Loading...
HomeMy WebLinkAbout2015-11-05 - Planning Commission Agenda PacketCITY OF CORCORAN PLANNING COMMISSION MEETING 7:00 PM - THURSDAY, NOVEMBER 5, 2015 AGENDA 1. Call to Order 2. Pledge of Allegiance 3. Open Forum 4. Approval of: a. Agenda b. * October 1, 2015 Planning Commission Minutes 5. New Business a. PUBLIC HEARING (Continued from October 1, 2015). Spanier Conditional Use Permit for sidewall height at 10520 Cain Road (PID 02- 119 -23 -23 -0004) (City file no. 15 -019) i. Staff Report ii. Open Public Hearing iii. Public Comment iv. Close Hearing V. Commission Discussion & Recommendation 6. Reports: a. *Planning Project Update b. *City Council Report — Mayor Guenthner c. Other Business 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, OCTOBER 1, 2015 The Corcoran Planning Commission met on October 1, 2015, at City Hall in Corcoran, Minnesota. Present were: Chair Jacobs, Vice -chair Ravnholdt, Commissioner Wu, Commissioner Theis and Commissioner Schultz. Also present were: Administrator Martens and Council Liaison Thomas 1. Call to Order Chair Jacobs called the meeting to o 2. Pledge of Allegiance 3. Open Forum — None 4. Approval of a. Agenda Motion made by Theis seconded by Wu to approve the agenda as presented Aye: Jacobs, Ravnholdt, Wu, Theis, and Schultz. (Motion carried 5:0) Voting b. September 3, 2015 Planning Commission Minutes Motion made by Ravnholdt seconded by Schultz to approve the minutes as presented. Voting Aye: Jacobs, Ravnholdt, Theis, and Schultz. (Motion carried 4:0) Wu abstained. MW 5. New Business *%6,N a. PUBLIC HEARING. Spanier Conditional Use Permit for sidewall height at 10520 Cain Road (PID 02- 119 -23 -23 -0004) (City file no. 15 -019) Staff Report — None ii. Open Public Hearing — Chair Jacobs opened the public hearing. (7 :03pm) iii. Public Comment — None iv. Keep hearing open and continue to November 5th meeting Motion made by Ravnholdt seconded by Theis to table and continue the public hearing to the November 5, 2015 Planning Commission Meeting. Voting Aye: Jacobs, Ravnholdt, Wu, Theis, and Schultz. (Motion carried 5-0)(7-04) 6. Reports: a. Planning Project Update — Information only b. City Council Report — Councilmember Thomas c. Other Business — None 7. Adjournment Motion made by Ravnholdt seconded by Schultz to adjourn Voting Aye: Jacobs, Ravnholdt, Wu, Theis, and Schultz. (Motion carried 5:0) Meeting adjourned at 7:25pm. Submitted by Mi .. . Cc 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: Corcoran Planning Commission FROM: Kathleen Hammer, Landform through Kendra Lindahl, Landform • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: October 27, 2015 for the November 5, 2015 Planning Commission Meeting RE: Thomas Spanier request for Conditional Use Permit and an after - the -fact Variance for an accessory building at 10580 Cain Road (PID # 02- 119 -23 -23 -0004) (City File No. 15 -019) 60 -DAY REVIEW DEADLINE: November 30, 2015 Application Request The applicant has requested approval of a Conditional Use Permit (CUP) to allow a 2,801- square foot detached accessory building (2193- square foot existing building with a 608- square foot addition) with 16.4 foot high sidewalls where 10 foot sidewalls are allowed. The applicant is also requesting an after - the -fact variance for the existing accessory structure. 2. Context Background The applicant is proposing an addition to an existing structure and submitted an application for a CUP to exceed the sidewall height of an accessory building in the Rural Residential (RR) District. City staff agreed to publish for the public hearing while the applicant submitted the missing information for the application. Upon review of the plans, staff noted that the existing building is non- conforming due to setbacks. Further review showed that the building permit and plans submitted by the applicant's contractor in 1992 complied with the required 20 -foot side yard setback, but the building was actually constructed only 14.9 feet from the property line. Because the building was not in compliance with ordinance in place at the time it was built, it is not a legal, non - conforming structure and has none of the protections afforded to those types of structures. The landowner applied for an after - the -fact variance for the existing structure. Staff was not aware of this issue when we published the initial public hearing notice for the October 111 Planning Commission and did not publish for the variance. The Planning Commission opened the public hearing on the CUP to exceed the allowed 10 foot sidewall height on October 1St and continued the public hearing to the November 5th meeting. A new public hearing notice was published for both the CUP and the variance. LandfoW, SensiblyG, e O and Site to Finish® are registered service marks of Landform Professional Services, LLC. • Zoning and Land Use • • • The property is in the Rural Residential (RR) District and is guided Rural /Ag Residential on the 2030 Future Land Use Map. The eastern half of the property is located within the Shoreland Overlay District. The property is located outside the Metropolitan Urban Service Area (MUSA). Surrounding Properties The surrounding properties are also zoned Rural Residential and guided Rural /Ag Residential. Natural Characteristics of the Site The Natural Resource Communities Quality Ranking map identifies medium quality wetlands and a potential natural resource corridor on the eastern half of the parcel. The proposed location of the accessory building is on the western half of the parcel and no impact is proposed. 3. Analysis of Request Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and City Code requirements, as well as City policies. A. Level of City Discretion in Decision - Making The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning 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. The City's discretion in approving or denying a CUP is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. B. Consistency with Ordinance Standards Variance The applicant is requesting an after - the -fact variance for the existing structure, which was not built in compliance with the Zoning Ordinance standards at the time of construction. The building does not comply with current side yard setback requirements of 20 feet. Section 1070.040 of the Zoning Ordinance describes the variance process and standards. The burden of proof is on the applicant to show that all of the following criteria have been met: 1. That there are practical difficulties in complying with the Zoning Ordinance. In 1992, the applicant hired a contractor to construct a new accessory building. The plans that were approved in 1992 conformed with the Residential District setback requirement of 20 feet from the side lot line; however, the accessory structure was not built as shown Spanier CUP and Variance (city file 15 -019) November 5, 2015 i i i on the building plans and building permit application. There is nothing in the City records to indicate that either the City or the homeowner were aware of the error at the time of construction. The south corner of the accessory structure (closest to Cain Road) meets the required setback of 20 feet, but the northeast corner of the building does not and is located 14.9 feet from the side lot line. In order to correct the problem, the owner would be required to move the northeast corner of the building 5.1 feet to the south, away from the northern property line. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The applicant's contractor submitted a building permit and plans that were consistent with the setbacks in place at the time of construction. In 1992, the City did not require surveys with building permit applications. The landowner has indicated that he was unaware that the building is non - conforming until the survey was completed this year for the building addition. The City may find that the conditions are unique to this property because the City and landowner had no reason to believe that the structure was not built according to plan. 3. That the granting of the variation will not alter the essential character of the locality. The design and size of the building is comparable to a number of the accessory buildings in the area. According to aerial maps, the applicant has provided some trees to screen the structure from the adjacent property to the north. Staff finds there are no adverse impacts to surrounding property owners and the accessory building is not out of character with the surrounding properties and structures. The building has existed at this reduced setback for more than 20 years and City staff has no record of complaint in the files. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The RR District is intended to provide large lots for single - family homes and hobby farms. The existing structure was constructed to provide indoor storage rather than outdoor storage. Staff finds the accessory structure to be in compliance with the Zoning Ordinance and the standards for the RR District other than the setback. The front of the building does comply with the side yard setback requirement, which decreases the impact of the reduced setback on the rear of the building. 