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HomeMy WebLinkAbout2017-02-21 Parks and Trails Agenda Packet CITY OF CORCORAN Corcoran Parks and Trails Commission Agenda February 21, 2017 - 7:00pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Minutes a. Minutes – January 17, 2017* 5. Open Forum 6. Presentations a. Kevin Dale – Corcoran Athletic Association* 7. Unfinished Business 8. New Business a. Ravinia Neighborhood Park Concept Review* b. Regional Athletic Complex Discussion* c. Interim Use Permit, Variance, and Preliminary Plat for Community Solar Garden* 9. Reports/Information a. Active Planning Applications – Informational only* 10. Subcommittee & Miscellaneous Reports a. City Council Report – Councilor Dejewski* b. Garden Club Report c. Park Dedication Fund 11. Other Business/Announcements 12. Commissioner Liaison Calendar City Council Meetings 2/23/17 3/9/17 3/23/17 4/13/17 4/27/17 5/11/17 5/25/17 Anderson Robran Regan Nybo Krueger Meister Strehler 13. Adjournment *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by door. CITY OF CORCORAN Item 4a. Parks and Trails Commission Meeting Minutes January 17, 2017 - 7:00pm The Corcoran Parks and Trails Commission met on January 17, 2017, at City Hall in Corcoran, MN. Present were, Commissioners - Anderson, Krueger, Meister, Nybo, Regan, and Student Commissioner Beck. Absent were Commissioners Robran and Strehler. Also present were Councilor Bottema and City Administrator Martens. 1. Call to Order / Roll Call Chairperson Anderson called the meeting to order at 7:00 pm. 2. Pledge of Allegiance Chairperson Anderson invited all in attendance to rise and join in the Pledge of Allegiance. 3. Chairperson and Vice-Chairperson Election City Administrator Martens informed the Commission of the process to appoint a chairperson and vice-chairperson. Motion: Made by Krueger, seconded by Nybo, to appoint Tom Anderson as Chairperson for 2017. Voting Aye: Anderson, Krueger, Meister, Nybo, and Regan (Motion carried 5:0) Motion: Made by Nybo, seconded by Regan, to appoint Trish Krueger as Vice-Chairperson for 2017. Voting Aye: Anderson, Krueger, Meister, Nybo, and Regan (Motion carried 5:0) 4. Agenda Approval a. Agenda Motion: Made by Nybo, seconded by Krueger, to approve the agenda as presented. Voting Aye: Anderson, Krueger, Meister, Nybo, and Regan (Motion carried 5:0) 5. Minutes a. Minutes – November 15, 2016 Motion: Made by Nybo, seconded by Meister, to approve the minutes as presented. Voting Aye: Anderson, Krueger, Meister, Nybo, and Regan (Motion carried 5:0) 6. Open Forum - None 7. Presentations – None 8. Unfinished Business – None 9. New Business a. Annual Report and 2017 Priorities City Administrator Martens presented a draft report that included accomplishments from 2016 and a draft priority list for 2017. By consensus the Commission directed staff to draft the report for presentation to the City Council. b. 2017 Budget Overview City Administrator Martens presented the report and informed the Commission of the $1,000 training budget allocated to the Parks and Trails Commission. The Commission discussed possible training opportunities. CITY OF CORCORAN Item 4a. c. Twins Grant Funds Update City Administrator Martens informed the Commission that the City had received a Twins grant in the amount of $15,000 however the request was for $40,000. The Commission was informed that staff will speak to groups to attempt to obtain additional funding for the Meister Field improvement project. d. Rockford School District Lease Update City Administrator Martens informed the Commission on discussions between the City and the Rockford School District. The school district fields will be available for use in 2017 while a lease agreement is being drafted. 10. Reports/Information a. Active Planning Applications – Informational only, no action taken b. Commissioner Term update The Commission reviewed the report. 11. Subcommittee and Miscellaneous Reports a. City Council Report – Councilor Bottema Councilor Bottema asked the Parks and Trails Commission members what their role was in their minds and how they can best serve the City. Commissioners discussed reviewing long range planning, specific plan reviews, and the coordination of events and projects. b. Garden Club Report Chair Anderson and Commissioner Meister provided an update on Garden Club activities. c. Park Dedication Fund – Informational only 12. Other Business/Announcements Commissioner Nybo asked about the status of the speed study near the City Park. City Administrator Martens informed the Commission that the Council has authorized staff to request the study. 13. Commissioner Liaison Calendar Commissioners reviewed the calendar and traded the February dates so Chair Anderson could present an update to the City Council. 14. Adjournment Motion: Made by Meister, seconded by Krueger, to adjourn the meeting at 8:11 pm. Voting Aye: Anderson, Krueger, Meister, Nybo, and Regan (Motion carried 5:0) Submitted by Brad Martens City Administrator 6a. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: February 21, 2017 To: Parks and Trails Commission From: Brad Martens, City Administrator Re: Kevin Dale – Corcoran Athletic Association ______________________________________________________________________ Kevin Dale of the Corcoran Athletic Association will be presenting a proposal for a press box at Snyder Field. Attachment: N/A 8a. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: February 21, 2017 To: Parks and Trails Commission From: Brad Martens, City Administrator Re: Ravinia Neighborhood Park Concept Review ______________________________________________________________________ In October 2016 the Parks and Trails Commission reviewed two proposals for assistance in designing the neighborhood park in Ravinia. The proposal from Wenck Associates was recommended and approved by the City Council which included moving forward with phase one which was to create two concept plans and a budget. Attached to this memo is the phase one work from Wenck Associates. At the meeting the proposals will be outlined by the City Administrator. It is requested that the Parks and Trails Commission provide initial feedback on the designs. Attachment: 1. Ravinia Park Design – Wenck Associates Technical Memo Wenck Associates, Inc. | 1800 Pioneer Creek Center | P.O. Box 249 | Maple Plain, MN 55359-0249 Toll Free 800-472-2232 Main 763-479-4200 Email wenckmp@wenck.com Web wenck.com - To: Brad Martens, The City of Corcoran From: Lucius N. Jonett, Zoe Kesselring, Wenck Associates, Inc. Date: January 18, 2017 Subject: Ravinia Park Design Ravinia Park Classification Based on the size of the park and the needs of the Corcoran community, Ravinia Park can be classified as a small neighborhood park or pocket park and its design elements should reflect that. Neighborhood parks are generally 4-15 acres in size and include some of the following elements: playground equipment, small ballfield, small soccer/football field, basketball court, trails, skating rink, open green space, etc. For the most part, neighborhood parks provide recreational space for residents within the service area, in this case the service area is largely the Ravinia neighborhood. Ravinia homes are on small lots with limited space for recreation and the park is meant to provide the space for recreation that the homes lack. The Ravinia Park site has about 1 acer of buildable space that will need to be used carefully to serve many users. Corcoran Parks and Trails Commission Requested Elements for Ravinia Park • Large shade trees (preserving those original to the site where possible) • Thoughtful naming and signage • Natural look and elements • Activities