -�� . .�. I \'� f 1;' �' \ \ `•� / I \► t \� \ \ .\ . \� sue\ ss� \ �_ <, / l` ` =°'p0 / 7 1 L \9'� 1 \ \ \ \ \�\ \ \ �\ \ _ / f \� `�� V4.02 Z 0 w � x U O NQn- 0 w w H Z � 00 � 0 0U" l w o ` Z Z ww �Nn- ooN < n- W m ON�Ow 0 W N �N= Zmo� 0j?Q Q �3:- N n m Z °0 Z o0 z= ZU) < < N ne > Z W �0(D � JOQO ��0 Q0< x � n 0 x r U Z = Z <<0< Zn- Z 00 w 3 ? W < W Q z r.: M I�! O Cl) 3^ 7q^ N cc >m N - O x aX, / N oco o� Ux / N NN W W / Do °m C x O N LO O U N n = O M M � 00 o/� >^ ai LO E N o lr N O P � � x Land Surveyor: Linda H. Brown Stantec Consulting 3717 23rd Street South St. Cloud, MN 56301 320 - 229 -5535 Owner /Developer: Peachtree Partners David Newman 1521 94th Lane NE Minneapolis, MN 55449 763 - 792 -8975 Current Zoning - UR (Urban Reserve) and RMF -3 High Density Residential Proposed Zoning - PUD (Planned Unit Development) Total Acreage of Plat = 103.32 Acres + /- DRAINAGE & UTILITY EASEMENTS SHOWN THUS: I I o I I o -I I­5 I _ I 1 I - - - -- -- - -5 - -i L--------- � - - - -- I I BEING 10 FEET IN WIDTH AND ADJOINING STREET RIGHT OF WAY LINES AND 5 FEET IN WIDTH AND ADJOINING LOT LINES AS SHOWN ON THIS PLAT, UNLESS OTHERWISE DIMENSIONED. TYPICAL LOT EASEMENT LINES LOT LINES I I I I I I SETBACK LINES I I I 25' REAR SETBACK - I - I - ► 1 - 20' FRONT SETBACK (MIN) LJ ' Y m L in In \ ,,S1\ ITLOT H I ice- ° -16 _J I I � O I of 100 I 120_2 _J -7' R=/300.0p 40.54 /\4ar Zl / 4'`7 030''21" -- 5 \ I �/ � Door 1 \ i� -2 °o r PRELIMINARY PLAT OF SAWGRASS :63^ y'ro _ J 0 5'\ 79 �4 2� \ I \ °9�j I 7r \ \\ J / ` •v ' j�Y / � / � / / 157.8 \ I \ ;'6' 78.9 /�� 1't �`/ / \� -�-'1 � ► � S68 � S/ � / I i�t / A ' // / / 5r \ o i7.1 � \ I I I I l I o \ \ 2 3 � ��\ 0,/ 9 ♦ /', I . / ( / I 1 / / 1 / 1 P CARLSON 804 NO 11 \�� \) - , 'L �' /t0 i % \ \ Q.2� �L; HAMELfiuS_4b_ / Aid. 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U 4) 4j C (a tn M E ° 0 M � U 5 U LID a Z N co Cs M CCV N Oz WO �N o> OW" Ov)OQ QUO LJ LU ,WNZ U0LZ W C� Z - N L J w Zw O Q N w O NzLU �Lj �o ca �Or= w _ �Y00 0 Co LrL (] ¢ 3 J Y LU < r LU Q ca W z W � ~ W H LU C) z =Qzz iY -3QZD a W z LU LU LL U LU Z Z 0 L L 0 U V V) N 00 Cl) N O z U J Lu z w o Q ry Z LU NO REVISION DATE 1 OUTLOT /EASEMENT 11/19/14 SURVEY MM DRAWN REH DESIGNED CHECKED LHB APPROVED LBH PROJ. NO. 193802577 SHEET NUMBER V4.03 z 0 w � = U J° Qr0 Naw w Z�ww ° 00�° z z °woso Z Z w z o N 0 Q SOON < W m 0 W N mW QO z m V 0 °O°z= z7,Q� < z W X00 W0�w0 JO°N Q0QO O =�0� Or�> Z QQ0Q zU�� z OHO W ? W < W °moo Lu Q U 0 O > X x X N O M a X N X N O ao M o, 0 O 0 �M 3 N > CYD rZ 1 N X GOO N CO �CN N 3 0000 o� / o- Q> U x n Lr) N L0 N co oo co M Do °m C E a, i Ci N N O Cn 2 00 / Oo � 00 co . o / „ 1 >^ EN �O � Do) rn o � 0 o x Land Surveyor: Linda H. Brown Stantec Consulting 3717 23rd Street South St. Cloud, MN 56301 320 - 229 -5535 Owner /Developer Peachtree Partners David Newman 1521 94th Lane NE Minneapolis, MN 55449 763 - 792 -8975 Current Zoning - UR (Urban Reserve) and RMF -3 High Density Residential Proposed Zoning - PUD (Planned Unit Development) Total Acreage of Plat = 103.32 Acres + /- DRAINAGE & UTILITY EASEMENTS SHOWN THUS: I I o I I o ,� - I f• - 5 ,� 5 - �I J L________L____- I I BEING 10 FEET IN WIDTH AND ADJOINING STREET RIGHT OF WAY LINES AND 5 FEET IN WIDTH AND ADJOINING LOT LINES AS SHOWN ON THIS PLAT, UNLESS OTHERWISE DIMENSIONED. TYPICAL LOT PRELIMINARY PLAT OF SAWGRASS TYPICAL TWIN HOME LOT STREET R.O.W. - -- ----- - - - - -- o - -- 30 ° DRAINAGE AND UTILITY EASEMENT 00 00 DRAINAGE AND UTILITY EASEMENT 30 --------------- MINIMUM LOT AREA - 4,000 SQUARE FEET MINIMUM LOT WIDTH AT FRONT SETBACK - 30 FT MINIMUM LOT DEPTH - 80 FT FRONT YARD SETBACK - 20 FT REAR YARD SETBACK - 20 FT SIDE YARD HOUSE / GARAGE SETBACK - 10 FT (ONE SIDE ONLY) SIDE YARD STREET SETBACK - 10 FT (ONE SIDE ONLY) SEE SHEET V4.02 FOR LEGEND 7 �� /�'' �� / \ 18 \\ o I 1 FOr / ,9 I - op 10 \ r'' 1 63.3--,- 2.5 5 CIA �� I i i 80.0 10:0 8 1 M �- - -� _- - - -1 I 80.0 I co I I I o 0 11 iO I roe I I I I I q 7 M I n I 1 ry: I f I I Ln 4 1 80.0 I IN - -4 20, - -1- I ILn I I 80.0 1 "I � -- -------- - - - - -- - - -J I o of ---- - - - - -- -1 I 6 o I I __ 10 I I I 1 80.0 I 12 I �^ I Ln M I I I I I 9 3 I M 0 1 I LIP I M ' - ��0 - - - -- - -� I 1 1 I 80.0 V j -------------- - - -1 -- :log 80.0 I r-------- -12¢(----- - - - - -1 I I I I I I I o f I I I 1 Cq 4 M; v I 5 I u, I C1 I M 80.0 20.0 'r 1 ,� 2 I ...1..... N 13 I I I ILn I I 1 o kr M I 3 0 l I rn h; rh o L -� ------- - - - - -- n ° o ,( 'r 80.0 �j V JI/ o rN r- j- �ii� T 1 'I o M N 1 ( I I �\ v o! 1 80.0 } 1 2 M `O \ 1 1 1 80.0 1 OQ j o d I I I o I o o I 3� o L -____ 1376 \ 'I I 1 \ �' M M 1 80.0 1 \ J 1 20 \ R; 33.90 Q L� 350.00 �s \' 4_6023,441 _ A Z3Z \ S_, d R 218 �3„ S \\ 5 `i I 59.9 --� r- O \\ ✓ // o / I 55 F Q, O ✓ ,, 12 �/ �/ �/ 7g o o�� Oo °` i l r 13 / I / 4 / O 14 / 2621 1 70.9 EASEMENT LINES t9 r--- - - - - -- LOT LINES I I IQ I I / I I SETBACK LINES 25' REAR SETBACK - I 1 - I I - 1 - 20' FRONT SETBACK (MIN) 12 M I I� M 1 Y 8 m CITY OF C RCORAN Lo Zn Ln PRELIMINARY PLAT OF SAWGRASS TYPICAL TWIN HOME LOT STREET R.O.W. - -- ----- - - - - -- o - -- 30 ° DRAINAGE AND UTILITY EASEMENT 00 00 DRAINAGE AND UTILITY EASEMENT 30 --------------- MINIMUM LOT AREA - 4,000 SQUARE FEET MINIMUM LOT WIDTH AT FRONT SETBACK - 30 FT MINIMUM LOT DEPTH - 80 FT FRONT YARD SETBACK - 20 FT REAR YARD SETBACK - 20 FT SIDE YARD HOUSE / GARAGE SETBACK - 10 FT (ONE SIDE ONLY) SIDE YARD STREET SETBACK - 10 FT (ONE SIDE ONLY) SEE SHEET V4.02 FOR LEGEND 7 �� /�'' �� / \ 18 \\ o I 1 FOr / ,9 I - op 10 \ r'' 1 63.3--,- 2.5 5 CIA �� I i i 80.0 10:0 8 1 M �- - -� _- - - -1 I 80.0 I co I I I o 0 11 iO I roe I I I I I q 7 M I n I 1 ry: I f I I Ln 4 1 80.0 I IN - -4 20, - -1- I ILn I I 80.0 1 "I � -- -------- - - - - -- - - -J I o of ---- - - - - -- -1 I 6 o I I __ 10 I I I 1 80.0 I 12 I �^ I Ln M I I I I I 9 3 I M 0 1 I LIP I M ' - ��0 - - - -- - -� I 1 1 I 80.0 V j -------------- - - -1 -- :log 80.0 I r-------- -12¢(----- - - - - -1 I I I I I I I o f I I I 1 Cq 4 M; v I 5 I u, I C1 I M 80.0 20.0 'r 1 ,� 2 I ...1..... N 13 I I I ILn I I 1 o kr M I 3 0 l I rn h; rh o L -� ------- - - - - -- n ° o ,( 'r 80.0 �j V JI/ o rN r- j- �ii� T 1 'I o M N 1 ( I I �\ v o! 1 80.0 } 1 2 M `O \ 1 1 1 80.0 1 OQ j o d I I I o I o o I 3� o L -____ 1376 \ 'I I 1 \ �' M M 1 80.0 1 \ J 1 20 \ R; 33.90 Q L� 350.00 �s \' 4_6023,441 _ A Z3Z \ S_, d R 218 �3„ S \\ 5 `i I 59.9 --� r- O \\ ✓ // o / I 55 F Q, O ✓ ,, 12 �/ �/ �/ 7g o o�� Oo °` i l r 13 / I / 4 / O 14 / 2621 1 70.9 t9 I I 8 80.0 IQ / I 80. ti ' `\ 12 M I , M 8 CITY OF C RCORAN 8200 CO 0116 CORCORA M 55340 DALE & PATRICIA PATNODE 1200 NICOLLET AVE #209 / INNEAPOLIS MN 55403 O 3 16.2 �o / / 89 90 95.1 I I \ L__ I I 95.8 _J nb' -------- - - - - -- L---- - - -- -- 8-300 00 ^ r- - / A r 4 a32o17'20" -_ 43.03 v L 1/ ��h /e 100 \ I I 69J- - - - - -� r - -- -72.9 - - - - --I u M i i I 75 - i I- -1 r- 75 \\ \\ II l I / 1 1 75 1 1 \ \ i 20 1 I CP I � I \\ I i i 2 i 3 i 4 \ \\ 2'6 15 \ \\ \\ �i i i \ I �� \-- - - - - -- 74x3 - - - -J L - - - - -- \ I o to I 14 M 80.0 o t t9 I I 8 80.0 IQ C I I 80. IM 1 12 M I M I I I I I I I Lq rn Ln of I I I I I I I I \I I I I I /I � I _ 15 ' I ST THOMAS THE APOSTLE CHURCH 20020 CO RD NO 10 HAMEL MN 55340 .................................. ................:.......r...... .._ .................................... 518 \ � OHP I OHP I OHP - OHP � I I / -j08.9 _\ / \ / DALE PATNCpDE \ / 1200 NICOLLET MALL #209 MINN OLIS MN 55403 / I 86.8 PERRY W & MARGARET L MILLER \ \ �0 / / 20102 COUNTY RD #10 HAMELMN55340 \\ / o� r I \ 00 NOTE: ALL PONDS, WETLANDS, AND WETLAND BUFFERS WILL BE PLATTED IN OUTLOTS AND DEDICATED AS DRAINAGE AND UTILITY EASEMENTS IN THE FINAL PLAT. 1 1 11 V 4) VIM) C (a 411111111111111111 3 M E .o O M � U � � U O Z N P- a _ 5 M CL N iY Oz WO o N �> 0o�" Lu Z0-0 O t') LU Q�WO U w Z:) w L o, N U0?° Z C N L J G Z w C) 6 z Q O N W C � w Q W U v� m 0 w J Q w Q 0 m Q N Z Lu WWQJ LLi U CL I w LU Q mW= z LU CL W t) z LU =QZz o' _3QS CL LU Z LLJ Q LU 0:. U Q LU CL Z Z 0 0 U V) V V) N 00 N 0 z U J u; Q u; z C� Q o i- J CL Z LU 0:� CL NO REVISION DATE 1 OUTLOT /EASEMENT 11/19/14 SURVEY MM DRAWN REH DESIGNED CHECKED LHB APPROVED LBH PROJ. NO. 193802577 SHEET NUMBER V4.04 z 0 w � = U Qr0 Naw w 0 z:Dww ° 00Z° Q� z O 0 w 0 ZC) W o0Q `~O < W m Q W N m"'QO � N = zmc�� 0 < 0022 z7<� �:E zw X00 WIrw0 0per Q0QO =�0� z z Z 0 O 0 —OW U3U� W < W °moo Q U 0 0 x x x N O 01 X X n n N O M 0 0 O 3> U.) N rZ 1, N X GOO N CO X a i� � N 3 00000 ° a i Q> U x Lr)L0 N N °woo �c') a� i� D° °m C E a, i Cn 200 � 00 C �_ >^ EN 0O D � �rn o � x OUTLOT X ` 1 - \ , 0 TLOT T \ \ \ \ 3 2 1 1 U SHORELAND \ 41 OUTLOT W DISTRICT LINE � \ OUTLOT A ONP �� 2 _ g I � // /___\ \ \ ,� i a \ � � I 5 0 �� 10 0 I — — \ OUTLOT R NP I � ROAD A a 7 10 / ,� \ \ � / 9 � � \ \ O ° 3 2 % OUTLOT C \ — — 19 19 R -6° \ I P� °'• I � alc \ 1 l n \ \\ 6 4 6 1 1 \ ,� I rnixo- 18 "' o 9 4 \ 1 I l A I \\ \ 7 8 5 5 ouT� u, \ — 17 O 7 / I 3 z LO U \ 12 I I = __z a 13 ( \ 16 6 / M C / \ I I co 7 8 9 10 1 5 15 5 14— ` 6 12 / c SHORELAND 3 3 5 DISTRICT LINE 2 13 14 4 Land Surveyor: Linda H. Brown Stantec Consulting 3717 23rd Street South St. Cloud, MN 56301 320 - 229 -5535 Owner /Developer: Peachtree Partners David Newman 1521 94th Lane NE Minneapolis, MN 55449 763 - 792 -8975 l0 4 / / wo co � 15 o ti , N 3 2 ° 3 \ ��� / / -------- - - - - -- o� \ ° ROPp 3 ° TLO B 16 2 / 12 13 O N Q \ 1 0 1 11 14 2 J ULu °o 0 �w 1-1 10 15 / 22 23 wo >Z \ 51° 17 / 9 16 \ 1 / % / NLN� 8 1 _ Z'0 °O 3 / � w X16 Q°Zw O \�� OUTLOT D 17 \ / 11 � w Q W i°o NWUv�i / ' \ I ~ Co O J D-- _ Q Q 6 50 3 4 \ 6 I l ° -Z< --1 ` I 6 — �� w�QJ w \ 7 �! 1 217 -------- r- - - - - -. ULu <w w W \. 2 7 8 9 iV 11 12 OUTLOT L / ^ I \ I Co W I z Lu CL \ 2 5 6 13 14 5 I.� 19 I LU o \ \ 3 � / \ - 11 1 4 � ----_ I 4 \ 5 3 I N 4 3 � _ �0 Q / I 18 I 4 I 5 2 � _ ,. I 5 6 7 A 3 9 10 11 _R / — / �/ osyo 6 1 4 12 18 l OUTLOT N/ \ 17 - - - - - -- - - - - - -- f������ 7 9 3 I /n 2 , UTLOT � 0 135 270 8 2 \ / \ \ 16 \ 9 \ 1 4 5 6 7 8 9 ` �\ 0 \ \ / 15 10 '�0 3 / UTLO K \ 11 9 o OUTLOT E 2 —_ h� SD \ 14 \ - I 12 ` \ Z _ I 1 4 5 6 — — — — — W 13 / 3 / � 13 � Z �Q Z \ 14 S 2 0 J��° 2 I I I° --------- - - - - -- Q VICINITY & ZONING MAP •�, 15 1 0 12 ` I �` i 12 � O P 3 � � � \ 16 OUTLOT F Q-� 13 X09 I Q (> >- \\ 17 11 4 / 11 � Q \ / 14 \ W 0 Z \ 18 10 \ S/ -------- - - - - -- W U \\ � TLO �� o�, 6 yo g 10 15 5 ~ LU 16 � / 5 7 9� 17 r 1 8 c U 7 \ / F?S 4 �- -� \ Fps 1 \ 3 9 7 I- - - - - -- CL LU < 3 1D 5 9 / 1 I I 8 2 3 5 6 \ \ 3 1 11 I 4 7 15 I 4 - - - - - -- 6 I \ . 5 X09 12 3 5 13 I - - - - -- \ 6 1 p 50 4 I 12 ` 13 1 3 7 1 11 I 8 1 2 10 \ 1 \ \ a 20 9 1 10 8 \ 11 10 7 I 12 13 � NO REVISION DATE \ 14 of 0- 6 \ UTLOT H 5 Current Zoning - UR (Urban Reserve) and RMF -3 High Density Residential 3 4 Proposed Zoning - PUD (Planned Unit Development) I \ _ �j / 2 -- 2 1 1 ,L , Total Acreage of Plat = 103.32 Acres + /- 15�L I I r' SEE SHEET V4.02 FOR LEGEND / f' \ / I I SHEET NUMBER -------------------- V4.05 SURVEY MM REH NOTE: ALL PONDS, WETLANDS, AND WETLAND BUFFERS WILL BE PLATTED IN OU LOTS / f / / I I DRAWN AND DEDICATED AS DRAINAGE AND UTILITY EASEMENTS IN THE FINAL PLAT. / / I / I DESIGNED CHECKED LHB APPROVED LHB PROJ. NO. 193802577 SHEET NUMBER -------------------- V4.05 z 0 w � = U Qr0 N Q w w 0 O Z w Z � w � 00-0 "i m Z Q "' � �O z 0 w 0 Z Z w w Q w z O vo 0 Q Q��r w m 0 W N m"'QO z m 0 z O z< w = Q Q o0zz= Q7n Qr N�0� r :�j z w �00� w "� w O J0 Q J O0 0O� Orr Qz z U�U� w Q w S p S O O 3 's 3 0 i 0 Q U N CD o ° U (D E � U Z Lu j Z 0 w cy ) _ CD > co N E N CD 00 N rn o � pox VICINITY MAP 000 200 TION PEACHTREE PARTNERS SAWGRASS CORCORAN,MN STANTEC PROJECT NO. 193802577 OCTOBER 2014 THIS PLAN SET CONTAINS 55 SHEETS SUBDIVIDER: PEACHTREE PARTNERS 1521 - 94TH LANE NE MINNEAPOLIS, MN 55449 u 4) 41 ch E `o r O M U � � U O Z N c O M 04 N w0z wOZ_ � N Oww Z d J ONzQ H <UUO u w — w Z C) " C�0 Z w Lu 0 Q 0 N W Z) W Q N af U v �O w r= Q�Z~ �rC) 0 m Q �0 3 ��a� w U��= rLu< Lu Cae L w 0o =3Q.5 V) W z F— Q W F- U Q W il- w Q z z 0 Z U J di a w z (D Q 0 Z Z Q Oa U�~ w r _ 0 z `� U w w Q � C� Q cn NOIREVISION DATE I PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY RH INDEX OF SHEETS Sheet Number Sheet Title GENERAL CHECKED G0.01 APPROVED TITLE SHEET G0.02 193802577 LEGEND AND ABBREVIATIONS G0.03 SHEET INDEX G1.01 - G1.02 EXISTING CONDITION G2.01 - G2.12 TREE INVENTORY CIVIL C1.01 - C1.02 SITE PLAN C2.01 - C2.06 EROSION CONTROL PLAN C3.00 OVERALL GRADING PLAN C3.01 - C3.06 GRADING PLAN C4.00 OVERALL UTILITY PLAN C4.01 - C4.06 SANITARY SEWER AND WATERMAIN PLAN C5.01 - C5.06 STORM SEWER PLAN C5.07 STORM SEWER TABULATION LANDSCAPE L1.01 - L1.06 LANDSCAPE PLAN L8.01 - L8.03 PLANTING DETAILS THIS PLAN SET CONTAINS 55 SHEETS SUBDIVIDER: PEACHTREE PARTNERS 1521 - 94TH LANE NE MINNEAPOLIS, MN 55449 u 4) 41 ch E `o r O M U � � U O Z N c O M 04 N w0z wOZ_ � N Oww Z d J ONzQ H <UUO u w — w Z C) " C�0 Z w Lu 0 Q 0 N W Z) W Q N af U v �O w r= Q�Z~ �rC) 0 m Q �0 3 ��a� w U��= rLu< Lu Cae L w 0o =3Q.5 V) W z F— Q W F- U Q W il- w Q z z 0 Z U J di a w z (D Q 0 Z Z Q Oa U�~ w r _ 0 z `� U w w Q � C� Q cn NOIREVISION DATE I PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY RH DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED - - -- PROJ. NO. 193802577 SHEET NUMBER 60.01 z 0 W � = U Qr0 Naw W 0 7; z�UW o 00-0 z o�Q� Z ;E z 0woN Z Z w oN0Q �ooN Qo�> W m 0 W N mWQo zm� z< o �a w =a< oozz= Q �a� >�zw X00 W,�wo J0 QQ�J0 0O� Qz z� >o z U U� w Q w =o =o O 3 C, 0 0 cD 04 0 0 3 0 0 Q U i 0 0 rn E . >_ a U V j �� 00 Sao CD / Cl� E� �00 � o .3 �oX EXISTING TOPOGRAPHIC SYMBOLS Ls LIFT STATION WET WELL © STORM SEWER APRON 0 PEDESTAL CATV MAIL BASKETBALL POST © PEDESTAL COMMUNICATIONS �--� BARRICADE PERMANENT PIv O POST INDICATOR VALVE BENCH BENCH POST POLE- COMMUNICATIONS ® BOOSTER STATION Q POLE -GUY • Lo BUILDING LOWEST OPENING FO -B POLE -LIGHT CM BURIAL CONTROL MONUMENT e--V POLE -POWER 0 BUSH DECIDUOUS OHWM POLE- UTILITY 0 CATCH BASIN BEEHIVE � POLE - UTILITY SERVICE PO CURB BOX • POST WO CATCH BASIN PEE PROPANE TANK G -D G -D TANK GAS QUALITY LEVEL D 0 COLUMN 0 PICNIC TABLE CoN I CONTROL BOX SIGNAL SAM NG SAMPLING WELL G -A G -A WELL GAS QUALITY LEVEL A co CLEAN OUT (SEWER) ROCK ROCK C -C C -C C -C COMMUNICATION QUALITY LEVEL C 0 CLVT CULVERT END FRRJ RR SIGNAL CONTROL BOX UC° DRINKING FOUNTAIN RR RR CROSSING GATE L� ENERGY DISSIPATER OHP RR SIGNAL FLAB FLAG POLE • G -REG REGULATION STATION GAS OHU FUEL PUMP OHU SATELLITE DISH E- GUY WIRE SEP SEPTIC TANK GAL GRILL SEPTIC SEPTIC VENT VENT HANDICAP SPACE SEPT IC SEPTIC DRAIN FIELD ❑H HANDHOLE p SIGN DIP FIRE HYDRANT SOIL BORING HYDRANT PVMNT MARKER (REFLECTOR) • G -PIPE STAND PIPE GAS d HYDRANT VALVE SPIGOT WATER INLET (SMALL DIA.) SPRINNKLER SPRINKLER HEAD EL /ELEV ELEVATION } ° lcPI LIFT STATION CONTROL PANEL IVB SPRINKLER VALVE BOX Dwo LIFT STATION DRY WELL Ls LIFT STATION WET WELL © LIGHT YARD U1M LOOP DETECTOR MAIL MAIL BOX D MAIL RELAY BOX ® MANHOLE -AIR RELEASE ® MANHOLE -HEAT © MANHOLE -GAS POST MANHOLE -POWER ss MANHOLE- SANITARY SEWER Q MANHOLE -STORM SEWER © MANHOLE - COMMUNICATIONS FO -B MANHOLE- UNKNOWN 0 MANHOLE -WATER e--V METER POWER • G -METER METER GAS OHWM ORDINARY HIGH WATER MARK ConffoL OUTLET CONTROL STRUCTURE L2� PARKING METER PO PEDESTRIAN PUSH BUTTON ❑PEDESTAL POWER F:� STUMP • G -SER SERVICE -GAS POINT ON LINE • S -SER SERVICE - SANITARY SEWER POINT ON LINE • ST -SER SERVICE -STORM SEWER POINT ON LINE • W -SER SERVICE -WATER POINT ON LINE © TELEPHONE BOOTH ELEC JUDICIAL LAND MONUMENT TOWER TRANSMISSION TOWER ELECTRIC D MONUMENT IRON FOUND FT-EST1 TEST PIT LOC LIJ RESECTED POINT [RA] TRANSFORMER POWER POST TREE DEAD •O TREE- CONIFEROUS Q TREE - DECIDUOUS LE TREE -FRUIT FO -B TRASH CAN TO FO -A e--V TRAFFIC SIGNAL D4 VALVE GAS E -D VALVE • G -VENT VENT GAS E -C WATER REDUCER �L WETLAND SAMPLING WELL- MONITORING WO E -A WO WELL -WATER SURVEY SYMBOLS AIR CONTROL AERIAL CONTROL POINT BS BACKSIGHT CONTROL POINT m GPS CONTROL POINT JLN JUDICIAL LAND MONUMENT C MONUMENT COMPUTED ® MONUMENT IRON FOUND 0 MONUMENT IRON SET ® RESECTED POINT ■ ROW MONUMENT POST ROW MARKER POST •O SECTION CORNER TS. TRAVERSE CONTROL POINT LE BENCH MARK LOCATION PROPOSED TOPOGRAPHIC SYMBOLS O BOLLARD • SANITARY CLEANOUT 0 MANHOLE SANITARY OR STORM LIFT STATION O STORM SEWER BEEHIVE CATCH BASIN ■ STORM SEWER CATCH BASIN ►- STORM SEWER FLARED END SECTION EXISTING PRIVATE UTILITY LINES CTV -D STORM SEWER OUTLET STRUCTURE ® STORM SEWER OVERFLOW STRUCTURE • CURB BOX CTV -C FIRE HYDRANT ► WATER REDUCER N VALVE O� CTV -A 4RIP RAP 0 FO -D -.01. DRAINAGE FLOW Q PEDESTRIAN RAMP EXISTING PRIVATE