5. The variance is consistent with the Comprehensive Plan. The Rural /Ag Residential area is intended to remain rural and will continue to be defined by natural areas, such as wetlands and floodplains, and areas that are utilized for planted fields, pasture land, hobby farms, and large residential lots. The accessory structure in this case was placed too close to the lot line, but is otherwise consistent with the Comprehensive Plan. Spanier CUP and Variance (city file 15 -019) November 5, 2015 ! • 6. The City may impose conditions on the variance to address the impact of the variance. The design and size of the building is comparable to a number of the accessory buildings in the area and staff believes there are no adverse impacts to the surrounding property owners. The Hennepin County aerial map shows that the applicant has provided some landscaping to screen the structure from the adjacent property to the north and has proposed the addition of black spruce trees on the south to minimize the impact. The Planning Commission may find it necessary for additional landscaping or the construction of a fence to further screen the structure and mitigate the encroachment on the northeast portion of the accessory structure. The Commission should provide the applicant with specific standards for the amount and location of additional landscaping to mitigate the impact of the variance. Conditional Use Permit The applicant is proposing an accessory building addition with 16.4 -foot sidewalls where 10 -foot sidewalls are allowed. Section 1030.020, Subd. 5(D) of the Zoning Ordinance allows the landowner to request a CUP to exceed this height limitation if the following conditions are met: 1. The proposed use shall be in conformance with all City regulations. Accessory buildings like this are a permitted use, but the conditional use permit is required to address the increased sidewall height of the proposed building addition. The proposed sidewall height is 16.4 feet, and the permitted sidewall height for an accessory building in the front yard is 10 feet in the RR District. The applicant has indicated that a larger sidewall is needed to accommodate a 14 -foot door to allow storage of his 5th wheel camper. The applicant intends to mitigate the increased height by planting mature Black Hills Spruce in front of the building to help screen the building. No details about the planting have been provided. Staff has included a condition that a planting plan is provided by the applicant prior to issuance of a building permit. All setback requirements have been met on the addition, which is planned on the front of the existing building. The building addition is 20 feet from the north property line and 173.7 feet from Cain Road right -of -way. The proposed building addition is located more than 100 feet from the Ordinary High Water Level (OHWL). There is no wetland impact proposed. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands and any recorded easements. A certificate of survey has been provided with necessary information dated August 4, 2015. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Spanier CUP and Variance (city file 15 -019) November 5, 2015 0 S Staff has reviewed the application for compliance with the general conditional use permit standards in Section 1070.020 and found that those conditions have been met. Staff finds that the proposed CUP meets the applicable standards. The proposed addition's footprint is 608 square feet, after the addition the total size of the accessory building footprint will be 2,801. The 2,801 square foot building and the 194 square foot shed would result in 2,995 square feet of accessory building, where 3,281 is allowed. The color and material of the proposed building addition is compatible with the surrounding properties. The accessory building will comply with all other standards of the Zoning Ordinance. 4. The building materials standards required by this Section have been met. The applicant is requesting approval to allow the building addition to be finished with metal siding and roofing. The applicant provided a color sample of the beige pro -rib steel panel that will be finished with galvanized coating. Section 1060.050 allows accessory buildings with metal siding and roof if these conditions are met: a. The building meets the standards adopted by the Minnesota State Building Code. b. Metal siding and roofing is treated with a factory applied color coating system against any fading or degradation. The proposed metal siding and roofing material is treated with a galvanized coating and the proposed products meet MN State Building Code standards. Staff recommends approval to allow the metal building materials. 5. The proposed building will be compatible with surrounding land uses. The property is located in the rural portion of the city and several of the surrounding accessory structures are constructed with metal siding. The applicant has indicated that the building is for the storage of his 5th wheel motor home and additional landscaping will be provided to screen the building from Cain Road. The proposed building is compatible with the existing accessory building and the surrounding land uses. 4. Conclusions Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Zoning Plan and Zoning Ordinance and finds that the standards for a CUP to exceed the sidewall height and standards to allow metal siding and roofing have been met. Any outstanding issues that must be addressed have been included as conditions in the attached draft resolutions. The Planning Commission must first determine if the variance standards have been met. If the Commission finds that the variance standards have been met, they may recommend approval of the CUP. Spanier CUP and Variance (city file 15 -019) November 5, 2015 • • • • If the Planning Commission finds that the variance standards have not been met, they should recommend denial of the request. The conditional use permit would then be denied based on the finding that it is not in compliance with City requirements. 5. Recommendation Staff recommends approval of the resolution approving the after - the -fact variance and conditional use permit for an addition onto the existing accessory building. If the Planning Commission finds that the variance standards have not been met, they should recommend denial of the variance and provide findings of fact. The Planning Commission should then recommend denial of the CUP based on the finding that the proposed use is not in conformance with all City regulations. The applicant would then be required to move the building to comply with setback requirements. Attachments 1. Resolution approving the Variance and Conditional Use Permit 2. Location Map 3. Hennepin County Natural Resource Map Aerial 4. Survey dated August 4, 2015 5. Metal siding and roofing color sample 6. Building Permit dated April 29, 1993 and associated building plans 7. Accessory Building Standards from 1992 Zoning Ordinance 8. Applicant's Narrative dated September 30, 2015 9. Building plans submitted August 20, 2015 Spanier CUP and Variance (city file 15 -019) November 5, 2015 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2015 -XX Motion By: Seconded By: November xx, 2015 APPROVAL OF AN AFTER - THE -FACT VARIANCE FOR THE EXISTING ACCESSORY BUILDING AND CONDITIONAL USE PERMIT FOR THE ACCESSORY BUILDING ADDITION (PID 02- 119 -23 -23 -0004) (CITY FILE NO. 15 -019) WHEREAS, Thomas Spanier is requesting approval of an after - the -fact variance for an existing accessory building and a conditional use permit to allow for the construction of an accessory building addition on property legally described as follows: Lot 3, Block 1, JUDY ANNS COUNTRY ACRES WHEREAS, the Planning Commission has reviewed the variance and conditional use permit at a duly called public meeting and recommends approval. NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a variance and conditional use permit approval, subject to the following findings and conditions: Approval is granted to allow for the construction of a building addition as shown on plans received by the City on August 20, 2015, a revised survey submitted on September 10, 2015 and a variance application submitted on September 30, 2015 except as amended by this resolution. 2. An after - the -fact variance to allow for a 14.9 -foot side yard setback where 20 feet is required, is approved subject to the following findings: a. There are practical difficulties for the applicant in complying with the Zoning Ordinance. The applicant intended to comply with City standards to meet the setback requirements according to building plans and City records. There is nothing to indicate that either the City or the applicant were aware of the error at the time of construction. The building has been constructed for 20+ years and no records of complaint are on file with the City. It is not practical for the applicant to move the accessory structure 5.1 feet to the south and meeting the standard would not enhance the appearance of the building and would not enhance the health safety and welfare of the general public. b. The conditions upon which the variance request is based are unique to this parcel due to the error during construction. The City and the landowner had no reason to believe that the structure was not built according to plans. c. The accessory building will not alter the essential character of the locality. The existing accessory building is consistent with other uses in the area. d. The accessory building is in harmony with the general purposes and intent of the Ordinance and the standards for the RR District other than the reduced setback. Page 1 of 3 City of Corcoran November xx, 2015 County of Hennepin State of Minnesota RESOLUTION NO. 2015 -XX e. The accessory structure was constructed too close to the lot line, but is otherwise consistent with the Comprehensive Plan. The variance is consistent with the rural nature of the zoning district. 3. A conditional use permit is approved to allow for an accessory building addition with 16 feet 4 inch sidewall height where 10 feet is allowed, subject to the following findings: a. The proposed addition complies with the goals of the Comprehensive Plan. The project provides a unified look with the neighboring buildings. b. The establishment of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort of the community. The increased sidewall height will allow for storage of the applicant's fifth wheel motor home and provide a unified look that is consistent with the RR District. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The increased sidewall height is less than the principal structure and similar in nature to other accessory buildings on neighboring properties. Landscape screening will be provided to reduce the impact of the increase side wall height. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The increased height will have no adverse impact on surrounding development or improvement of surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. The increased sidewall height of the building addition will have no impact on public facilities and services. f. The conditional use conforms to the applicable regulations of the Rural Residential District. g. The conditional use and site conforms to performance standards as specified by this Chapter. Staff has analyzed the performance standards of this Chapter and finds that the building addition conforms to other standards specified in the Zoning Code. 4. A certificate of compliance to allow metal roof and siding on this accessory building addition is also approved as part of the CUP. 5. A building permit is required prior to beginning construction. 6. Prior to issuance of building permits, the applicant/landowner must: a. Submit a planting plan providing detail on the location, species and number of proposed landscaping items. Page 2 of 3 City of Corcoran November xx, 2015 County of Hennepin State of Minnesota RESOLUTION NO. 2015 -XX b. Record the approving resolution at Hennepin County and provide proof of recording to the City. 7. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and the required improvements. VOTING AYE ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave, Tonya ❑ Thomas, Ron VOTING NAY ❑ Guenthner, Ken ❑ Hank, Pat ❑ Keefe, Mike ❑ LaFave, Tonya ❑ Thomas, Ron Whereupon, said Resolution is hereby declared adopted on this xx day of November 2015. Kenneth Guenthner - Mayor ATTEST: City Seal Jessica Beise — City Clerk/ Administrative Services Coordinator Page 3 of 3 Hennepin County GIS - Printable Map AI iL• -� 4 V j' • yy �fi� Parcel Abstract Market 02- 119 -23 -23 -0004 ID: $343,000 Owner Tax T L Spanier & B J Spanier Name: (Payable: 2015) Parcel 10580 Cain Rd Address: Corcoran, MN 55374 Property Date: Residential Type: Home- Homestead stead: Parcel 8.03 acres Area: 349,821 sq ft A -T -B: Abstract Market $343,000 Total: Tax $5,119.40 Total: (Payable: 2015) Sale Price: Sale Date: Sale Code: Page 1 of I 1► _ _ f Tip iviap cicaie: -i = zuu n. Print Date: 9/22/2015 This map is a compilation of data from various sources and is furnished "AS IS" with no representation or warranty expressed or implied, including fitness of any particular purpose, merchantability, or the accuracy and completeness of the information shown. COPYRIGHT © HENNEPIN COUNTY 2015 Ea Think Green! https: / /gis.hennepin.us /Property /print /default. aspx ?C =45 5922.32495000073,4999405.13 69... 9/22/2015 Hennepin County Natural Resources Interactive Map Interactive 10580 Cain Rd, Corcoran Maps Find a PID or an address on the map Site Address: 10580 Coin Rd Corcoran, MN 55374 40 of all �i ,W A :n q)z .0 ti U 40 I - - - -- 1737 - -- Building Permit Survey Floodplain info (per FEMA Flood Insurance Studv), Base flood elevation = 914.8 Prepared for: Tom Spanier Legend • Found Iron Monument © Existing Well 1 N \\ N89 '59'26"E 1315.09 Shed -, ra 0 15.9 jb9.l 4 U'13 ' / it C d o a 64.0 01 � yam. m -Vent Pipe - Exist. Pole Born L . _J \ 3® \ ` ` —Drainage & Utility Easement - -, L-1— �- 580.00— Al V__- 149.5 ,- Existing House 1 N 1 N8959 26 E 1 Aerial photo and contour information obtained from Hennepin County website. Bearings based on assumed datum. V \IA r*i Vcontourhoot�ot)l aerial / / / and edge (per aerial photo) x & Utility Easement —= k—Approximate Shore/and Overlay District Boundary (per City of Corcoran Olricio/ Zoning Mop) /Ya 7 l hereby certify that this certificate of survey was prepared by me SCHOBORG or under my direct supervision and that l am a duly Registered D SERVICES Land Surveyor -- er th laws of the State of Minnesota. INC. - -- - - -- - - -- ---- - - - - -- Paul B. Schoborg 763 - 972 -3221 8997 Co. Rd. 13 SE www.SchoborgLandcom Delano, MN 55328 Date: Registration No. 14700 5J / h11� 1�3� Boundary Description (supplied by client) Lot 3, Block 1, JUDY ANNS COUNTRY ACRES, according to the recorded plot thereof Hennepin County, Minnesota. Subject to any and all easements of record. SCALE 1D0 0 50 100 200 1 inch = 100 feet �)(D RUM LLL1 L-LLL, lCommercial Suburban Azricultural 0 WHITE PRAIRIE WHEAT IVORY TAN a a BRITE WHITE PINEWOOD ASH GRAY PATINA GREEN OCEAN BLUE FOREST GREEN EMERALD GREEN BEIGE BRONZE BURNISHED SLATE BROWN LIGHT GRAY CHARCOAL GRAY MIDNIGHT GRAY BLACK BRITE RED RED COLONIAL RED BURGUNDY 6 ° offers the BEST CHOICE of Steel Building Panels for the post frame industry; plus the largest selection of Soffit, Fascia, Gutter, Vents, Trim, Trim Coil & Custom Bent Trim. Note: Color chips show approximate tone. Color of actual product may vary. COPPER COLORED Final color approval should be made with actual material. OntyAvailable in Premium Products q PERNT NUMBER BUILDING PERMIT APPLICANT TO FILL OUT ITEMS 1 =14 COMPLETELY "FEES r "" I. DATE '/ I Q 4 a Y PERMR FEE "' PLAN CHECK FEE , "® -^-�-" _ 2 OWNER Panne) (A }ddress) ^ (Tele hone Number) cl " m PENALTY FEE 3 SITE ADDRESS Court , y� �f '. Colin IC..G?t A At 4LJ DRIVEWAY fT FEE 4. PROPERTY I.D. NUMBER `_�" ENGINEE FEE SITE FEE } 5. ARCHITECT .,..(Name) (Address) (' ono Number) CULVERT 6. BUILDER :. (Name) (Address} (nTe�l7ephone Num er) ' 4 `} PLUMBING FEE CONTRACTOR'S LICENSE NUMBER 1 9 SEPTIC FEE WATER FEE 7. TYPE OF PERMIT (Check Applicable) E] Septic ❑ Heating ❑ Plumbing ❑ Fireplace ❑ New Home ❑ Garage ❑ Finish Attic ❑ Reroofing ❑ ::Alterations ❑ Addition ❑ Residing ❑ Finish Basement ❑ Porch ❑ Chimney Polebarn ❑ Commercial DATE APPROVE BY CITY COUNCIL -. ❑ Miscellaneous - _ SEWER FEE MEOHANK:AL FEE SURCHARGE FEE . ^---"' PARK DEDICATION FEE S. SIZE OF STRUCTURE ..(Height) (Width) (Depth) s^f 9. MINIMUM SQ. FOOTAGE 1100SingleStory a 900. 1/2 Story or Walkout 10. ESTIMATED VALUE f'(- / , �./ _ COPIES OTHERS 11. PROPERTY DIMENSION (Width) (Depth) Imo' "5 12. PROPERTY AREA (Acres) %. —% 13. CULVERT ❑ Yes ❑ NO SIZB TOTAL FEE ��TT pp--�� p[.Lr ° CODE ANAL IS TYPE OF CONST 14. SETBACKS: Front Rear Right Side Left Side Septic From Well _ry/� t C.�t iJ USE OF BLDG OCCUPANCY GROUP 15. FLOOR AREA APPORTIONMENT USE AREA: Garage Finished. Living Space Unfinished Basement SQ. FT. SO. FT� SQ. FL OCCUPANCY LOAD ZONING DISTRICT 16, FOR ACCESSORY STRUOFURES ONLY Attach Statement of Intended User. ❑ Yes ❑ Not Applicable Side Wall Height Eaves Overhang 10' or Less 12" Minimum 12" Minimum 1Y or Less 12" Minimum 18'Minimum Color Shall Be Compatible With Principal Building ❑ Yes ❑ NO VARIANCE GRANTED, Dale SOILS REPORT SEPTIC SYSTEM DESIGN/TESTS COPIES DESIGN _ PLANSANDSPECS SETS SURVEY ❑ Yas No _ NOTES: j ENERGY CALCULATIONS PILING LOGS SNECIAL A ZONING FIRE DEPARTMENT FLOODPLAIN SITE ❑ Yos No ACKNOWLEDGMENT AND SIGNATURE SETBACK FROM BUILDING FEET The undersigned hereby agrees that, in case such permit is granted, that all work which shall be done and all materials which shall be used shall comply with the plans and specifications therefore herewith submitted and with all the ordinances of said City of Corcoran applicable thereto. — PUBLIC WORKS _ COUNTY SIGNATUH PP T JAPP [VED BY BUILDING INSPECTOR OTHER CERTIFICATE OF OCCUPANCY ISSUED DATE BY 9350 COUNTY ROAD 19 • PO. BOX 97 • IORETTO MN 55357 • PHONE (612) 498 -7844 3. Except in the case of operating farms as provided for hereinafter, not more than one (1) principal building shall be located on a lot. (c) Accessory Buildings and Structures. 1. No accessory building shall be constructed or developed on a lot prior to the time of construction of the principal building. 2. Accessory buildings in the Residential Districts may not be located within twenty (20) feet of the side and fifteen (15) feet of the rear lot lines. 3. Accessory buildings in the Business District shall not be closer than ten (10) feet from side and rear lot lines subject to provisions for abutting residential zone provided herein. 4. No accessory building in a business or industrial district shall exceed the height of the principal building except by Conditional Use Permit. 5. A site plan shall accompany all requests for accessory building permits, agricultural and residential, and shall include the following information: a. Existing buildings and their relationship to property lines b. Indication of location for well, septic system and driveways C. Any easements d. Property lines and setback requirements 6. Lots less than 5 acres or considered to have restricted soils for an on -site septic system area by the Building Inspector, shall include the location of a certified alternate septic system area in accordance with the applicable codes for on -site sewage treatment. 7. The maximum square footage for accessory buildings, without a Conditional Use Permit, shall be as follows: Acreaae* Total So. Ft. 1 800 2 900 3 1100 4 1300 5 1500 6 1600 7 1900 8 2100 9 2300 10 2500 *Round acreage to the nearest whole number Attached garages less than 800 square feet in area shall not be considered as part of the square footage for purposes of the above calculations. 