for multiple age groups • Manage storm water naturally where needed • Natural climbing wall/structure • Asphalt trail system • ½ basketball court • Soccer Goal • Restroom or screen for satellite toilet • Map/Kiosk trail system • Seating area near wetland • Fountain in wetland/pond to keep water moving • Winter use • Low maintenance needs • Grills • Fire Feature • Community Garden High Priority Items Defined by Corcoran Parks and Trails Commission • Play Amenities for all age children • Seating • Water for drinking, toilet Brad Martens City Administrator The City of Corcoran 1/18/17 2 T:\2294-Corcoran\01-General\950 Ravinia Park\Analysis Memo.docx • Lighting • Plantings (native preferred) • Shade Structure Key Design Ideals • Nature-based • Accessibility • Visibility Recommended Items to Include Based on Site and Park Classification • Play Structure with multiple sections for different age groups o The park is meant to provide the residents in the service area (mostly Ravinia) with shared open space for play and recreation. Playground equipment will serve that purpose and draw visitors to the park. • Seating o The play areas will be surrounded by retaining walls which manage grading, provide seating, and are a safety measure. The walls will keep children from going into the street. It will also allow for good sight lines from neighboring houses. • ½ Soccer field or cricket pitch o A place for organized sport practice is common staple of neighborhood parks and offers another option for recreation. A soccer goal or cricket pitch may better serve the population of Ravinia especially considering multiple homes in the development already have basketball hoops in their driveway. • Open Green Space o Essential element in Neighborhood parks offer a break in the development and allows for open play (Frisbee, tag, walking, picnic, etc.) • Shade Structure o A pergola or something similar would offer a natural gathering space in the park and provide shelter and interest. This element can be put in right away or added later. • Stub for water o Putting in the option for water access to the site now is cost effective and allows for the option of drinking water or irrigation. • A satellite toilet could be placed on site when needed o Screen could be built for a more pleasing aesthetic. • Asphalt Trails o Trails will surround and potentially bisect the park to open access. These trails could connect to a greater system of trails throughout the city as laid out in Corcoran’s comprehensive plan. • Disk Golf Baskets o Added fun for older age groups. Potential Elements • Fountain in Pond o This element will require having one of our limnologists contact the Elm Creek Watershed to review the addition of a fountain in the storm water pond. We would require as-built drawings of the pond and would be able to look at the Brad Martens City Administrator The City of Corcoran 1/18/17 3 T:\2294-Corcoran\01-General\950 Ravinia Park\Analysis Memo.docx pond characteristics and dynamics to determine if fountain aeration would be a water quality issue or not. Following our investigation, we would determine if the pond can support a fountain with or without impacts to water quality. • Lighting o Impacts of lighting on neighbors will need to be considered. • Connection the greater trail system (including map kiosk) o This will require exploring the current comprehensive plan for Corcoran and connecting future trails to the development. Rationale for Excluding • Restrooms o More appropriate for community parks that are a destination for visitors from farther distances. This neighborhood park will mostly serve those within walking or biking distance. They also require lots of maintenance. • Grills o Most of the park users will have a grill of their own and they will likely go unused. This feature is more effective in parks near multifamily housing units. • Fire Feature o Opens the city up to a host of liability concerns as well as increased maintenance needs. • Community Garden o Most Ravinia lots will allow enough space for residents to garden at home and the limited space in the park doesn’t allow for this feature. • ½ Basketball Court o Keeping more space open allows for more varied activities where a basketball court isn’t nearly as versatile. Without a ½ basketball court there is more space for grassy field which can be used for soccer, Frisbee, bocce ball, cricket, disc golf, etc. We also noticed that many homes already have a basketball hoop, making a half court superfluous. • Winter Use o The park may certainly be used in the winter but there may not be any clearly defined winter elements. Corcoran already has an ice skating rink and the site doesn’t allow for a great place for sledding. There are still options for winter use on site. The open green space will be a nice place for making snowmen or snowball fights and could even be skied on by cross country skiers. CO N C E P T 1 : S t r u c t u r e d P l a y N o . I t e m U n i t s Qty Un i t P r i c e T o t a l 1 M o b i l i z a t i o n / D e m o b i l i z a t i o n 5 % ( M n D O T 2 0 2 1 ) L U M P S U M 1 1 1 , 5 0 0 . 0 0 $ 1 1 , 5 0 0 . 0 0 $ 2 C o m m o n E x c a v a t i o n O n S i t e E V ( M n D O T 2 1 0 5 ) C U Y D 4 0 0 2 0 . 0 0 $ 8 , 0 0 0 . 0 0 $ 3 A g g r e g a t e B a s e , C l a s s 5 ( M n D O T 3 1 3 8 ) T O N 2 5 0 2 0 . 0 0 $ 5 , 0 0 0 . 0 0 $ 4 B i t u m i n o u s ( M n D O T 2 3 5 7 & 2 3 6 0 ) T O N 1 0 0 1 0 0 . 0 0 $ 1 0 , 0 0 0 . 0 0 $ 5 C o n c r e t e P a v i l i o n 6 " S Q F T 1 1 5 0 8 . 0 0 $ 9 , 2 0 0 . 0 0 $ 6 Re t a i n i n g W a l l SQ F T 4 0 0 3 5 . 0 0 $ 1 4 , 0 0 0 . 0 0 $ 7 Re t a i n i n g W a l l L a r ge M o d u l a r B l o c k s EA C H 6 4 4 2 5 . 0 0 $ 2 7 , 2 0 0 . 0 0 $ 8 4" D r a i n T i l e P e r f o r a t e d LI N F T 1 7 5 1 0 . 0 0 $ 1 , 7 5 0 . 0 0 $ 9 4" D r a i n T i l e N o n - P e r f o r a t e d LI N F T 1 7 0 1 0 . 0 0 $ 1 , 7 0 0 . 0 0 $ 10 Pl a y G r o u n d E q u i p m e n t EA C H 1 8 0 , 0 0 0 . 0 0 $ 8 0 , 0 0 0 . 0 0 $ 11 M u l c h C U Y D 8 5 5 0 . 0 0 $ 4 , 2 5 0 . 0 0 $ 12 S h a d e S t r u c t u r e EA C H 1 2 0 , 0 0 0 . 0 0 $                                       20,000.00 $                     13 S e a t i n g E l e m e n t s EA C H 1 0 7 0 0 . 0 0 $                                                   7,000.00 $                         14 Se e d m i x t u r e - 2 5 - 1 3 1 I n c l u d i n g M u l c h & D i s k SQ Y D 3 9 0 0 2 . 0 0 $ 7 , 8 0 0 . 0 0 $ 15 Fl o w e r P l u gs EA C H 5 0 0 3 . 0 0 $ 1 , 5 0 0 . 0 0 $ 16 Tr e e 2 . 5 " B & B E A C H 1 1 5 0 0 . 0 0 $ 5 , 5 0 0 . 0 0 $ 17 6' C o n i f e r B & B E A C H 1 2 5 0 0 . 0 0 $ 6 , 0 0 0 . 0 0 $ 18 Tr e e S p a i d i n E A C H 4 1 , 5 0 0 . 0 0 $ 6 , 0 0 0 . 0 0 $ 19 Sh r u b 5 g a l P O T E A C H 3 3 5 0 . 0 0 $ 1 , 6 5 0 . 0 0 $ 20 F r i s b e e G o l f B a s k e t E A C H 5 7 5 0 . 0 0 $ 3 , 7 5 0 . 0 0 $ SU B T O T A L 2 2 8 , 0 5 0 . 0 0 $ 20 % C O N T I N G E N C Y 4 5 , 6 1 0 . 0 0 $ TO T A L 2 7 3 , 6 6 0 . 0 0 $ T: \ 2 2 9 4 ‐Co r c o r a n \ 0 1 ‐Ge n e r a l \ 9 5 0  Ra v i n i a  Pa r k \ . C o s t  Es t i m a t e CO N C E P T 2 : N a t u r e B a s e d P l a y N o . I t e m Un i t s Qty Un i t P r i c e T o t a l 1 M o b i l i z a t i o n / D e m o b i l i z a t i o n 5 % (Mn D O T 2 0 2 1 ) LU M P S U M 1 8 , 5 0 0 . 0 0 $ 8 , 5 0 0 . 0 0 $ 2 C o m m o n E x c a v a t i o n O n S i t e E V (Mn D O T 2 1 0 5 ) CU Y D 1 0 0 2 0 . 0 0 $ 2 , 0 0 0 . 0 0 $ 3A gg re gat e B a s e , C l a s s 5 (Mn D O T 3 1 3 8 ) TO N 3 0 2 0 . 0 0 $ 6 0 0 . 0 0 $ 4 C o n c r e t e S i d e w a l k 6 " SQ F T 3 9 0 1 5 . 0 0 $ 5 , 8 5 0 . 0 0 $ 5 Re t a i n i n g W a l l SQ F T 6 0 0 3 5 . 0 0 $ 2 1 , 0 0 0 . 0 0 $ 6 Cl i m b i n g B o u l d e r s TO N 4 0 4 2 5 . 