UTILITY LINES CTV -D CTV -D - - CTV -D — CABLE TV QUALITY LEVEL D CTv -C CTv -C CTV -C CABLE TV QUALITY LEVEL C CTV -B CTV -B CTV -B CABLE TV QUALITY LEVEL B CTV -A CTV -A CTV -A CABLE TV QUALITY LEVEL A FO -D FO -D FO -D FIBER OPTIC QUALITY LEVEL D FO -C FO -C FO -C FIBER OPTIC QUALITY LEVEL C FO-13 FO -B FO -B FIBER OPTIC QUALITY LEVEL B FO -A FO -A FO -A FIBER OPTIC QUALITY LEVEL A E -D E -D E -D POWER QUALITY LEVEL D E -C E -C E -C POWER QUALITY LEVEL C E -B E -B E -B POWER QUALITY LEVEL B E -A E -A E -A POWER QUALITY LEVEL A G -D G -D G -D GAS QUALITY LEVEL D G -C G -C G -C GAS QUALITY LEVEL C G -B G -B G -B GAS QUALITY LEVEL B G -A G -A G -A GAS QUALITY LEVEL A C -D C -D C -D COMMUNICATION QUALITY LEVEL D C -C C -C C -C COMMUNICATION QUALITY LEVEL C C -B C -B C -B COMMUNICATION QUALITY LEVEL B C -A C -A C -A COMMUNICATION QUALITY LEVEL A OHP OHP OHP OVERHEAD POWER OHC OHC OHC OVERHEAD COMMUNICATION OHU OHU OHU OVERHEAD UTILITIES EXISTING TOPOGRAPHIC LINES X X X x — G -C 0 G -C 0 SURVEY LINES EXISTING UTILITY LINES RETAINING WALL FENCE - BARBED WIRE FENCE - CHAIN LINK FENCE - DECORATIVE FENCE - STOCKADE FENCE - WOOD FENCE - ELECTRIC GUARD RAIL TREE LINE WETLAND WETLAND BUFFER FLOODPLAIN SHORELAND OVERLAY BOUNDARY WETLAND SETBACK BOUNDARY CENTERLINE EXISTING EASEMENT LINE PROPOSED EASEMENT LINE FLOOD PLAIN BOUNDARY EXISTING LOT LINE PROPOSED LOT LINE EXISTING RIGHT -OF -WAY PROPOSED RIGHT -OF -WAY SETBACK LINE SECTION LINE QUARTER SECTION LINE SIXTEENTH SECTION LINE FORCE MAIN > SANITARY SEWER >- SANITARY SERVICE STORM SEWER WATER MAIN WATER SERVICE PROPOSED UTILITY LINES FM— FM— FM - I- I -I -I- FUTURE UTILITY LINES > CONCRETE CURB AND GUTTER FORCE MAIN SANITARY SEWER SANITARY SERVICE STORM SEWER DRAINTILE STORM SEWER WATER MAIN WATER SERVICE PIPE CASING FORCE MAIN SANITARY SEWER SANITARY SERVICE STORM SEWER DRAINTILE STORM SEWER WATER MAIN WATER SERVICE PIPE CASING EXISTING PROPOSED FUTURE DEMOLITION PROPOSED PRIVATE UTILITY LINES CTv -C CTv -C CTv -C CABLE TV — G -C G -C G -C GAS - C -C C -C C -C COMMUNICATION OHP OHP OHP OVERHEAD POWER GRADING INFORMATION -- -952, - o Z w 952 ,0000, .......................... x 953.53 x STA:5 +67.19 ALGEBRAIC DIFFERENCE 980.87 1:4 . n ■ h EXISTING CONTOUR MINOR EXISTING CONTOUR MAJOR PROPOSED CONTOUR MINOR PROPOSED CONTOUR MAJOR PROPOSED GRADING LIMITS / SLOPE LIMITS PROPOSED SPOT ELEVATION RISE:RUN (SLOPE) u 4) 41 41 Ln M E — o ° Lo m 3 z �_ a 7 L a_ co 04 HATCH PATTERNS D HEAVY DUTY BITUMINOUS 1:11 to] aIIf[oil]0 CONCRETE [ l"7A 1 NO REVISION DATE o Z w PRE PLAT 10/30/14 AD ALGEBRAIC DIFFERENCE LLuOz BV BUTTERFLY VALVE � N - o w w BVCE BEGIN VERTICAL CURVE ELEVATION N z Q o 0O QU o z BVCS BEGIN VERTICAL CURVE STATION U w Lu N w z U CL CENTER LINE LL C3 0 ° J o CL. CLASS Q ° ° uj w Q CMP CORRUGATED METAL PIPE w � 0 Lu C.O. CHANGE ORDER Q Lu 0 DIP DUCTILE IRON PIPE ' m Q cx �aQ EL /ELEV ELEVATION } ° Q EVCE END VERTICAL CURVE ELEVATION Q � w��w z Q EVCS END VERTICAL CURVE STATION Lu 00 = 3 Q z Z N 0 EX EXISTING FES FLARED END SECTION F/F FACE TO FACE FM FORCE MAIN F.O. FIELD ORDER GV GATE VALVE HP HIGH POINT HWL HIGH WATER LEVEL INV INVERT K CURVE COEFFICIENT LP LOW POINT V) z MH MANHOLE (SANITARY) lo:� NTS NOT TO SCALE Z Z NWL NORMAL WATER LEVEL a PC POINT OF CURVE 0 a � PCC COMPOUND CURVE a U � w PI POINT OF INTERSECTION � O Q co R PROPERTY LINE w w z U a 0 PPVC PERFORATED POLYVINYL CHLORIDE PIPE w Q PRC POINT OF REVERSE CURVE = a � p PT POINT OF TANGENT U 10:� Lu w PVC POLYVINYL CHLORIDE PIPE a J PVI POINT OF VERTICAL INTERSECTION w a R RADIUS cn RCP REINFORCED CONCRETE PIPE R/W RIGHT -OF -WAY SS STORM SEWER STRUCTURE STA STATION TCE TEMPORARY CONSTRUCTION EASEMENT TNH TOP NUT HYDRANT TYP TYPICAL VC VERTICAL CURVE WM WATER MAIN HATCH PATTERNS D HEAVY DUTY BITUMINOUS 1:11 to] aIIf[oil]0 CONCRETE [ l"7A 1 NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 6�1� 1:3:1 3:1.14] SURVEY RH DRAWN DA, SJ GROUND DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER 60.02 z W Q = U J° a >o Naw W 0O�z W z � w 0 00-o a� z 0wo= Z Z w o~�z �00 N < W O W N o,Wao zmU� z� a 00°z= zNa� L:Ezw �0g W0�wo °per Q Q0 =OOH z QQ0a zz0- o -ow U3U� W < W o w a) c �o 3 � �U °off Oz N n X N O � N �0 a 00 o� r) X a U L / N O n W Lr) 01 O a � o ° m N Q U O 00 r' 66 0 co O / X C'4 _ >^ N N j E N �O �� cl, �Ox 0 Lu m Lu W (n SEE SHEET \ \ \ \ C2.01 - EROSION C3.01 - GRADING \ C4.01 - SANITARY SEWER C5.01 - STORM SEWER PHASE 3 RMAIN \ STREET A m w M q \ \ \ ` SF�' cn _ \\ a \ c \ \ \y SEE rs C2.04 --EE$ C3.04 - d C4.04 - S� C5.04 - Sl PHASE 3 PHASE 2 SEE SHEET C2.02 - EROSION CONTROL C3.02 - GRADING C4.02 - SANITARY SEWER ANDyERMAIN C5.0 - S _ORM EWER 0 W / N 2�Q w a! ¢ o a w Lu L N W \CO TRIG O� �EWEERAND WA \ •p E PHASE 2 _ PHASE 1 m . ; �R- qomm" SEE SHEET \\ C2.06 - EROSION CONTROL C3.06 - GRADING C4.06 - SANITARY SEWER AND WA C5.06 - STORM SEWER -------------- -------- ...... ---------- - 9 I J I V `, PHASE 1 I, SEE SHEET C2.03 - EROSION CONTROL C3.03 - GRADING .03 - SANITARY SEWER AND WATE .03 - STORM SEWER aZ " SF P/1 r SF3 , w Ln Q a a M W U7 Q 2 a �) cE 3 0 L ,I,, SEE SHEET C2.05 - EROSION WIN RC C3.05 - GRADING -� C4.05 - SANITARY SEWER C5.05 - STORM SEWER w ¢ l C i V 4D 4J 4J 3 M E co r o Lo ch U L U Z N a _ 5 Lo 0 M CL 0 OzwCL REVISION DATE u0z PRE PLAT 10/3/14 0 > PRE PLAT 10/30/14 Oww Z � J �a <Uz� UO O w Z U UCo�z_ Lu N < O G Zwo0 a 0 N W ��wQ Nw9V) J �O w r= QLLJ�~ �r00 Lu < J U CL � w W � w mw =~ wO- ~w z a w N 0 0 QZZ Z Z i? a =3a Z:) F C 0 w Z Q w U Q w CL z z o< U °- x w o o< w U�w w Q CL Q NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 � I I SURVEY DRAWN DA, SJ I i I I DESIGNED DA, SJ CHECKED ER L J I L APPROVED +� I PROJ. NO. 193802577 SHEET NUMBER Z 0 w � = U J� a >o UQ� N w w oo�z w z � w o 00-o a� z Z Z w < `~o ao�m Q W N m w a 0 z m V Ora 7- Z z <z = N� :E z w X00= w 0� w O °per < < O 0 =�0� oz z z QQ0< zz0- w o�o� w < w o T � NI 0. o � Lr) r, N C4 0 C4 W 3 x i N o� a r, UN is �00 Lo N � 0 00 co w ° m E Lo N 00 � 00 co v o 1- �x O / X N N Lo E N 00 N rn 0.3 o � 0 o x \\ 0 1 \ \ \ 'f' I / J 9cP 1 \ \ \ rl \ \ \ \ \ \\ \ \ \ \\ /1� © ,0e ° \` \ \ \\ \ to,s� \ / ^/ rn I / I 1 1 \ 1 I I I I l \ \ \ \ \ /� ° ®o \ / ° o •. ® 950 °o 1-7 S l —4— WETLAND/ `- - - -L-1 / \ \ \ — WIETLAND/ ° \ C ) - 1 1 \ 1 1 I ° I \ \ \\ \ ( / �� \ \ \ \ ° _960 / \ I I \ 66.0 \ \\ \ \\ \\ (�OQT RI�FI� OF• --� -._ \ � \ \ _ I ` \ \ � 97Q � / / / / / �/ / / / \ � � _�� / / • / \ \ 1 \ \ \ WAY I50 -C. S_A. 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S89-26E SW CORNER OF TH SE1 l / '' f ° nr- TuG opi rd nl= EAST (/D) 147110 _ `•. ,� I �_ �\ \ \ — LINE TABLE LINE # LENGTH BEARING L1 42.04 N36 017'12 "W L2 108.90 S76 034'36 "E L3 19.38 S29 031'00 "W L4 125.00 S68 058'36 "E L5 194.15 S29 031'00 "W L6 230.68 N29 031'00 "E PARCEL CURVE DATA SEGMENT LENGTH RADIUS DELTA C1 246.32 5761.77 2.45 C2 121.16 445.48 15.58 / a o FO -C SCALE 1 INCH = 30 FT VICINITY &ZONING MAP 11 11 11 Mm V 4i 3 M E M U o 5 U ° z � c Lo U M CL CMV N O Z u, REVISION DATE CL O z PRE PLAT w `-o �> DA, SJ Oww 10/30/14 z23'Q z� 193802577 �UOO O U w N w ° U w Z U o Q Z C0 N < C zwo0 a o 2 W CL �wQ -D w U v~, J W �Dr= �r00 p a a J U '- '-' W Ji mw=~ W °- P- w z a W N o o QZZ Z Z (U a =3az:) a- Z/5 o W Z LLJ Q w I..L U Q W CL <Z L = Q 0 U-1 V) I 0 < c ) CL Z 0 0< Z U 0 �„ U Q w z F- V � x w Q NO REVISION DATE DRAWN PRE PLAT 10/3/14 DA, SJ PRE PLAT 10/30/14 SURVEY RH DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER G1.01 z w J� Qr0 ,U„g� W W 0 z ZswW o 00 o�Q� Z0 0 w 0 wZ�U w Q z O n Q o�� ao�m 0 W N O N 2 z m U O�Q <_ o0 z< z N Q � z w W�wo �0p� Q� O OQ =�0� oz z z zz - - w o�o� �o o T � NI o � C^ i Lr) r, � 00 X N X 0 n Q� U "' N O Lo N 0 ap co w ° m E N Lo ago 'ia �0c)� co X O / N > E� �00 r1 0.3 o � pox ZONE AE NE CORNER OF THE NE1 /4 / — / / ) / / M P FEMA \ \ \ \ \ SHORELAND DISTRICT \ \ \ I OF THE SW1 /4 OF THE / ZONE AE / I /� J I ( / / - \ 1 \ \ ` J / \- // \ s. � \ \ SEC. 23, T119, R 23 PER FEMA / /PROPANE / ° / MAP / I / /�� © ° / a° — o S89 36 01 E ® 1 \ \ \ -�_ _ /` — / o� 1 i Ln 3385.21 , � \ Nv �AND A4 ETLAND / / -� s ° C✓ - l_ - J. - _ / �° - �`'„ _ _ _ \ ��f`�. ° \ Q ® � °gam \ V �:T / — \ l \ \ \ S89 300.00 — / aL�Y �� \\ ) / \ \\ / �_— 1 ® ®� _.• \ WETLAND \\ 952 `� a I f,° \\ ° ° ®� /// �/ / / / 9S8 \ �• (� // n \ w ` \ / / \ \ I l l I I l ° ° `� `� \. ° ©^ °/ /' / / l/ l l \ \ / )� WETLAND Q m \ ✓ / \ \ \\ 1 l l // ° ° — \ / /�/ i // J I / \ I I F -T1 °\ cLvr w \ \ / / I \�E. LINE OF NL /4 • , g5� ® ° ® e ° Q1 \ \ °�° © ° '� / — / — — — / ° d / / ° \ \ \OFSWI4OF / \ / N ° o ` \ SEC. �3,T119JR23 ESL ID \ \ ` —\ \ \-� — � �-'� ©` ® — — — — // ,� 956 / \\ l/ / — — —� °/ /// •I / / ^ / _ \ CD co MM 1 1 / // Imo/ / ` \\ \ \ — � \ ,`� �./ 7 / I \ '/ /— ' \ \ ✓- - \\ / Ql \ \�_ // � - -` /' ' / /�/�I � / ©© � ° — 950 940 9so or w ` /! 1 - - -- \ \ 'ice �-- -\ \ \ \\ \ / -- �'— �' dO u') 00 6g' \ / I�`_ \\ // CROCK\ \ 7oai / I \ p \ _ _ / \ \ / / / \ \ — — _ — / — © \ • I ti IN +1 — L SITE 4 nl �// �� 7—' W \ I ° • ° �® \ ® —� 41 dam- \ _ — 950 — SURVEY L PER HENNEPIN ............ \ \ \ \ 1 1 ) 1 ( r- — — — — — — —_ \ OX Lr) fn COUNTYSTATE�AIDHIGHWAY \.. \ \ \ I �/ l I I — _/ /' —� \ \`` - - - -/ J °• ® -"' \ \ � o© ° O. 10, PLAT 8 00 960 WETLA/ D cLVr F -T/� _970 - - - -� ^ ° o \ \ I (N _ _ \ e� E. LINF/OFN�€1 //4 F -- ; \ — / / _ — —� \�— / //� i \ I I I \ I _ \— \\ \ \ \ \ \ \ 1 \ 1 I 1 � 1 1 \ �\ l/ \ ® ° ° °°© \/ 02 SSW 1/4�P SSE-C. 23, T1�19 3 .. `� \ \ / `/ _ = / I I I 1 \ I / — \ \ \ \ \ \ \ I I k \ �— \ \ \ L \ / 0 ° ° ° co i BITUMI fiU F�OADW�(Y • •• ••• "" " "' 1p 1 f, I 1 I \ \��� \ �• `�s6s�.�� l / // 1 I / / \ I I 9d0 1 \ \ \ � 1 \ \\\ \ \\ \ \ \ � / o�`._. ° ° 1�� � so9'�' 950 — L L ___L I �—I-1 l� l \ /— — WETLAND/ \ �— \ \ \ WETLAND \ 14PT DI 'j 1 4.6 1'•32.3 , H I ................:.. °s D ° LAN \•\ / $ 6L Y LvT \ \ \� 1 \\ \ \ \ \ \\ ( // / 1 \ \ \\ / / / // / j / l l I I I \ n , ° • ° ° 960\ o \.a r\s•+r\?•r x r •�. � '7Y\ v' I_ / \� `\ I I \ � _ i / // // i/ / I/ i/ // ! l � I � � � .✓— ° ° / LINE TABLE LINE # LENGTH BEARING L1 42.04 N36 017'12 "W L2 108.90 S76 034'36 "E L3 19.38 S29 031'00 "W L4 125.00 S68 058'36 "E L5 194.15 S29 031'00 "W L6 230.68 1 N29 °31'00 "E PARCEL CURVE DATA SEGMENT LENGTH RADIUS DELTA C1 246.32 5761.77 2.45 C2 121.16 445.48 15.58 V 4J 4J IIIIA 3 M E `o O U O Z N L � } C C3 _ 5 Lo M CL CCV N O z REVISION DATE ,w °LOZ PRE PLAT �N( > 0 oww 10/30/14 z[Q Q O(z< 300 O U W " ° w Z U O � zzC Co CL L G N O W ZWoO Q 0 N W �SLu N w U v~ J �O W r= Q ~ 0 �o <� Lu Q J UC w W � di co LL'' CL ~ W Z H Q w N 0 Q Z Z Z z U Q =3Qz:) E a o W Z LLJ Q W U Q W CL Z Z � Q 0 �Qz O U n- z >— 0 0 <o U z �JO w U Q w z V) x w NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 N SURVEY RH DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED 0 100' 200' PROJ. NO. 193802577 SHEET NUMBER G 1.02 z O w � = U J° Qr0 Naw w z w z � w ° OOZ° Q� z 0 w 0 Z Z w o~�z �00 N < m O W N m w Q O ZmU'� z� �E- a oo°= ZU5< < :E z �0g Wco�wo °per Q�Q0 0 =�o� z QQ0< ZZ0o w o�o� W < W °moo > a. N X n N O C, T N �I O_ N N CA N 0) 00 op N N n X 0 N O O �01 / a O) 33 X / r) X Q U L N W � Lr) (") N a O � 0 ° m E .� LO Q U O CO c) 00 rn co oiX ;DLO EN C) 00 c) 0 cc" pox PLAN TREE PROTECTION DETAIL - TYP NO SCALE / / / 1 1 1 1 1 1 1 1. 4' ORANGE SNOWFENCE WITH POSTS 4' O.C. AT DRIPLINE OF OUTER MOST BRANCHES OR AS SHOWN ON TREE PROTECTION FOR GROUPS OF EXISTING TREES TO BE PRESERVED. o° 1 I I � I d I I / I /T I� 5 t-0 \ I \/ I \ I � I I ass I � I \ \ _ (5„ I \ \ as 07 ol 000 a o °s doo OUTLOT A as °° 714 �94 do, (507 '99Z cy I I J020 o \. I „o I(5°° o I go TREE TO REMAIN TREE ID NO. TREE TO BE REMOVED i \ \ \ \ \ �° 087 4J it -N" / /'`' s 4J } -o o � "o °z 5 LO Sv < Lu ey w CL 0 1 w Lu 0 on Z QUO~O O Lu \1 — Z CL W CL Zwoo \ / J Oz Z Nw9N E 6 /I /T 1 I� :D \ 1 /T 1 \ 0 \ \ \ \ / \ ~ W J H < Z :) D rco< Lu I X - UCL A = di :E 0 \ —T / \ C", I \ w � Z CL 0 'do` ly Z LJJ Q > -- ,-_ LL! U — Z \ \ �w / vv � ui v / I QCL F- U Q LL^U CL rA Q NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 \ \ \ \ \ Q NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 0 20' 40' SHEET NUMBER G2.01 z 0 = U Qr0 Naw W o z. 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NO. 193802577 0 201 40' SHEET NUMBER G2.02 z 0 = U J� Qr0 Naw w oo�z Zsww o 00 o�Q� z ZZ�O w o~0-Q J00N ao�m w 0 W N m"'QO N w 'N'nn H z m z O J Q o0zz= QNQ� L � z w HOC?= w ,. w0 �o°w QLQO 0 =ao� Ql! z QQ0< z 0- o�o w � w < w 0 X N 00 cr) T N i Q N 3 (00 00 N N X 0^ N n O N �O 00 a ch X Q� U L / N �00 Lr) M N 01 o� Go aco �m E . >_ LO Q U 0 �j� 00 rn co oiX > x ;DLO EN �O �� cl, o � pox 0" \. d° \ On° / / / / / / 6, 0 R I•i 51 ,si-- i I Jv -:-11 — - r �° (Y,° ell a° °,X` \ o / (Y52 �Cy{t /-� — / e" � z° C LI 94 42 17 lip 18 ell 3 427 'Ji 117Y 6141 -A V 4� 4J 4J 3 M E co 0 M U � � U 3 Z m c M LO � C14 v) I� Ivy — ��/ I % �v v / c�° °0� / •1C ) \ / � / woz Lu / � I � I v � \ I 012 � • / Q � 0 0 o lF h dl u-j 4 33 Oz 2 Ia,55�,55 &° �° z V) 6 17 Y" , / ° ° °° a °a � Q J W �L�/E5114i` 5452 61 w Q Q �� — — / \ -� •\ X600 T Y� \ w LLj EL P- o o Z Z ,/6 5 If .S24 645� lr \ - \ ° 5 &� 64. / 55 • a,= 5 6291 T lie /r \ �L^ Qw- ✓ 1� / ell 6441 If �/ 5, X555 v/ .5 1 / I 1 0 „55 Lu v� fly 436 °, �, `3` X555 � � 6 771 If 2o I 6711 37 6114 .7 ui Lu Q TL 65 � l? 5 ui -� l ell I `� r— c- as== 5, \ \ 5 / ass, YT d J fIa \ �21 l7 — 55 112 y C2l J, i NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 k a °5 ?LAS, _ / T �; •� Vol ` ` &- Y f \ 41 / SURVEY ) \ X45 DRAWN DA, SJ DA, SJ 57 DESIGNED J � �57 _ \ CHECKED ER 555 APPROVED • \ \a / / °5, / 1 ' (51 ( b / \ �_ 4 ! / PROJ. 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NO. 193802577 I I 0 20' 40' rf \ �/ / SHEET NUMBER d° G2.05 Z 0 w � = U J� Qr0 Naw w 0 7; Z�ww o 000 z o�Q� z w 6 wZ�:w C 0� L W z O Q �00- Q m 0 W N m w Q O w n 0 Z m o� Q 0ozz= ZNa� � :E z �0g W0�w0 �0C) Q Q O =0o� z QQ0a Zo0-° Z w o�o� W < W o N x N W c'r) T a CA N 3 00 00 �z �x 0^ N O N �O W 01 ch i °' X Q� U L / N O � 00 Lr) M N 01 O� � o aco �m E . >_ Lo Quo c) 00 rn co oiX >x �Lo EN C) O 0 c) c P o � 0 x a,°, J ®„a d „2 ;,rte o,o o i a => �4%” 4115 E 179 10 - "- I v a^ e)242 Nlo ter, 02- 61, % / q_ a, °° -S<, 1 �zsa �zs, \ T �„ �Y d. 6094 1 &1 ° °, C° 02 2205° CyM 62M d Dv T awl c 01 x d°, i - -- 2 �_ \ IM n / 208 1 o2 170 d74 a / n / / I � / n I L ss,2 n ol J; , 1W14-/ I n / 7 o 112 d 14 / a -A v I ov / J E-1 o / / 0 0 �Y \ °. 1 „2 \ y 0 a, °° \ \ 0 (521 \ ��. X28 .� �. 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NO. 193802577 SHEET NUMBER G2.06 Z 0 = U Qr0 New W 0O�z ZswW O 0020 O�Q� Z��o 0u Z Z w < oO, < m 0 W N mwQo Zw z� < Q Z z 00°z= ZNa� L 20 z w �0g= W0�w0 0per < < O =0o� Or > Z QQ0Q ZZ0O w o�o� W < W o N x rl rl N W cr) cl T N a rl rl N 3 00 00 �z �x 0^ N O N O O M W 01 M ol X Qrl U L / N n O n W Lr)01 N 01 O� � o aco �m �^ E . >_ 04 Quo � 00 rn co oiX >^ �Lo N �O �cl, o � �Ox 11 za I �s9 I ,3 A ` I I e82 d77 387 N81 7 J2- I I ° �I 1 / I \de\ �, \ - % Ta 114 43N &2 d_° �: / 1, eil dN \ 639z \ / v r IT ° .Q -V 1 / / - do o A,a —Z 112 V r V4 1 421 421 / d7 X53 X41 I I / a l I', \ \ , ✓�, 9s boa 6503 c7' / 4 40D 81�1 117 ol — i 4 451 4 41'2� -� 4 f 6; 117 C9 a a,°, 11� ` �C ,° ,�„ „as 031 J 6N 'Q A- Qz. 533 / cr 6142 �/46 ° °. �, /� \,`� -r \��` d9,° X99 / / �% \ i .� 0,9, / TNI s9 I ° -{ aka / fi _ wf�/ .,•,�: u\ �'1° /4� v / 1 6 317 a°e abet° 71 f °, 9° / 7 ` I 1 Y / -� ,. a �- �99 17 6° .-N— 4 n �° s m 0,95 x v-w° ?. 47 a 99 1' ,� a „9 a, az a,s, �� cy i� 1<e,9 Ali ao,i >� \\ / � a i . y / �% \ / !J°, ` \ 41.0'41 2 '12 CY a°' / 997 f - V vim) 3 M E `o r O M U U Z } c Lo� M CL 04 N OZw REVISION DATE w0Z PRE PLAT O> Oww 10/30/14 z23'Q z� < U-- O U w N w U w Z U w ZCC CD N < O G <L Zw2 O Q 0 N W L Z:) W Q N�Uvv) J w � Lu w �r00 �o <� Lu U C w m _ ~ W C~ W Z I-- H Q w N 0 0 Qzz Z Z C2 0 Q =3QZ:) CL Z/5 0 W z LLJ Q W U Q w CL <z L z 0 u n— 0 �z O Q w U z J w � F- Q a ~ NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER G2.07 Z 0 = U Qr UQ0 � v, W W 0 7; z�wW o 00-0 o�Q� Z��o O N Z Z w o`~�Q �00N < 0 W N mwQo zmU'� z� Q o0zz= zN< L < z W X00 W W o �0p� Q ::j O 0 =�0� z QQ0� Zoe° Z W o�o� W � W o N x Lo N oo c'r) cl T Q N 3 oo op N N ^x Lo ^ N Lo o N � O W 01 X U L / N O �co co N o� co aco �m E N Quo Loj� a) rn M oil ; rL, E N �o co �01 o � pox OUTLOT N Farg— -172 III / / I / n I n n I n n n n REVISION DATE EL O z n wNcD o:�> 0 W n Lo Lu z�Q n O�z~ j0a0 O n U 0C0�ZCC n Zwoo n �z wQ n N�Uv~, J ~O W r= LLj �r00 n �o <� n I Q J n W Lij m 62 _ ~ LL ~ W z ~ Q n I Z Z 0 Q =3Q5 rL o A n n n I \ \ / / / ' I i ' I i OUTLOT N Farg— -172 III / / I / n I n n I n n n n ass 0°08 n es CT s n n I / I n / d I° i roil N �1 Q.