51 Amended Section (c) 11/14/91 Kendra Lindahl Planning & Infrastructure C/O City of Corcoran Regarding: Existing Pole Building 10580 Cain Road Corcoran, MN September 30, 2015 This existing building structure was built in 1992 by Ebert Construction. They built it to a 15' set back rather than 20'. I have 8 acres, so this building takes up a very small portion of that. It will allow me to store my 5th wheel RV inside and that will clean up the looks of the property. I also am planting mature Black Hills spruce in front of the building to help camouflage it somewhat. Thank you, Tom Spanier 10580 Cain Rd Corcoran, MN 612- 363 -41.10 Phone: 763 - 428 -9008 • Fax: 763 - 424 -6592 • E -Mail: NwLawnQa aol.com 17420 113 `h Ave N Suite B • Maple Grove, MN 55369 cn w b � H �^ n x � 1 'H d Cl y r t� D� cn Q t� cn n r O m m �^ Z 3 � 1 m Cn m o o W z y O � z � C~n Ol M< W CA ` 1 O I ril Ul m m 0 b � x w b � H z 0 n H ty" cn N 'H tmj Cl y r D� cn z r� t� cn --Irn r r O m Z 3 o 0 m O m o a Z z y O � z � � y M< L=J ("z O D m m z b N D Z r Io r-Or!m mo m U) r- 0 m m D D TI O S m c r Z G) D Z ONWODZCO O - O D c C.. D OK- z ;umr m•• ° < N Z .. G7 Z =cnK0 M-1 MOZOO<0 iZ� po�� X O Z D z Z D D O zmz ° ::E lz O =m r• 00 0::E D Z rm CO - F O O z� C) D O � O 5;u DC/) r= D D �r r �m m� O -' 9 O D O r Z � M 70 --1 C D -j O O Z N co cj,) O D r m rTI II '� o� I- D °z Zb m r- < O x D x NO � 70 O c O N r- r Co c O m m c D z D z D -Ti m c Or � z F m OD F F z O � O cn ° m � -Ti m cn c m O D °° ° m m � co � m r z -I r cn � m cn W- X x Z m G7 -0 N Z m m 0 G) � Z D G7 D cn z D Z (n m Z z r c O m (n 0 0 O = Z m m c) c m W m Z m D m (n X K: � N D cn m O O z z Z - v C-) -v c» (D (D cv II II II II II II II II cn m �-u co S ooD -i D O c) C-) C-) 00 (n �c)oo-U r - -I cD D CD ZD D (n0 700 D W> cn M� �z Com-4 v° Z cn o°OOc S r r mm -<Zm r O D m0 IQ --A M D Sm_m zr r Or Dr• r �p m� r O O mS p mZS >m W Z C-)m0O(n Sn =� Di � °- r O < DO OC -< m mr r Wr -r r mZ �mZ r r(n r Om =O OmO� �N D WNOW- OO(n O C�NCm r -I CO S\ O 70 D K� 0C)mC) I M 0>C) �r r co r- O� ZO mm N O Z �Z y IU�OoI' OI I O �� M- �Z m00 Z7 z ADD =�7 D uz (nD c c Zp m G7m m� 0 °r r mm C= mmm OW�N0000 �Z��Om CO mn OmZ �G7 D D tV D� �c Xr-Z K of r -u -u Z� Dp -i- zm r of D --I r- �Z m° �Z O o (n ZOCZ z Zr �7� mm cp N � ° (nn NrDZ� 700 -u mD M W� -TI m ON N OD N �n elm D m m -U -U -0 (°n OO OC D� mm °z N O �_ zcm D �m C) --A m_ OD N �= v W r� m �T. m(n O =� �D ° __ = -Ti doo m -m Oo � cn - m = Dm Zu)mmD�� c7 °D TIO co �Z mZ = D ZZ r Z O � m�z OW r O Z O D oo Wz c D O ° �° K� Or Z z 0 m m cn D Wr 0 O pO D ri� mo0 Zr OD � � c) D i j D f) Wm 70 r0 y Z Cl) O D om �Z DC�S_ = D O_ f�Tl ° 0 mZ �c r oW mW 0 -0 D Z Zz n0 Z =D m� cn X� . � � N 0 0 m� pm OD m ;0 - D m pZ ��;:a>O;r,M O O �c 0 m-i ;u C-) m mm m O DC �� c�!1 G7 m nr D '0�c m DnmD mZ C)N rp ZOO m z ° D0 z =zzmmr m O O .Zm7(n D D� ZZ NZ Z coj 't7 mm - Zl� G7-A �m 0 �� Z7 O N �f1 NI�Tt O� cn D D �G)(n N .0 ° OD mD S m D (n �7 z (n r cn -< N N c_ m m m O D � n 70 (n ZJ o m C) O m m < �� Om -9 �mZ m � m� m N �� �N rn < --A U) M m- �z D 0 cnK :K: O O� om m mc) D O ° �m r m N= (n m� �S 0 >M m Oc K �o ;OCR DZ� z c 2 I�N��c�1 CnIzDJO o D� Nm coo moo � Z �� I ccn�m ° O mr D -Zi D� �' 00 70 Z� _ �m �z �o ��� °o m II II II o °o� < rn r— m D Z O � m cn D m 0 N r r cn O cn r G7 O Cn 0 D m � D� �I m cn co m 0 O Z r0 O Z p O �cn fT10) N� N O r p cn X O D o- D O p om O � -'0 D Z O cn- �cN m0 ZU' m m O m Z OW D DZ �Z r �D m z� Z° o�� nm ��' o G��D 0 pO 0 �_ O � � (n K: G7c'� �-0 m m CO O OfT1 O NO �G7 �-A ° mD �m �?t� m ZOOID ZOJ 70 ;7 W Z m� D z mC W � m - =0 DD � W m � Dp m m cn O mz m< O �m oo D < =m � DD ° Z DmO c m m X -u - M O p T1 +� g O� OI00 Z o� �D ZED Dm J� W m m D Z° O O Z o r r D S� Z c m O O Om D -0 �° _� Z Z 0 ° D ° ° - ° D O OZ N m m z� Z mo D NO OO° D = 0 < ;u m D Dcmi� N m =DO 0 m z m 00 =00 cn m p 'am D �- Oz vN W mZ Ouzi DO= 0> OO m z zcn m p mZ= D � cn N ° D m � ° < m� Co �? -i I �m m mm cn ZZD �- I I I I ° m �m ° O cn S .. � m D m nD m W G)O m O' zD mS -< OZ NNONO(n(n m ° O° O m o z r D Z c m m z G) F-) cn m mZ v �z p� �' z O m�p�pmm Cl) OZ Z m 000CA r O ri n D D� oo O° Zr 00 m� �r 0mp 0� �mmmm�� D D D _I m CO r� S m Z Z S (� O ° OSp OW Op Cn m -IW m� OrO�O�O m = m N � z D D_ D p -I O m Z SZ cn o0 �0 mm TI Co OS °DmDmD- O :O c) c M � Z c W= -< m p m (n m pm O c p N � r z ° 0 NZ O cn Zo ^ m0 mD mOZ�Z� Lf) :-Ti o° m cn cn r- -Zi 0 ° cn z Z D mD Z DD m �z me z0 �� m� �cm„�cm„o m U) D r 70 C) m (n S G7 O r oZ O rr Vic) D ZD G)m rD rD Z� cn ° D m O Z D ; m m m r �° � mr N m zm mr D� D�oU) > m z z c) z Oc c) � o � m 0� - zN m D vD mo xmp mZ Do.. m.. Nz w 0 O Z O m\ .� 0 O Op m G)o m Z � �m ;� cn m0 m mm � Z D Om� .. < - Om Zr O om �D 0 mz O TI D Z D r (ncn m m � D ° = m N Cn � O D --A Z O O m m z ° O � Z S O -u y 0� D O � D m� = 00 �_ O D Z cn S m p -rl D x r r D m ZZ r mo D _� OZ m oO O 0 O O N� Z O O m > O C ° �= = Z (n � D O� O O ZZ D = Z7 o � ° o 0 m m o o o Z �N m m� r ?m D pO m o o, ° W p D z ° r c 0 �S D cnm c D _°� - zD 1> 10 �° OJ OJ Z ° r O D cn Z N O O m N = tea] z D 2 Z Zr Z mX 0 O yZ (n m� (n W czn nD� D O W O _ (n D m m z G7 S D m D O m G) m � o Z C m Z C N �N m <> O O x r `.z m [Ti r m O Z K ° D z Op 0 >r m� v m O D OX OO r m m D O m 0 N N m� m ZW O O c O ? O D -I O p 0 m O 0 (n O N z � -90 m m O OO c W 0 z m m (n m (n D O D O N O o m m 55 N m K: O� > �m II II D n OO m cn n D D Z N Z °_ D �O O m ° Z S D Z O c m m m c c m � z O m m° c p mp Cli 55 D O pT` Z O N z n m c O - Z Z Z Z .O T Tr- N cn m (A m O S m )�nf f (O.-L). 0 lC-�2 L 0 L�- 1 l L' Lz L' co C F- 0 z C) C) D O FTIz 0 D F- z O Ll�- 1� L O Llti LM' 4C Ltilujill w tv cn cn z 0 cn -P, cn W cn N � - Cl y D� cn cn m t� cn --Irn r r O m r m m O m o m z t:J r M< ** ("z O D m m b O m D r H � > O z i v -00 r m y -3 H Q � � O mw t � p z m a tm (/) t- O D --:1 -ii O m = �•I L z r� Z a � r D -3 � � � Vl � T� l V (/) m D z K z m = m o > --4 G) �°cn y N I m � Dz o CTt= d m O I� ° U1 cn O L� O o° m 0 �-3 (r1 X m z o N D Z r Io r-Or!m mo m U) r- 0 m m D D TI O S m c r Z G) D Z ONWODZCO O - O D c C.. D OK- z ;umr m•• ° < N Z .. G7 Z =cnK0 M-1 MOZOO<0 iZ� po�� X O Z D z Z D D O zmz ° ::E lz O =m r• 00 0::E D Z rm CO - F O O z� C) D O � O 5;u DC/) r= D D �r r �m m� O -' 9 O D O r Z � M 70 --1 C D -j O O Z N co cj,) O D r m rTI II '� o� I- D °z Zb m r- < O x D x NO � 70 O c O N r- r Co c O m m c D z D z D -Ti m c Or � z F m OD F F z O � O cn ° m � -Ti m cn c m O D °° ° m m � co � m r z -I r cn � m cn W- X x Z m G7 -0 N Z m m 0 G) � Z D G7 D cn z D Z (n m Z z r c O m (n 0 0 O = Z m m c) c m W m Z m D m (n X K: � N D cn m O O z z Z - v C-) -v c» (D (D cv II II II II II II II II cn m �-u co S ooD -i D O c) C-) C-) 00 (n �c)oo-U r - -I cD D CD ZD D (n0 700 D W> cn M� �z Com-4 v° Z cn o°OOc S r r mm -<Zm r O D m0 IQ --A M D Sm_m zr r Or Dr• r �p m� r O O mS p mZS >m W Z C-)m0O(n Sn =� Di � °- r O < DO OC -< m mr r Wr -r r mZ �mZ r r(n r Om =O OmO� �N D WNOW- OO(n O C�NCm r -I CO S\ O 70 D K� 0C)mC) I M 0>C) �r r co r- O� ZO mm N O Z �Z y IU�OoI' OI I O �� M- �Z m00 Z7 z ADD =�7 D uz (nD c c Zp m G7m m� 0 °r r mm C= mmm OW�N0000 �Z��Om CO mn OmZ �G7 D D tV D� �c Xr-Z K of r -u -u Z� Dp -i- zm r of D --I r- �Z m° �Z O o (n ZOCZ z Zr �7� mm cp N � ° (nn NrDZ� 700 -u mD M W� -TI m ON N OD N �n elm D m m -U -U -0 (°n OO OC D� mm °z N O �_ zcm D �m C) --A m_ OD N �= v W r� m �T. m(n O =� �D ° __ = -Ti doo m -m Oo � cn - m = Dm Zu)mmD�� c7 °D TIO co �Z mZ = D ZZ r Z O � m�z OW r O Z O D oo Wz c D O ° �° K� Or Z z 0 m m cn D Wr 0 O pO D ri� mo0 Zr OD � � c) D i j D f) Wm 70 r0 y Z Cl) O D om �Z DC�S_ = D O_ f�Tl ° 0 mZ �c r oW mW 0 -0 D Z Zz n0 Z =D m� cn X� . � � N 0 0 m� pm OD m ;0 - D m pZ ��;:a>O;r,M O O �c 0 m-i ;u C-) m mm m O DC �� c�!1 G7 m nr D '0�c m DnmD mZ C)N rp ZOO m z ° D0 z =zzmmr m O O .Zm7(n D D� ZZ NZ Z coj 't7 mm - Zl� G7-A �m 0 �� Z7 O N �f1 NI�Tt O� cn D D �G)(n N .0 ° OD mD S m D (n �7 z (n r cn -< N N c_ m m m O D � n 70 (n ZJ o m C) O m m < �� Om -9 �mZ m � m� m N �� �N rn < --A U) M m- �z D 0 cnK :K: O O� om m mc) D O ° �m r m N= (n m� �S 0 >M m Oc K �o ;OCR DZ� z c 2 I�N��c�1 CnIzDJO o D� Nm coo moo � Z �� I ccn�m ° O mr D -Zi D� �' 00 70 Z� _ �m �z �o ��� °o m II II II o °o� < rn r— m D Z O � m cn D m 0 N r r cn O cn r G7 O Cn 0 D m � D� �I m cn co m 0 O Z r0 O Z p O �cn fT10) N� N O r p cn X O D o- D O p om O � -'0 D Z O cn- �cN m0 ZU' m m O m Z OW D DZ �Z r �D m z� Z° o�� nm ��' o G��D 0 pO 0 �_ O � � (n K: G7c'� �-0 m m CO O OfT1 O NO �G7 �-A ° mD �m �?t� m ZOOID ZOJ 70 ;7 W Z m� D z mC W � m - =0 DD � W m � Dp m m cn O mz m< O �m oo D < =m � DD ° Z DmO c m m X -u - M O p T1 +� g O� OI00 Z o� �D ZED Dm J� W m m D Z° O O Z o r r D S� Z c m O O Om D -0 �° _� Z Z 0 ° D ° ° - ° D O OZ N m m z� Z mo D NO OO° D = 0 < ;u m D Dcmi� N m =DO 0 m z m 00 =00 cn m p 'am D �- Oz vN W mZ Ouzi DO= 0> OO m z zcn m p mZ= D � cn N ° D m � ° < m� Co �? -i I �m m mm cn ZZD �- I I I I ° m �m ° O cn S .. � m D m nD m W G)O m O' zD mS -< OZ NNONO(n(n m ° O° O m o z r D Z c m m z G) F-) cn m mZ v �z p� �' z O m�p�pmm Cl) OZ Z m 000CA r O ri n D D� oo O° Zr 00 m� �r 0mp 0� �mmmm�� D D D _I m CO r� S m Z Z S (� O ° OSp OW Op Cn m -IW m� OrO�O�O m = m N � z D D_ D p -I O m Z SZ cn o0 �0 mm TI Co OS °DmDmD- O :O c) c M � Z c W= -< m p m (n m pm O c p N � r z ° 0 NZ O cn Zo ^ m0 mD mOZ�Z� Lf) :-Ti o° m cn cn r- -Zi 0 ° cn z Z D mD Z DD m �z me z0 �� m� �cm„�cm„o m U) D r 70 C) m (n S G7 O r oZ O rr Vic) D ZD G)m rD rD Z� cn ° D m O Z D ; m m m r �° � mr N m zm mr D� D�oU) > m z z c) z Oc c) � o � m 0� - zN m D vD mo xmp mZ Do.. m.. Nz w 0 O Z O m\ .� 0 O Op m G)o m Z � �m ;� cn m0 m mm � Z D Om� .. < - Om Zr O om �D 0 mz O TI D Z D r (ncn m m � D ° = m N Cn � O D --A Z O O m m z ° O � Z S O -u y 0� D O � D m� = 00 �_ O D Z cn S m p -rl D x r r D m ZZ r mo D _� OZ m oO O 0 O O N� Z O O m > O C ° �= = Z (n � D O� O O ZZ D = Z7 o � ° o 0 m m o o o Z �N m m� r ?m D pO m o o, ° W p D z ° r c 0 �S D cnm c D _°� - zD 1> 10 �° OJ OJ Z ° r O D cn Z N O O m N = tea] z D 2 Z Zr Z mX 0 O yZ (n m� (n W czn nD� D O W O _ (n D m m z G7 S D m D O m G) m � o Z C m Z C N �N m <> O O x r `.z m [Ti r m O Z K ° D z Op 0 >r m� v m O D OX OO r m m D O m 0 N N m� m ZW O O c O ? O D -I O p 0 m O 0 (n O N z � -90 m m O OO c W 0 z m m (n m (n D O D O N O o m m 55 N m K: O� > �m II II D n OO m cn n D D Z N Z °_ D �O O m ° Z S D Z O c m m m c c m � z O m m° c p mp Cli 55 D O pT` Z O N z n m c O - Z Z Z Z .O T Tr- N cn m (A m O S m )�nf f (O.-L). 