0 0 $ 1 7 , 0 0 0 . 0 0 $ 7 4" D r a i n T i l e P e r f o r a t e d LI N F T 1 0 0 1 0 . 0 0 $ 1 , 0 0 0 . 0 0 $ 8 4" D r a i n T i l e N o n - P e r f o r a t e d LI N F T 1 5 0 1 0 . 0 0 $ 1 , 5 0 0 . 0 0 $ 9 1/ L o g H o l l o w EA C H 1 2 , 5 0 0 . 0 0 $ 2 , 5 0 0 . 0 0 $ 10 Cl i m b i n g T r e e s w / R o pes EA C H 1 4 0 , 0 0 0 . 0 0 $ 4 0 , 0 0 0 . 0 0 $ 11 Fa l l e n L o gs EA C H 5 1 , 0 0 0 . 0 0 $ 5 , 0 0 0 . 0 0 $ 12 Sa n d TO N 1 5 2 5 . 0 0 $ 3 7 5 . 0 0 $ 13 M u l c h CU Y D 1 0 0 5 0 . 0 0 $ 5 , 0 0 0 . 0 0 $ 14 S h a d e S t r u c t u r e : P e r gol a S t e e l EA C H 1 3 0 , 0 0 0 . 0 0 $                       30,000.00$           15 S e a t i n g E l e m e n t s EA C H 3 3 , 0 0 0 . 0 0 $                           9,000.00$             16 Se e d m i x t u r e - 2 5 - 1 3 1 I n c l u d i n g M u l c h & D i s k (Mn D O T 3 8 7 6 , 2 5 7 4 & 2 0 1 4 S e e d i n g M a n u a l ) SQ Y D 2 8 5 0 2 . 0 0 $ 5 , 7 0 0 . 0 0 $ 17 Se e d m i x t u r e - F e s c u e (Pu r e L i v e S e e d ) LB S 5 0 5 . 0 0 $ 2 5 0 . 0 0 $ 18 Fl o w e r P l u gs EA C H 5 0 0 3 . 0 0 $ 1 , 5 0 0 . 0 0 $ 19 Tr e e 2 . 5 " B & B EA C H 1 3 5 0 0 . 0 0 $ 6 , 5 0 0 . 0 0 $ 20 6 ' C o n i f e r B & B EA C H 1 5 5 0 0 . 0 0 $ 7 , 5 0 0 . 0 0 $ 21 T r e e S pai d i n EA C H 4 1 , 5 0 0 . 0 0 $ 6 , 0 0 0 . 0 0 $ 22 S h r u b 5 gal P O T EA C H 3 3 5 0 . 0 0 $ 1 , 6 5 0 . 0 0 $ SUBTOTAL178,425.00$ 20 % C O N T I N G E N C Y 3 5 , 6 8 5 . 0 0 $ TOTAL214,110.00$ T: \ 2 2 9 4 - C o r c o r a n \ 0 1 - G e n e r a l \ 9 5 0 R a v i n i a P a r k \ . C o s t E s t i m a t e EA S O N P A R K W A Y PRIM R O S E LANE          21 +00 22 +00 23 +00 24 +00 25 +00 26 +00 27 +00 (989 . 0 0 ) (99 0 . 0 0 ) (99 1 . 0 0 ) (99 2 . 1 8 ) (99 5 . 0 0 ) (99 8 . 0 0 ) (10 0 1 . 0 0 ) (98 9 .50 ) (99 0 . 5 0 ) (99 1 . 5 0 ) (99 3 . 5 0 ) (99 6 . 5 0 ) (99 9 . 5 0 ) (10 0 2 . 4 8 ) 0+00 1+00 2 +00 3 +00 (99 5 . 4 5 ) (995.32) (998.08) (1000 . 8 2 ) (994 . 5 4 ) (996.70) (999.45) (100 2 . 1 6 ) 0 + 0 0 1 + 0 0 2 + 0 0 3 + 0 0 ( 9 9 8 . 5 3 ) ( 9 9 7 . 0 3 ) ( 9 9 6 . 0 3 ) ( 9 9 4 . 8 8 ) ( 9 9 7 . 5 7 ) ( 9 9 6 . 5 3 ) ( 9 9 5 . 5 3 ) LP Gleason Parkway STA=25+15.01 ELEV=995.45 Wild Flower Trail STA=0+00 ELEV=995.45 Wild Flower Trail STA=2+16.46 ELEV=998.53 Primrose Lane STA=0+00 ELEV=998.53 x 97.5 H.P. 02 0 ? ? ? ? ? ? ? ? ? ? ? ? x 9 6 x 9 4 x 9 2 x 9 3 x 9 5 8' B I T T R A I L 8' B I T T R A I L 30 M P H R o a d V i s u a l S c r e e n i n g N e e d e d Vis u a l S c r e e n i n g & P h y s i c a l B a r r i e r N e e d e d ~ 40% of Pedestrian Traffic to come from the South Maintain Visual ConnecƟon (Site Lines into Park Maintain Visual ConnecƟon (Site Lines into Park ExisƟng Wet Meadow (Seasonal Wetness) PotenƟal for Colorful Forbs Wetland Buffer No disturbance Few Trees / No Shade Stub in Water Line Visual & Physical Access needed Visual & Physical Access needed Parking 6 S p a c e s Pa r k i n g 4 S p a c e s RelaƟvely Flat Grades PotenƟal Point of Entry Cro s s w a l k C o n n e c Ɵon s Po t e n Ɵal P a t h w a y C o n n e c Ɵon Cro s s w a l k Con n e c Ɵon Cro s s w a l k Co n n e c Ɵon Crosswalk Connec Ɵ on PotenƟal Point of Entry Emergency Overflow SITE ANALYSIS Outlet Control Structure PotenƟal Point of Entry PotenƟal Point of Entry ~ 60% of Pedestrian Traffic come from the North Maintain Visual ConnecƟon (Site Lines into Park Ste e p S l o p e EA S O N P A R K W A Y PRIM R O S E LANE          21 +00 22 +00 23 +00 24 +00 25 +00 26 +00 27 +00 (989 . 0 0 ) (99 0 . 0 0 ) (99 1 . 0 0 ) (99 2 . 1 8 ) (99 5 . 0 0 ) (99 8 . 0 0 ) (10 0 1 . 0 0 ) (98 9 .50 ) (99 0 . 5 0 ) (99 1 . 5 0 ) (99 3 . 5 0 ) (99 6 . 5 0 ) (99 9 . 5 0 ) (10 0 2 . 4 8 ) 0+00 1+00 2 +00 3 +00 (99 5 . 4 5 ) (995.32) (998.08) (1000 . 8 2 ) (994 . 5 4 ) (996.70) (999.45) (100 2 . 1 6 ) 0 + 0 0 1 + 0 0 2 + 0 0 3 + 0 0 ( 9 9 8 . 5 3 ) ( 9 9 7 . 0 3 ) ( 9 9 6 . 0 3 ) ( 9 9 4 . 8 8 ) ( 9 9 7 . 5 7 ) ( 9 9 6 . 5 3 ) ( 9 9 5 . 5 3 ) LP Gleason Parkway STA=25+15.01 ELEV=995.45 Wild Flower Trail STA=0+00 ELEV=995.45 Wild Flower Trail STA=2+16.46 ELEV=998.53 Primrose Lane STA=0+00 ELEV=998.53 x 97.5 H.P. 02 0 ? ? ? ? ? ? ? ? ? ? ? ? x 9 6 x 9 4 x 9 2 x 9 3 x 9 5 8' B I T T R A I L 8' B I T T R A I L d Flower Trail TA=2+16.46 EV=998.53 mrose Lane STA=0+00 EV=998.53 CONCEPT 1: STRUCTURED PLAY Open Green Space - Turf grass - Sunny - PotenƟal for: Soccer, Football, Cricket, Etc. Open Sided Shade Structure - SeaƟng - Satellite Restroom - Water Frisbee Golf Basket Add NaƟve Flowering Plants Frisbee Golf Basket Frisbee Golf Basket Frisbee Golf Basket Frisbee Golf Basket New Path Screening PlanƟngs Tot Lot Play Equipment SeaƟng Wall w/ Shade EA S O N P A R K W A Y PRIM R O S E LANE          21 +00 22 +00 23 +00 24 +00 25 +00 26 +00 27 +00 (989 . 0 0 ) (99 0 . 0 0 ) (99 1 . 0 0 ) (99 2 . 1 8 ) (99 5 . 0 0 ) (99 8 . 0 0 ) (10 0 1 . 0 0 ) (98 9 .50 ) (99 0 . 5 0 ) (99 1 . 5 0 ) (99 3 . 5 0 ) (99 6 . 5 0 ) (99 9 . 5 0 ) (10 0 2 . 4 8 ) 0+00 1+00 2 +00 3 +00 (99 5 . 4 5 ) (995.32) (998.08) (1000 . 8 2 ) (994 . 5 4 ) (996.70) (999.45) (100 2 . 1 6 ) 0 + 0 0 1 + 0 0 2 + 0 0 3 + 0 0 ( 9 9 8 . 5 3 ) ( 9 9 7 . 0 3 ) ( 9 9 6 . 0 3 ) ( 9 9 4 . 8 8 ) ( 9 9 7 . 5 7 ) ( 9 9 6 . 5 3 ) ( 9 9 5 . 5 3 ) LP Gleason Parkway STA=25+15.01 ELEV=995.45 Wild Flower Trail STA=0+00 ELEV=995.45 Wild Flower Trail STA=2+16.46 ELEV=998.53 Primrose Lane STA=0+00 ELEV=998.53 x 97.5 H.P. 02 0 ? ? ? ? ? ? ? ? ? ? ? ? x 9 6 x 9 4 x 9 2 x 9 3 x 9 5 8' B I T T R A I L 8' B I T T R A I L d Flower Trail A=2TATAT ELELELELELELELLLL iPrii SSS LELEL Trai A=2+16.46 998.53 Lane TA= LEV=9 mrose La STA=0+00 LEV=998.53 A= =99 La Open Green Space Turf Grass Sunny No-Mow Fescue No-Mow Fescue No-Mow Fescue CONCEPT 2: NATURE BASED PLAY Add NaƟve Flowering Plants Screening PlanƟngs Adventure Play: - Sand pits - Climbing Roaps - Boulders - Dead Trees SeaƟng Elements w/ Shade Trees SeaƟng Wall Pergola over Concrete Walk SeaƟng Wall Wood Mulch Path Potential Nature Based Play Elements Shade Structures Low Mow Fescue and Seat Wall Po n c e P r e s e r v e Po n c e I n l e t , F L Bu r n i n g M e s q u i t e P a r k El P a s o , T X Landscape Structures Playground Concepts 8b. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: February 21, 2017 To: Parks and Trails Commission From: Brad Martens, City Administrator Re: Regional Athletic Complex Discussion ______________________________________________________________________ At the February 9, 2017 City Council meeting, staff provided background related to the proposed regional athletic complex and existing purchase options. Along with the background, staff requested direction on what if any action to take. The Council vot ed to take no action and let the options expire. The Parks and Trails Commission should consider whether it wants to recommend any action to the City Council. Attachment: 1. Purchase Options Purchase Options Purchase agreement Signed April 6, 2012 Property closing October 15, 2012 Option expiration dates Option 1: October 15, 2017 Option 2: October 15, 2017 Option 3: October 15, 2019 All options require 90 day notice – July 17th Purchase Options Regional Recreation Amenity (Roehlke) Option 1 (Balance of west farm): $598,000 + 2% per annum from June 1, 2014 $621,159 today Option 2 (south half of the east farm): $520,000 + 2% per annum from June 1, 2014 $541,008 today Option 3 (north half of east farm): $520,000 + 2% per annum from June 1, 2014 $541,008 today Cost per acre Today: $1,703,175 / 124.54 = $13,676/acre After June 1, 2017: $1,737,239 $13,949/acre 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. TO: Corcoran Parks and Trails Commission FROM: Mary Matze through Kendra Lindahl, Landform DATE: February 15, 2017 for the February 21, 2017 Parks and Trails Commission Meeting RE: Interim Use Permit, Variance and Preliminary Plat for Community Solar Garden (PID 30-119-23-44-0003 and 29-119-23-33-0001) (City File 17-003) 1.Application Request Sunrise Solar submitted a request for approval of an interim use permit, variance, and preliminary plat to construct a community solar garden on 100 acres. Plans submitted by the applicant show a trail easement on the east side of proposed Lot 1, Block 1. 