— 110 1 �J 6 I " °o Id4° e9, �` \ \( / V � &�� r d,z a a' T C "° 641 ell 380d I/ M2 el'y — y �: I / i I 1 d„ ° 1 a I / I 0 elly 1-t x / \k/ �/ y a Ns 6,927 1 � V 'J d2l 01 03" )dl, o 097 \ o o \ / .1,49 /� ell 01 7 dl \ d�3 � 1` a � \� / a„ 0 1 a / %74 1 ?` L (di" l olp --. ? no o a'° ` d°' d,°° ■ y � � 641 81 1 cV72 X45 , d� d1l / T v Y" 641 641' ° / 1, � \ k ra4,° f�a,, �� /may y d„ o„ es ( T X Iy rrh d50 aae \ o /� ",s / kr i lam / (' � ell �z \ \may J �� / ° 1 17 k a ell °z ,-or >• - IK dol d°, 1 >� A- \ y / \ y °° 1 7 �I I'-t- \ /6°, \y /� �77 41 a \ 1, l,. / �aJ I C� OUTLOT M 5 I / V 4J 4J 3 M -'o) r o U "o U Z c �_ a _ 5 °n L' L M N N ~ 0ZW REVISION DATE EL O z n wNcD o:�> 0 W n Lo Lu z�Q n O�z~ j0a0 O n U 0C0�ZCC n Zwoo n �z wQ n N�Uv~, J ~O W r= LLj �r00 n �o <� n I Q J n W Lij m 62 _ ~ LL ~ W z ~ Q n I Z Z 0 Q =3Q5 rL o A n n n I ass 0°08 n es CT s n n I / I n / d I° i roil N �1 Q.— 110 1 �J 6 I " °o Id4° e9, �` \ \( / V � &�� r d,z a a' T C "° 641 ell 380d I/ M2 el'y — y �: I / i I 1 d„ ° 1 a I / I 0 elly 1-t x / \k/ �/ y a Ns 6,927 1 � V 'J d2l 01 03" )dl, o 097 \ o o \ / .1,49 /� ell 01 7 dl \ d�3 � 1` a � \� / a„ 0 1 a / %74 1 ?` L (di" l olp --. ? no o a'° ` d°' d,°° ■ y � � 641 81 1 cV72 X45 , d� d1l / T v Y" 641 641' ° / 1, � \ k ra4,° f�a,, �� /may y d„ o„ es ( T X Iy rrh d50 aae \ o /� ",s / kr i lam / (' � ell �z \ \may J �� / ° 1 17 k a ell °z ,-or >• - IK dol d°, 1 >� A- \ y / \ y °° 1 7 �I I'-t- \ /6°, \y /� �77 41 a \ 1, l,. / �aJ I C� OUTLOT M 5 I / V 4J 4J 3 M -'o) r o U "o U Z c �_ a _ 5 °n L' L M N N ~ 0ZW REVISION DATE EL O z PRE PLAT wNcD o:�> 0 W 10/30/14 Lo Lu z�Q O�z~ j0a0 O 0 W " "' w z U 0C0�ZCC N L (L G Zwoo Q 0 N W �z wQ N�Uv~, J ~O W r= LLj �r00 �o <� Q J U cL � W W Lij m 62 _ ~ LL ~ W z ~ Q Lb N 0 QZZ Z Z 0 Q =3Q5 rL o w LLJZ Q W I..L U Q w <Z L Z Q o -� CL 0 O Q w Utz J w �Lu02 Q[� NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED 100 PROJ. NO. 193802577 SHEET NUMBER G2.08 z 0 = U J� Qr0 UQ� N W W 0 �z ZswW o 00 o�Q� Z��O 0 w 0 Z Z w o0Q `~o Q m W 0 W N m"'QO zmU� z< Q N <= o0zz= ZU5< a}i � z w HOC = W0�w0 �0p� < =:j O =0O� z QQ0a ZZ0o w o�o� w < w o N X N 00 T N Q CA N 3 00 00 N N ^x 0^ N n O N � O 00 a 01 X Q� U L / N �O �00 Lr)01 N 01 O� � o aco �m E .> o c Qu � �c) 0 rn oix >^ rLr-) E N �O �� �rn o � pox a' °, a / / \ C7 I \ / n / \ 7H n dzz \ n,o / \ \ n / �i rf ''°� � 1 �sn \ �5 0 N n3711 3706 .3 71 dl 710 / 6„ / O i / J i i I � I I I� I ^ oess aos, f � c I I I �° I I l \ C„ / d 3 0641 o � a aas4° ass C d, ° °.� T \ x `)~� / OUTLOT M o . 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C-T / i y o o 8067 367 31 d12 "-14 ° cy. -�� °'y� 1` ' X05 \ ass 6121 Y � .� Y NN 2Q7 (J71 0� �J e o NN o ' � az„ J / 6.1 cT77 327 27 \ 221 80 / �\ 8076 ����' — �/� 931 17 212'�N Ile N �Il 2111 V5 02114 -t i u k_��' s / / /IV 2. d 41 o„ \ f -\ / � \ � �— oa 7 1 q,° cy Jell S �j cy, C7 ,d 797 2 cy ( X \iT -i,^\ / 5 P� t d1713 o ' , \ !� ;,,, 8716 � a- /7A '172 / — /['' ` 1 7 �`�`\ 1 \�'�` a3° 1 I `Sza 0 7 736 2 V 4i 4J IIIIA 3 M E `o r O to U Z N a _ 5 Lo 0 M CL CCV N 0zw REVISION DATE Lu z PRE PLAT > 0 10/30/14 ww z[LQ Z O w Z U U w:z CD CL N L O G zwo0 Q 0 N W Z:) W Q N�U V) J �O w r= 0 p Q � J UCL F-- w W co W CL ~ W z H Q N W N 0 0 Q Z Z Z Z U Q =3Q z:, w a_ Z/5 o W z LLJVf Q W U Q W CL z z Q O J L L � n— 0 �z O Q w U z J w � �F- Qa~ NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 40' SHEET NUMBER G2.09 z O = U J� Q O NQ� W W o��z z�wW 0 OOzO O�Q� Z��O 0 w 0 Z Z w o`~o0JooN ao�m O W N E w <0 zmU� z� Q mzpz OOz= Z N Q : 20 L :E z w �0g w , w o �o°w Q�QO =00- U z QQ0< ZZ0o O -ow U3U� W < W o N X n N W ch C, T N �I Q CA N �00 op C� 3 ^x 0^ N O N coO � a ch X Q� U L / N �00 Lr) M N 01 o� � o aco �m E . >_ Lo Quo � 0 rn co oiX > X N N Lo E N O �rn o � �Ox i ll \ d" a \ 6, r C: m I I \ �z a 2 8 L 7 3 � f '1 \ \ - V I. \ m N 15 y ��r 0 „ o „sa 7 36 d>3, d,� 17 T h� 5 m 7 J m �a `ties X illy 4 � cy » 1 — ° 1 -,°I';e \ I 039 -le 11 y� A- / ,, (14 Q / 1 0-1. d 12 cill a''\V `- 2 `� °�� �) vL� d ° X V 4J 4J IIIIA 3 M E 'o r o M L U 'o U Z C if 5 Lo 0 M � � tn 0zw REVISION DATE °u0z PRE PLAT 10/3/14 w N—o w> PRE PLAT 10/30/14 oww z[Q <Uz� UO O U w N w U w w Z U w ZCC Lu CD N < O G W Z L6 Q 0 N W L Z:) W H NwUv, J w � Lu 0 w w Q J U � Lu W Lu m w _ WC L ~ w z H Q W N 0 0 Qzz Z Z C2 0 Q =3QZ:) CL Z/5 0 W z Q W U Q W CL <z L z O�� u n- 0 �z OQw (� z vi J w ��� < a_ ~ >O NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER G2.10 z O = U J� Qr0 Naw W o��z zSwW O OOZO O�Q� z wz�� w Q�z o`~o0 JOUN ao�m W 2 W N mWQo z ;U� z< Q OOzz= QU,a� � :E z X00 W0�wo �o Q Q O O �O� Or�> Z QQ0< Zoo° OZOW U3U� w < w o N X N 00 c'r) T N Q N 3 00 00 C� z X 0^ N O N ODo M 00 a M X Q� U L N W Lr) M N 01 o� � o aco �m E . >_ Lo Q U 0 ��c) 00 rn co O / X �Lo EN C) O 0 c) crn o � �Ox t�L(,y /T yY 1 'l, \ Y/ \ cy {° 61 r w- k ol -N,/ ls Y oo�" 13 'j � 4 d �>t rj� �p, o ao Oo Y o a 1 K ✓_ \ o O Go O J o se S— i 'y �- r >f y � � Y m d k / �1 l 2 6 ass L e 1 w -1, rY 641 � ,y „y� o 5 �j o o 0 20' 40' / l- a o, a °a d, o Q azz \21\�� 10 0 V 4J 4J 3 M E `o r O M U r Lo Lo U ° Z m a 1 c M CL C14 N 0zw °u0z a s a s y�y 0ww t� z�Q yY 1 'l, \ Y/ \ cy {° 61 r w- k ol -N,/ ls Y oo�" 13 'j � 4 d �>t rj� �p, o ao Oo Y o a 1 K ✓_ \ o O Go O J o se S— i 'y �- r >f y � � Y m d k / �1 l 2 6 ass L e 1 w -1, rY 641 � ,y „y� o 5 �j o o 0 20' 40' / l- a o, a °a d, o Q azz \21\�� 10 0 V 4J 4J 3 M E `o r O M U r Lo Lo U ° Z m a 1 c M CL C14 N 0zw °u0z rNOIREVISION w0, 0ww z�Q z� �UOO O U w N w U w Z U � zzzC Co N < O G L Zw00 Lu Q 0 N W O Z:) W H NwUv, J �O w r= QLu Z:)� >- 00 �o <� Lu < J U C w W : m CL _ ~ w F.- w w z F.- Q N 0 0 Q Z Z Z Z E2 U Q =3QZ:) CL Z/5 0 W z LLJ^Q I..L W U Q W CL z z o i � UCL o Z O Q w U z J w ��F- Q a ~ Q V) SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER G2.1 1 DATE rNOIREVISION PLAT 10/3/14 PLAT 10/30/14 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER G2.1 1 z 0 w � = U J� Qr0 Naw w 0 7; Z�ww o 00 z o�Q� z 0u Z Z w C < H W z o vo 0 Q JN Q r w m Q W N m w Q O z ;0� z< 3a o0zz= Z U5 < N N 0� r :E z w �00� w 0� w O J0 Q O =0 O� Orr Z QQ0< z 0- 0 z ow U;�U� w Q w 0 N X N W cr) T i a CA N 0) 00 M 00 N N n X 0 N O N O O M W 01 M i °' p X / N pX Q r, U L / N n O n W Lr) M N 01 O� � o aco �m E . >_ Lo Q�0 �j� 00 rn co O / X N N Lo EN �O �C', o � p x / / / / / / / / / / / / / / / Cy J27 \ / / � f / \ I \ i / L V 4� 4J 4J 3 M E `o r O M 0 >, � U O Z N C3 5 v Lo O M CL 04 N OZw wOZ_ � h 0 Oww Z [ J ONZQ H < U0 U Lu vv w w — w Z p w Lu >- 0� L CL Z w p 0 LL, Q 0 N W L 5 W H h w U V) J �O W LLJ > Q ]2 =) ~ w �rp0 L w Q U � w r w Q co uEL w v) p p _ Q 5 W z Q LLJ W U Q w CL ui Q Z Z C2 CL z Z o UCL oz U� � J w Q a- V) di Q Z U h 0 w z w w F- 0 z U J Q p NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/141 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER G2.12 z 0 w � = U J� 0 NQ� w w 0 w 000 z O�Q� z o z "' O U Q v � w Z w m w 0 w N m w Q O N = N w OOz< Q H m Z z Ooz= z Q� z w �oc?�s w0�w0 JOON Q�JO OQ� N�0 O r r C) Z =Z QQ0< z00° 0 w < w 0 M i w U 30 U • U z X X N n O C4 oo C4 O rn 00 IL / X � X Q U Lo N �00 ( c') 0� � o m E > Q U O O j � 66 0c)a � � X O / x N rLo E" �O 00 �C', �Ox V 4) 4J 4J 3 M Ln E SEE SHEET C1.02 M ° L U 3 Z r pNgSE�•. z � \ \ \ u' \ \ 04 c/) \ 8' WIDE TRAIL o NATURAL AREA SIGN (TYP) \\ ' 5 WIDE SIDEWALK \ k�k wtia Czw Lu `o w0z 0 > ww rlo �� OzQ z ULu00 O \ P� o"z CL \\ \ Q 8 WIDE 5' WIDE SIDEWALK / Z w o w 0 \ \ \ TRAIL o��o� CL o w Q t w Lu SI/jF < Z :) �r00 V A STREW o ]2 3 \ \ Ff Q< OJ w < w � w co z w 0 Z z �!,qzz E Z:) CL V) \ \ \ \ c 5' WIDE cwn SIDEWALK _ ENTRANCE SIGN - x -p- \ \ STREET LIGf(TY °^ COBRA STYLE LIG \ hgSF \ \ \ Prygst 3' FUTURE TURN LAN 0 BE \ \\ 5'W E L DESIGNED B THERS \ SIDEWALK Lo Lu \ \ \® \ z Z \\ \ Q Q De Q \ a a Q �—j \ UCLz � � Q � w OZ w w M _ V) \ / a "' EMPORARY = = Q � \ / TURN -A N y r U � \� Q \ LU < \\ \ C \ PHASE 3 FUTURE CR. 10 REALIGNMENT TO BE DESIGNED BY OTHERS 4 / NO REVISION DATE I PRE PLAT 10/3/14 PRE PLAT 10/30/14 \ SURVEY \ N � DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. NO. 193802577 TRADITIONAL - 15' POLE COBRA - 35' POLE 0 100' 200' SHEET NUMBER LOCATED ALONG CSAH 10 C 1 .01 z 0 w � = U J� Q}0 Naw �o� z Z U w 00 -0 Q m 3: z o z 0u w z w -w O n w z J00,� w m Q w N m"'QO z m U z OQ�� w N _ OOzz= z 70 < > i z w 0 L W 0 w O Jpw Q�JO =0< N�0 O r r -z =z Q Q 0 < z 0- 030N w Q w 0 M i F�+ • �U -• U Z N X N n O C4 oo N W rn c+) 3> 0IL / N � X Q U Lo / N n 0 �00 �c') N 0 � o m E > Q U O Lo N j 00 C+ioa v a � O / X N N j E N �0 u � La o � �Ox 1 i 0 MW W Lu ,Lu v J V Trnnnnn A FIX/ ./ / \ y SEE SHEET C1.01 TRADITIONAL — 15' POLE COBRA — 35' POLE LOCATED ALONG CSAH 10 V 4� 3 M E � O ch L U Lo U O Z N � � O � N c M CL N N 0Zw DA, SJ wOZ_ DA, SJ � h > ER 0 ww Z [ J � Q 193802577 <UZ < O O w Z U U OZ CD W Z W 00 Q 0 N W L 5 W H N U wv, J �O w r= QLLJ�~ 0 w Q J U CL � W W co W ~ W z H Q W N 0 0 Q Z Z Z Z Fv U Q =3Q5 CL N 0 w Z F-- Q W w U Q w CL <Z L Z Q r O< 10:� ry Q 0<n Z � U w �w Qn Q NOIREVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED PROJ. 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NO. 193802577 SHEET NUMBER C3.00 Z O w � u J° O NQn- w w o °�z w z5(j ° oo-Q Z3:: O °O -w0N w o ~wa p0� aon> m one° ° w N mwa° �N= ZmO� A oN� --L: m2:r) °Oz= ZU5 a~ a`nfn� r�zw �u1- JooO ��O =oar N�0 r u2: 7< << Z Z n- o 30? w ly w �°�O 0 X X N 000 M a X x N 000 M O U CqC4 N N 0000 � M as io X o L, a c� u � 00 00 Z aN X Q-2: t U 0 N W �a> 04 Lo E N O �a N Q p � � x C �/ // / / /% /� /// �\ \ \�\� \\ \ \\ \ \\ \,\ // ,� i ► \\ \\ \ \ \\ \ \ \ \ - -�/ AIL \ \ 1 I / f�� l I ► / / / / / /// / \�� \ \\ \ \ \ / \ \ \ \ \ \� - -- \ ' _'9SS \\ \� \� \s0 \ \ \ \ \ \91s \943, - �4g 9 ,946 / / / 94 947.99 940 \ \ � / Ln , _ _ - , f - \ T 941 4 942 -- - . \ \ I i / . � ► I � \ \ \ 1 � ► I I i (°` 1 �. X48:4 -� / a' � a ' 948.55 4 .89 � --- -� = ` - / ` � - . - - / \ � -' 1E►II U u, I 1 f 1 I I I 11, I I X46.24 9�F5.`B8 94.12 � � I - 939 \ cn • (J1 I \ \ \ \\ \ I I \ �� 55'/FB I �5� ' t0 I fl =- 0 \\ 5 r � _ - 01 r I I 935 \ \ 1 ) V_ I (0 4% 4 0 $% / - _ 9 \ °o \ � O \ / �� EOF 943.00 \ I 953.91 3.15\ 1 52.88 I / I � Z , 949.35 943.45 \ \\ �'OT G N G \ 1 \ \ I I ?'L o `�'• 1 '� \ \ ^• rl I cn -JJ I I ( \ _ / r �s In Ln \ \ \\ h I h I I 1 1 - 943'_ - c�I �I jl I3 I I a? �?g \ L \ �DA� '99`3 ����� _ _ - ��` /' 953° G 66 ./ / 1 \ 3V -\ °\ h \ \ I - I - 949.71 944.76 _ N I// �" I I I o�lri \ .6% L949 1 �\ 91's _ f C' 7`\ I I �I I �o \ POND 3 -� _ - \ \ \ \ \ \ - \ Il \ I 1 / \ 1` J I - /� \ 1 cn (J1 �� - - - _ - 945 / / \\ \\ \\ \ \ \�\ \\ I j 1\ \ I ► �_ �� 951.80 949.78 3 1� a Ir o \ WL 940.0 - - , -_ �/ /�,5� o ,,, •per (I I / 94 .39 953.73 _ _ \ p, \ 942.31 / ` - _ _ / 9g °' \ `Q - \ - - 6 / / \ \ \ \J I/ 1 / l ` 7 - - _ �� \ 950.06 _ 948.29 \ \ D _EA \D S. ORAGE\\ 0.3�9'AC -FT - - - - - - - \ \ \ II / / 1 `�I t O 6 \ - S s - HP 953.53 �' I I Lrl \\ \ \ \ / / / - - - -- - - -- - % Q V 910 \ \ / 950 �� \ 9 S \ \ ( l \ \ -- / / 1 950.39 ��' % c� v' 949.98 %6 s6 °' �' �o c� �� / ,l , v� \ \ \ \ \ , 1 I I , 1 I - ` c, 6 cn \ II I 1 \\ \ _� \ - 5ti �/ 6L:SS6 \ / /�.rncr►a, c \ \ \ I I ( / I I 918 ) 1 \ \ 1 111 \ 1 \ \\ \ �� / '��' 's 0 �` q,'�� 95 / o \' A ►`�' \ \ \ \ \ / I I \ \ / / g 1 \ \ 1 \ \ \ \ s /o T o 0.26 �5 v, . ► \ \ \ \ / I co S 01/1 951.98 -- W)� pR�c co „�• / // C�9 \ \\ \ \ \ 0 / \ \ I \ \ 950.12 954.82 \C� � -O S � � 4 94 00 � 0 C Ln Ln / I 1 (D \ h 55.14 _ 945.80 \ ( \ \ \ I E0 'F=9�7.'1� \ \ _'� / �T / p \ `b / / / -- -� \ \ \ 949.35 lift 955.42 Ln U'1 t.0 ( d- 1 0"y' S6 �h HP 951.90 '�� �i 9 • p1 �-Q0 . 50 nl 0 �o POND 2 I \ \ �Qc % / mss s9 �,� - /` - � Ln 3 1 I 1 1 NWL 946.5 \ � � 6 � ,,� '�'' / I %�\ / 1 \ _ rn rn rn � Q _ O 1 955.80 11111 946.00 \ 1 \ \\ HWL 947.21 \ \\ \ \\ \ \ / ? ey \ I 1 \ 1 DEAD STORAGE 0.15 AC -F� \ \ \ \ \ c / 86•�.S �� _ \ l I \ \ \ \ \ 1 1 ' .�, , /'��. 'ti' / - _ III \ 952.89 956.07 L \ \ \ 11 \ \ \ �\ II 951.91 / 1, �o V'1 - } \ 0Q- In � o Lr) L-J-- I \ - t� 956.45 948.60 ROCK �\ \� \\ � - \ V w E ° O M � U U Z M IL N N ° I I \ i _ \\ v � - `_ _ - \ \\ 957.27 956.73 - k.o � � C I l`� - - -- %\�� 960 \ - -� �(J1 u, \ \ \ \ \ \ �►i \ �\ I / / 0 7 ' \ tl6 r N \ / I N M _L _O N \ N Cn Cn OUTLOT B I \ \ / I ; 00 0 _ o0 I O rn rn - \ - \ 957.10 955.87 \ \ \ d\ \ \ , \ o \ / 9 0, \c.n u, ko s� 00 PAD DATA LEGEND , _ ,' ' / I ( \\ \\ _ r s 66 \ \,1 �� i7rt HP 959.23 N REAR LOT LINE � L1� \ \ \ - - / I I 1 \� \ \ \ �\ \ \ \ \\ oy� \ \ 0 / / _° \ \o/ /�J o _� - g 9S8 o BLOCK NUMBER moo\ A� \ \ \�/ 7-/- / - _/y 1 - - S9R \ / �-� 957.17 U \ c\ \ \� \ \� j\o� // 958.12 Ln Ln I \ \ 1 / \ \ \ ) \ \ \ \\ \ \\ O - /�\ / / �� %\I/ \� /I ,�/5�% S9 I 0.6 9S8 tu Lu / / \ \ \ \ / I' /jam �°\ 953.45 FINISH GROUND AT REAR I \ 1 \ I \ I \ �s / �\ - / /I /� ��� OF PAD \ \ 1 \ / , I 1 \ / / - _ _ \\ \ \ \\ �o \ ` - �r �\I/ ��� /I � `\ \ 958.35 1 �. l cn Lu >>- 0 950.25 LOWEST FLOOR ELEVATION / I I I/ / I \ \� �/ \ \ \ \ �) ���, �% \ \ /' Lu PAD BOUNDARY o '9�� \o%\�� / 958.6$ 651/L0 _ ,y �/ owl 95$.29 _ , PAD WIDTH & HOUSE TYPE I ( I / \ \ / \ \ / \ \ %°/ �O � 960, / ( \ \ \ / 955 -� \ \ oC \ Q \ ,�� \' \ I �- / 11'1 ON LOT LINE 4% DRIVEWAY SLOPE TO R.O.W. I 1 \ - \ \ \ \ \ / \ \ \ \ - \ N In 00 N / i \\ \ \ C11 N LL �C� 957.92 GARAGE FLOOR ELEVATION , - \ \ / \\ \ In I / `/ ko GARAGE SIDE RTORLT %- \�� - - -\ \ \ \ \ ' Z \ \ � \ \ � �c.7 \ D o N / i Lri G \ \ �� / \ _ \\ \ \ \ - \ _ / o I \ \ _ 959.08 nLn LOT CORNER ELEVATION \ \ \ \ \ \ / \ 75 -- \ \ /I\ \ 958. -- _ 9 5 3 LOT NUMBER \ \\ \\ \ \ - \ \\ \ \y \c x,95 \ o \ RIGHT OF WAY (R.O.W.) 15 16 ON \ \� ON 1 ON u1 959 \ •� ` GUTTERLINE OF CURB \c4.o , \ 1 HP 959.38 1 / 3 \ �S'I�o�11 \ L1J z Q IL W I U Q w IL z z o z J Q IL J 0 <z Uzo w Q C� NO ~ Z w wOZ_ 10/3/14 � N �> PRE PLAT Oww z EL z~ �UOO O U w n w � U � w Z U °wZ �4IL LL zwoo <ENu �ZwQ !�wUv~i � w L u O p ¢ 3 < V [L ui ED a-- w ~ a w N 0 0 Z Z azz Q a ° I I \ i _ \\ v � - `_ _ - \ \\ 957.27 956.73 - k.o � � C I l`� - - -- %\�� 960 \ - -� �(J1 u, \ \ \ \ \ \ �►i \ �\ I / / 0 7 ' \ tl6 r N \ / I N M _L _O N \ N Cn Cn OUTLOT B I \ \ / I ; 00 0 _ o0 I O rn rn - \ - \ 957.10 955.87 \ \ \ d\ \ \ , \ o \ / 9 0, \c.n u, ko s� 00 PAD DATA LEGEND , _ ,' ' / I ( \\ \\ _ r s 66 \ \,1 �� i7rt HP 959.23 N REAR LOT LINE � L1� \ \ \ - - / I I 1 \� \ \ \ �\ \ \ \ \\ oy� \ \ 0 / / _° \ \o/ /�J o _� - g 9S8 o BLOCK NUMBER moo\ A� \ \ \�/ 7-/- / - _/y 1 - - S9R \ / �-� 957.17 U \ c\ \ \� \ \� j\o� // 958.12 Ln Ln I \ \ 1 / \ \ \ ) \ \ \ \\ \ \\ O - /�\ / / �� %\I/ \� /I ,�/5�% S9 I 0.6 9S8 tu Lu / / \ \ \ \ / I' /jam �°\ 953.45 FINISH GROUND AT REAR I \ 1 \ I \ I \ �s / �\ - / /I /� ��� OF PAD \ \ 1 \ / , I 1 \ / / - _ _ \\ \ \ \\ �o \ ` - �r �\I/ ��� /I � `\ \ 958.35 1 �. l cn Lu >>- 0 950.25 LOWEST FLOOR ELEVATION / I I I/ / I \ \� �/ \ \ \ \ �) ���, �% \ \ /' Lu PAD BOUNDARY o '9�� \o%\�� / 958.6$ 651/L0 _ ,y �/ owl 95$.29 _ , PAD WIDTH & HOUSE TYPE I ( I / \ \ / \ \ / \ \ %°/ �O � 960, / ( \ \ \ / 955 -� \ \ oC \ Q \ ,�� \' \ I �- / 11'1 ON LOT LINE 4% DRIVEWAY SLOPE TO R.O.W. I 1 \ - \ \ \ \ \ / \ \ \ \ - \ N In 00 N / i \\ \ \ C11 N LL �C� 957.92 GARAGE FLOOR ELEVATION , - \ \ / \\ \ In I / `/ ko GARAGE SIDE RTORLT %- \�� - - -\ \ \ \ \ ' Z \ \ � \ \ � �c.7 \ D o N / i Lri G \ \ �� / \ _ \\ \ \ \ - \ _ / o I \ \ _ 959.08 nLn LOT CORNER ELEVATION \ \ \ \ \ \ / \ 75 -- \ \ /I\ \ 958. -- _ 9 5 3 LOT NUMBER \ \\ \\ \ \ - \ \\ \ \y \c x,95 \ o \ RIGHT OF WAY (R.O.W.) 15 16 ON \ \� ON 1 ON u1 959 \ •� ` GUTTERLINE OF CURB \c4.o , \ 1 HP 959.38 1 / 3 \ �S'I�o�11 \ L1J z Q IL W I U Q w IL z z o z J Q IL J 0 <z Uzo w Q C� NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 CENTERLINE OF STREET \ \ \ \ \ \ I N \ \ \ \ 8513 �p p� 96I 'p SURVEY RH NOTES: ` I \ \ \ \ \ \ I \ \ \ \ \ \ \ .O °\ ]/ -`�\ \x-, O �\ O 1� DRAWN DA, SJ 1. FB = FULL BASEMENT. `1 \ // 1 \ / \ \ , 955.2 �r 950 Sg DESIGNED DA, SJ 2. LO = LOOK -OUT. PAD IS GRADED TO HAVE 4.47' OF ELEVATION a CHECKED ER \ h \ I I \ DIFFERENCE FROM GARAGE FLOOR TO FINISH GROUND AT REAR OF PAD. \ 1 \ I / \ / 95S. 1 y \ \ R THIS WILL BE THE LOWEST OPENING. 11 I �l / I I / / / ' �� 9 1\ \ / / \ o / / , / APPROVED 3. WO = WALK -OUT. PAD IS GRADED TO HAVE 7.67' OF ELEVATION 50 _ - 10 r / \ A� �, PROJ. NO. 193802577 DIFFERENCE FROM GARAGE FLOOR TO FINISH GROUND AT REAR OF PAD. \ \\ // / // i' // / \\ \\ 1`\ �\ 95 `�� o�5q'� ,• _ // / SHEET NUMBER THIS WILL BE THE LOWEST OPENING. \ / / / - / / \ ✓/ �;�r C3.0 z O w � O NQd w w O �Z w z�wo 00 0 I w 0 w o ~a 00N aon> w m one° Q w N mw�N= Qo Z m o 0 m2: 0OZ= z v5 a aN�ne r�Ezw �OC?