0 lC-�2 L 0 L�- 1 l L' Lz L' co C F- 0 z C) C) D O FTIz 0 D F- z O Ll�- 1� L O Llti LM' 4C Ltilujill cn M cn �I cn cn cn cn cn -P, cn W cn N � - S m -i zzk D� cn cn m m Z° cn --Irn r r O m r m m O m o m z r M< ** Z D m m O m D r D > i v -00 r m 0 r> p m m ?NO (/) D D --:1 -ii O m = 0o;ull� Z D (T1 N O z (/) m D z K z m = m --A --4 G) �°cn N m Z Dz o CTt= m Q ° cn O O o° m 0 m (r1 X m o z 0 N D m 0 O r O D � cnmz D O O Z D ° W O o O D m m C/) S D m D K: ° Z G) O O -u O r D Z ° m D U) N D Z r Io r-Or!m mo m U) r- 0 m m D D TI O S m c r Z G) D Z ONWODZCO O - O D c C.. D OK- z ;umr m•• ° < N Z .. G7 Z =cnK0 M-1 MOZOO<0 iZ� po�� X O Z D z Z D D O zmz ° ::E lz O =m r• 00 0::E D Z rm CO - F O O z� C) D O � O 5;u DC/) r= D D �r r �m m� O -' 9 O D O r Z � M 70 --1 C D -j O O Z N co cj,) O D r m rTI II '� o� I- D °z Zb m r- < O x D x NO � 70 O c O N r- r Co c O m m c D z D z D -Ti m c Or � z F m OD F F z O � O cn ° m � -Ti m cn c m O D °° ° m m � co � m r z -I r cn � m cn W- X x Z m G7 -0 N Z m m 0 G) � Z D G7 D cn z D Z (n m Z z r c O m (n 0 0 O = Z m m c) c m W m Z m D m (n X K: � N D cn m O O z z Z - v C-) -v c» (D (D cv II II II II II II II II cn m �-u co S ooD -i D O c) C-) C-) 00 (n �c)oo-U r - -I cD D CD ZD D (n0 700 D W> cn M� �z Com-4 v° Z cn o°OOc S r r mm -<Zm r O D m0 IQ --A M D Sm_m zr r Or Dr• r �p m� r O O mS p mZS >m W Z C-)m0O(n Sn =� Di � °- r O < DO OC -< m mr r Wr -r r mZ �mZ r r(n r Om =O OmO� �N D WNOW- OO(n O C�NCm r -I CO S\ O 70 D K� 0C)mC) I M 0>C) �r r co r- O� ZO mm N O Z �Z y IU�OoI' OI I O �� M- �Z m00 Z7 z ADD =�7 D uz (nD c c Zp m G7m m� 0 °r r mm C= mmm OW�N0000 �Z��Om CO mn OmZ �G7 D D tV D� �c Xr-Z K of r -u -u Z� Dp -i- zm r of D --I r- �Z m° �Z O o (n ZOCZ z Zr �7� mm cp N � ° (nn NrDZ� 700 -u mD M W� -TI m ON N OD N �n elm D m m -U -U -0 (°n OO OC D� mm °z N O �_ zcm D �m C) --A m_ OD N �= v W r� m �T. m(n O =� �D ° __ = -Ti doo m -m Oo � cn - m = Dm Zu)mmD�� c7 °D TIO co �Z mZ = D ZZ r Z O � m�z OW r O Z O D oo Wz c D O ° �° K� Or Z z 0 m m cn D Wr 0 O pO D ri� mo0 Zr OD � � c) D i j D f) Wm 70 r0 y Z Cl) O D om �Z DC�S_ = D O_ f�Tl ° 0 mZ �c r oW mW 0 -0 D Z Zz n0 Z =D m� cn X� . � � N 0 0 m� pm OD m ;0 - D m pZ ��;:a>O;r,M O O �c 0 m-i ;u C-) m mm m O DC �� c�!1 G7 m nr D '0�c m DnmD mZ C)N rp ZOO m z ° D0 z =zzmmr m O O .Zm7(n D D� ZZ NZ Z coj 't7 mm - Zl� G7-A �m 0 �� Z7 O N �f1 NI�Tt O� cn D D �G)(n N .0 ° OD mD S m D (n �7 z (n r cn -< N N c_ m m m O D � n 70 (n ZJ o m C) O m m < �� Om -9 �mZ m � m� m N �� �N rn < --A U) M m- �z D 0 cnK :K: O O� om m mc) D O ° �m r m N= (n m� �S 0 >M m Oc K �o ;OCR DZ� z c 2 I�N��c�1 CnIzDJO o D� Nm coo moo � Z �� I ccn�m ° O mr D -Zi D� �' 00 70 Z� _ �m �z �o ��� °o m II II II o °o� < rn r— m D Z O � m cn D m 0 N r r cn O cn r G7 O Cn 0 D m � D� �I m cn co m 0 O Z r0 O Z p O �cn fT10) N� N O r p cn X O D o- D O p om O � -'0 D Z O cn- �cN m0 ZU' m m O m Z OW D DZ �Z r �D m z� Z° o�� nm ��' o G��D 0 pO 0 �_ O � � (n K: G7c'� �-0 m m CO O OfT1 O NO �G7 �-A ° mD �m �?t� m ZOOID ZOJ 70 ;7 W Z m� D z mC W � m - =0 DD � W m � Dp m m cn O mz m< O �m oo D < =m � DD ° Z DmO c m m X -u - M O p T1 +� g O� OI00 Z o� �D ZED Dm J� W m m D Z° O O Z o r r D S� Z c m O O Om D -0 �° _� Z Z 0 ° D ° ° - ° D O OZ N m m z� Z mo D NO OO° D = 0 < ;u m D Dcmi� N m =DO 0 m z m 00 =00 cn m p 'am D �- Oz vN W mZ Ouzi DO= 0> OO m z zcn m p mZ= D � cn N ° D m � ° < m� Co �? -i I �m m mm cn ZZD �- I I I I ° m �m ° O cn S .. � m D m nD m W G)O m O' zD mS -< OZ NNONO(n(n m ° O° O m o z r D Z c m m z G) F-) cn m mZ v �z p� �' z O m�p�pmm Cl) OZ Z m 000CA r O ri n D D� oo O° Zr 00 m� �r 0mp 0� �mmmm�� D D D _I m CO r� S m Z Z S (� O ° OSp OW Op Cn m -IW m� OrO�O�O m = m N � z D D_ D p -I O m Z SZ cn o0 �0 mm TI Co OS °DmDmD- O :O c) c M � Z c W= -< m p m (n m pm O c p N � r z ° 0 NZ O cn Zo ^ m0 mD mOZ�Z� Lf) :-Ti o° m cn cn r- -Zi 0 ° cn z Z D mD Z DD m �z me z0 �� m� �cm„�cm„o m U) D r 70 C) m (n S G7 O r oZ O rr Vic) D ZD G)m rD rD Z� cn ° D m O Z D ; m m m r �° � mr N m zm mr D� D�oU) > m z z c) z Oc c) � o � m 0� - zN m D vD mo xmp mZ Do.. m.. Nz w 0 O Z O m\ .� 0 O Op m G)o m Z � �m ;� cn m0 m mm � Z D Om� .. < - Om Zr O om �D 0 mz O TI D Z D r (ncn m m � D ° = m N Cn � O D --A Z O O m m z ° O � Z S O -u y 0� D O � D m� = 00 �_ O D Z cn S m p -rl D x r r D m ZZ r mo D _� OZ m oO O 0 O O N� Z O O m > O C ° �= = Z (n � D O� O O ZZ D = Z7 o � ° o 0 m m o o o Z �N m m� r ?m D pO m o o, ° W p D z ° r c 0 �S D cnm c D _°� - zD 1> 10 �° OJ OJ Z ° r O D cn Z N O O m N = tea] z D 2 Z Zr Z mX 0 O yZ (n m� (n W czn nD� D O W O _ (n D m m z G7 S D m D O m G) m � o Z C m Z C N �N m <> O O x r `.z m [Ti r m O Z K ° D z Op 0 >r m� v m O D OX OO r m m D O m 0 N N m� m ZW O O c O ? O D -I O p 0 m O 0 (n O N z � -90 m m O OO c W 0 z m m (n m (n D O D O N O o m m 55 N m K: O� > �m II II D n OO m cn n D D Z N Z °_ D �O O m ° Z S D Z O c m m m c c m � z O m m° c p mp Cli 55 D O pT` Z O N z n m c O - Z Z Z Z .O T Tr- N cn m (A m O S m )�nf f (O.-L). 0 lC-�2 L 0 L�- 1 l L' Lz L' co C F- 0 z C) C) D O FTIz 0 D F- z O Ll�- 1� L O Llti LM' 4C Ltilujill � Z77 0 I m m m0 I I I m N N I I I I I I D� I I N � m W O x m G7 N D P W = m m(D O m .-0 0 � U) m I m I I r I I I D I Z I I m I I N r � I I I p I I m I I CO m � C X D I I 0 � Z Z G�G7 � D I m N I <� ON I = I m p O � � I r O� m N I 0 G-) O m x O= Z7 m 0 O OO V I I O o� O O z c r� O = N O) 0 O Z7 �m mr m = z V) m o m� z �_ D C� r Cf) D � D a p r m0 o m mW D O m C7 CO m r m 0 Z 0 O-u r U) m r C a7 m 0 D U-) O ; Z Z (n 0 U) �_ O G7 m� Z r � O U) 0 cm M m� cn m U) m �_ m G7 N r D � m D r CO z m0 m m N x r m D 0 < = mca O x m 0 C D r rTt 7/ W � II_ m '— z d � m� >� G7 N D - G7 N Cn W ' D Q � ^ V1 _0 mN � mCO W r o < x <� m0 m CO 0 m m cf) O oo O E5 m m x Oo m p m p m /�''�� l 1 O m -rn U) O z F r cil cn V 1 D D U' z r m r 70 r m � r D x � Cl) L=J O z C G7 �3 Pk �-3 -3 tom-' L=J r trJ C� O O I CD o z Cl) m °° °° z � z O z O r m fTl r D �I CIO C/) Co.m —I c U) � CIO o fTl c) c-) fTl o I D D W F— F— F— F— � m m r m O 0-u m C T) r � O I E5 trJ m O-o O C 0 r7 O � �O I cc� p � m� m O r� d � m 06 Z�7 � c C) C� -0 m r o �_ c„m Z 9 m� cnCA 0 00 X00 M 0 U_) 0 m D bd I—] 'mod r t-' � '� m r N �z�� < < d t� mm mW m ^ m G) N o O m D� L 1 z o p z tr1 L� > r" r m 0 0 m Co O txj m O 0 n � Z r a � � �z oa O � I � d o C/I r� -3 � Z77 0 I m m m0 I I I N I I I I I I I I I N � Cn CO � b z �^ � x � 1 O d r� / CrJ z tmj Q z � O IH IH O '- �d � � 1 z / cn IH m o w N tl �. N a n 01 . . z co rn ° I I ril I z Cil i I AS Ak � b z x � C) x �d � O tmj t r� / I z tmj a d z � O IH IH O '- �d ty" z / tmj IH m 0 N tl �. N a W . . z j ° AS Ak a z b a z w �v z c� C) x �d � � tmj t O / I z I a d z � O O / N "m a z b a z z O am O TI N c� F- m 0 D D (r PO (n U m m N � 00 N D r D z C7 m 0 Cn z O r O D ° w N F_ O O 0 >c oZ z O W I I Cl H / I I Ti / LM I / N no z / m m m 0 N tl �. N W N / j ° I i C I z i I i o 'Z7 H_ r c / N O U� O zz I / z (IA (A (I,a td �-C �-3 I ° C ��0 / I a 1 / 0 —3 oxi mw tz ~ tj I z a / I tm / N 0 N N C) I � N N O N � o I z I c O m /I 1 I I I I c I I , I Z -P z x x pa Lm x I ran I O y 0) I 0) � I/ 1 I/ d Y I 0 Co � U1 L�7 -P -P l� �-3 LQ 0 0 0 o C) z O am O TI N c� F- m 0 D D (r PO (n U m m N � 00 N D r D z C7 m 0 Cn z O r O D ° I I I I I cn I� O C7 D F_ P O m �0 II- I- 0 _F_ D z -I� W C7 G7 C7 Z 000 moo fl Z7 > x -i C) z °zm �0 �m com.. r-i m O 0 Co Om DO mm O Dm °C °n m iD° Om 0m ?° >C) __ D m M m r z °m0Mmm °M >M � m D x rmnrn m Z O D = C N �DK: > r- TI D --I W ° X m D� =m D =nmo =m�OZ Zm -0 C) m D >* O O mo \ =� �Nm-4 _ = rn I F_ O O 0 >c oZ W I I 1 / I I Ti / 00 I / N no z / m m m 0 N �. N W N / j ° I i C I z i I i o O� r c / N z / O zz I / (I,a (IA (A (I,a K: z I ° C 1 / I 0 1 / 0 c I I I / I I / N N N N C) I � N N I N � o I � I c O I /I 1 I I I I c I I , I z x x x I x I Z I O 0) 0) 0) I/ 1 I/ Y I � 4P -P -P (mn 0 0 0 o C) O O O O Z7 z�X z ° z z z z z � � D -4 m m m m 000 ° O Or C7 (7 C7 (7 000 O c C C C C z K: K: K: K Z Z Z Z m O O Z G) m K: (n _p _p _p _p m I I I I 0 O O N N K: ° m c Z r m 0 C) Or N A OD W cm K: ;a z xxx x x x x x � � � (n C7 C7 C7 C-) 000 p Z z z z O C7 O C7 X 70 ;a M � � � m m m m m O O 0 0 000 p z z Z z O G7 G7 G7 G) O z G� ° m (n O O Z I I I I I cn I� O C7 D F_ P O m �0 II- I- 0 _F_ D z -I� W C7 G7 C7 Z 000 moo fl Z7 > x -i C) z °zm �0 �m com.. r-i m O 0 Co Om DO mm O Dm °C °n m iD° Om 0m ?° >C) __ D m M m r z °m0Mmm °M >M � m D x rmnrn m Z O D = C N �DK: > r- TI D --I W ° X m D� =m D =nmo =m�OZ Zm -0 C) m D >* O O mo \ =� �Nm-4 _ = rn I F_ O O 0 >c oZ W I I 1 / I I Ti / I / N x I z / I 0 �. N r N c / j ° I O / I z i I i o °m r c / N z / O z I / o I K: z I ° C 1 / I 0 1 / 0 c I I I / I I / I I / I I/ I I/ I � I � I c O I /I 1 I rau c W / I I , I z I I , I I 1 I� I I/ 1 I/ Y I I I I I I cn I� O C7 D F_ P O m �0 II- I- 0 _F_ D z -I� W C7 G7 C7 Z 000 moo fl Z7 > x -i C) z °zm �0 �m com.. r-i m O 0 Co Om DO mm O Dm °C °n m iD° Om 0m ?° >C) __ D m M m r z °m0Mmm °M >M � m D x rmnrn m Z O D = C N �DK: > r- TI D --I W ° X m D� =m D =nmo =m�OZ Zm -0 C) m D >* O O mo \ =� �Nm-4 _ = rn Of(i Dz Mm m0 Dm Dm m V) r 70 (n W r (n D Wm2 �n z O mnN D 0c)m DZ0 :=! (n Z) o =m zm° (n � ° m O �0 \ T] II o� �D IG _u D z 0 > W C * Z I -ImZ20 m My (f) o °m O O N W .. D =C °D F m m m 0 z ° m D°. rl mD \�D Z = N D °..mr- om 70 =fl°0D m \m Cx m ;;o P ° ! o 241Z �o m (nN C a ° (n F- = -u T Z =Dz' M 0 -0 ODMWD 0° Z MC) D m m D m -_q° ° O° m ODm(n Z rn Zr- Z m M D 0 F (n Ut 1- Cb 00 N � O 0mrn ` _ - \ o�x 1 moo -- --------------------p-- I N z I I Z I p I I I W I I � I N I n I I m I I I I I I I I 0- I N I ° m N I I p m I O I O =x I j D j I ° I I I I n I O I I � I O 1 Z 1 I m I N I W I I \ > I I N > I ------ m---------------------- - - - - -J CTI (p \ o co K: z oRlo Z c V X W (n Z E5 G7 mm O z u ° m D z r z r C) N Km D � r m O W m mm M2 z' I W O- W 0- • (b 0 W N r - - -- ------------------------------------------------------------------------------------------ - - - - -- - - - -- I I 24" BOXED EAVE I I I �- I / II II \ 1 18' -0" ON -EDGE PURLIN II 10' -0" ON -EDGE PURLIN II 20' -0" ON -EDGE PURLIN N / II II N W I - - - - - - - - - \ RIDGELINE - - - - - - m I G7 �\ II 11 ��� II �i' G7 i m \^ O� 0 1 m // �\ I p a? p I ,/ I `� --A °O Cn I K: C) n I I a� 11 �'' to m CZ m0N \ OD(n� // �\ II �' moN I \ II =mom M � \\ II = (n = W ° II // -P < OD I II `♦ II i' W ° � ;o D n \ m ® ly/ I- > I- II �� ��� r 24" BOXED EAVE / c N 24" BOXED EAVE 1 I I ' � m L--------------- T - --- - - - --- - - - < (Ti I -DI O x r � DomoN C7 =m(n CCm bo Z o O � � m O O m m r z U)m� 00 N Z O \ ° I " D m a =o Z D O 0. o°� m >o o 0 0 (n Z .o mr0 z 0(nN >MM Frm m z I \ I I I'I G n x ° U) m 51 z .. OOm (� W r- cr 02 22 (7 O mD K:M _X D K O cm \ 1 \1 V J \ 1 \ I .Z�1\ \Wm NN c x\ N F_ O O 0 >c oZ W I r N x I �. N 00 N c (n r C W m z o O N c °m r c W N z O C) m N O K: z Z ° C .. r m 0 c O ?1 0 T1 c O rau c W K ;u z N Of(i Dz Mm m0 Dm Dm m V) r 70 (n W r (n D Wm2 �n z O mnN D 0c)m DZ0 :=! (n Z) o =m zm° (n � ° m O �0 \ T] II o� �D IG _u D z 0 > W C * Z I -ImZ20 m My (f) o °m O O N W .. D =C °D F m m m 0 z ° m D°. rl mD \�D Z = N D °..mr- om 70 =fl°0D m \m Cx m ;;o P ° ! o 241Z �o m (nN C a ° (n F- = -u T Z =Dz' M 0 -0 ODMWD 0° Z MC) D m m D m -_q° ° O° m ODm(n Z rn Zr- Z m M D 0 F (n Ut 1- Cb 00 N � O 0mrn ` _ - \ o�x 1 moo -- --------------------p-- I N z I I Z I p I I I W I I � I N I n I I m I I I I I I I I 0- I N I ° m N I I p m I O I O =x I j D j I ° I I I I n I O I I � I O 1 Z 1 I m I N I W I I \ > I I N > I ------ m---------------------- - - - - -J CTI (p \ o co K: z oRlo Z c V X W (n Z E5 G7 mm O z u ° m D z r z r C) N Km D � r m O W m mm M2 z' I W O- W 0- • (b 0 W N r - - -- ------------------------------------------------------------------------------------------ - - - - -- - - - -- I I 24" BOXED EAVE I I I �- I / II II \ 1 18' -0" ON -EDGE PURLIN II 10' -0" ON -EDGE PURLIN II 20' -0" ON -EDGE PURLIN N / II II N W I - - - - - - - - - \ RIDGELINE - - - - - - m I G7 �\ II 11 ��� II �i' G7 i m \^ O� 0 1 m // �\ I p a? p I ,/ I `� --A °O Cn I K: C) n I I a� 11 �'' to m CZ m0N \ OD(n� // �\ II �' moN I \ II =mom M � \\ II = (n = W ° II // -P < OD I II `♦ II i' W ° � ;o D n \ m ® ly/ I- > I- II �� ��� r 24" BOXED EAVE / c N 24" BOXED EAVE 1 I I ' � m L--------------- T - --- - - - --- - - - < (Ti I -DI O x r � DomoN C7 =m(n CCm bo Z o O � � m O O m m r z U)m� 00 N Z O \ ° I " D m a =o Z D O 0. o°� m >o o 0 0 (n Z .o mr0 z 0(nN >MM Frm m z I \ I I I'I G n x ° U) m 51 z .. OOm (� W r- cr 02 22 (7 O mD K:M _X D K O cm \ 1 \1 V J \ 1 \ I .Z�1\ \Wm NN c x\ N U) (n D N MMM-xP m� �N mm D \Ox pr�� n^ 0) N m O N S�yj mvw �m x (n0 N D L>M (n pp I (-> I`? D I m n rn 1 0 x r r m F- (.,a 2 0 CA -j m C (n � m r� Tl QOa m� Sa m rm N 11� r� N ,l ��M cn X D Z m c O nD 0 =m D�(n r I Dm(n r_C �mCO m m0M 0Z) p �N TAI DW r� m co N 0M TI OD O vm �\ m m N DTI 0Jp Zu (Pi r r(n ^N D � C O -I Z o m D m (A D cam � O � D -O -I � 0=C) 'UO� DQ� Dr W 1 G7m r_OCZn 2 (7 D (-)o pD O =� D O� a z ^� ZM _ O XI 0� OoD O2� ZD D (nz O z r- °C nmp Orm0 om = mp O ;Z n ZOO Om(n K:0m �r m� 00 1Nm M M ��N C�0 zo(n rn C) (n -Or (A M - I Z m M � 2© (n C 00 r� N\ v 0 m --A U) rm m 0D N Sm C � -� Z r^. D 00 Zmc Oro Darn M0 Dm �� \ \•• 0- N _I ZCO > �m / DrnC z M �D\ OzO m 0 �o cO) � O rte° Or Zon ZO ` 0°_p �� 0 M o W ITl _ L c o \ II" D I I I I I1=1I I m c >M o m U, o Z Cf) 11= M pm FT1 'IIIII II �� W n D° D(n F: n II '. (nW NC O �N� Z(70 �� fm0 z O r� �� rd �N m rOr zx ;:o m0^ D (NnmO <.� a' mrj �//�� °o ° �// 2=1°' MO 00 0000 zC_ D c) oN �o rn02 N m K; O /1 _Z� • � Z ^Z� \ J z -1 W m Jam\ O C) C/) , XI� C cn�< O20 oN� M x =mom M Z7 m SNS N (n z m .f r v -� C - N � r- M m c M D < (n < p (n M co o rn m o I" z o G7 (n x M O M 0 > M D D D co r D �O M P m �0 N D =o ON -A -i o�ME: r- D -I -i x r �m rm �)0- 770 0 1 < 77 Z7� -- Z (n m CZ ;o C m S��Z p Z���� �7 O0 N `2 Z� (n _u 0 D 0> 0 O gym\ S (nom ZZ�mC W G7 �m 0 \� C D pN Dm oo -uc ODO° - --� \D fmn p m O �//n� G7 =�ZD mm-I LZT10m Cn O-A 0 r (n - N V I m >;a ° � O � 0 -1 CO � m0 \ M c \ (� �O N� Zr W �� m �/I 0 y C7 / m— = O r p MC�n (mj �ZD Z(nK cc) XI D z r Z < m mOC O Z m(nZx 70 M M Cr) N / O D \ Z @OSm00 =0 D�W� / C_ z (.a O D O0 r- O cn D rTl Iz;I ��, / \ r / ( D O \` ° m 0-1 M ° � *o O Lu1J m V / _: m D \ nr =0 =F<O Q n� �I I � / X 0 �m r n D I N Q O N\ N 1 D C cn m (n N 1 0 r x (n LIB 11 N m I ° Q r N r D I Z7 0 Cn 11" I I D D m O I z V 1 - - -- 0 I --i- -I IT1 e p II rr7 M N L J D C 0 " �I I < z o > c 01 D J FT1 \ / c z � v (n D z D ^ I � ~ ^� / 0p D 0 F_ m N o F- CP i Z a / � D �f0rl Cn � D Z D � � I\ � V1 .Q M0 �/ p D ` j \\ \ ADZ 00) DC)�� \ I \ / V/ m0� _ D M O N m \ I \\ \\ / S O 0 <r M m S O .. ) A O Z O Tl r C D C p 0 y m �0 op0 _ -�/ 0 mo? y oZ N� D C om UZ r -3 K: CAI c N r O L� o U� C) > 0 r r' Z a o o 0 z ° > z O d y z ^� a � 1 z D'0 0x ZD (7O mp S a M 0 cn = 0 N 0 o�� v 0x °ten mC) r2m- m (7DD D MM 0 co Z� D O r- O Z -4 M cn m N P m Z m n z(n r CA N r* C C) N x Z 0) m Z C1 X C4_ �l F.� O // m XI L17 � � / J � O o D D , m N m V l N I \ Z � d m n � I m 11 > ITI C -I N Z �, z I" D m D I M I ono > C Cp U) I ° �mm y Z II I C I < D O rn N D m I" I Z cq C I I _0 o F_ p oz N> N — I room F-9 N z II ? M O 0 -um cO y r' r z � � — I 'z =z zo I-I Z o D N D , z° (n –3 _u — 1 I—I D N -0 G M !-C MM �I 1 L J Z IT I m- m D D 41 O D \ TI > U r t9 Z I> M_� O �Z \ N O D D Dov 00 m z� \ o m �y� ,, O � c+ z rQ S< � m r Z -_u cn O Z -, _ ° O cn (min D m 2 CO O 2 (Di) z \ c D m m Z z n O \\ � =0 O M 0D > C_ \ M 0 C_ W ry D O m ° (n U� � �z ° Z DAM � I � d -P o m �N D m -i D�0x 2�m� .. �vx ..°� m�Tlm 1 � (n(nN =C4 K: W 1 003 D 0 m00) ---1 m p0 � n°- m� S m D r 7 N z x m mQ z N ��m-4 Dm0 ^� m yW .Z)mc D Om° Wo @"r 1 mN m° o � ° D M �z x ° pmD D mw C� C)m M m �° -1 m= 0° W n� > 0y 0 >00 0 O U OpW� D O W zZ �oF- W O m n,-Sjr ODD 0� ^C)-• ZOO 0ZTt° U) ° Zmz Jo0 m °Z� c °M zmc i� >(n r0 r °� D - 00 m cn -� m�N �(n c Zmm r° 0D� 0� DIM 'Z� =z\ T1 00 ° _� 00 r me Or �o m° �m Or ZD z F- �D- ' z Z Wm D y DDS -1- Oz p zm m c r- � �p / O r<n° m 1 O� °n (nz m= cn I I jI z � W / 1 2-1111L� \ / N � ' iV � h= �ITI�Ti =1Tl T'iIII II '' � W N W II F- I F _ N znrn 00- rr O y �N U) O FT1 r -r m — � 0) D m0 (j) -I�0 -i n °O C) ��N -W O DS- m p ;;a Z O �O � C� z rn0= D crn m cN �� r=�k zm N >m �r _ z�m W m z 0z pzD m (n 0 = m m ° TI Z mr r �mz r Op z�� °� m �� O D_cn m� x Dm m rn cn v M UC m� c S� r ^� mm o0 I N v D rn m -p -i O — O °- 0 m - S _ r- z M m ° p G D 0 r x - D M. ° ;u < m S p m co TI O D 0 c 1V M Z Z7 o z c) m r 02 L N M D mM M r m Z 0 D F co D m A U) mm D c7 p C S m m ° N x rn 0 m D r W (7 1 r � m D < m co O m z, ;o N (A cn rri LI 1 CO N O I—� D , d m I \ - O m I�TI N Ir N N � p M I I m N r Ciy I Z m r = r I D D K: m z m r m N m I °w uj / 01 m N co rn � m m r � CI 01 m N N N -D D / Cn cn D N o m \ =0 i co m , L� -< C / z m O o z/ . ' nC -- a y 0 r __ m r ox t--1 -' y m m U1 -3 y z D p C� r m m o -3 tm7 ° O n z 0 r C Z C3 H_ w O z o d tmj a > O m z O y z d 0 z tzj d d 0 0 ttmj - S O z o� a 6>z r' mm O O O K: O (n Z O fJ D O co W X70 C n Z7-4 C7 > m �u CDj � 0 .Z0 1 I m m mx (u) IT1 ozK i ° 1 �-,-I N 0 Z - C -1 m S;u I OFTI z 0 m z G7 D � O °� I I = x (Y) F z 0 0 N C F < 1 (n II I � z 1p D= I -3 F- m = Q -0 z c*io I I N z r - co _ I I � O r r n O ° -i O c i I O C) O m M _ m7-\ 0 X7 I ;u K: �� m 1 p I O I-TmI Z 0 ;u Z � 'v z m n IT1 / z / c) W O y >r' >�o o 00 o Z ,' ' —3 � O , t � c o ;:u .c 0 o O r-Lj z C- 0 C- � C z > N o D 0 Fq r c Z N m o< W N Z> 0 O a r D ° O rn m 0 m D N � D U) —I m U� L?j -P z D m m 0 D m m Q Y m D ° 0 r11 r m C) I-� D r Co L °N � W < -lm7 mW Q C3� m �? D D m m o po m o 0 < �r m r °� m �O O tz) O 1 >x Z x > mS M m o ON c ° C N 'r co O I O C/1 tm c 3 K Z 0 N x rn TI r D x O D O D rn o D O> O> N D O N r Z D x Z x D n m X zm zmM D p < p cn p F- m m v r r / � n D D K m \ \— D m m 0 ZD a° r-= CO D o � II � 0 D x 0 z I ono C) o cn N D O II c O to > z 0 G) O O D D N F x F9 o D z 0 z z c o N I n r0�� ;u D X -P m �1 I' I p m C7 x C7 .Zml CO r z z OD W x OD D D OD C m �_ D rte_ OrK O r ° C Z m C Z C D m Cl) r- D D (n m z D z o m m < Z D p p m im m m G7 r p m > O r z -I D r m r D z N D x rn m N C7 Ol O r r- -Ti ^ -Ti Z � 1 r M D U — (7 m Z7 Q- n ~� N FTI '00 CTI W z m Ol ;:u z N 0 w I--I z m m 0 0 m x U� z hh O m x y m C/') � r czi LTJ trj y -u c) � z �6 m O r O O O V 1 z z O U cn z y y r w N O C F- r C7 z -i N m o m x m m N Cf) D N / C) CJ D\ i \ m O m cn r r z F— b 0 0 N z O D i--t z o °. D z \ z cn � to � m -Ti I -T-1 ' 1 D . L=-- — m Cn �y z Im x r a d m z a FFJ tm O t�' W ci 4� 00 D (1 z U) z m m rev t-j cn ° cn L� d o r C r In y c� r U� I\D -P z 0 oa Z !2� m y I � d -P o a� cn b x � t3l o x I I i STEEL PANEL 2 I I -3 d r CC) l� -3 r Q- ty" m cfl C7 y OD Dm m ZO Z �Z z °m r�z cm cn r zT o w r �� D r D mr D r ZD Z my m0 cn ° 0 U) co rn M > Z7�> Z I ril Cl r r mz Cn Ul T n L/ 1 0 0 � b x � t3l o STEEL PANEL 1 I I i STEEL PANEL 2 I I -3 tMj r CC) y -3 r _r m r ty" m cfl tMj y r t� z 00 --lO O --rj U) O Cf) D � r m FT-1 fTl F- D F- C) D O z U) FTl O C Fll z n rrl m D G m O m OJ C z C) DmIO m z " O N °m 0 m D r �r Z Z �O o= U) STEEL PANEL 7 I I i STEEL PANEL 8 I I STEEL PANEL 5 I I I STEEL PANEL 6 I I STEEL PANEL 3 I I STEEL PANEL 4 I I I STEEL PANEL 1 I I i STEEL PANEL 2 I I -0D ° ODD O N z �� �w m ap N G fTI� m r m -Ti n° 0 -Ti cn -0 r _r m r � D m cfl D OD Dm NDn m ZO Z �Z z °m r�z cm OZ) r zT 0� r �� D r D mr D r ZD Z my m0 � Znr= ° 0 U) M > Z7�> Z cz ZO r r mz O � D ° m 0 0 m° � mz D cn mm0 N C ) - m � m (n O Z O m Z O = m z D�1 m°- O M zm m z �0 = n� -am mo Or m mr mm o D OZ r Oz q Dm �mD r Dr D� m� r�0z �N O m -U c °z _�� pmt 2 U)G U) r� N� mn0 m ZZm) xw �m �r omo o� o0U);7 Z Dn mr �� -q --A I m K: m0 oZD) O Dip �y �0 �_ N O C 0 0 -rl mZ z mil° z �O z Dom° N mO m = m m TI cn D m m -Ti Z m � � m z 00 m z� m m �_ ° O�'0 cn mU) 4 z <r N D �C D m D m OJ z O OC r r c°-i co Zn C) -I U Z U) O �m 0O O z Om n :1E I = _ m 70 70 m m= z M z p� � C/)m z p zm 7 G)� m m m"O r Z N z 7z m r z U) r m O D U) Z O O U) D r m O m Z77 D / \1 � I I � I I m I I 1 I Z7 m \ / O ' O / \ (/) 1 I � 1 1 M I I w M C F- I C7 F- I I D 1 1 x 1 D 1 1 1 / m 0 \ / c \\ i z -� m ao F- v_ cfl m C) m z 0 O U) D r m GABLE OF BUILDING O G m � I I m I I O 1 I m \ / F- / rr / \ 1 1. C) 1 1 � I I M I M i i rn F- I I I I c7 F- I I O 1 I m D 1 1 1 � 1 1 m M -� 0 Oo F- r m � m C) Co --I D D r m M N D II C/) 0 :0 M _D F- x O I O7 m m m r o = (o mmm zz.. OD O -u TI m D y Z m U) � r- cn C� D Z) m 0 rz Dr m� m� 0M C_ Z �7 °m ° Z Cj O F o D 0 0 D m D C) 0 D F- c r z 07 m D z / G7 / I 1 1 I I I I I I I I I I I I I I I I 1 1 I 1 1 \ \ \ U) \ m \ D \ r \ Z \ r 1 O 1 D 1 � I 0 1 z 1 I I I