2.Context Background On August 25, 2016 City Council adopted a solar ordinance that allows multiple types of solar facilities in the City. Community solar gardens produce energy that is channeled into the local power grid. While the energy produced by the community solar garden is used locally, it is technically purchased by subscribers that reside in Hennepin County or a neighboring county. While the ordinance includes provisions for many types of solar installations, Community Solar Gardens are the largest scale systems that are allowed in the new ordinance. The ordinance allows the City to approve community solar gardens via an Interim Use Permit in the RR District. Zoning and Land Use The property is guided Rural / Ag Residential and zoned RR (Rural Residential). Surrounding Properties The surrounding properties are guided Rural / Ag Residential and zoned RR (Rural Residential) Natural Characteristics of the Site The site is currently used for farming and there are no buildings on the site. Jubert Lake borders the eastern boundary of the property. The 2030 Comprehensive Plan shows a Greenway Corridor Overlay on the eastern edge of the property and a potential Open Space Park near Jubert Lake. The Natural Resource Inventory Areas map in the Comprehensive Plan shows the area around Lake Jubert as a high quality natural community. The areas on this site are primarily wetlands and oak forest uplands. Agenda Item: 8c. Sunrise Solar Preliminary Plat, Interim Use Permit, and Variance 2 February 21, 2017 The applicant provided a wetland delineation report but the wetland delineation will not be reviewed Elm Creek Watershed Management Commission (ECWMC) until Spring. Parks and Trails The 2030 Comprehensive Plan shows the Greenway Corridor and a proposed off-road trail generally on the western half of the site. 3. Analysis of Request Section 955.020 of the Subdivision Ordinance requires park dedication at the time of platting for land that has not previously provided park dedication, pursuant to Minnesota Statutes 462.358, Subd. 2b. While the land is being platted for an interim use that may go away in 30 years, platting is the only time that the City can require land dedication for parks and trails identified in the Comprehensive Plan. If the property is redeveloped to create more parcels when the interim use permit expires in 30 years, the City may require park dedication that corresponds to the increase of lots. Minnesota Statute 462.358, Subd. 2b (i) states that when previously subdivided property in which park dedication has been received is subdivided into a larger number of lots, then park dedication applies to the net increase of lots. Parks and Trails Plan The 2030 Comprehensive Plan shows a Greenway Corridor Overlay surrounding Lake Jubert and a potential Open Space Park on the east side of Jubert Lake. The Comprehensive Plan Parks and Trails Chapter states that locations of the OSP’s are “typically within the high-quality natural community areas identified in the City’s Natural Resource inventory…with a minimal state of development.” The 2030 Natural Resource Inventory Areas map shows that the eastern edge of the property has several high quality natural plant communities including an oak forest upland and shrub/emergent wetlands. It appears as though the trail easement borders the High Quality Natural Community area identified in the Natural Resource Inventory. • The Commission should discuss whether the location of the Open Space Park is still more desirable on the east side of the lake. The 2030 Comprehensive Plan shows an off-road trail generally on the western half of the site. The applicant’s plans show a trail easement dedication on the eastern half of the site, adjacent to the wetland. The trail would likely encroach on the wetland buffers required by the City and ECWMC so the exact location should be determined as part of the final plat after the delineation is approved. Section 1050.010, Subd. 5. F. of the Zoning Ordinance allows trails to be placed in a wetland buffer if the City determines that the trail serves an interpretive function. Sunrise Solar Preliminary Plat, Interim Use Permit, and Variance 3 February 21, 2017 • The Commission should discuss if the location of the proposed trail is consistent with the Comprehensive Plan and make a recommendation about the potential of the trail for interpretive value. When not adjacent to the road, Section 945.030, Subd. 1 B of the Subdivision Ordinance requires an 8-foot-wide trail. Plans show a 30-foot wide trail easement. In the past, the City has typically required a 20-foot easement for trail dedication. • The Commission should discuss whether or not to take the wider trail easement to preserve a larger trail easement in this Greenway Corridor. The applicant is proposing to dedicate the easement now but not improve the trail at this time. The Park Dedication Ordinance states: “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. “ • The Parks and Trails Commission should provide a recommendation on whether or not the developer should pave the trail as part of this development. Under the current ordinance, park dedication is required at 3% of the net pre-development area or 3% of the appraised value of the land for commercial development. 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 3% of the estimated market value of the land. The following table titled “Park Dedication Analysis” provides an analysis of the amount of land and required dedication for both a 20-foot trail easement and a 30-foot trail easement. Sunrise Solar Preliminary Plat, Interim Use Permit, and Variance 4 February 21, 2017 •The Parks and Trails Commission should provide a recommendation on whether or not the developer should provide a trail, land, cash in-lieu of land or some combination thereof to meet the park dedication requirements. When making this decision, the Parks and Trails Commission should consider the location of the proposed trails, parks, and natural resources identified in the Comprehensive Plan and the technical requirements for sizing when considering land dedication or cash in-lieu of land. 4. Recommendation Move to recommend approval of dedication of land for an 8-foot wide trail, and 20-foot wide trail easement, plus cash in lieu of land in the amount of $5,066. Provide recommendation on whether the developer should pave the trail. Attachments a.Location Map b.2030 Natural Resources Inventory’ c.Natural Resource Communities Quality Ranking Map d.2030 Parks & Trails Plan e.Applicant’s narrative dated February 8, 2017 f.Plans dated January 17, 2017 g.Additional plans dated February 8, 2017 Park Dedication Analysis Site Data Approximate net developable area 32.37 acres Total required land dedication (3% of 32.37) 0.97 acres Land Dedication Provided Percent of net buildable Additional Land Required Additional Cash Required** 30-Foot Trail Easement (Proposed by Applicant) 0.55 Acres 1.70 % 0.42 acres $3,525 20-Foot Trail Easement 0.37 Acres 1.13% 0.60 Acres $5,066 **Cash in lieu of land was calculated using Hennepin County tax records. The estimated market value for Lot 1, Block 1 is $217,588 (sum of EMV for both existing parcels divided by the percent of land comprising proposed Lot 1, Block 1). He nn e pin Cou n ty P ro perty Ma p Da te : 1/2 7/20 17 Comm en ts: 1 inc h = 8 00 fee t PAR CEL ID: 30 119 23 440 00 3 OWN ER N AME: D on ita Pr op erties Lp Et Al PAR CEL AD DRESS: 5 2 A ddr es s U na ss ign ed , C or co ra n MN 0 00 00 PAR CEL AR EA: 61 .64 ac r es , 2,6 84,8 22 sq ft A-T-B: Ab stra ct SAL E PR ICE: SAL E D ATA: SAL E C OD E: ASSESSED 20 15 , PAYABLE 201 6 PROPERT Y TYPE: Fa rm H OM ESTEAD : H ome ste ad M AR KET VAL UE: $411,90 0 TAX TO TAL: $2 ,8 71.3 4 ASSESSED 20 16 , PAYABLE 201 7 PRO PER TY TYPE: Fa rm HO MESTEAD: Ho meste ad MARKET VALU E: $3 59 ,8 00 This data (i) is fur nish ed 'A S IS' wit h no represent at ion as t o com ple ten ess or acc urac y ; (ii) is furnis hed w it h n o war rant y of an y k ind; an d (ii i) is not sui tab le for lega l, engi neering or surv ey ing purposes . Hen nepin County s hall not be l iable fo r a ny damage, in jury or los s re sul ting f rom this dat a. COP YRIG HT © H EN N EPIN COU N TY 20 1 7 ^_ ^_ !