� �2�o =0aCL � 0 � r JZ =z << Zz� ne O w 030= w w Q o 0 x N 00 M X x N 000 M O X LLo N N O 0 M io x o� a cv u� �a op � Z ax x i� F4 CL 0 U 8 F5 N --q-a> 04 E N �O � N Q pox PROP E / m77I \ \ \ \ � >� -'rte\ G'°. 9gS �\ � �. �-� . � 943 9g� \\\ \ \ \ / _ _ �/ _ \ \ \ �,� \ \ \ �\ \ \ / / 3 9 .p _ �- _ ° - \ _ . 1 EOF =938.4 ? EOF 944.OQ // / / `\ ° \0 9,g ,n ON D 6 \ 1 �j 9 �g o �� J M NWL 942.0 / 1 \ I � / 0 �_� 9S3 •, \ \ . \ \ H 943.67 I / / C� 50 \ l / _ ce) IL >\ \ \ \ \ \ -/ / / \\ \ \ DEA STORAGE 2.01 AC FT / / �� o` /- 9 -� \ o w g \ / / \\ \ 1 I // 7 9s Sola� IL Zw s \ _ I / 1 �j O/ 1 o woZ Or y\ �� OUTLOT C I' �Ir 9 , - �\ z 8 - aUNN z LL y I I I / � \ \ \� �� E \ a \ - z •�� 95�� ._ / / I I � � 944 OF= 943.10 --- - N � Zwoo Lu 2 � v, 1 � I I \ 941 � 938 _ - / _ I \ �� / 9 � o ! / .9 Qom,` = J w Lu v, / I I ' �'��� - �� N L \. 940.0 I l ' / / - - / '� /� �/ p /� t�o / V �' _ 0 0 S Q '1� HWL 943.01 1 I \ \ / / / / / I) 0 3 J \DEAD O�AGE 1.32 AC -FT \ / / / ' - \ / / / / �� / /�/ , - / / ,/ c� / 9g6 w Q ¢ w w w 00, T \ \ \ = / / ' / 9 =1 942 - ; / / / 9a5' r/ °� 9 _ . SE'S / 9y3 9S 1 !/� .�'4 / � I I w Q Q Q Z Q O olo �I 9g � / /���4 � 944 �_ \ \ ` � \ / � / \ / �\ i i? �� ,°� % / /� -�h• / -- / l l / p 9 �` \\ \ \ - 940 \ \ /' - �� r _ ��/ �' / / /' , - 07- • / 1 / 1 /i7 1 / / / / / O Iti 1 / / \ \ 941 940.84 _ 941.92 �'� 1 - \ �- -� �'' ` /� / - 6 /ID \ / // \ / Z/// - o 943.00 / / / \ Fps `O , 1 3 \ % �p / f / _- I \ - \ 944.78 3 v' 1 �a / �\ \� \\ /// f •`9p 1 / o \ °� '1g // �'8) / /O - - / �'� / / / •gyp !� � / / .r � � � 4�3 - _ - 947.83 7.23 - 947,-4-9- 947.83 �°` a~ \ \ \\ 9 / ' rn 9 94 6�5� WO ► °� 94� \ \���� 9 h � °�� 45 ( \ / p Q / 65 94 "� 2 46. 65 Iw o %171/0 $, z� 9 0 � � / � �' �� � 9 0 2 /o _ 0 6 ► 95t9 48 b • S� �` r ` 9s 9 •� o\o �j St6 ,-� / / / / � Q 2/�/ / 2/o S� .p� �. \_� O \� g / s _ • to •p � - - / EOF= 954.59 2 �j 955.16 95 - v/Q o �� 1 ° \b '1, •G F,�' - p / I �' o�� L 1 .fl / �6 9 6 1,A) 9'54.90, G x.50 Zo 9g \ '(� w r / a' gAro �O 46 _ d; - - r� G 9SS $ 6S� Z \ \ rn ��;1 bh / / •�. - _ w fi I �I �/� / oo / , �j I 954. G. d- rr \ 0 4 � �J / h� _ - -7' L I ,./ Sz 95 G .9 •fig 9 \ ` 9�O / •� � � / � w 946.00 I - ,� /�� / 9� �5 I o M - - - - - - - / cn - \ \ 6O �g I� / - j _ _ - �, 6`S`�6 �p�j Do \o s� 9Sg �i ° \ °- \% W 956 �` n' ° /I �� _/ •�\ \ \ ��` ' O 95� �,9 ,9�/ f / / / -95�> , _- - 9S ` ,\'\ 9 �`% v Z Z 00 G 948.60 `9� _� •6�°���I� s 4 95 953.21 / O // - - - - - -- rr�� -\ \ 9 _ w C� /1 / M �0 \ \ \ ^ \ / / _ - `j- - 2 6 �`'c8p / �6` W O Z - _ Z L9'SS6 w U - _ -- / _ / 9 - ♦ V' \\ / 9. /� �°\9 \ �h t\ I N 945 / / !o / - J Q 0 loo .556, / � � 96. �� I e0 �� £S � S9 \ �. � � hh� � \ • 9s6 O �6 \ r+ b6 6" o / QJ - d'p / s / \ .fl 9 - - \ / rn / /\ �o / > i� / 5t "'� / / 'r� �5`' O ���� o // / a► -- �� -- �� / soh ol' �s ` 7 c - \ 957.17 j Ile / ' �' �� \ \ �� V \ / ��/ / / //� - 950 _� \ \ //' 0 s � / I �� \ }? f ' / /// -�� ���� --� 1 \� ~� �1 • - \\ 1 10-0 938 • 0 f;5 ' - 942 - - - - -- �. / \ g1 ��,\ , �\ \ \ 91, POND 10 43' - - - \ °�� -EL11= _L6 �9-�' \ 6 \ \ ` 9 \ NWL 942.0 -�� �- , 9 \ 1 1 -Q42 \ FS \ - _ - V HWL- - 943.29 \ � 1 1` NO REVISION DATE \ �n 1- \\ DEAD STORAGE X59 -AC_FT n 1 / i�j9 / '/ - / / //_� 00 \\ �\ \ PRE PLAT 10/3/14 j / / �� Q o / / / / / �i/ % EO =959. - - O - -T I \ PRE PLAT 10/30/14 101- _ 1-,- / 9 � F�WO 0� - � � •� //- f%r� / o ��r _5 g52 4 \ \ - 944 \ \\ EOF _ 943.50 � / .9 I •�� / 'l %� L _ - - �p 51 Oyi _ 40/0-- _ \ \ \ �i I `� \ �� y ��" -•�, o� - - - / I- ' �° - \ 953.E ! ��`O �S - a \ \ b �° - \ 1 ►� \ _ 9 g59: - \ rn 410- Rd A3• g \ \ \ \ a1 \ 1 -/ p� O +I / r / / SURVEY 71 11-41 �C%° ` \ � I I I I l / DRAWN rp pd / �- 6� 4 \ \ 950.20 I I / / / . / / / DESIGNED _ ER O• `r' -I/ ♦ / / / - / / _ - L - \� _ - - - - - - - - \ O \ \ \ \ II l odic / CHECKED ' \ 6� _ ., � - - \p �/ - / / - _ - - i i - \ ►n I \ Ln l� % / / / APPROVED %d'ya _�� u,\ 1 - - - PROJ. NO. 193802577 7 SEE SHEET C3.04 - `''_ �� \ \ \ \ \ �` \ �( 945 / / SHEET NUMBER a ,x -r ��' ✓�� .�r�t• �� °c�I °h� \ `9�� 4 „a0 6 r; � � � u'1 -� � ��i- \\�\� \ \ 1 � \ � �. \ \ \ \ I \ 1 ��\ \ \ \. ./? /j / I / C3.02 Z O w � O NQn- 0 W W oz w z5(j o OOZo 0 °— w o = Z2 oNn-a 00N Qon> w m oln-� �=-° O W W N d Q E W OD � N O Z Q OJ?a �Q << �N -� W Z 0 Z oOz= < ne �E z w �0L J000 =oaCL N�0 r 52: <<(D< oe ZZn- O 030w = W < w �o�0 0 X X N 0 M a X N W 7C)� O X L6 Lo N N 0000 00 M ca x oLQ aN �� o p �Z ax x E Lo '75 U o ,It 00 N W F4 E N Co �c: c') �a N Q o x PROP 4E \ . EOF= 944.011 // / / /// / o� •\ o \� \\ \ OND 6 \ NWL 942.0 / 1 \ / 90 \ H 943.67 \ \ \.DEAP STORAGE 2.01 AC -FT v-' / II OF ly 014, op rk 94 � �42 - � /' /' / / �i �� , g53 ` 948 -- / \ 946.35 Lu 1 02 cm / c� 9g� 48 ` coo \_ • Sz0 I' `9S .9 '�1' o\° cn �G ca 65�9�6 (OG� o� 9S Coy , \ \� Cj01V'FR 00 III I 1 � / / I I I I I / / / / J /// \\ % I / r - -�` \\ \\ \\ �\ fn Sg _ P 947.15 — \ �\�� LP 946.95 \ \ \ 1 \ \ _ / / /- - ---\ \ U Lr) CL 6t;,6 ce C14 OZ I I I \ ~EOF= 940.00 N_ o Z Q 0 8 �47 \ 9 / / I-- aot„W // <, , / � \ 12' WIDE -TRAIL _ \ I � \ \ — _ J ter= o I- W J I- % \ m °O /I 8 W19ETRAIL I \ \. \ \ \ ( / \\ � _ _ >- ° <3 7 o II / \ \ \ — — �aJ / / / I \ \ \ \ 1 _ a - w w 1 Il W EL W � ~ w Z Q w Lu o z z =�Q� E o 'KA •80 �� / / / /// /� / l EX. WETLAND // / / -EOF= 943.00 NWL 94Q.0 - -- "941. HWL 9417 \ - 940 —\\ l OND NWL 940.q., � HWL 942. / L�I / DEAD /RAGE 1.46 AC -FT I II \\ \ \ \ \ r — I 1 1 11 1 \ \ \ \ I �s I III I _ —_\ — w �� -- / CAA ry \ 01 Lu 0 Q LLJ \ I N 945 / / c(p J \ �\ I 9 °� I S / / / f f I \ \ \ // ~ � cyl / `�' O �� 9F6` / ' / ) / 0 rn I I \ ���`. `J 01/ LU / ' / ,9 I( 5 / / / I / , /� Q I � • ,9 1 L � I 0`47 / r O 9 / � 6 1� IA °I° \ �� I /. .o / 212 9S - O 22 \ / \ X _ �s ( �. I � h / \ I �� 6 ti• / I \ I 12 /rn HP 95 f v- r 2 1 1 I L11 Ln — — — POND 10 /I / 51.42 1 � d� �•� 6 \ 9 NWL 942.0 / / 94 .88 / 9 / ! /�� \A,r \ _ I I �oP HWL_._ 943.29 / 1 I / \ \ / \ ���� " NO REVISION DATE \ \\ DEAD STORAGr- X50 -AC-FT �o 951 �J \ `�a > l= \ ' \ \�.e \ \ — / I ( 23 1C, s I \ / \ PRE PLAT 10/3/14 1 0, s �, , \\ � . 4 � o � � 950.94 945.54 I \ � �► \ /- \\ ��\ _ ` I c-�.c 6' 2� \ rn I \ PRE PLAT 10/30/14 Lrl c I I �: — °' � \ I 948 • I \ \\ � \ � ` '-` o � w �'s 09— — g \ OF- 952.02 EOF = 943.50 w � Q I 944 - — ` � \ LL \ \ \ I ) I \ \\ \ 50.52 I s 6, 950.65 94 Lrl o 119 O 6 O 4.58 i — SURVEY n d' N N - ✓ \ DRAWN \oi 41 / — 958 I / / rn / / / \ \ 3 C, \ � \ \ 950.20 I I / / / / � . / / / ) - - � I (� / / \ DESIGNED / CHECKED ER / \ / / / \ \ 1 aj � f/ _ / _ — _ �\ \ \ I \ 1(n l� \ �j/ / / / 94 16 951.52 \ 4 .82 I 1 APPROVED \o� V u1\ I �- / / / / 951.50 9 3 0 5 / Op � \ \ / / 1 '\ � \ PROJ. 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I qpb \ -- \ \ \ \ \ n \ l \ \ \�t` V 40 M Ln E r o M U � � U ° z m c� M � N N z w REVISION DATE wo PRE PLAT 10/3/14 oww 10/30/14 Z�Q z� �UOO O U w w 2 U w Z O0wz wr0- LL ZwoO a v w �zLu � w Lu Q�LL LL �r °O X0¢3 Q W < U� -w ui m U: w _ ~ EL - w Z a w Noo azz Z Z c? a =3a=) EL V) o Lu Z Q w U Q W z z o r OQz Uzo w V) NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY DRAWN DESIGNED CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER C3.06 Z 0 w � = U J� Qr0 NQ� w w 0 7; Z � Ww � 000 Z Q z;E Z 0 w 0 Z Z w Q r `no U� a0�m W 2 W N m w Q O zmU� z� 3< Q OOzz= z7,< N N > :E Z w �00� w 0� w O JOON Q� O =0 O� Or > z QQ0< ZZ0O w o�o� W < W X0_0 T N Q N O C), 3 x G7 x N O O, V) v) x N O Lu W N X n Lo N 00 O 0 w m X n n N W r) ON X G7 X n N O 3� O. Ux n � Lr) Cj N N O O Oc) 00 d X 0� U00 /c') Lr)� N � 0°o Z (Y) N o ^ / Io E j N 0 00 ova N Oo V a 0 o i vJ >^ E N �O �rn o � �Ox Al \ L— J - — — — — — / \ \c 7 SMH C1 \\ \\ //3 // 3 / \ TLO 0 \� o \ � \ ] \ SMH El 2 \ \ /9 <\ 1 \ /SMH D7 `\ • • \ „ , 11 �1T! \ X12 \\ SMH D6 14� \ 15 \ \ 16 T�LO PROVIDE RESIDENTIAL SANITARY SERVICES TO ADJOINING PROPERTIES TO THE NORTH AND EST AS DETERMINED BY THE CITY. SMH 17 Irk S V ` aAl %,tom ^�: =�Y�wie c r \—FORCEMAIN INSTALLED atr n SMH F23 ------------- E F21 EI I IE I �I I 10 ;� E 9 < .' 8 SMH F12 1H F9 \�� \�\ ] \ r- - - - - -- E \\ \\ 5 �\ \ 6 \\ \ I I I I II I I I I II E 1 I I I I I I I � II O— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — N :I I I I pE II I: I I� II I' I I I� 0 fi I. II e I i I pl IE �iI I I �I I IE I� �I EI I�I TOC 969.93 — • INV 960.21 E +_ V 4D 4J 4J 3 M E `o r O ch L U Lo U O z N C3 to Lo O M � N N 0Zw iMH F15 > 0 �I SMH F14 — — — — z� 10 ;� E 9 < .' 8 SMH F12 1H F9 \�� \�\ ] \ r- - - - - -- E \\ \\ 5 �\ \ 6 \\ \ I I I I II I I I I II E 1 I I I I I I I � II O— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — N :I I I I pE II I: I I� II I' I I I� 0 fi I. II e I i I pl IE �iI I I �I I IE I� �I EI I�I TOC 969.93 — • INV 960.21 E +_ V 4D 4J 4J 3 M E `o r O ch L U Lo U O z N C3 to Lo O M � N N 0Zw CL 0 z > 0 ww z23,Q z� <UOO O U—i w z U UCo�z_ N < O G Zw�O Q 0 N W CL Z:) W Q Nw9V�, J I— O w r = �r00 ri p Q w Q J UCL1—UJ W mw=~ W EL ~ W z I— Q W N 0 0 Qzz z Z 0 Q =3Q Z:) cY CL Z/5 0 w Z LLJVf Q W 0:. U Q ^W CL Z Z 0:� ~ J O i C. 0Q� Uzi J L J V w � Q [L > r� 0 V V) NOIREVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY DRAWN DA, SJ DESIGNED DA, SJ CHECKED ER APPROVED T PROJ. NO. 193802577 —' IP SHEET NUMBER C4.00 Z 0 w � x U ° Q r 0 N Q W W 0 F) W z :D 00�° Z Q� 0 Z 0U Z Z w oN0a �oON < W m 0 W N oo"'QO ZmZz� Q iYN< < °0ZZ= ZU5< N N > :E Z w �0g� W Q� w 0 �0p� Q QO x00r Z <<0< �6 r0 zZ� O OW U ; - Uu W Q w ° 0 3 i " ° N <x U00 L0 N L0 O N O Cl) Cl)� a° �m E . >_ r>"� a} � v � N N W ch co V 0� 01 o d F4 E} � N TREES Deciduous - Boulevard Deciduous - Screening / Open Space Coniferous - Screening / Open Space Homeowner - Min. 3 Ea. Restoration / Reforestatio CONT QTY 2.5" B &B 353 6' h 94 2.5" B &B 125 2" B &B 738 Bare Root 310 TOTAL: 1620 NOTE ALL TREES LOCATED ALONG THE STREET, IN OPEN SPACES AND USED FOR SCREENING WILL BE SELECTED FROM THE LISTED TREES IN THE PLANT SCHEDULE. NO MORE THAN 33% OF THE TREES USED WILL BE OF ONE SPECIES. GENERAL NOTES 1. CONTRACTOR RESPONSIBLE TO VERIFY THE EXACT LOCATION AND DEPTH OF ALL UTILITIES PRIOR TO COMMENCING WORK. CONTACT GOPHER STATE ONE CALL 1- 800 - 252 -1166 OR 651- 454 -0002. 2. COORDINATE PLANTING WITH IRRIGATION INSTALLATION TO AVOID CONFLICTS. 3. CONTRACTOR IS RESPONSIBLE FOR WATERING AND MAINTENANCE UNTIL FINAL ACCEPTANCE. IRRIGATION SYSTEM MUST BE OPERATIONAL OR AN APPROVED ALTERNATE SOURCE AND METHOD OF WATERING MUST BE PROVIDED. 4. COORDINATE TURNOVER OF MAINTENANCE AND WATERING RESPONSIBILITIES AT PROJECT FINAL ACCEPTANCE. 5. STEEL LANDSCAPE EDGE RESTRAINT IS REQUIRED TO DEFINE THE EDGES BETWEEN LANDSCAPE BEDS AND TURF AND NATIVE GRASS AREAS. 6. PATCH AND REPAIR NATURALIZED VEGETATION AREAS DISTURBED BY CONSTRUCTION AREAS AS SPECIFIED. 7. ALL PLANT MATERIALS SHALL BE INSTALLED TO AVOID CONFLICTS WITH DRAINAGE SWALES, POORLY DRAINED AREAS, ALL UTILITIES STRUCTURES AND EXISTING TREES TO REMAIN. 8. PLACE MINIMUM DEPTH OF 1.5' SELECT TOP SOIL BORROW IN SHRUB AND PERENNIAL PLANTING AREAS. 9. VERIFY THAT GRADING AND CONSTRUCTION HAVE BEEN COMPLETED IN THE IMMEDIATE VICINITY PRIOR TO INSTALLING PLANT MATERIAL. 10. IF THE NUMBER OF PLANTS SHOWN ON THE PLAN DIFFERS WITH THE NUMBER SHOWN ON THE PLANT SCHEDULE, THE PLAN WILL TAKE PRECEDENCE. CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL QUANTITIES. 11. DAMAGE TO PROPERTY OR OTHER WORK RESULTING FROM THE LANDSCAPE WORK MUST BE REPAIRED AT NO COST TO THE OWNER. 12. INSTALL SEED VARIETIES IN ALL AREAS AS CALLED OUT ON PLAN. 13. PLACE MINIMUM DEPTH OF 4" SALVAGE TOP SOIL IN ALL SEED AREAS. 14. NATIVE SEED MIX TO BE INSTALLED PER METHOD 1 (DROP SEEDING ONTO TILLED SITES) OF THE 2014 MN /DOT SEEDING MANUAL AND THE PROJECT SPECIFICATIONS. PLANT SCHEDULE DECIDUOUS TREES - BOULEVARD / SCREENING Acer freemanii 'Autumn Blaze' /Autumn Blaze Maple Acer freemanii 'Sienna Glen' / Sienna Glen Maple Acer platanoides 'Crimson King' / Crimson King Maple Acer platanoides 'Emerald Queen' / Emerald Queen Maple Acer platanoides 'Parkway'/ Norway Maple Acer platanoides 'Pond' TM / Emerald Lustre Maple Acer rubrum 'Northwood' / Northwood Maple Acer rubrum 'Red Sunset' / Red Sunset Maple Acer saccharum / Sugar Maple Acer saccharum 'Green Mountain' TM / Green Mountain Sugar Maple Celtis occidentalis / Common Hackberry Gleditsia triacanthos inermis 'Shademaster' TM / Shademaster Locust Gleditsia triacanthos 'Imperial' / Imperial Honeylocust Gleditsia triacanthos 'Skyline' / Skyline Honey Locust Gymnocladus dioica / Kentucky Coffee Tree Juglans nigra / Black Walnut Quercus bicolor / Swamp White Oak Quercus ellipsoidalis / Northern Pine Oak Quercus ellipsoidalis coccinea / Northern Pine Oak Quercus macrocarpa / Burr Oak Quercus palustris / Pin Oak Quercus rubra / Red Oak Tilia americana 'Redmond' / Redmond American Linden Tilia cordata 'Greenspire' / Greenspire Littleleaf Linden Tilia x flavescens 'Glenleven' / Glenleven Linden Ulmus americana 'Princeton' / American Elm Ulmus carpinifolia 'New Horizon' / English Elm Ulmus x 'Cathedral' / Cathedral Elm DECIDUOUS TREES - SCREENING Amelanchier laevis / Allegheny Serviceberry Aronia melanocarpa elata / Glossy Black Chokeberry Betula nigra / River Birch Corylus americana / American Hazelnut Crataegus chrysocarpa / Hawthorn Crataegus macracantha / Long- thorned Hawthorn Fraxinus pennsylvanica / Green Ash Malus x 'Snowdrift' / Snowdrift Crab Apple Ostrya virginiana / American Hophornbeam Platanus occidentalis /American Sycamore Populus grandidentata / Largetooth Aspen Populus tremuloides / Quaking Aspen Prunus americana /American Plum Prunus serotina / Wild Black Cherry Salix alba 'Tristis' / Golden Weeping Willow Salix humilis / Prairie Willow Sorbus americana / Mountain Ash CONIFEROUS TREES - SCREENING Picea glauca / White Spruce Picea glauca densata / Black Hills Spruce Picea glauca densata / Black Hills Spruce Picea pungens / Colorado Spruce Pinus nigra / Austrian Black Pine Pinus nigra / Austrian Black Pine Pinus ponderosa / Ponderosa Pine Pinus resinosa / Red Pine Pinus strobus / White Pine Pinus strobus / White Pine Pinus sylvestris / Scotch Pine SHRUBS Cornus alternifolia / Pagoda Dogwood Cornus baileyi / Bailey's Red -twig Dogwood Cornus racemosa / Gray Dogwood Cornus sericea 'Isanti' / Isanti Redosier Dogwood Diervilla lonicera / Dwarf Bush Honeysuckle Euonymus alatus / Winged Euonymus Hamamelis virginiana / Common Witch Hazel Hydrangea arborescens 'Annabelle' / Annabelle Smooth Hydrangea Hydrangea paniculata 'Bulk' / Panicled Hydrangea Hydrangea paniculata 'Pink Diamond' / Pink Diamond Hydrangea Ilex verticillata / Winterberry Juniperus horizontalis 'Wiltonii' / Blue Rug Juniper Juniperus sabina 'Calgary Carpet' TM / Calgary Carpet Juniper Morus rubra / Red Mulberry Physocarpus opulifolius / Ninebark Prunus virginiana / Chokecherry Rhus glabra / Smooth Sumac Rosa blanda / Smooth Rose Sambucus pubens / Red Berried Elder Spiraea japonica 'Goldmound' / Spirea Spiraea x billiardii / Billiard Spirea Syringa meyeri 'Palibin' / Dwarf Korean Lilac Syringa patula'Miss Kim' / Miss Kim Lilac Taxus cuspidata 'Capitata' / Capitata Japanese Yew Taxus x media 'Tauntoni' / Tauton Yew Thuja occidentalis / American Arborvitae Thuja occidental is 'Techny' / Techny Arborvitae Viburnum dentatum / Viburnum Viburnum dentatum 'Arrowwood' / Arrowwood Viburnum Viburnum lentago / Nannyberry Viburnum opulus 'Compactum' / Compact European Cranberrybush Viburnum trilobum 'Compactum' / Compact American Cranberry Viburnum ANNUALS /PERENNIALS Echinacea purpurea / Purple Coneflower Echinacea x 'After Midnight' / After Midnight Coneflower Hemerocallis x'Baja' / Daylily Hemerocallis x 'Hyperion' / Hyperion Daylily Hemerocallis x 'Stella de Oro' / Stella de Oro Daylily Hosta x 'Blue Cadet' / Plantain Lily Hosta x'Lancifolia' / Lancifolia Plantain Lily Hosta x 'Sieboldiana' / Plantain Lily Nepeta x faassenii 'Walkers Low' / Walkers Low Catmint Parthenocissus quinquefolia / Virgina Creeper Rudbeckia fulgida 'Goldsturm' / Goldsturm Black -eyed Susan Vitis riparia / Riverbank Grape GRASSES Calamagrostis x acutiflora 'Karl Foerster' / Karl Foerster's Feather Grass Panicum virgatum 'Heavy Metal'/ Blue Switch Grass Panicum virgatum 'Rotstrahlbusch' / Rotstrahlbusch Switch Grass Schizachyrium scoparium / Little Bluestem Grass Sporobolus heterolepis / Prairie Dropseed V GROUND COVERS SOD /SEED Restoration / Reforestation Area i Upland Prairie Mix w Emergent Marsh Mix 4J —_ — Big Bluestem / Andropogon gerardii Big Bluestem / Andropogon gerardii U American Slough Grass / Beckmannia syzigachne Side -Oats Grama / Bouteloua curtipendula Side -Oats Grama / Bouteloua curtipendula Tall Manna Grass / Glyceria grandis Kalm's Brome / Bromus