I I I I I I I I I I 1 I 1 mDDO -I I DOOJTI = / m -0 m F ° rZ�mD / W z ' 0ocn T DzZ M 0 M ° Kmn Z C) 00 D zzN z C) m m crO y r z 00 =c M mC/') nm 2 -0D m F: z m rm cnDrr� m70 U) m M M m0z o r- lo >M-- 00 OJ ;u D 000 Zm r D z oZ TI r 0 o:-< Z) K: rn � �mm 6- D C7 � 0m 2 ° D -Ti 00 --j ;;a m ;:ar O Cn � 0 0 0 0 ri ri 0 2 a t� r '-d O m Z O m rr nn m = c) V 1 p cn z o o N ao D CO m Z= O Zm0 �`iw ^� ' Z m coo '-� zrm r�� mOz0 z z �_ mi-�i m °� r1 > O ° ow _ 0pC/) O ° D mm C° zmm zcn22 Z DI m ° m m O Z DZ� pomco Zn� DO° f�Tt .. °� �r O z rm 3 D I r rfZ.Z�) D U)� " Om m NTIU1 ° Cf) �`. `.D= r(n_0 m O mod �ZD z mm� d p� m0� m N- N m m zo = r m mDm D LTJ Zmn m z O 0 n r m 0 n a) O ::E 0° mor M r =can m r:Z)= �a)00 mx m r M m x -3 = rZp (-)-9-0 D y �r DOG) �m Z Om z 0) 0 rm� ODD m mom^ on m =� ^m Dcn ° Dm(n ° m o �� o zmm r °>\ 174 U)M r m o p m * m D^ z -I ° N m r D m O N O� m U) D D ° m m 0 �ZD Z7 O m Z m_ cn, n, n cn m D z = m m� Z° CNj 0 p \ r 0 _\ r = r 0 °� M co la p� ° m m Z K OG � > K G7 r- Z r -Ti * �m D vTX Z m o a70 -O� r-I = z D rte= ° Dmm� rm r = ° Z =p m� m m N ��_ m r z m C) D r° m m ° r m x > r x r _\ Dm > r 0o D\ D Z Z7 .. m MC) ) r o K: Z7 D K: °0 z U)22 D= = z C4 O rD= D O m ° gy m � T1 vx x � On �� X rrr r /r ° _ -- _ mDm D O rr r r r r (,) ::, C) v M M \ M / r= Cl) M /// / // r \\ z / // / /r D�� Z m OO z \� 1j 0 O� 0 \ ' 11 / / / D S D / /ir' r' • r \ 17- I �� r r/ \ \ \ \\\ - CC) x Cl r ° rr r r r / oo D ��� \ c/) (-4 / \\ r (n - - - \ \ -I " J m fTl // / / / / z fTl \ \ 1 1 / // \ \ \ .. G � ar r rr \ \\ \ \• \\ r l 1j / /r \\\ d --------------- Cf) r � - C) C) M \ \\ \ \\ \ \ \' \\\ 17 - \\--------- - - - - -� \ r- D D TI C/) Z O \\ \ \ \ \ n x -1 w ® \ \\ \ \� z \\\ \• \\ n > _ \ \\ \. \ D \ \ \ G) \ \ \\ D mmD W \\\ \\ \\\ \ ZI . 6) Z S� U) \ \ \ \ \ \ U) m `\ \ FT1 m D \\\ \ \\ z \ \\ \. \ m D I \ td —I W 0 \\ \ \ \ \ @ N D m ;0 ° N frl \ \ C O W D N cn \ \� \ �\ \� \ p m r \ \ \ \ \ \ o � ` D D > o o�m m DrW \\ \\\ O TI 000 y d 'd b F- p c mr % \ \\ m °m \ \\ \• \ m m o \ z Woo O Cf) D - Cr) \\\ \ \\ c M c) \ \ \ H� O Z m N- s �-I '� trJ m m z m p m z \\ \\ m tz, r � \ \\ \ \\ O r y I—I L=J L/1 Cl) D \\ \ \ \ \ m m Z c0 r m N \ \ rp -z M_� ^o! rNr,zc° o co U) z =0 -1 D °' 0 `h Nr ouD O MS�k rN*Iv x m0J m m r0O D�� � z Z ov^ ^ °� -I m WD� N mZ0 D� = or m°0 v0� fTl ci 4? vm0 INIO� m �r ^�� x 0 cn zz0 c °� ohm ^ m r N D O° ° m w O c() TI cn OD Ij -i-r11 ��J �OJ� �7 mz0 0 rm•Tpl D moO z �° -ipC� x L � d DC) N O m 0 r Zcmn� \ mmM �m� z�� m �O° cn- r ° m m mDm mD I mNN m gym - m0� �On n mm D =N o ;u y Z °n m cn� c) r_9 -I rmrlDm D Cr -u m 0zz00 I-' Lzj °mom G7 m °N D r0 m ZD �\ m L�=J � -P Z ) D rpm ten; D=(n O �m °_ � woo Q rm^ 0 rm ° mD ° 0o Z m D U) - ° \ - r FD r O rn� 0 mn� �D= mO P D TI U) 0 D= � ° S\ " O m D 2 W N m y m 0 M m D m D X °Dm .r. DD �oox zz v ° =� �C- x v,m = ° mKN tz) O D Z Z x D D D �7 S W X C/1 -3 O O G m D I \I Oz A D o z � I I I I m I I m 1 I / FTI m z 1. ' ' I 1 Cf) rn I I - M M F- I I O I I O I I m I F- 1 I D 1 1 m �\ i c _r m r � D m cfl m Co --I D D r m M N D II C/) 0 :0 M _D F- x O I O7 m m m r o = (o mmm zz.. OD O -u TI m D y Z m U) � r- cn C� D Z) m 0 rz Dr m� m� 0M C_ Z �7 °m ° Z Cj O F o D 0 0 D m D C) 0 D F- c r z 07 m D z / G7 / I 1 1 I I I I I I I I I I I I I I I I 1 1 I 1 1 \ \ \ U) \ m \ D \ r \ Z \ r 1 O 1 D 1 � I 0 1 z 1 I I I I I I I I I I I I I 1 I 1 mDDO -I I DOOJTI = / m -0 m F ° rZ�mD / W z ' 0ocn T DzZ M 0 M ° Kmn Z C) 00 D zzN z C) m m crO y r z 00 =c M mC/') nm 2 -0D m F: z m rm cnDrr� m70 U) m M M m0z o r- lo >M-- 00 OJ ;u D 000 Zm r D z oZ TI r 0 o:-< Z) K: rn � �mm 6- D C7 � 0m 2 ° D -Ti 00 --j ;;a m ;:ar O Cn � 0 0 0 0 ri ri 0 2 a t� r '-d O m Z O m rr nn m = c) V 1 p cn z o o N ao D CO m Z= O Zm0 �`iw ^� ' Z m coo '-� zrm r�� mOz0 z z �_ mi-�i m °� r1 > O ° ow _ 0pC/) O ° D mm C° zmm zcn22 Z DI m ° m m O Z DZ� pomco Zn� DO° f�Tt .. °� �r O z rm 3 D I r rfZ.Z�) D U)� " Om m NTIU1 ° Cf) �`. `.D= r(n_0 m O mod �ZD z mm� d p� m0� m N- N m m zo = r m mDm D LTJ Zmn m z O 0 n r m 0 n a) O ::E 0° mor M r =can m r:Z)= �a)00 mx m r M m x -3 = rZp (-)-9-0 D y �r DOG) �m Z Om z 0) 0 rm� ODD m mom^ on m =� ^m Dcn ° Dm(n ° m o �� o zmm r °>\ 174 U)M r m o p m * m D^ z -I ° N m r D m O N O� m U) D D ° m m 0 �ZD Z7 O m Z m_ cn, n, n cn m D z = m m� Z° CNj 0 p \ r 0 _\ r = r 0 °� M co la p� ° m m Z K OG � > K G7 r- Z r -Ti * �m D vTX Z m o a70 -O� r-I = z D rte= ° Dmm� rm r = ° Z =p m� m m N ��_ m r z m C) D r° m m ° r m x > r x r _\ Dm > r 0o D\ D Z Z7 .. m MC) ) r o K: Z7 D K: °0 z U)22 D= = z C4 O rD= D O m ° gy m � T1 vx x � On �� X rrr r /r ° _ -- _ mDm D O rr r r r r (,) ::, C) v M M \ M / r= Cl) M /// / // r \\ z / // / /r D�� Z m OO z \� 1j 0 O� 0 \ ' 11 / / / D S D / /ir' r' • r \ 17- I �� r r/ \ \ \ \\\ - CC) x Cl r ° rr r r r / oo D ��� \ c/) (-4 / \\ r (n - - - \ \ -I " J m fTl // / / / / z fTl \ \ 1 1 / // \ \ \ .. G � ar r rr \ \\ \ \• \\ r l 1j / /r \\\ d --------------- Cf) r � - C) C) M \ \\ \ \\ \ \ \' \\\ 17 - \\--------- - - - - -� \ r- D D TI C/) Z O \\ \ \ \ \ n x -1 w ® \ \\ \ \� z \\\ \• \\ n > _ \ \\ \. \ D \ \ \ G) \ \ \\ D mmD W \\\ \\ \\\ \ ZI . 6) Z S� U) \ \ \ \ \ \ U) m `\ \ FT1 m D \\\ \ \\ z \ \\ \. \ m D I \ td —I W 0 \\ \ \ \ \ @ N D m ;0 ° N frl \ \ C O W D N cn \ \� \ �\ \� \ p m r \ \ \ \ \ \ o � ` D D > o o�m m DrW \\ \\\ O TI 000 y d 'd b F- p c mr % \ \\ m °m \ \\ \• \ m m o \ z Woo O Cf) D - Cr) \\\ \ \\ c M c) \ \ \ H� O Z m N- s �-I '� trJ m m z m p m z \\ \\ m tz, r � \ \\ \ \\ O r y I—I L=J L/1 Cl) D \\ \ \ \ \ m m Z c0 r m N \ \ rp -z M_� ^o! rNr,zc° o co U) z =0 -1 D °' 0 `h Nr ouD O MS�k rN*Iv x m0J m m r0O D�� � z Z ov^ ^ °� -I m WD� N mZ0 D� = or m°0 v0� fTl ci 4? vm0 INIO� m �r ^�� x 0 cn zz0 c °� ohm ^ m r N D O° ° m w O c() TI cn OD Ij -i-r11 ��J �OJ� �7 mz0 0 rm•Tpl D moO z �° -ipC� x L � d DC) N O m 0 r Zcmn� \ mmM �m� z�� m �O° cn- r ° m m mDm mD I mNN m gym - m0� �On n mm D =N o ;u y Z °n m cn� c) r_9 -I rmrlDm D Cr -u m 0zz00 I-' Lzj °mom G7 m °N D r0 m ZD �\ m L�=J � -P Z ) D rpm ten; D=(n O �m °_ � woo Q rm^ 0 rm ° mD ° 0o Z m D U) - ° \ - r FD r O rn� 0 mn� �D= mO P D TI U) 0 D= � ° S\ " O m D 2 W N m y m 0 M m D m D X °Dm .r. DD �oox zz v ° =� �C- x v,m = ° mKN tz) O D Z Z x D D D �7 S W X C/1 -3 O ca W o-+ b N t� z O yr Z � 1 -3 d � z t� -3 � � r � n y F- - \ / z D ,N / Z M rr cn (N o w / tl n Ol c m I ril C cn /--------------- - - - - -� ---------- - - - - -- � T n L/ 1 � b N t� t� O \\ -3 tmj � 0 y -3 � � r � t7j y r t?7 [n (7 D D r m \ F- IIV I 0 F9 D O C 1 i • ■ i I► •• • fTl D Cn Cn 0 m D I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I F---------------- - - - - -- \\ --- rT---------------- I V I I I I I I I I I I I I I I I I I I I I I I I I i I I I co m I I I cx I I I rcn i I I p--� I I I ZZ I I I C) I I I I I I I I I I I i I I I I I I I 1 I I I I 1 I I\ \ I I I F I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I L --------------- - - - - -D U) -------- L1 ------ \ \\ w N t� z O \\ \ \ r � � o z y � � z � D N \ Z m M \ F- - \ [n (7 D D r m \ F- IIV I 0 F9 D O C 1 i • ■ i I► •• • fTl D Cn Cn 0 m D I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I F---------------- - - - - -- \\ --- rT---------------- I V I I I I I I I I I I I I I I I I I I I I I I I I i I I I co m I I I cx I I I rcn i I I p--� I I I ZZ I I I C) I I I I I I I I I I I i I I I I I I I 1 I I I I 1 I I\ \ I I I F I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I L --------------- - - - - -D U) -------- L1 ------ \ \\ w N P z O \\ \ \ Cl V H LM � N \\ \\ D N \ Z m M \ F- - \ / N / D ,N / Z M rr (N / tl U) N cn /--------------- - - - - -� ---------- - - - - -- � O '17 zH_ O U� z Cd yC$r I'd z�d tz tz,�mw �1 z a tm O z r� I -P z z Oa �Lm y I � d -P o 00 x [n (7 D D r m \ F- IIV I 0 F9 D O C 1 i • ■ i I► •• • fTl D Cn Cn 0 m D I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I F---------------- - - - - -- \\ --- rT---------------- I V I I I I I I I I I I I I I I I I I I I I I I I I i I I I co m I I I cx I I I rcn i I I p--� I I I ZZ I I I C) I I I I I I I I I I I i I I I I I I I 1 I I I I 1 I I\ \ I I I F I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I L --------------- - - - - -D U) -------- L1 ------ \ \\ \ Zmo \ M r P \\ \ \ zm� \ V � N \\ \\ D N \ Z m M \ F- - \ / N / D ,N / Z M rr (N / ZmN � / MM U) N cn /--------------- - - - - -� ---------- - - - - -- I/ IFrI, L � Cl rc� -a � J I D --4 01) I Zm0() , r-r I \ I I \ I i I I \ I - -� Cn----- - - - -- --A - � \ , D 6 \ , m m \ \ I I \ I I \\ z m W I \ M I I \\ I t I \ I \ I \ I \ I \ I \ � I \ N I \ I \\ I \ I \ I \ I \ I \ I \ I W X \\ I O z Z /I / I / I / I / I / I / I / I / I / I / I / I / I / N I / I / � I / I / I / I / I / I / I j I I N I % Z m I / rr = I / I I I / N I j�z --A I / mm - I I , I , LJ L --------- i WCnOZ cU)0 O 0M � mz prim m n Z O c� z N D D n W 0 O � m� m O X < Nrn Z � c� IV O Cn O m Z D of • rTl (n Cn fTl D r F(-� r I I I I I I I I I I I L------- - - - - -- �1ru I I I I I I I I I I I I I I I I I I c I I r N I I ZZ I I O O I I I I I I I I I I I I I I -0(/) z00 MM r r D -A 00 Z m 00 MM r r D W z00 MM r r � N Z00 MM r r z00 MM r r z m 00 M m 00 r� � N z m 00 M m t� r� z--A 0° MM 03 - r� D 00 zlm00 rr D � 00 Zlm00 rr _ D�00 zlm00 mr r � N D � 00 zlm00 rr _ D -1 00 zlm00 ------------ - - - - -r M =------------ - - - - -- C,\ \ L/ / N / / I / I / I / / I / / I / / I I / / I / / I / I / I / / I / / I / / I / I / � I / I r7--- - - - - -� I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I LJ- J MEMORANDUM PATE.. ............... O T .............. .C......0 ........ FRO ............... M RE October 13, 2015 ............................... ............................... Brad Martens ............................... ............................... City Council, Planni ............................... ............................... Kendra Lindahl, Cit 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 Tom Spanier request for an After - the -fact Variance and Conditional Use Permit (CUP) for an accessory building at 10520 Cain Road (PID 02- 119 -23 -23 -0004) (City file no. 15 -019). The applicant is requesting approval for an after - the -fact variance for the existing building that was not constructed in compliance with the setback requirements in place at the time of construction. The applicant is requesting a CUP for an addition that exceeds the sidewall height. The item was tabled at the October 1St Planning Commission meeting and continued to the November 5th meeting for a public hearing. The City Council is expected to act on this request at their November 23fd meeting. 2. "Ravinia" Easement Vacation (City file no. 15 -020). Lennar is requesting vacation of two drainage and utility easements. These are clean up issues and the old easements are no longer needed as the platting process is providing the required easements along lot lines and over waterbodies. The public hearing tabled at the October 8th City Council meeting and continued to the November 23fd meeting. 3. Design Guidelines Update for Southeast District /Downtown (city file 15 -021). The City received funding from Hennepin County for this project. The Project Management Team (PMT) includes the city administrator, city planner and Hennepin County staff. The Citizen Advisory Team (CAT) met on October 5th and we will be holding a Community Workshop on October 13th. The work will be completed by January 2016. A second community open house will be held in January. The City could then hold a public hearing for adoption in March of 2016. 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. Staff has spoken to the applicant and will schedule a meeting when more information is available on the Loretto sewer project. 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 met again with Pastor Brian Lother in December to try to finalize this issue and address some other questions or concerns from him. We hope to be able to wrap this up in the near future. 3. 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. All required Landform , SensiblyGreen and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 improvements have been made. Staff has reduced the letter of credit and is keeping a very small letter of credit in place to ensure the landscaping survives one year as required by the City Code. 4. Ess Brothers Site Plan Amendment and Conditional Use Permit Amendment for an accessory building at 9350 County Road (PID # 07- 119 -23 -43 -0004) (City File No. 13 -031) The applicant 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 comply with all conditions of approval (which require landscaping improvements) and then staff will inspect before refunding any remaining escrow. The landowner recently contacted staff and is working to address the outstanding landscape requirements. 5. 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 22 "d. The applicant will prepare mylars for signature and filing. After the documents are filed, the remaining escrow can be released. 6. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning for on Schendel property at 20400 County Road 10 (City file 14 -027). The City Council approved the request on December 11, 2014 and granted the applicant 2 years to apply for the final plat and final PUD development plan. Peachtree Partners did not buy the property, but a different developer could still proceed with the approved plan. The next step would be for a developer to submit a final PUD plan and plat prior to expiration of the approvals on December 11, 2016. 7. Corcoran Public Works Site Plan Amendment and Variance (city file 15 -006). The site plan amendment and variance are to grant after - the -fact approvals for changes to the approved site plan that were made in the field and generally authorized by the subcommittee. The gravel drive and storage area that was added on the south area of the fenced yard requires a variance. The item was reviewed at a public hearing at the April 2nd Planning Commission meeting and Council approved the request at the April 23rd meeting. Final landscaping and close out issues will occur this summer. 8. Commercial Door Addition at 7670 Commerce Street (City file 15 -010) The City received an application for approval of a building addition, which required a conditional use permit, interim use permit, variance and site plan approval. The project was reviewed at a public hearing at the June 4th Planning Commission meeting and was approved by the City Council on June 25th. The applicant is working to address the approval conditions. 9. Site Plan and Conditional Use Permit for a new Verizon Monopole at 23605 Co Rd 50 (PID30- 119-23-21 -0001) (City File 15 -016). Verizon has requested a conditional use permit and site plan for a new telecommunications tower on the Gleason property located at the southwest corner of County Roads 19 & 50. The public hearing was held at the Planning Commission on July 7t" and they voted unanimously to recommend approval. The City Council approved this item on July 23rd. The applicant is working to address the conditions of approval and then will apply for a building permit. 10. "Strehler Estates" Preliminary Plat and Ordinance Amendment (PID 17- 119 -23 -32 -0004) (city file no. 15 -017). The applicant submitted a request for approval of a preliminary plat to create 4 lots and an ordinance amendment to allow a private drive for property at 22900 Strehler Road. The Planning Commission held a public hearing on September 3rd and voted unanimously to recommend approval. The City Council approved the ordinance amendment (with two modifications) and the preliminary plat on October 8t" 11. "Fehn Meadows" Preliminary Plat and Final Plat at 20909 County Road Number 117 (PID # 03- 119 -23 -12 -0002 and PID 03- 119 -23 -13 -0001) (city file no. 15 -018). The applicant is requesting approval of a plat to readjust the lot lines between two parcels to create one lot and one outlot. The Planning Commission held a public hearing on September 3rd and voted unanimously to recommend approval. The City Council approved the preliminary plat and final plat on October 8 . MEMORANDUM Finally, there are a few projects that have not yet been started but have been identified as action items or future projects. The City Council did not identify these items as 2015 priority projects: 1. City- Initiated Park Dedication Ordinance Update (City File 14 -007). Staff was directed to bring back other potential amendments for consideration in 2015, including revisions to clarify whether or not existing homes are subject to park dedication when part of a plat, how to ensure that land dedication in the rural areas is fairly required and a review of our park dedication requirements. MEMORANDUM Me 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: November 5, 2015 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report The Planning Commission last met on October 1, 2015. 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 October 8. 2015 • Speed Sign Update o Heard an update from staff on types of electronic speed signs the Police Department is looking into. • Design Guidelines Update o Staff updated the Council on the progress of the Community Advisory Team and spoke of the upcoming community design workshop on Tuesday, October 13tH • Preliminary Plat and Ordinance Amendment for "Strehler Estates" for property at 22900 Strehler Road o Approved an ordinance amendment to allow private driveways in the rural residential portion of the City if the Council finds that a public street connection is not required for the public street network. o Approved a preliminary plat to create four lots from the 80.06 acre lot, one of which is for an existing home. • Preliminary Plat and Final Plat for "Fehn Meadows" at 20909 County Road 117 o Approved a preliminary and final plat to create a 10 acre lot and one 63 acre outlot. Public Hearing — Lennar Vacation of Easement for Ravinia o Opened the public hearing; continued the hearing for November 12th to allow for Lennar to also have the hearing for an additional easement vacation. M • Public Hearing — Certifying Delinquent Fees to Hennepin County o Held the public hearing; approved resolutions certifying delinquent fees for recycling, dust control, and property maintenance. October 22, 2015 • Hennepin County User Agreement — Pictometry o Approved an agreement with Hennepin County to secure access to their Pictometry system. This system is a more advanced version of the GIS data base we use with much more features. There is no cost to the City for the access. • Tax Increment Financing Report — History of Use of Funds o Council reviewed a report on past use of TIF funds. • Public Hearing — Downtown Utility and Street Improvement Project Assessments o Council held the public hearing on the assessment roll which proposed assessing $990,000 on 38 properties for the proposed project. One individual spoke representing the Stanchion and outlined a request for a reduced assessment due to the accessing being on CR 10 and not commerce Street. o Council adopted the resolution with the amendment to the Stanchion property (photo of project area below). • Ordinance Amendment Request —Ground Mounted Solar o Council considered a request from Ecoplexus to amend City Code to allow for ground mounted solar. Council shared several concerns but ultimately directed staff to move forward with drafting an ordinance for consideration to allow ground mounted solar as an applicant requested project, with Ecoplexus paying a $5,000 escrow. • Utility Billing Process — Sewer Billing o Council discussed the existing utility billing process, specifically related to how the sewer portion is being billed. Staff was directed to bring back some considerations for changes in billing structure at a future meeting. • City Council Email Address o Council discussed options for City Council communication. Staff was directed to bring back a few options in more detail. • Grant Opportunity — 2015 Business District Initiative o Staff was directed to pursue a grant as presented. Attachments: N/A