( !( !(ROAD SCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD O L D S E T T L E R S R D HORSESHOE TRAIL STI E G R D WI L L O W D R I V E HACKAMORE ROAD TR A I L H A V E N R O A D CA I N R O A D OAKDALE D R STREHLER ROAD PI O N E E R T R COUNTY ROAD 117 RO L L L I N G H I L L S R D LARKIN RD CI T Y O F G R E E N F I E L D CI T Y O F M A P L E G R O V E SCOTT LAKE BE C H T O L D R O A D EiGH EsGH E¢GH IïKL IöKL EiGH E¼GH EsGH MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K October 7, 2009 Natural Resource Inventory Areas I:/504/50408144/GIS/ComPlan/Maps/Final Maps/NRI.mxd 4 3,000 0 3,0001,500 Feet City ofCORCORAN 2030 Comprehensive Plan Figure 4 City Limit ^_Natural Community of Statewide Significance !(Rare Species Occurence -Potential Connections to Adjacent Resource Areas High Quality Natural Community NOTE: Due to limitations of map scale, distribution and proportion of Natural Community types within each colored area are approximate. Uplands Wetlands Natural Plant Communities Open Water Wet Prairie Emergent Shrub Floodplain Forest Floodplain (Reed Canary Dominant) Streams Savanna/Pasture Maple/Basswood Oak Forest Disturbed Woodland Old Field CITY OF MAPLE GROVE CITY O F H A N O V E R CO RD NO 101 LARKIN RD STATE HWY NO 55 ROLLLING HILLS RD CO RD NO 50 CO RD NO 19 CO RD NO 117 PIONEER TR BROCKTON LA N T R A I L OAKDALE DR CAIN ROAD TRAIL HAVEN R0AD HACKAMORE ROAD WILLOW DRIVE STIEG LA HORSESHOE TRAIL O L D S E T T L E R S R D MEISTER ROAD LAKE JUBERT STREHLER ROAD GLEASON ROAD SCHUTTE ROAD SCOTT RD C O R D N O 10 O A K D A L E D R CO RD NO 19 LAKE CO RD NO 19 CO RD NO 116 STREHLER ROAD CO RD NO 50 CO RD NO 10 O A K D A L E D R CO RD NO 30 CO RD NO 117 CO RD NO 116 CO RD NO 30 OLD SETTLERS RD S O U T H R U S H C R E E K C O R R I D O R MAPLE/BASSWOOD FOREST ZONE NORTH RUSH CREEK CORRIDOR Streams Potential Natural Resource Corridor Base Map New Natural Resource Corridor Upland Community Wetland Community Quality Ranking High Medium Low NOTE: Due to limitations of map scale, distribution and proportion of Natural Community types within each colored area are approximate. Natural Resource Communities 4000 0 4000 8000 Feet i:\504\50403115\cad\gis\av_projects\nri_quality.apr March 2003 City ofCORCORAN Quality Ranking N EW S ROADSCHUTTE GLEASON ROAD JUBERT LAKE MEISTER ROAD OLD SETTLERS RD HORSESHOE TRAIL STIEG RD WILLOW D RIVE HACKAMORE ROAD TR AIL HAVEN ROAD CAI N ROAD O A K D A L E D R STREHLER ROAD PIONEER TR COUNTY ROAD 117 ROLLLING HILLS RD LARKIN RD (62ND AVE N) TOWNSHIP OF HASSAN CITY OF GREENFIELD CITY OF MAPLE GROVE CITY OF MEDINA SCOTT LAKE BECHTOLD ROAD $+ $+ $+ $+ $+ $+ $+ $+ MORINLAKE GOOSELAKE COOKLAKE RUSH CREEK OSP OSP OSP OSP T OSP OSP NP CP NP NP OSP NP NP NP OSP OSP OSP NP OSP ASA ASA ASA ASA T Parks & Trails Plan 4 3,000 0 3,0001,500 Feet 2030 Comprehensive Plan Figure 12 Existing Parks and Trails Proposed Parks and Trails Regional Trail Proposed County Bike Trail Existing On Road Trail Proposed On Road Trail City Hall/Memorial Park Community Park Existing Ball Fields/School Property Existing Park (Private/Lion's Park) Golf Course Open Water Wetlands Off Road Trail Off Road Trail outside 2030 Development Area Horseback Trail Proposed County Road 50 Natural Gas Pipeline Easement Trail (Potential) ASA - Athletic Search Area City Square OSP/Nature Park Neighborhood Park Trailhead Search Area Greenway Corridor (Bonus Eligible Resource Corridor) ASA OSP NP *Proposed park and trails locations represent the general search areas for parks and trails.The City will work with developers and landowners to identify the exact location and size of parks and trail alignments as development or park acquisition is proposed. City Limit 2030 MUSA Updated October 2013Adopted June 2011 City ofCORCORAN 19 10 30 50 19 10 116 101 Submitted to the City of Corcoran     Application for   Preliminary Plat,  Variance and  Interim Use   Permit  601 Carlson Parkway, Suite 1050,  Minnetonka, Minnesota 55305    601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305  612‐293‐9900  dean@Sunriseenergyventures.com  February 1, 2017 Elected and Appointed Officials City of Corcoran 8200 County Road 116 Corcoran, Minnesota 55340 Re: Plat, Variance and Interim Use Permit Application to Develop a Community Solar Garden Dear Members of the Parks Commission, Planning Commission and City Council: SEV MN 1, LLC (“Sunrise”), a subsidiary of Sunrise Energy Ventures, is pleased to present this application to the City of Corcoran to develop and operate a community solar garden. This 5 megawatt array of photovoltaic panels will generate electricity that will be purchased by Xcel Energy under a 25-year contract. The solar garden will not generate any carbon or other harmful emissions, will be created from an inexhaustible source, the sun, will help Xcel Energy meet the State’s mandate for use of renewable energy sources, and will align with the City’s goals for sustainability. In addition, Xcel customers may subscribe to a share of the electrical output from the project, thus supporting this clean source of energy. SEV MN 1, LLC will own and operate the development for its lifetime. It is important to us to be a good corporate citizen and work cooperatively with each local community. This helps us respond to any concerns with conditions that create a successful energy development while supporting the City’s community development objectives. Please give our application your approval so that we can all benefit from this wise new source of electricity for our homes and businesses. Sincerely, 601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305  612‐293‐9900  dean@Sunriseenergyventures.com  Dean Leischow Chief Executive Officer Contents  Existing Conditions ....................................................................................................... 1   Site Location .....................................................................................................1   On‐Site and Nearby Land Use ..........................................................................2   Comprehensive Land Use Plan and Zoning......................................................2   Zoning  ..............................................................................................................2   Topography ......................................................................................................3   Vegetation ........................................................................................................3   Soils for Solar Arrays.........................................................................................3   Soils for Farming ..............................................................................................3   Wetlands and Streams .....................................................................................3  Development Proposal ................................................................................................ 