kalmii Kalm's Brome / Bromus kalmii Rice Cut Grass / Leersia oryzoides Nodding Wild Rye / Elymus canadensis Nodding Wild Rye / Elymus canadensis River Bulrush / Bolboschoenus fluviatilis M 0 Bottlebrush Grass / Elymus hystrix Bottlebrush Grass / Elymus hystrix Bristly Sedge / Carex comosa M o U L LO U Slender Wheatgrass / Elymus trachycaulus Slender Wheatgrass / Elymus trachycaulus Lake Sedge / Carex lacustris Switchgrass / Panicum virgatum Switchgrass / Panicum virgatum Tussock Sedge / Carex stricta � co a- Little Bluestem /Schizachyrium scoparium Little Bluestem /Schizachyrium scoparium Least Spikerush /Eleocharis acicularis N Indian Grass / Sorghastrum nutans Indian Grass / Sorghastrum nutans Marsh Spikerush / Eleocharis palustris Common Yarrow / Achillea millefolium Common Yarrow / Achillea millefolium Torrey's Rush / Juncus torreyi o o z_ LU � h Blue Giant Hyssop / Agastache foeniculum Blue Giant Hyssop / Agastache foeniculum Three - Square Bulrush / Schoenoplectus pungens o w w Z � J �Q Z White Snakeroot / Ageratina altissima White Snakeroot / Ageratina altissima Soft Stem Bulrush / Schoenoplectus tabemaemontani v � o p Z UwZ White Prairie Clover / Dalea candida White Prairie Clover / Dalea candida Woolgrass / Scirpus cyperinus LU C° o CL N Canada Tick Trefoil / Desmodium canadense Canada Tick Trefoil / Desmodium canadense Sweet Flag / Acorus americanus Q o Z o �SLU Ox -Eye / Heliopsis helianthoides Ox -Eye / Heliopsis helianthoides Common Water Plantain / Alisma triviale p w r= Q w ? � Wild Bergamot / Monarda fistulosa Wild Bergamot / Monarda fistulosa Marsh Milkweed / Asclepias incarnata r ° o �o <� LU Stiff Goldenrod / Oligoneuron rigidum Stiff Goldenrod / Oligoneuron rigidum Broad - Leaved Arrowhead / Sagittaria latifolia w Q w w w U��= � r w Q , Q Clayton's Sweet Cicely / Osmorhiza claytonii Clayton's Sweet Cicely / Osmorhiza claytonii Giant Bur Reed / Sparganium eurycarpum � ° o o Z z Smooth Wild Rose / Rosa blanda Smooth Wild Rose / Rosa blanda Temporary Pond Mix Slender Wheatgrass / Elymus trachycaulus Black -Eyed Susan / Rudbeckia hirta Black -Eyed Susan / Rudbeckia hirta Perennial Ryegrass / Lolium perenne Lance - Leaved Figwort / Scrophularia lanceolata Lance - Leaved Figwort / Scrophularia lanceolata Alfalfa / Medicago sativa Zigzag Goldenrod / Solidago flexicaulis Zigzag Goldenrod / Solidago flexicaulis Red Clover / Trifolium pratense Showy Goldenrod / Solidago speciosa Showy Goldenrod / Solidago speciosa Seeded Turf Smooth Aster / Symphyotrichum laeve Smooth Aster / Symphyotrichum laeve American Vetch / Vicia americana American Vetch / Vicia americana Golden Alexanders /Zizia aurea Golden Alexanders /Zizia aurea Sodding Type Lawn Oats / Avena sativa Oats / Avena sativa — — Woodland Restoration Wet Meadow Mix Z Big Bluestem / Andropogon gerardii NOTE w Side -Oats Grama / Bouteloua curtipendula w I ~ SEED MIXES SHOWN ARE GENERALL Y CONSISTENT WITH WHAT WE Z Z 0 Side -Oats Grama /Bouteloua curtipendula Kalm's Brome /Bromus kalmii EXPECT WILL BE APPROVED AS A PART OF THE WETLAND BANKING < Z � Kalm's Brome / Bromus kalmii PLAN, FINAL SEED MIXES WILL BE SUBJECT TO AGENCYAPPROVAL O J Z Nodding Wild Rye / Elymus canadensis AS PART OF THE WETLAND BANKING APPLICATION PROCESS AND CL Q Nodding Wild Rye / Elymus canadensis SUBJECT TO SUBSTITUTION BASED ON AVAILABILITY. U >-- 0 Bottlebrush Grass / Elymus hystrix Q Z Bottlebrush Grass / Elymus hystrix w 0 w Slender Wheatgrass / Elymus trachycaulus Z w w U- Slender Wheatgrass / Elymus trachycaulus J (/) _j w Switchgrass / Panicum virgatum = Q � LU Q Little Bluestem / Schizachyrium scoparium U Indian Grass / Sorghastrum nutans w Z Common Yarrow / Achillea millefolium CL � Blue Giant Hyssop / Agastache foeniculum White Snakeroot / Ageratina altissima White Prairie Clover / Dalea candida Canada Tick Trefoil / Desmodium canadense Ox -Eye / Heliopsis helianthoides Wild Bergamot / Monarda fistulosa Stiff Goldenrod / Oligoneuron rigidum Clayton's Sweet Cicely / Osmorhiza claytonii Smooth Wild Rose / Rosa blanda NO REVISION DATE PRE PLAT 10/3/14 Black -Eyed Susan / Rudbeckia hirta PRE PLAT 10/30/14 Lance - Leaved Figwort / Scrophularia lanceolata Zigzag Goldenrod / Solidago flexicaulis Showy Goldenrod / Solidago speciosa Smooth Aster / Symphyotrichum laeve American Vetch / Vicia americana SURVEY RH Golden Alexanders / Zizia aurea DRAWN NE Oats / Avena sativa DESIGNED NE CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER L0.01 Z 0 w � = U J� Qr0 Naw w 0 7; Z�ww O 0020 o�z Z Z w o~�Q J0 0N Q m ° W N m' Q O Zwmz z� Q w wr < O0zz= ZNa� � z w L �o0? s w 0� w O JOON Q Q O O -0� N � Or > Z QQ0a Zz0- w o�\ �0 -0 M co X rl rl N O 00 M X N X n rl N O W (") a x N X 3° M a o� n X n N Lo X OD Ln N a 00 i� o> ON Q X U rl N n O Lo W ocl) co M 0, o j Z � N E .1 n Qtr, Rio N p, M co ,r 0�ol o d N_ N E N � N o � �Ox AI\ OUTLOT X - -- -- - - - - -� - - - -� -- - - - -- - 77, \ \ \ WETLAND - � H I \ \\ \ \\ \ I \ \\ \ \\ 3 2 I I 1 1 4 I ---- - - - - -- OU LOT OT A —J L -- - - - - -- I 2 I • \ \ / I \ \ /� A A 1. A A A I t I --- - - - - -- - -- -- -- \ \ \\ 5 \ \ WETLAND , --- - - - - -- - -- -- - -� .,x L( ---------- - \ I I ,LVT \ \ �� -- - - - - -- I \k I/ I WETLAND / A I � / / I / / `\ i i I --m -qq" - mym.l—t lum. 7 \ y. .• +: I / / / I I i 6 `> ' ui -r4 _ Al Lu 15 v 2 I ROCK PROP / �j " \ / \ \ \ \ /idyl \\ / _ � � /I\ > // OUTLOT B / I 16 I � I I Y I I •. 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I I I I I I---- - - - - -- -- \ I jlF `\ I 1 I 00- I/� •. \\ I 1 -/P oc 0 —0— OC\\ )< 0 O I\ • \ \ ���JJJ I I •• I \ \ \ °c ' 3 1 I rn o, ti 0. , \\ \\ \\ o o I 2 \ 2 • \ �c4,o\ � / 3 l \ \ I / 0 50 100 MATCHLINE - SHEET L1.04 V 4� 4J 3 M E r 0 5 U � Z � Lo U M � CV N 0Zw REVISION DATE °u 0z PRE PLAT O NE 0ll 10/30/14 ww Z � Q CHECKED Z ER �UOO O U w N w U w Z UCD iZCC SHEET NUMBER Ll .01 N < O G LL Zwo0 Q 0 N W ��wQ N�UV) J �O w r= Q Z:) ~ �r00 Q LrL 0 J U C w W mw =~ wO- ~w z � Q w N 0 0 QZ Z Z C� Q =3QZ:) a_ o w Z ^- LLJ Q LU I U Q ^w CL Z Z Q ~ Z 0:J J UIL E- w OL 0<< U �? o w Q Q O J Q NO REVISION DATE RH PRE PLAT 10/3/14 NE PRE PLAT 10/30/14 SURVEY RH DRAWN NE DESIGNED NE CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER Ll .01 z 0 w � = U JO Qr0 Naw w 0 z Zsww o 0020 o�Q� Z3:_O 0 w 0 Z z w O n Q �0ON Q m W 0 W N m w Q O zm�� z� Q O0zz= ZU5< �:E zw �0g� w 0� w O J0 Q Q O =0O� z QQ0� ZZ0-O w OHO? w < w 0 M 1�+ m X n N O o` X x N X 04 N O 01 a x X 3° o. o� n X Lo x Lox N o 00 o> oN Q X U � � N n O cq00 o� %z � N E .1 n Lo Rio N 00 W co co v o` of o d N_ N � N � N o � 0 x 1 - - -- ----------------- - - - - -- 1 OITT\LOT T \ \ \ \ 4J 1 ', \ WETLAND � � � / / 3 WETLAND �- \ .■ "� Lo (0) � Lo U j a Lo 0 m CL CV to 10 \\ 1 ' �' '/\ \ \ / Lu °zw Lu O z Lu \ \\ / OUTLOT C \ ' \ ° Qw0O z =W– wZ 1 :�• -- "� / // / / WETLAND �. / _ — / r "o o z W � \ - I / / / I C \ I I // / zw�0 r I / / /- J (] N LU •� I 1 \ \ I I / h�WV) 1 \ I 0 N U O J w Q��, �r00 \ \ / Q Q w J \\ \ 1 \ W Q- W C W U CL rLu = z co ui _3Q5 CL o 1 WETLANQ 9 10 7 I I / 11 j I I I I / 6 \ \ 1\ 1\ 1 1 I i 12 / L----- - - - - -J Z Z I �\ \ \ \ \ \ I ' / 1 I , r \ \ \\ R •s \ \\ I 0 Q w _ ° \\ \ 3 \ \ � — A t I I —� r— — \ \\ I I t w / l 13 / / \ 2 I \ \\ rn ui I ^ Q Lu 9 16 ,. ww ^ \ \\ \ 7 \ NO REVISION DATE c} i \ \ ` \ \ \------ - - - - -� i i i 1 1 - -__� // / / \ PRE PLAT 10/3/14 1 \ \\ \ \ 1 1 1 I I I I I _ / r • PRE PLAT 10/30/14 9 10 7 1 I I I I 12 6 11 11 I I 1 13 / I L---- - - - - -J L---- - - - - -- / I _ 1 I 14 f 1 \\ \ \ \\ \ SURVEY 5 RH DRAWN NE _ N DESIGNED NE 4 CHECKED ER APPROVED \ ,' �/ • _ PROJ. NO. 193802577 MATCHLINE - SHEET L1.04 0 50 100 SHEET NUMBER L 1.02 z 0 w � = U J� Qr0 N Q w w 0 7; w z � w � 00 z Q z 0 w 0 Z z w w z O too Q JON Q r w m Q W N m w Q O z ;0� z< Q o0zz= Z U5 < N N 0� r :E z w �00� w 0� w O J0 Q O =0 O� Orr Z QQ0< z OZOw U;�U� w Q w 0 M O J W 2 W Z J U Q M p w Co X n N O 01 01 X N X n 04 N O W 01 01 x X n c)) N 3° �a O� J r, X Lox Lox N I� OD Ln N O O 3 o� p X U � /cq I� N n O Lo W ocl) c� a0 ,z � N E .1 n a} r, v N N 0 ch co V 0� Ol � > F4 E} � N o � p x PROPANE MATCHLINE - SHEET L1.05 — — — — — — — — — — — — — — — — — — — — T — — — — — — — — — — I IN I I I 0 (50 100 V 4J 3 M E `o r O M Lr) U >, Lo U O Z N 2 C3 5 v m O M CL CMV N 0Zw wOZ_ � h 0 0ww Z [ J ONzQ H <()UO U Lu vv w w — w Z p w Lu >- 0� L CL Z w p 0 LL, Q 0 N W L 5 W H h w U V) J �O W LLJ > Q ]2 =) ~ w �rp0 L w Q U � w r w Q co uEL w v) p p _ Q 5 Lu Z LLJ Q LU ry I U Q LU CL ui Q Z Z C2 CL 0 z U J di Z w U Q v� p <Z L Z Q r Z 0< Q < UCL[L >w O Z U U �? o �wQ Q O J ry Q V) NOIREVISION DATE I PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY RH DRAWN NE DESIGNED NE CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER Ll .03 z 0 w � = U J� <r0 Naw w 0 Z�ww o 00 z o� <� z 0u Z Z w wz O 0- < E00N < r w m Q W N m w < O z m 0 z< o0zz< QU5 <� N N r :E z w �0g= w 0� w O �0p� < 0 =0< Orr z Q <0< zz0- o�ow � Gam.' M w•. P.� m X rl rl N O 00 a X N X n rl N O W a x N X n 3° a o� n X �x Lr) x OD Ln (N a00 o> < X U rl / CA n O Lr)� o� 0� co a0 %z � N E2: n Q U n C-4io N p� W co co v 0� 01 011 Q) E (D o � 0 x V 4� 4J 3 M E `o r O c`) LO U >' LO U O Z N C3 5 on M CL MATCHLINE - SHEET L1.01 - _ _ MATCHLINE - SHEET L1.02 � -; -O� 2 \` `\ /�/ >' \ \ 11 11 I j 1 / -- i? 1 O v� Z < \ \ 6 . \ 1 \ r .' \ ` \ \ \ 1 1 I I I 1 1 / / I I I �Z:)LL'� 4 \ 1 -- - -_ - -J L - - - -- -J U-- _ -_ -__ I 12 I w \ \ \ I l I 22 < J Lij di of 4 \ / / / / / 2 ui 5 I 6 U u LL- W LLJ W Z LU tu 16 LLJ i e \ , / 9 NO REVISION DATE 6 ' , \\\ '' `:s \ PRE PLAT 10/3/14 PRE PLAT 10/30/14 i \ � PROJECT ENTRY IRRIGATION < ' DESIGN TO BE DETERMINED \ \\ rzr t;` " / •� \\ \\ \v/ ' SURVEY RH \ \ \ \ \ > DRAWN NE \ _ / 9 I 3 /' // \ // /' /' '• \ CHECKED ER ' \ APPROVED 0 50 100 \ � : ; � \ // // \ / // // `\ / \ ,y ., PROJ. NO. 193802577 2 //' // \\ ` / ' //' 2 / ' / \\ ,' 10 \\ SHEET NUMBER MATCHLINE - SHEET L1.06 L 1.04 z 0 w � = U J� Qr0 w Q w w 0 7; w z � w o OO - o z Q 0 z o w 0 Z z w w z O too Q p� w m Q W N J < Q 0 mw''nnO z m z ~ Z Q o0oz= Z U5 < N N 0� r :E z w �00� w 0� w O J0 Q O =0 O� Orr Z QQ0< z OZOw U;�U� w Q w 0 r-I J w (!l LL z J U Q M 0 w Co X n N O 01 01 X N X n 04 N O W 01 01 X N X c)) N 3° �a O� n X n N Lo X OD Ln N I� N O O 3 o > o X U � /cq I� N n O Lo W ocl) co c� a0 ,z � N E 21 n a} � v �io N p� W ch co V 0� Ol o d F4 E} � N o � o x KAAT!`LJI TKIC CLIE:= I i X17 MATCHLINE - SHEET L1.06 I V 4J I I I I I I 3 °' E 0 M Lr) U >, Lo U 3Z� _ 5 v m C M CL CMV N 0Zw wOZ_ � h 0 > ww Z [ J ONzQ H <()UO U Lu vv w w — w Z p w Lu >- 0� L CL Z w o 0 LL, Q 0 N W L 5 W H h w U V) J �O W LLJ > Q ]2 =) ~ w �ro0 L w Q U � w r w Q co uEL w v) p o _ Q 5 Lu Z ^- LLJ Q W ry I U Q w CL r- ui Q Z Z C2 CL 0 z U J di Z w U Q v� o Z Z Q Z 0< Q < UCL[L >w O Z UU C C � V) w ZZ Q O J ry Q V) I NO REVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 I N SURVEY RH DRAWN NE jo DESIGNED NE CHECKED ER APPROVED 0 50 100 PROJ. NO. 193802577 SHEET NUMBER L 1.05 z 0 w � = U J� Qr0 Naw w 0 7; Zsww o 000 z o�Q� z 0 w 0 Z z w w z O too Q JON Q r w m Q W N m w Q O z ;0� z< Q o0zz= Z U5 < N N 0� r :E z w �00� w 0� w O J0 Q O =0 O� Orr Z QQ0< z 0 o w U;�U� W < W o 3 \ \ o \ 0 ' \ / / • . \ \ \ •gyp 6 ol \ \ \ \ \Q M 1�+ w m X N O 01 O• X N X n 04 N O W 01 O• x N X c)) N 3° M a o� n X n N Lo X OD Ln N O 00 i� o> oN Q X U � icq Loo Lo 00 ocl) c� co a0 ,Z � N E .1 n N p� W cl) co V 0� of o d N_ N � N � N o � pox KAA -rf-Ul TKIC CUCCT I i t)A \ \ Ao \ \ / 0 lcl or / / 0 50// 100 \ MA -rf-Ul TkIC CLICCT I i nr III � V 4� 4J 3 M E .o O M Lo U >, Lo U O Z N C3 5 Lo 23 M CL 04 N OZw w0Z 0 > ww Z [ J ONZQ Q�ju0 U Lu vv w _ w Z o� C�0 CL ZwoO <0voLU ° -�wQ N�Uv�i J �O w r= Q Z:) ~ r 0 0Q�: ww U C w r w Q co O- ~w w " 0 0 =3Q� W z LLJ Q W I U Q w CL Lij Q Z Z C2 CL O z U J di Z w (� Q � o <z L Z Q Q Z 0 < CL >w O Z UU u �? o V) wQ Q O J V) NOIREVISION DATE I PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY RH DRAWN NE DESIGNED NE CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER Ll .06 z 0 w � = U Qr0 N Q w w 0 O Z w Z � w ° 00-° ° m Z Q "' � �O z 0 w 0 Z w CWQ�� < W z JOON < W m Ow�-w 2 W N J < Q 0 mWo z Oa w =<< Z z °0°z= Q�a� N�0� > :�j Z w �00� W,�wo �O Q��O =0o� z QQ0< z 0- Z O w OH? W Q W = ° =o I 0 co J 04 N 0 ol ol 3 oN Q x U° i00 N N° N 00 0 rn c� rn n ico E. (D m N % O N 00 00 ' cy) co V O, Ol CD > (D E} a � � N o .3 � � x DO NOT HEAVILY PRUNE THE TREE AT PLANTING. PRUNE ONLY CROSSOVER LIMBS, CO- DOMINANT LEADERS AND BROKEN OR DEAD BRANCHES, SOME INTERIOR TWIGS AND LATERAL BRANCHES MAY BE PRUNED; HOWEVER DO NOT REMOVE THE TERMINAL BUDS OF BRANCHES THAT EXTEND TO THE EDGE OF THE CROWN. STAKE TREES ONLY AS SPECIFIED AT THE DIRECTION OF LANDSCAPE ARCHITECT WRAP TREE TRUNKS AS SPECIFIED. MARK THE NORTH SIDE OF THE TREE IN THE NURSERY, AND ROTATE TREE TO FACE NORTH IN THE FIELD. SET TOP OF ROOT BALL FLUSH TO GRADE OR 1 -2 IN. HIGHER IN SLOWLY DRAINING SOILS. CONTRACTOR IS RESPONSIBLE FOR TESTING PERCOLATION RATES PRIOR TO PLANTING. NOTIFY LANDSCAPE ARCHITECT OF ANY POTENTIAL DRAINAGE ISSUES PRIOR TO FINAL PLANTING. INSTALL APPROVED DRAINAGE MATERIALS AS DIRECTED. ADD MYCORRIZAL TRANSPLANT INOCULANT AT PLANTING TIME PER MANUFACTURER'S DIRECTIONS. IF PLANT IS SHIPPED WITH A CONTAINER AROUND THE ROOTBALL, SLICE SIDES OF CONTAINER AND REMOVE COMPLETELY. USE FINGERS OR SMALL HAND TOOLS TO PULL ROOTS OUT OF THE OUTER LAYER OF POTTING SOIL, THEN CUT OR PULL APART ANY CIRCLING ROOTS. TO IMPROVE TRANSPLANTING SUCCESS THE FOLLOWING VARIETIES SHOULD BE SPRING PLANTED ONLY: PINE, OAK, MAPLE, HONEYLOCUST AND CRABAPPLE. PRUNE BRANCHES TO A MINIMUM OF 8' TO ALLOW FOR A CLEAR SIGHT DISTANCE.. PROVIDE GRAVEL FILLED DRY WELL FOR POORLY DRAINED SOILS AS DIRECTED BY THE LANDSCAPE ARCHITECT. i .. _ I_ -� i = ........ BALLED AND BURLAPPED TREE NO SCALE DURING THE SPRING PLANTING SEASON, ANY EVERGREEN PLANT DELIVERED WITH NEW GROWTH IN ADVANCE STAGE OF CANDLING OUT WILL BE REJECTED. EVERGREEN TREES NOT FULLY BRANCHED FROM BOTTOM TO TOP WILL BE REJECTED AND THOSE WITH TERMINAL LEADERS EXCEEDING 300 MM (12 ") IN LENGTH WILL ALSO BE REJECTED STAKE TREES ONLY AS SPECIFIED AT THE DIRECTION OF LANDSCAPE ARCHITECT MARK THE NORTH SIDE OF THE TREE IN THE NURSERY, AND ROTATE TREE TO FACE NORTH IN THE FIELD SET TOP OF ROOT BALL FLUSH TO GRADE OR 1 -2 IN HIGHER IN SLOWLY DRAINING SOILS MYCORRHIZAL TRANSPLANT INOCULANT TO BE ADDED AT PLANTING TIME PER MANUFACTURER'S DIRECTIONS. TYPICAL EVERGREEN TREE PLANTING 1\ � NO SCALE III= SET TREE PLUMB AND MAINTAIN THROUGHOUT WARRANTY PERIOD. REMOVE ALL FLAGGING AND LABELS. EACH TREE MUST BE PLANTED SUCH THAT THE ROOT FLARE IS VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE ROOT FLARE IS NOT VISIBLE SHALL BE REJECTED. DO NOT COVER THE TOP OF THE ROOT BALL WITH SOIL. ROOT BALLS DELIVERED WITH THE ROOT FLARE MORE THAN 4" BELOW THE TOP OF THE BALL WILL BE REJECTED. MULCH AS SPECIFIED, DO NOT PLACE MULCH IN CONTACT WITH TREE TRUNK, MAINTAIN THE MULCH WEED -FREE FOR THE DURATION OF THE WARRANTY PERIOD. PLACE MULCH WITHIN 48 HOURS OF SECOND WATERING. MULCH SHALL BE INCIDENTAL TO PROJECT. DIG HOLE 3x ROOT BALL DIA. OR AS SPECIFIED FOR SOIL CONDITION ENCOUNTERED WITH TAPERED SIDES. SCARIFY THE SIDES AND BOTTOM OF THE HOLE BEFORE PLACING THE TREE IN THE PLANTING HOLE. BACKFILL 2/3 WITH MODIFIED PLANTING SOIL AS SPECIFIED FOR THE SPECIFIC SOIL CONDITION ENCOUNTERED AND WATER THOROUGHLY WITHIN 2 HOURS. BACKFILL REMAINING 1/3 WITHIN 48 HOURS AND CONSTRUCT 4" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL AND WATER THOROUGHLY. REMOVE ALL TWINE, ROPE AND WIREBASKET AND BURLAP FROM TOP 1/3 OF ROOT BALL OR TO 2ND RING OF WIRE BASKET, WHICHEVER IS GREATER. REMOVE ALL PLASTIC WRAP OR ROPE FROM ENTIRE BALL. PLACE ROOT BALL ON FIRM UNEXCAVATED OR TAMPED SOIL. TAMP SOIL AROUND BASE OF ROOT BALL FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT. SPACE TREES ACCORDING TO PLANS. TREES PLANTED SO THAT THE ROOT FLARE IS BELOW THE SOIL LINE OR NOT VISIBLE MAY BE ROOT FLARE DIAGRAM IF PLANT IS SHIPPED WITH A CONTAINER AROUND THE ROOTBALL, SLICE SIDES OF CONTAINER AND REMOVE COMPLETELY. USE FINGERS OR SMALL HAND TOOLS TO PULL ROOTS OUT OF THE OUTER LAYER OF POTTING SOIL, THEN CUT OR PULL APART ANY CIRCLING ROOTS. REMOVE ALL ROPE, TWINE AND BURLAP FROM TOP HALF OF ROOT BALL FROM B &B SHRUBS. DO NOT HEAVILY PRUNE AT PLANTING. PRUNE ONLY BROKEN OR DEAD BRANCHES, RETAINING NATURAL FORM. DURING THE SPRING PLANTING SEASON, ANY EVERGREEN SHRUB DELIVERED WITH NEW GROWTH IN ADVANCE STAGE OF CANDLING OUT WILL BE REJECTED. SET TOP OF ROOT BALL FLUSH TO GRADE OR 1 -2 IN. HIGHER IN SLOWLY DRAINING SOILS. ADD MYCORRHIZAL TRANSPLANT INOCULANT AT PLANTING TIME PER MANUFACTURER'S DIRECTIONS. I:L1�1 BE CLEARLY VISIBLE WITH �Y FROM THE TRUNK. TREE IN A DEPRESSION IN ORDER TO E. I flC DULL LIIVC H I tORADE SHALL NOT BE ABOVE THE ROOT FLARE. SCRAPE AWAY EXCESS SOIL FROM THE TOP OF THE ROOTBALL IF NECESSARY TO EXPOSE ROOT FLARE. ROOTBALLS DELIVERED WITH THE FOOT FLARE MORE THAN 2" BELOW THE TOP OF THE BALL WILL BE REJECTED. SPACE PLANTS ACCORDING TO PLANS CONTAINER GROWN PLANT AND BED PREPARATION NO SCALE MULCH AS SPECIFIED. DO NOT PLACE MULCH IN CONTACT WITH THE PLANT. MAINTAIN THE MULCH WEED -FREE FOR THE DURATION OF THE WARRANTY PERIOD. PLACE MULCH WITHIN 48 HOURS OF SECOND WATERING. DIG HOLE 3x ROOT BALL DIA. SCARIFY THE SIDES AND BOTTOM OF THE HOLE BEFORE PLACING THE SHRUB IN THE PLANTING HOLE. BACKFILL WITH MODIFIED PLANTING SOIL AND ADD ANY SOIL AMENDMENTS OR FERTILIZERS AS SPECIFIED AND CONSTRUCT 3" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL. WATER THOROUGHLY WITHIN 2 HOURS. u 4) cry E `o r O M Lo U Lo U ° z u) M 04 N SET TREE PLUMB AND MAINTAIN THROUGHOUT WARRANTY PERIOD. 