6   Site Plan ............................................................................................................6   Preliminary Plat ................................................................................................7  Dimensional Variance ......................................................................................9  Wetlands and Streams ...................................................................................10   Ecological Resources Impact..........................................................................10   Cultural Resources Impact .............................................................................11   Duration..........................................................................................................12   Site Access ......................................................................................................12   Traffic  ............................................................................................................12   Grading, Drainage and Erosion Control .........................................................13   Visual Compatibility and Screening ...............................................................13   Solar Energy Panels ........................................................................................15   Glare Analysis..................................................................................................16   Power and Communication Lines; Connection to the Xcel Line ....................16   Tree Protection ..............................................................................................16   Ground Cover .................................................................................................16   Perimeter Fence.............................................................................................16   Sign..................................................................................................................16   Construction ................................................................................................................ 17  Operations and Maintenance ...................................................................................... 20  De‐Commissioning, Restoration and Re‐powering ...................................................... 22   Noise Emissions ........................................................................................................... 25  Appendices  Appendix A:  Wetland Delineation Report  Appendix B:  Ecological Resources Review   Appendix C:  Cultural Resources Review   Appendix D:  Planting Plan   Appendices E:  Glare Analyses   Appendix F:  De‐Commissioning Cost Estimate    Conditional Use Permit Application   i  City of Corcoran   Existing Conditions   Site Location  The 100 acre site is located along the eastern side of County Highway 19 between County Highway 50 and Pioneer Trail and west of Lake Jubert. The property identification numbers are 30-119-23-44-0003 and 29-119-23-33-0001.         Figure 1: site Location and Parcels Looking east from CR 19 Looking west from midpoint of the site Looking east toward Lake Jubert View of wetland Search Area 2 Conditional Use Permit Application   1  City of Corcoran   On‐Site and Nearby Land Use   Land uses near the site are agricultural, open or rural residential as shown by Figure 1. The pattern of nearby parcels is also shown by Figure 1, above. Comprehensive Land Use and Road Plans   The 2030 Comprehensive Plan guides the site as Rural / Agricultural-Residential. No arterial or collector roads are planned through the site. County Highways 19 (to the west) and 50 (to the north) are designated as A Minor Connectors. Zoning   Figure 3 indicates that the site is zoned Rural Residential District Finally, the City’s growth management system has allocated 11 Building Rights to this site. Figure 3: Building Right Map Figure 3: Orderly Annexation Area Boundary Figure 2: City of Corcoran Zoning Map Conditional Use Permit Application   2  City of Corcoran   Topography   The development site is fairly hilly and slopes down to the unnamed creek. Vegetation   On-site vegetation includes row crops, trees and shrubs. Trees are confined to windrows and the creek corridor. Soils for Solar Arrays   Outside of the wetlands, the soils are sufficient to support the piers of a solar array. Soils for Farming   Approximately 25 percent of the soils on the portion of the site where the solar garden is proposed are ranked as prime for farming by the USDA Soil Survey of Hennepin County. The soils on the solar garden portion of the property are: Table 1 Major Prime and Non-Prime Soils on the Site Soil Name Prime for Farming? Approximate Percentage of the Solar Garden Site Lester loan 6 to 12 percent No Lester loam 12 to 18 percent No 75 % Angus loam Yes Hamel Yes 25 % Source: Soil Survey of Hennepin County. See Hamel NW and Rockford NE sheets. Wetlands and Streams   Emmons and Olivier Resources, Inc., a professional water resources firm, has conducted a “desktop” review of hydrology, soils, topography and historic aerial photography of the entirety of both parcels that constitute the site. That study will be submitted submit to the Elm Creek Watershed Management Organization (WMO) for review. Wetlands will be delineated and verified in Spring of 2017, and the WMO will provide a written opinion on those delineation results. The conclusion and recommendations of the desktop review are:  Search Areas 2 and 3 likely contain wetlands  Search Areas 1 and 4 do not contain wetlands  Search Area 2 is considered a low quality wetland  Field verification will not be not required for Search Areas 2 and 3 because they are clearly wetlands according to the BWSR criteria.  Field verification will be required for Search Areas 1 and 4 because they might actually turn out to be wetlands even though the desktop review indicated otherwise.  Lake Jubert, located east of the site, is a DNR Public Water with an Ordinary Highway Water Level of 969.1 feet  Outside the development portion of the property: o Search Areas 5, 6 and 9 likely contain wetlands o Search Areas 7 and 8 do are not contain wetlands Conditional Use Permit Application   3  City of Corcoran   o Field verification will not be required for Search Areas 7 and 8. The Search Areas referenced are illustrated by Figure 4. The complete desktop wetland study is attached as Appendix A. See pages 9 and 10 of the report for the conclusions and recommendations.                      Figure 4: Wetland Areas on the Property   Potential Wetland Areas and Criteria   The study area is largely dominated by soils that are mapped as being partially hydric with the exception of Area 1 which is mapped as all hydric. Partially hydric soils are those soils in which more than 33 percent to less than 67 percent of the soil components are considered hydric. All hydric means that all components listed for a given map unit are rated as being hydric. Partially hydric or all hydric soils located on topographically lower positions on the landscape often support wetland hydrology sufficient to maintain wetland vegetation. The presence of wetland signatures in more than 30 percent of years reviewed for Search Areas 2, 3, 5, 6 and 9 provides the needed evidence to suggest that at least five separate wetlands exist within the cropped portion of the project boundary. All five of the potential wetlands were located on topographic low points on soils mapped as being partially hydric. Field verification is not required for Areas 2, 3, 5, 6 and 9 unless there is the potential to impact these wetlands; these areas should be considered wetlands in accordance with BWSR’s Wetland Determination Form Decision Matrix. The presence of wetland signatures in less than 30 percent of years reviewed for Areas 1 and 4 suggests that these areas are not likely wetlands. Field verification is required for Areas 1 and 4 because both were identified by Hennepin County as potential wetlands. Furthermore, the soils within Area 1 are mapped as all hydric. A tile drain located at the center of the concave depression within Area 1 is likely responsible for the lack of wetland signatures observed. The presence of wetland signatures in less than 30 percent of years reviewed for Areas 7 and 8 suggests that these areas are not likely wetlands. Measures should be taken to first avoid and Conditional Use Permit Application   4  City of Corcoran   secondarily minimize any potential impact to these wetland areas during construction of the solar array. A formal level two delineation should be conducted if the developer of the solar array believes that there is the potential to have a partial or complete impact on these resources. Non‐Wetland Areas and Criteria   Non-wetland areas within the cropped portion of the property were delineated using a combination of historical aerial photo review, LiDAR data analysis and review of potential wetlands according to results from the offsite wetland delineation according to BWSR’s 2015 guidance document. Figure 5 shows the areas that were deemed as “wetland-free” non- wetland areas. The total non-wetland area on the entire property is 70.15 acres. Figure 5 was used to prepare the layout of the solar arrays, as shown by Figure 6, Site Plan, on the next page. In particular, Search Areas 2 and 3 were avoided. After field verification of Areas 2 and 3 in the Spring, the layout may change slightly. .                          Figure 5: Non-Wetland Areas on the Property     Conditional Use Permit Application   5  City of Corcoran   Development Proposal   Site Plan   The preliminary site development plan for the community solar garden is shown by Figure 6. Large prints of this graphic have been submitted so that it can be read. Figure 6: Solar Garden Site Plan Conditional Use Permit Application   6  City of Corcoran   Preliminary Plat   The preliminary plat creates Lot 1, Block 1, for the solar garden, plus Outlot A and an easement for a municipal trail near Lake Jubert. See Figures 7 and 8. Large copies of the plat have been submitted to the City. Figure7: Preliminary Plat, Western Portion Conditional Use Permit Application   7  City of Corcoran   Conditional Use Permit Application   8  City of Corcoran   Figure 8: Preliminary Plat, Eastern Portion Dimensional Variance   A variance application for a reduced lot width in the Rural Residential District is required for the proposed preliminary plat. Section 1040.030 of the Zoning Ordinance requires a minimum lot width of 200 feet, measured at the front lot line. Section 1020.020 of the Zoning Ordinance states that the front lot line is considered “that boundary of a lot which abuts an existing or dedicated public street or private drive easement.” Plans show that the proposed front lot line for Lot 1, Block 1 is 164.57 feet and the front lot line for Outlot A is 122 feet, neither of which meets the minimum lot width requirements for the Rural Residential District., which is 200 feet. Criteria for a Variance “The City Council shall not approve any variance application unless they find failure to grant the variance will result in practical difficulties on the applicant, as defined by Minnesota Statute 462.357. Economic considerations alone do not constitute practical difficulties. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. The burden of proof is on the applicant to show that all of the following criteria have been met:” Our application meets the criteria for a variance as stated in Section 1070.040, Subdivision 2.B as follows: 1. That there are practical difficulties in complying with the Zoning Ordinance. The parcel abuts a public road in two locations, which measure 164 and 122 feet. These two dimensions were defined by subdivisions approved by the City in the past to create three parcels for houses abutting County Highway 19. Thus, the practical difficulty is that the parcel frontage along County Highway 19 cannot be widened. 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 conditions are unique in that they pertain only to this parcel. These two dimensions were defined by subdivisions approved previously by the City to create three parcels for houses abutting County Highway 19. They were not created by this proposed plat. Otherwise, the original parcel would have a frontage of 1,320 feet. 3. That the granting of the variation will not alter the essential character of the locality. Granting this dimensional variance will not change the existing conditions. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. The parcel is proposed to be divided into two parcels of 44 and 58 acres. Those sizes would be in harmony with the regulations of the Rural Residential zoning district. Conditional Use Permit Application   9  City of Corcoran   5. The variance is consistent with the Comprehensive Plan. The large parcel sizes – 44 and 58 acres -- would be in harmony with the intention of the Rural / Ag Residential land use plan classification 6. The City may impose conditions on the variance to address the impact of the variance.   Wetlands and Streams   The community solar garden has been designed to avoid wetland impacts to the extent practicable, and any unavoidable impacts will be mitigated. Wetlands will be delineated and verified in Spring of 2017, and the WMO will provide a written opinion on those delineation results. Prior to the start of construction, the Elm Creek WMO will issue a Wetland Conservation Act Notice of Decision on behalf of itself acting as the WCA Local Governing Unit. The wetland permitting process will be coordinated with the Army Corps of Engineers, which has regulatory authority for Section 404 of the Clean Water Act. The Minnesota Department of Natural Resources may require permits through the Minnesota Public Waters program that they administer. Avoidance and minimization of all impacts to wetlands (if any) and public waters will be incorporated into the site design and implemented. Sunrise will give the City drainage and utility easements over each protected wetland. Ecological Resources Impact   Emmons and Olivier Resources, Inc., has prepared a review of the potential effects of the proposed community solar garden on rare, threatened or endangered species on or near the project site. The report is attached as Appendix B. Based on the NHIS database review, no rare features were identified within the project site. However, one rare feature was located approximately 1.5 miles southwest of the project boundary. The rare feature was a record for Trumpeter Swan (Cygnus buccinator). The MNDNR classifies this species as special concern. Based on the distance to the record and the buffer provided by Jubert Lake, it is unlikely this species will be affected by the proposed solar garden. The IPaC Trust Resources report listed two endangered mussels, one proposed endangered insect, one threatened mammal, and 21 migratory bird species that could be potentially affected by the project . The offsite wetland delineation completed for the project identified