0Zw EACH TREE MUST BE PLANTED SUCH THAT THE ROOT FLARE IS w0Z VISIBLE AT THE TOP OF THE ROOT BALL. TREES WHERE THE ROOT a FLARE IS NOT VISIBLE SHALL BE REJECTED. DO NOT COVER THE Oww TOP OF THE ROOT BALL WITH SOIL. ROOT BALLS DELIVERED WITH Z d J THE ROOT FLARE MORE THAN 4" BELOW THE TOP OF THE BALL WILL 4 BE REJECTED. QUUO MULCH AS SPECIFIED, DO NOT PLACE MULCH IN CONTACT WITH Lu z TREE TRUNK, MAINTAIN THE MULCH WEED -FREE FOR THE DURATION CR OF THE WARRANTY PERIOD. PLACE MULCH WITHIN 48 HOURS OF L�0� SECOND WATERING. ZwLuO Q 0 N W DIG HOLE 2x ROOT BALL DIA. SCARIFY THE SIDES AND BOTTOM OF Z) W Q THE HOLE BEFORE PLACING THE TREE IN THE PLANTING HOLE. N af U v� BACKFILL WITH MODIFIED PLANTING SOIL AS SPECIFIED AND ~ 0 w r S CONSTRUCT 4" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL. QLuZ~ WATER THOROUGHLY WITHIN 2 HOURS. ammr °O REMOVE ALL TWINE, ROPE AND WIREBASKET AND BURLAP FROM TOP 1/3 maw OF ROOT BALL OR TO 2ND RING OF WIRE BASKET, WHICHEVER IS �0 2 3 GREATER. REMOVE ALL PLASTIC WRAP OR ROPE FROM ENTIRE BALL. Lu � Q J PLACE ROOT BALL ON UNEXCAVATED OR TAMPED SOIL. U a- F.- w W Q TAMP SOIL AROUND ROOT BALL BASE FIRMLY WITH FOOT PRESSURE _ El Z ~Q III SO THAT ROOT BALL DOES NOT SHIFT. Z Z o =3QS a- Ln I PROVIDE GRAVEL FILLED DRY WELL FOR POORLY DRAINED SOILS AS III DIRECTED BY THE LANDSCAPE ARCHITECT. Will I -1 I I I _ __ III -1 I I __ III —III —I i TREES PLANTED SO THAT THE ROOT FLARE IS BELOW THE SOIL LINE OR NOT VISIBLE MAY BE ROOT FLARE DIAGRAM IF PLANT IS SHIPPED WITH A CONTAINER AROUND THE ROOTBALL, SLICE SIDES OF CONTAINER AND REMOVE COMPLETELY. USE FINGERS OR SMALL HAND TOOLS TO PULL ROOTS OUT OF THE OUTER LAYER OF POTTING SOIL, THEN CUT OR PULL APART ANY CIRCLING ROOTS. REMOVE ALL ROPE, TWINE AND BURLAP FROM TOP HALF OF ROOT BALL FROM B &B SHRUBS. DO NOT HEAVILY PRUNE AT PLANTING. PRUNE ONLY BROKEN OR DEAD BRANCHES, RETAINING NATURAL FORM. DURING THE SPRING PLANTING SEASON, ANY EVERGREEN SHRUB DELIVERED WITH NEW GROWTH IN ADVANCE STAGE OF CANDLING OUT WILL BE REJECTED. SET TOP OF ROOT BALL FLUSH TO GRADE OR 1 -2 IN. HIGHER IN SLOWLY DRAINING SOILS. ADD MYCORRHIZAL TRANSPLANT INOCULANT AT PLANTING TIME PER MANUFACTURER'S DIRECTIONS. I:L1�1 BE CLEARLY VISIBLE WITH �Y FROM THE TRUNK. TREE IN A DEPRESSION IN ORDER TO E. I flC DULL LIIVC H I tORADE SHALL NOT BE ABOVE THE ROOT FLARE. SCRAPE AWAY EXCESS SOIL FROM THE TOP OF THE ROOTBALL IF NECESSARY TO EXPOSE ROOT FLARE. ROOTBALLS DELIVERED WITH THE FOOT FLARE MORE THAN 2" BELOW THE TOP OF THE BALL WILL BE REJECTED. SPACE PLANTS ACCORDING TO PLANS CONTAINER GROWN PLANT AND BED PREPARATION NO SCALE MULCH AS SPECIFIED. DO NOT PLACE MULCH IN CONTACT WITH THE PLANT. MAINTAIN THE MULCH WEED -FREE FOR THE DURATION OF THE WARRANTY PERIOD. PLACE MULCH WITHIN 48 HOURS OF SECOND WATERING. DIG HOLE 3x ROOT BALL DIA. SCARIFY THE SIDES AND BOTTOM OF THE HOLE BEFORE PLACING THE SHRUB IN THE PLANTING HOLE. BACKFILL WITH MODIFIED PLANTING SOIL AND ADD ANY SOIL AMENDMENTS OR FERTILIZERS AS SPECIFIED AND CONSTRUCT 3" HIGH EARTH SAUCER BEYOND EDGE OF ROOT BALL. WATER THOROUGHLY WITHIN 2 HOURS. u 4) cry E `o r O M Lo U Lo U ° z u) M 04 N W z Lu Lu F_ U w il- Z Z ry O J Q W ry 0 uj 0 U�v LLJ 0 Q Q >V Q V) NO REVISION DATE 0Zw PRE PLAT 10/3/14 w0Z PRE PLAT 10/30/14 0, -> ER Oww Z d J 193802577 O�ZQ QUUO O z Lu z w U U °" Z J L�0� ZwLuO Q 0 N W Z) W Q N af U v� ~ 0 w r S QLuZ~ ammr °O maw �0 2 3 Lu � Q J U a- F.- w W Q W Q m a- Lu Lu Z ~Q w N C) Z Z o =3QS a- Ln W z Lu Lu F_ U w il- Z Z ry O J Q W ry 0 uj 0 U�v LLJ 0 Q Q >V Q V) NO REVISION DATE DRAWN PRE PLAT 10/3/14 DESIGNED PRE PLAT 10/30/14 SURVEY RH DRAWN NE DESIGNED NE CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER L8.01 z 0 w � = U Qr0 N Q w w 0 O Z w Z � w � 00-0 z Q z 0 w 0 Z Z w w Q w z O vo 0 Q Q > w m 0 W N mWQo Zm0� o z< w =<< 00< z Q�a� N� > :�j Z w �00� w "� w o J0 Q J0 =0o� z QQ0< z 0- 0 z ow U�EU�=) w Q W =o =o 0 J CN N O co ol Ol 3 oN Q x U° / CO N Lr)° N 00 O rn c� co rn n ico (Dm N % O N 00 00 c) c) CD / N E} a � � N o a � � x MULCH AS SPECIFIED. DO NOT PLACE MULCH IN CONTACT WITH THE PLANT. MAINTAIN THE MULCH WEED -FREE FOR THE DURATION OF THE WARRENTY PERIOD. PLACE MULCH WITHIN 48 HOURS OF SECOND WATERING. DIG HOLE 2x ROOT BALL DIA. SCARIFY THE SIDES AND BOTTOM OF THE HOLE BEFORE PLACING THE PLANT IN THE PLANTING HOLE. BACKFILL WITH MODIFIED PLANTING SOIL AS SPECIFIED. WATER THOROUGHLY WITHIN 2 HOURS. IF PLANT IS SHIPPED WITH A CONTAINER AROUND THE ROOTBALL, SLICE SIDES OF CONTAINER AND REMOVE COMPLETELY. USE FINGERS OR SMALL HAND TOOLS TO PULL ROOTS OUT OF THE OUTER LAYER OF POTTING SOIL, THEN CUT OR PULL APART ANY CIRCLING ROOTS. SET TOP OF ROOT BALL FLUSH TO GRADE OR 1 -2 IN. HIGHER IN SLOWLY DRAINING SOILS. ADD MYCORRHIZAL TRANSPLANT INOCULANT AT PLANTING TIME PER MANUFACTURER'S DIRECTIONS. SPACE PLANTS ACCORDING TO PLAN. w TYPICAL PERENNIAL PLANTING ~ % NO SCALE PLANT SPACING O.C. PLANTING AS SHOWN ON PLANS TOP OF MULCH SHALL BE EVEN WITH WALK. PLANTING SOIL FINISH GRADE SHALL BE 2" BELOW CURB OR WALK ELEVATION. STRUCTURED EDGE AS PER PLANS B PAVEMENT OR CURB SUBGRADE AS PER PLANS SLOPE EDGE OF COMPACTED BASE AND SUBGRADE AT 45 DEGREE ANGLE UNDISTURBED OR COMPACTED SUBSOIL PLANT SPACING O.C. I, lu� (7�.PEREN.NIALS PLANTING DETAIL \ III \ SEE PLANTING DETAILS FOR INSTALLATION REQUIREMENTS. TAMP SOIL AROUND ROOT BALL BASE AND WATERING RING FIRMLY WITH FOOT PRESSURE SO THAT ROOT BALL DOES NOT SHIFT. MAINTAIN UNDISTRUBED SUBGRADE UNDER ROOTBALL. EXTEND EXCAVATION AND BACKFILL SOIL TO A POINT DOWNSLOPE EQUAL TO OR LOWER IN ELEVATIONS THAN BOTTOM OF PLANTTING HOLE TO ENSURE ADEQUATE DRAINAGE IN HEAVY SOILS. GRANULAR SOIL MUST BE ADDED AS A BACKFILL IN AREAS OF POOR DRAINAGE. BALLED AND BURLAPPED TREE PLANTING ON SLOPE NO SCALE MULCH BED BEFORE PLANTING AS SPECIFIED. AFTER PLANTING PULL MULCH AWAY FROM CONTACT WITH THE PLANT. MAINTAIN THE MULCH WEED -FREE FOR THE DURATION OF THE WARRANTY PERIOD. PREPARE PLANTING BED AS SPECIFIED. DIG HOLE 2x ROOT BALL DIA. BACKFILL WITH MODIFIED PLANTING SOIL AS SPECIFIED. WATER THOROUGHLY WITHIN 2 HOURS. IF PLANT IS SHIPPED WITH A CONTAINER AROUND THE ROOTBALL, SLICE SIDES OF CONTAINER AND REMOVE COMPLETELY. USE FINGERS OR SMALL HAND TOOLS TO PULL ROOTS OUT OF THE OUTER LAYER OF POTTING SOIL, THEN CUT OR PULL APART ANY CIRCLING ROOTS. SET TOP OF ROOT BALL FLUSH TO GRADE OR 1 -2 IN. HIGHER IN SLOWLY DRAINING SOILS. ADD MYCORRHIZAL TRANSPLANT INOCULANT AT PLANTING TIME PER MANUFACTURER'S DIRECTIONS. SEE PLANT SCHEDULE FOR SPACING. STING u 4) 41 41 Ln cry E 0 r o M Lo U >' Lo U Z a 5 c M 04 N w z Lu Lu F_ U Q w il- z< Z <aJ 0 < W ry 0 uj o< U�v LLJ 0 Q ry J Q V) NOIREVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY RH O Z w NE IL Lu NE � N �> ER Oww Z d J 193802577 Q�oZ QUUO O z Lu w z U U p w Z J Lu w o z0 Q c' N W �Z)wQ N�Uv, W �o }= Q�Z~ ammrC) 0 ma w �3 0 Lu t Q J U a W W Q W Q Lu CL z Q w N Z Z =3Q� a o w z Lu Lu F_ U Q w il- z< Z <aJ 0 < W ry 0 uj o< U�v LLJ 0 Q ry J Q V) NOIREVISION DATE PRE PLAT 10/3/14 PRE PLAT 10/30/14 SURVEY RH DRAWN NE DESIGNED NE CHECKED ER APPROVED PROJ. NO. 193802577 SHEET NUMBER L8.02 Zoning & Lot Information Current Zoning - RMF -3 High Density Residential Proposed Zoning - PUD Planned Unit Development Proposed Minimum Lot Widths = 55',65',75' Proposed Minimum Lot Depth - 120' Proposed Lot Setbacks Front = 25' Side = 5' Rear = 30' Proposed Right -of -way = 50' Property Information & Lot Types Property Area = 103.3 acres 55' Wide Lots = 80 65' Wide Lots = 89 75' Wide Lots = 57 Proposed Number of Lots = 226 Proposed Number of Twin Homes =20 246 Total Residential Units Net Density (post development) Gross Acres = 103.3 acres Wetlands = 10.7 acres 100 yr Floodplain = 2.1 acres Storm Water Management Ponds = 5.6 acres Right of Way = 14.7 acres Net Acres = 70.2 Net Density = 3.5 units /acre 4 0--% 1%O Trail V ... N C 8 a. N t U } N LEGEND 55' Wide Residential Lot 65' Wide Residential Lot 75' Wide Residential Lot Association Maintained Housing Flood Plain Wetland Open Space Ly Sidewalk JEFW 00 Trail - - - - Corcoran Parks & Trails �P Conceptual Trail Link CORCORAN MINNESOTA Sawgrass Development - Preliminary Plat Site Plan - )) .21 •) 4 - PEACHTREE PARTNERS k,.Y Stantec Trails & Open Space Open Space = 39.6 acres Trail Outlot = -2.88 Acres Trails = - 1.3 miles Sidewalks = - 2.0 miles Total Trail & Sidewalk = - 3.3 miles = 20' Easement for future trail 177�f 20' Outlot for trail (Developer pays for paving in lieu of sidewalk) ® Corcoran Parks & Trails Conceptual Trail Link L, r� a r,. CORCORAN MINNESOTA 500 Sawgrass Development - Development Open Space - 1 1 .2 1 . 1 4 - PEACHTREE PARTNERS ® Stantec rl Rebecca Park Trail (C a h Re Wt s L& 0-% 1-O 12' Wide Trail U N C a AL, W } 5 Minute Walk - 1/4 mile Includes 141 Homes (57 %) 10 Minute Walk - 1/2 mile Includes all 246 Homes (100 %) CORCORAN MINNESOTA Sawgrass Development Park Proximity - 1 1 .2 1 .1 4 - PEACHTREE PARTNERS k,.Y Stantec i 1 1 1 1� IQ 1LL ;O 1� I= 1 1� IQ 1� 1� IU I 1 1 �- 1 SECTION I I 1 1 Q' 3 O; �1 = / 1 n' �1 �I U1 I 1 I I 1 1 �w 'Z �J 1 O IJ 1 1 1 I 1 1 .0 LU IQ 1 m I LU 1 N 1 Lo 1 1 1 1 I wl ZI OI JI 1 I 1 CORCORAN MINNESOTA Sawgrass Development - Screening Section - 1 1 .2 1 . 1 4 - PEACHTREE PARTNERS �1 Stantec Stone Lettering with Lighting Font Style Subject Weathered Steel to Change F Sign Size = 18 st CaC pere4e 7- b„ Main Entrance Monument Detail Main Entry Perspective Concrete Cap Main Entrance Median Monument Detail a Concrete Cap 3- Weathered Steel with Development Logo Stone f Sign Area = 10 sf Lettering with Lighting 10' 4" I Northwest Entry Monument Detail Sign Location Plan � of �" . lorthw(t Entrance '' ''� Main '71 ' Entrance `� ..`•.,• �4 i Slgnage CORCORAN MINNESOTA Sawgrass Development - Preliminary Sign Plan - 1 1 .4.2014 - PEACHTREE PARTNERS Stantec m, il • • Agenda Item: 5.c. L A N D F 0 R M Froiii 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: November 24, 2014 for the December 4, 2014 Planning Commission Meeting RE: PUBLIC HEARING. City- Initiated Ordinance Amendment regarding Park Dedication Requirements (City file 14 -007) 60 -DAY REVIEW DEADLINE: N/A Request Amend the park dedication ordinance to correspond to the new density definitions and clarify the trail dedication requirements. 2. Background At the November 13th meeting, the Council directed staff to schedule a public hearing in December to address the density and trail updates. The Council also directed staff to address additional issues in the park dedication ordinance related to the dedication standards as part of a more comprehensive update in 2015. On November 18th, the Parks and Trails Commission considered the proposed changes and voted unanimously to recommend approval. 3. Analysis Based on the Council feedback, staff recommends the changes shown on the attachment by deleting the StFmGkeR material and adding the underlined material as follows: Density In 2013, the City revised the ordinance definitions regarding density to create new definitions for "Density, Net (Pre - Development) ", which will be used to calculate fees for park dedication and trunk lateral area charges (TLAC) and "Density, Net (Post - Development) ", which would be used for the purpose of calculating density for the Metropolitan Council density goals. The park dedication ordinance should be updated to reflect this new definition as noted: Subd. 6. Area of Dedicated Land. Subdividers shall be required to dedicate to the City for park, trail and open space -the percentage of net land area or equivalent market value in cash identified below: Residential Land Uses Dedication Requirements: Landform, SensiblyD een and Site to Finish are registered service marks of Landform Professional Services, LLC. • co • Land Use Category Units per acre Percentage of based on the (Density. Net - Pre- land or Comprehensive Plan Development) equivalent market value in cash Rural/A Rural/Ag Residential Less than 3 10% Low Density 3 -5 11% Residential Medium - Density 6 -8 12% Residential Mixed Residential 8 -10 13% High - Density 10+ 14% Residential and Mixed - Use Commercial and N/A 5% Industrial Trails The park dedication ordinance states that developers are responsible for dedicating easement for trails that are shown on the Comprehensive Plan and they will receive park dedication credit for the net acreage of required easements. The ordinance also states that "As part of their development contract or site plan approval responsibilities, owners and developers shall be responsible for making certain improvements to the developments for park, playground, trail and public open space purposes, including, but not limited to, 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." The City Council has indicated that they will review individual applications regarding timing of the proposed trail paving. If the trails are self- contained within the development, they City may allow the developer to pave the trails as part of their development work and get reimbursed from the park dedication fund for the cost of the paving. Alternatively, the City Council may wish to pave the trails as a city project that will connect a variety of trail segments within the City. Therefore, we recommend the following changes to clarify this process Subd. 7. Land Dedication /Payment of Fees A. Land Dedication. When land is to be dedicated to satisfy the park dedication requirement, separate lots or outlots shall be indicated on the plat drawings for the area(s) to be dedicated. Permanent trail easements may be allowed for dedication of trail corridors shown on the Parks and Trails Plan. Park dedication credit shall be given for the net acreage (nre- develoDment) of these off -road trails, but no credit shall be eiven for trails within the Dublic right-of-way. Such lots, outlots or easements shall be deeded to the City prior to the issuance of any building permits within the plat B. Installation of Improvements. As part of their development contract or site plan approval responsibilities, owners and developers shall be responsible for making certain improvements to the developments for park, playground, trail and public open space Ordinance Amendment for Sketch Plans December 4, 2014 ! purposes, including, but not limited to, 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. The City reserves the right to pave the trails or reauire the developer to nave these off -road trails. Should the Citv reauire the developer to pave the trails. the City shall reimburse the Developer for the costs for paving of the trail. C. Cash fee. When a cash fee is to be paid in lieu of land dedication, the payment of such fee shall be required as follows: 1. For residential developments, the fee shall be paid prior to the City's release of the signed final plat mylars for recording with Hennepin County. 2. For commercial and industrial developments the fee shall be paid prior to issuance of any building permits within the subdivision. 3. Park dedication is required for all newly created lots or parcels. Park dedication is not due for parcels that have previously paid park dedication (land or cash -in- lieu). -3-.4. In plats that include outlots for future development, the subdivider may pay to the City 1) the development's proportional share for the entire subdivision, including the outlots, or 2) the development's proportional share excluding such outlots, providing that the park dedication requirement shall be satisfied when such outlots are replatted. 4. Requested Action Staff recommends that the Planning Commission recommend approval of the following: a. Draft Ordinance Approving Changes to Park Dedication b. Draft Resolution Approving Findings of Fact Attachments a. Draft Ordinance Approving Changes to Park Dedication b. Draft Resolution Approving Findings of Fact Ordinance Amendment for Sketch Plans December 4, 2014 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2014- Motion By: Seconded By: December xx, 2014 AN ORDINANCE AMENDING THE TEXT OF CHAPTER 9 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN SUBDIVISION ORDINANCE THE CITY COUNCIL OF CORCORAN ORDAINS: SECTION 1. Amendments. The text of Section 955.020 of the Corcoran City Code is hereby amended by deleting the stri&en material and adding the underlined material as follows: Subd. 6. 1 AND Subd. 7. Area of Dedicated Land. Subdividers shall be required to dedicate to the City for park, trail and open space -the percentage of net land area or equivalent market value in cash identified below: Residential Land Uses Dedication Requirements: Land Use Category based on the Comprehensive Plan Units per acre (Density. Net - Pre- Percentage of land or equivalent market value in cash Developmentl Rural/A Rural/Ag Residential Less than 3 10% Low Density Residential 3 -5 11% Medium - Density Residential 6 -8 12% Mixed Residential 8 -10 13% High- Density Residential and Mixed -Use 10+ 14% Commercial and Industrial N/A 5% Land Dedication /Payment of Fees A. Land Dedication. When land is to be dedicated to satisfy the park dedication requirement, separate lots or outlots shall be indicated on the plat drawings for the area(s) to be dedicated. Permanent trail easements may be allowed for dedication of trail corridors shown on the Parks and Trails Plan. Park dedication credit shall be Liven for the net acreaLie fnre- develonmentl of these off -road trails. but no credit shall be Lyiven for trails within the public right -of -way. Such lots, outlots or easements shall be deeded to the City prior to the issuance of any building permits within the plat Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2014- December xx, 2014 B. Installation of Improvements. As part of their development contract or site plan approval responsibilities, owners and developers shall be responsible for making certain improvements to the developments for park, playground, trail and public open space purposes, including, but not limited to, 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. The City reserves the right to pave the trails or require the developer to pave these off -road trails. Should the City require the developer to pave the trails. the City shall reimburse the Developer for the costs for paving of the trail. C. Cash fee. When a cash fee is to be paid in lieu of land dedication, the payment of such fee shall be required as follows: For residential developments, the fee shall be paid prior to the City's release of the signed final plat mylars for recording with Hennepin County. 2. For commercial and industrial developments the fee shall be paid prior to issuance of any building permits within the subdivision. a-.3.Park dedication is required for all newly created lots or parcels. Park dedication is not due for parcels that have previously paid park dedication (land or cash -in- lieu). -3-.4. In plats that include outlots for future development, the subdivider may pay to the City 1) the development's proportional share for the entire subdivision, including the outlots, or 2) the development's proportional share excluding such outlots, providing that the park dedication requirement shall be satisfied when such outlots are replatted. SECTION 2. Effective Date. This ordinance shall be in full force and effect upon its passage. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron Page 2 of 3 City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2014- December xx, 2014 Whereupon, said Ordinance is hereby declared adopted on this xxx day of December 2014. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 3 of 3 City Seal City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2014- Motion By: Seconded By: XXX, 2014 A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF CHAPTER 9 OF THE CORCORAN CITY CODE, ENTITLED CORCORAN SUBDIVISION ORDINANCE WHEREAS, the City of Corcoran initiated an amendment to update the City Code to address changes to the park dedication requirements; and WHEREAS, the amendment would be consistent with the 2030 Comprehensive Plan; and WHEREAS, the amendment would be consistent with other City Code standards and City policies; and WHEREAS, the amendment would allow help to ensure that the park dedication policy allows the City to implement the adopted parks and trails plan; WHEREAS, the Parks and Trails Commission has reviewed the proposed text amendments at a duly called public meeting and recommends approval; WHEREAS, the Planning Commission has reviewed the proposed text 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 Subdivision Ordinance text amendment, based upon the finding that the proposed amendments would be consistent with State law and the City's Comprehensive Plan, and compatible with other provisions of the City Code. VOTING AYE ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Asleson, Rich ❑ Cossette, Tom ❑ Hank, Pat ❑ 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 December 2014. ATTEST: Jeanie Heinecke — Clerk Kenneth Guenthner - Mayor Page 2 of 2 City Seal -IMN CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - general(cDci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: December 4, 2014 To: Planning Commission From: Brad Martens, City Administrator Re: Proposed Ordinance Update The City is considering making updates to ordinances governing the Planning Commission and Parks and Trails Commission. It is requested that the Planning Commission review the proposed changes and provide any comment to staff prior to formal adoption. Attachment: 1. Proposed Ordinance Updates — Planning Commission CHAPTER 34: PLANNING COMMISSION 34.10 ESTABLISHMENT OF COMMISSION. The planning commission for the City shall be hereby established. The commission shall be the City planning agency. 34.11 COMPOSITION. The planning commission shall consist of six five (56) regular members, two (2) ^'*°fl^*° s, and one (1) City Council representative. The City Council representative shall act as a liaison to the Commission. The liaison shall attend meetings of the Planning Commission and act as a mode of communication between the Planning Commission and the City Council. The City Council representative shall not be a voting member of the Planning Commission. The City Council shall set the City Council representative rotation schedule annually. ular members of the Plannine Commission appointed before Aueust 1. 2014 may continue to serve on the Commission during their term of appointment and may be re- appointed by the City Council, though their service may result in a Commission comprised of more than five (5) regular members. However, if the term of any such member expires and that member is not re- appointed, or if any such member became unable or unwilling to fulfill his or her duties on the Commission or if such a member's seat otherwise becomes vacant, that vacancy shall not be filled if it results in a Commission comprised of more than five (5) regular members. Alternate members of the Planning Commission appointed before August 1, 2014 shall not be re- appointed after expiration of their term. In the event of a Commission comprised of more than five (5) members. a auorum shall consist of a combination of four (4) regular members. The City Council representative shall not count towards a quorum of the members. A. All regular and alternate members shall be appointed by the City Council and may be removed by a three - fifths vote of the Council. B. Regular Members = Members of the Commission are appointed by the City Council for staggered three (3)-year terms. Terms shall begin on March 1 and end on the final day of February but, "'41:i,o p , , i ,— s first appointed, two shall be appointed fef a ene yeaf temi, two shall be appointed faf a twe year- tefffl, afld two shall be appointed for- a thfee yeaf! tefffl. Their- sueeesser-s shall be appointed for- tefffls of three yeaf s, shall hold their offices until their successors shall be appointed and qualified by the City Council. The City Council shall approve the necessary appointments to the Commission no later than "the final day of February of each year. Every appointed membef shall before entering tipen the disehar-ge of his 01: bef duties take an oath tha4 he or- she shall faithfuily disehafge the duties of his of hef o fiee. All members shall sen,e withettt eempensa In the event any member fails to Title III: 34 -1 attend three (3) consecutive meetings or 30 percent of those meetings held in a calendar year, a vacancy may be declared to exist by majority vote of the commission. A new member shall be appointed to fill out the term of the individual whose seat has been vacated unless filling the vacancy will result in a Commission which exceeds five (5) members. If filling the vacancy will result in a Commission which exceeds five (5) members, the vacant seat shall not be filled. If a seat becomes vacant, leaving the Commission with less than five (5) members, the vacancy shall be filled in the same manner as the appointment is made. All members shall serve without compensation but shall be allowed reasonable expenses as authorized by the City Council. D. The City Council may appoint a non - resident to any of the city commissions so long as there is no more than one (1) non - resident on a commission at any time and provided that the individual's non - residence status is determined to be temporary. E. A quorum shall consist of any combination of feu three (34) regular and for altem to members. The City Council representative shall not count towards a quorum of members. 34.12 ORGANIZATION; MEETINGS. A. A.—The commission shall elect a Cehairperson and Vice - Chairperson from among its appointed members for a term of one year; and the Ceommission may create and fill such other offices as it may determine. B. B. All regular members of the Commission, including the Chairperson and Vice - Chairperson, may vote on any questions before the Commission, except that no member of the Commission shall partake in any discussion on or vote upon any question in which he or she has a conflict of interest. CB. The Ceommission shall adopt rules for the transaction of business and shall keep a record of its resolutions, transactions, and findings, which record shall be a public record. Expenditures of the Ceommission shall be within amounts appropriated for the purpose by the City Council. The Ceommission shall submit to the City Council a monthly report of Title III: 34 -2 its work during the preceding month. D. The Commission shall determine the date and-time-of meetings and shall set such public hearings as are necessary and desirable, or required by law, or this Code. 34.13 POWERS AND DUTIES OF THE COMMISSION. The Pplanning Ceommission shall be the planning agency and shall have the powers and duties given such agencies generally by Minnesota Statutes § 462.351 - 462.364. It shall also exercise the duties conferred upon it by this Section. 34.14 ZONING ORDINANCES; PUBLIC HEARINGS. No zoning ordinances or amendments thereto shall be adopted by the Council until a public hearing has been held thereon by the Pplanning Ceommission upon notice as provided in Minnesota Statutes § 462.357, Subdivision 3. 34.15 PLATS; APPROVAL. Any plat of land submitted to the Council for approval shall be referred to the planning commission for review and recommendation. 36.14 REPORTS. The Commission shall annually report to the city council, not later than the last day of February of each calendar year, containing the Commission's recommendations for the ensuing year, and also a summary of activities in the prior year. (Ord. 195, passed 05- 13 -04, Ord. 217, passed 04- 14 -05) Title III: 34 -3 •. .. _ 11 N ., ., 36.14 REPORTS. The Commission shall annually report to the city council, not later than the last day of February of each calendar year, containing the Commission's recommendations for the ensuing year, and also a summary of activities in the prior year. (Ord. 195, passed 05- 13 -04, Ord. 217, passed 04- 14 -05) Title III: 34 -3 MEMORANDUM PATE.. ............... O T .............. .C......0 ........ FRO ............... M RE November 19, 2014 ............................... ............................... Brad Martens ............................... ............................... City Council, Plannir ............................... ............................... Kendra Lindahl, City Agenda Item i • i • L A N D F O R M From Site to Finish • 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Commission. Parks & Trails Commission Planner Active Corcoran Planninq Applications The following is a summary of project status for current, active projects: • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net 1. City- Initiated Park Dedication Ordinance Update (City File 14 -007). The city has been considering • number of ordinance amendments. At the November 13th meeting, the Council directed staff to hold • public hearing to consider two minor housekeeping amendments at the December 4th Planning Commission. The Parks Commission reviewed at their November 18th meeting and recommended approval. The Council will consider the amendments in December. Additionally, staff was directed to bring back other potential amendments for consideration in 2015. 2. Administrative Permit and Site Plan to add antennas and modify ground equipment on an existing tower for AT &T antenna at 20140 CR 30 (PID 11- 119 -23 -12 -0001) (city file 14 -019). This applicant may be administratively approved. The application is currently incomplete. 3. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning for Peachtree Partners LLC on Schendel property at 20400 County Road 10 (City file 14 -027). The City received the application materials and is currently reviewing for completeness. The Parks and Trails Commission reviewed this request on November 18th and recommended acceptance of a combination of land and cash. The Planning Commission will hold a Public Hearing on December 4th and the City Council will consider the request on December 11tH 4. Donald Tombers Request for Topographic Survey and Wetland Delineation Waiver on property at 9120 Trail Haven Road (PID 15- 119 -23 -21 -0001) (city file no. 14 -029). Don Tombers has requested this waiver to allow subdivision of the 77 acre farm into one lot for the farmstead and one outlot for continued agricultural use. The City Council will consider this request at their November 24th meeting. The applicant will then submit a preliminary and final plat for review. 5. Proehl Preliminary Plat, Final Plat and Variance at 20630 Larkin Road (city file 14 -028). The applicant has requested approval of a variance from the minimum lot size in the UR zoning district to subdivide the existing property to create one lot for the original farmstead and a second lot for the second home on the site. The Planning Commission will hold a Public Hearing on December 4th and the City Council will consider the request on December 11tH 6. Certificate of Compliance for Ag Building at 22080 CR 10 (PID 16- 119 -23 -21 -0003) (city file no. 14 -030). Greg Ebert has requested approval for an agricultural building. This request will be administratively approved. 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 Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 new development application for this site later this year. Recent calls to the property owner regarding the project status have not been returned. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (city file 12 -002). Hope Ministries 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. The applicant has indicated that they are considering a site plan amendment application to modify the approved plans. Staff will reach out again in an effort to close out this file. 3. 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 wetland monuments and lot monuments are installed and staff is working to refund the remaining escrow and close out the file. 4. Lano Equipment at 23580 Highway 55 Site Plan Modifications for Cold Storage Building. (31- 119 -23 -34 -0007) (13 -006). This item was approved by the City Council on July 11 h. The building permit has been issued, but staff has determined that the building was not being built according the approved plans. The applicant submitted revised plans and the City Council approved a site plan modification at the June 12th meeting. City staff is working with them to make the corrections and complete the building and site improvements. Last week, the applicant indicated that they will not be completing the work until next spring. The city has a letter of credit in place to ensure the work is completed as approved. 5. 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 requested approval of 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. 6. 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 then determined that the new community center should be located on City property. The plat was required to adjust property lines. The City Council approved the preliminary and final plat on March 27th. The mylars were recorded this month and construction has begun. We will be monitoring this throughout construction and due to the financial relationship between the city and the applicant, we will not close out this file until construction is complete. 7. Lennar Final Plat, Vacation, Development Contract and Final PUD Development Plan for "Ravinia" (City file 14 -003). The applications were approved at the April 24th City Council meeting. Staff is now working through the final plan revisions with the applicant. The development contract has been signed, the financial guarantee submitted and the final details are being addressed. An expanded grading plan was approved by the City Council on September 11th and infrastructure work may be beginning this week if the city planner is able to confirm certain conditions have been met. The mylar has been released for filing at Hennepin County and we are simply awaiting proof of recording. No building can begin until the mylar is recorded at Hennepin County. 8. Peachtree Partners LLC request for PUD Sketch Plan, Comprehensive Plan Amendment and EAW for Schendel property at 20400 County Road 10 (City file 14 -005). The sketch plan and comprehensive plan request was reviewed by Parks Commission on March 18th and Planning Commission on March 6th. On June 12th, the City Council approved the Comprehensive Plan amendment. The Met Council completed their review and acted on the request at their August 27tH meeting. The applicant has submitted a voluntary EAW and it has been distributed for public comment. The Public Comment Period ended on October 29th. The City Council approved a finding of no need for EIS at the November 13th Council meeting. We will now close out this file. 9. Lake Independence Regional Trailhead at 23475 CR 10 Rezoning, Site Plan and Variance (PID 18- 119 -23 -12 -0002) (city file 14 -010). Three Rivers Park District has submitted a request for a MEMORANDUM temporary trailhead at this location. The City Council approved the request on July 24th. Three Rivers has indicated that they did not receive any bids this summer and will rebid the project the spring for 2015 construction. 10. Fox Ridge 2nd Addition Final Plat at 9495 Trail Haven Road (PID 09- 119 -23 -41 -0011) (City File 14- 006). This final plat application for a final plat of Outlot A, Baumeister 3rd Addition was approved by the City Council on May 22nd. The applicant will prepare mylar for signature and filing. After the documents are filed, the remaining escrow can be released. 11. Hentges Lawn Land Snow Special Home Occupation at 21310 Meadow Lane (City file 14 -012). The application was approved by the City Council on August 28th. Staff will be working to close out the file. 12. Patnode Farms Preliminary Plat and Final Plat at 22610 County Road 50 (PID 20- 119- 23 -43- 0003) (city file 14 -021). Mike Patnode has submitted a request for plat approval to create one lot for the existing home and one outlot to be sold. The Planning Commission held a public hearing on September 4, 2014 and the City Council approved it at the September 25th meeting. Staff working with the applicant to finalize the documents and release them for filing at the County. 13. Topographic and Wetland Waiver Request from Donald Proehl, Jr. at 20630 Larkin Road (PID 26- 119 -23 -23 -0001) (city file 14 -024). Mr. Proehl has requested approval of a topographic survey and wetland delineation waiver to allow him to subdivide his property to split off a lot for the existing home built for a farmhand from the principal farmstead and farm land. The City Council reviewed this item on September 25, 2014 and approved the waivers. 14. Administrative Permit for a Sprint Antenna replacement at 23400 CR 10 (PID 07- 119 -23 -43 -0004) (city file 14 -025). An administrative permit was received to upgrade the antennas on this existing tower. The application was administratively approved. 15. Agriculture Preserve Initiation and Expiration for John and Staci Scherber on PID 08- 119- 23 -31- 0004 (city file 14 -026). This application was approved at the November 13, 2014 Council meeting. 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. We have been approached recently by several businesses that like to upgrade their signs but are limited by the sign ordinance. 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. The subcommittee has been disbanded and the Council will reconsider this project in 2015. MEMORANDUM M CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - general(cDci.corcoran.mn.us / Web Site - www.ci.corcoran.mmus MEMO Meeting Date: December 4, 2014 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report The Planning Commission last met on September 4, 2014. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website. September 11, 2014 City Council Meeting • 2014 Year End Forecast o Heard report on how staff has eliminated the 2014 budget shortfall. • 2014 Performance Report Response o Heard report on reasons for Police fine revenue shortfall. • Ravinia — Amended Phase 1 Grading Plan o Approved an amended grading plan allowing additional grading to take place on site. • Peachtree Environmental Assessment Worksheet o Approved Environmental Assessment Worksheet for distribution. • Meet Council Population Forecasts. o Directed staff to submit a letter to the Met Council commenting on population forecasts. • Feasibility Study — Foxline Drive /Treeline Drive o Reviewed a draft feasibility study. Directed staff to update and bring back at next meeting. • Draft Plan to Pave Gravel Collector Roads o Reviewed seven options to pave 9.3 miles of gravel collector roads. Narrowed down options and directed staff to bring back updated plan. • Public participation at Council Meetings o Reviewed updated proposal. Directed staff to include paragraph stating why participation occurs at only specific times during the meeting. • Business Continuity Plan (IT) o Approved staff to enter into a new service agreement for IT needs with Evolving Solutions beginning November 1St • 2015 Preliminary Levy o Adopted a resolution approving the Preliminary Levy at $3,317,568 as presented. • Public Works Facility — Cain Road o Directed staff to look into options of selling the Cain Road site. September 25, 2014 City Council Meeting • Interfund Transfer M o Approved a resolution transferring funds to eliminate a liability owed to the General Fund for past projects. • Code Compliance Report o Received the Code Compliance Report • Financial Performance report o Heard that the performance report had a new deficit related to the retirement of the Public Safety Director. Council directed staff not to make cuts as it was a known unfunded liability. o Discussed the engineering budget and directed staff to not work further on the plan to pave gravel collector roads as it would put the engineering budget over for the year. Staff to begin work again in January. • Public Safety Director Search Update o Gave an update on the search for Sean's replacement. • Patnode Farms Preliminary and Final Plat o Approved a preliminary and final plat to create a 10.1 acre lot and 67.79 acre outlot. Essentially they are carving out the existing home site out of the larger parcel. • Proehl Topo /Wetland Exemption o Approved a waiver of the topographic survey and wetland delineation requirement for preliminary plat approval. • City Initiated Ordinance Update for Sketch Plans o Approved an ordinance amendment changing the process for reviewing sketch plans by having them go to the City Council first. The reason is to give the applicant some initial feedback prior to spending time and energy of going through the Planning Commission. • SW Sewer Area Extension Discussion M o Reviewed a staff conversation with the Met Council to extend the MUSA area in southwest Corcoran. Council directed staff to continue the discussion and look into extending area up to what is known as Burschville. • Feasibility Study — Foxline Drive /Treeline Drive o Reviewed an updated feasibility study and scheduled a public hearing for October 23, 2014. October 9, 2014 City Council Meeti • Parks & Trails Commission Resolution • Accepted a resolution from the Parks & Trails Commission supporting the development of the Roehlke site. • Council directed staff to work with the Parks & Trails Commission to develop an action plan for developing the park system. • Public Participation at Council meetings o Adopted guidelines for public participation at Council meetings. • Public Works Facility Pay Requests o Approved final pay requests for Ebert Construction and Steenburd - Watrud • Hope Center Change Proposal o Approved a change proposal for a required fire pad. • Public Safety Director Search Budget • Approved funds related to the Public Safety Director search process. • Heard that finalists are Garrett Flesand (Patrol Sergeant for Brooklyn Center) and Matt Gottschlalk (Police Chief for Staples). • City Administrator Performance Evaluation Process o Discussed the format and timing of the evaluation of the City Administrator. • Closed Meeting — SE Sewer and Water easements o Held a closed meeting to discuss negotiations related to easements for the water /sewer project to serve Ravinia. October 23, 2014 City Council Meeting • Mobile Hope Reimbursement Plan o Directed staff to obtain a fundraising progress report from Mobile Hope. • Hope Center Pay Request o Approved the first pay request for the Hope Center in the amount of $43,700. • City Councilor Request — Park Dedication Ordinance o Directed staff to begin work to update a specific section of the park dedication ordinance. • Public Hearing — Foxline Drive and Treeline Drive Paving Project M • Heard from nine residents who spoke at the hearing. The consistent message was that the assessment was too high and that Trail Haven should be paved first. After significant discussion the Council decided to not move forward with plans and specifications necessary for the paving to take place. • Council did however direct staff to work with Public Works to improve a few areas of Trail Haven; report back on the cost difference between maintaining a gravel road vs. a collector road; and to continue the discussion on the plan to pave gravel collector roads. • Recycling Proposal o Reviewed proposals for recycling services. After discussion related to cost and timing of contract a motion was adopted rejecting all bids and direction for staff to rebid. • Conditional Offer - Public Safety Director o Approved a conditional offer to Matt Gottschalk for the Position of Public Safety Director effective December 1, 2014. • City Council Resignation and Declaration of a Vacancy • Accepted the resignation of Diane Lynch and declared a vacancy. • Discussed possible successors and appointed Pat Hank to fill out the term through 2016. Pat will take the oath at the November 13th meeting. November 13, 2014 City Council Meeting • Oath of Office - Pat Hank o Newly appointed Council Member Pat Hank took the oath. • Canvass 2014 General Election Municipal Results o Adopted a resolution declaring the official results of the election. • Utility Easement Agreements o Approved utility easement agreements for water /sewer infrastructure for Ravinia. • Mobile Hope Fundraising Report o Informed the Council that Mobile Hope has raised $100,977 with all but $5,000 "in hand ". • Scherber Ag Preserve o Approved a request for an Ag Preserve designation outside of the MUSA. • Peachtree Partners LLC EAW o Reviewed an Environmental Assessment Worksheet (EAW) for the proposed Sawgrass development and declared "no need" for an Environmental Impact Statement. • Park Dedication Ordinance o Reviewed proposed language changes to the park dedication ordinance and discussed policy issues related to existing properties. Directed staff to hold a public hearing for some language edits and continue work on drafting language to address M existing properties in Corcoran. The Council also voted to waive the park dedication fee for Mike Patnode at 22610 CR 50. • Recapture and Reimbursement Ordinance o Adopted an ordinance establishing the process for recapture and reimbursement agreements. This item is needed to allow a recapture of sanitary sewer trunk fees for Ravinia as agreed in the development agreement. • Paving Gravel Collector Roads o Discussed affects to building rights should collector roads be paved. • Hope Center Pay Request #2 o Approved the second pay request for the Hope Center. • Recycling Contract Amendment and Extension o Approved extending the current recycling contract through June 30, 2015 to allow any transition to take place during the summer months. • 2015 Commission Appointment Process o Discussed the appointment process for commissioners. Staff to amend language in applicable ordinances to change terms to March 1— February 28 in order to allow time to appoint members. • Short -term Disability and Long -term Disability Contracts o Authorized staff to enter into a short -term disability and long -term disability contract with Madison National Life Insurance Company. • KDV Agreement o Authorized staff to hire KDV to assist in review of specific payroll adjustments. November 24. 2014 Citv Council Meetin • Resolution Honoring Former Mayor Frank Larkin o Adopted a resolution honoring Former Mayor Frank Larkin who passed away recently. Mr. Larkin was the second Mayor of Corcoran and served in that capacity for a total of 20 years. • Resolution Honoring Police Chief Gormley o Adopted a resolution thanking Chief Gormley for his years of dedicated law enforcement services, especially for his positive contributions to the Corcoran Police Department. • Abdo, Eick & Myers Engagement Letter o Approved an engagement letter for annual audit services. • Delinquent Recycling o Adopted a resolution certifying delinquent recycling fees to the Hennepin County Auditor for collection in 2015. The amount certified was $5,837.50. • Delinquent Dust Control M o Adopted a resolution certifying delinquent dust control fees to the Hennepin County Auditor for collection in 2015. The amount certified was $8,394.37. • Delinquent Property Maintenance o Adopted a resolution certifying delinquent property maintenance fees to the Hennepin County Auditor for collection in 2015. The amount certified was $260.00. • Financial Performance Report o Reviewed the 2014 financial performance report which projects the end of year budget to have a surplus of $32,298. • Truth -In- Taxation Hearing Date o Discussed an error in the posting of the truth -in- taxation hearing. Council will begin the hearing on December 11th and continue it on December 22nd. • Donald Tombers Request for Topographic Survey and Wetland Delineation Waiver on Property at 9120 Trail Haven Road o Approved a topography survey and wetland delineation exemption for the property. • Commission Ordinance Updates o Reviewed proposed ordinance updates for the Planning Commission and Parks and Trails Commission. Adopted resolutions extending terms through the last day in February in order to allow appointments to take place in January and February. • 2015 Fee Schedule o Reviewed a draft of the 2015 Fee Schedule • Equipment Purchase — 5590 Skid Loader o Discussed the proposed purchase. Staff to provide additional information. • Hope Center Change Proposal #2 o Approved a change proposal to add four ceiling fans in the amount of $1,200. Mobile Hope is responsible for the additional costs. Attachment: N/A