seven potential wetlands within the study area; however, all seven sites have been altered by agriculture and no perennial vegetation exists within the agricultural fields so no impacts are anticipated for the wetland-associated species on the list: American bittern (Botaurus lentiginosus), black tern (Chlidonias niger), least bittern (Ixobrychus exilis), marsh wren (Cistothorus palustris), pied- billed grebe (Podilymbus podiceps), western grebe (Aechmophorus occidentalis), and willow flycatcher (Empidonax traillii). Conditional Use Permit Application   10  City of Corcoran   Similarly, no impacts are anticipated for the two endangered mussel species Higgins Eye (Lampsilis higginsii) and Snuffbox (Epioblasma triquetra) since the proposed project does not contain riverine habitat and does not directly drain to any rivers. Potential impacts to the remaining listed species in the IPaC report are discussed in the avoidance plan. Cultural Resources Impact   Emmons and Olivier Resources, Inc., has prepared a review of the potential effects of the proposed community solar garden on cultural resources on or near the project site. The report is attached as Appendix C. Previous Investigations   Research indicated that no archaeological surveys have been completed in the project area. The SHPO databases search indicated that no archaeological sites have been reported (not field checked), or recorded (confirmed in the field) within the project area. There are 166 sites currently listed on the National Register of Historic Places in Hennepin County including six sites within one mile of the project area (Figure 2). None are located within the project area; however, two historic farmsteads are located within 0.2 miles of the proposed project (Figure 3). These farmsteads will not be directly affected by the proposed project; however the proximity of the proposed solar garden to the two closest historic farmsteads could potentially impact the feeling, setting, and association of the property. All three of these elements – plus others – need to be in place for a property to retain its integrity and historic status. A proper screening plan will likely be required to reduce these potential impacts. Architecture   Six historical farmsteads have been recorded and evaluated within a 1-mile radius of the proposed project area. The addresses of the six properties are shown in the full report (attached as Appendix C). However, no addition information is available for the properties listed. None of these six properties will be directly or indirectly affected by the installation of the proposed Pouliot Site Solar Garden. A review of historic aerial imagery from the 1930s into the 1970s revealed what appears to be a small farmstead on the eastern edge of the project area (Appendix A). The area where the farmstead was located was converted to production agriculture after 1970. As mentioned, the Pouliot family has been farming this parcel for over 100 years. This site should also be considered a potential archaeological site. A portion of the original residence built in the 1870’s is still standing on the Pouliot’s current residence; however this residence is south of the project boundary and will not be disturbed during construction of the solar array. Archaeology   There is potential for finding archaeological resources throughout the undisturbed portions of the project area, including agricultural fields. There is potential to find pre-contact/prehistoric (pre-A.D. 1650) and contact period (post-A.D. 1650 to 1837) archaeological resources near the slight depressions located throughout the project area, although the highest potential for such Conditional Use Permit Application   11  City of Corcoran   resources is under the conditions mentioned above near a significant water source (such as Jubert Lake) or on a prominent landscape feature such as the kame ridges above and east of Jubert Lake (Lensink, 1984). A kame is a short ridge, hill, or mound of stratified drift left behind following the retreat of glacial meltwater. Kames represent the type of landscape setting where you typically expect to find prehistoric archaeological sites. Pre-settlement vegetation maps published by the Minnesota Department of Natural Resources indicate the study area would have been located on a transition point from Big Woods- Hardwood Forests dominated by oak, maple, basswood, and hickory trees to a Wet Prairie (Figure 5). The 1856 General Land Office original survey plat for Township 119 North, Range 23 West (Appendix B) showed no significant historical findings within close proximity to project area, as it is at present times. This map did not show any structures located near the project area. County histories consulted revealed no historically significant people, events or structures associated with the project area. Farm Service Agency aerial imagery was acquired for all available years from 1991 to 2015 and EOR contracted E Data Resources, Inc. (EDR) to conduct a search of additional historic aerial photographs, which were obtained for several years dating back to 1938 (Appendix A). Both sets of photographs show very little change over time. Some years appear to show fewer trees on the property, but given that the site is a Century Farm, the site has been used for agricultural production for at least 100 years. If present, post-contact (post A.D. 1837) archaeological deposits would be limited to ephemeral scatters, as much of the project area has been in active agricultural production since the 1870’s. Duration  The community solar garden will be operated for fewer than 30 years, which is the limit stated in the City’s solar ordinance. There will be one year or less of construction, 25 years of power production under a contract with Xcel Energy and one year or less of decommissioning. Site Access   Access will be via a private driveway County Highway 19. The development site -- Lot1, Block 1 -- will have 164 feet of frontage on that public road. An application will be submitted to the County for a driveway access point and a copy of the permit will be given to the City. An internal circulation drive will be extended from County Highway 19 to the furthest solar panel. This road will conform to the City’s requirements -- 20 feet in width and with a 12 inch aggregate cross-section. Traffic   Traffic to and from the community solar garden will consist of one pick-up truck per month with a technician to check the controls and a truck and trailer with a mower approximately two times per year.   Conditional Use Permit Application   12  City of Corcoran   Grading, Drainage and Erosion Control   Grading for the community solar garden will be limited to creating grass-covered service roads among the blocks of arrays and pads for the electrical inverters. The solar arrays can conform to the slopes and do not require terraces because each solar array is installed by simply drilling or pounding posts into the ground. Normal steps will be taken to control erosion during and after the installation process, and these can be specified as conditions of the Permit. Grading will be absolutely minimized, and disturbed soils will be returned closely to their original contours. The final site will be seeded with fast-growing grasses and mowed as necessary to prevent woody or noxious species from establishing. Consequently, the rate, volume and quality of the surface water runoff is expected to be improved from the present values generated by a plowed field of row crops. Emmons and Olivier Resources, Inc., will provide to the County with hydrologic modeling calculations for rate control, volume control and water quality, including proposed pond locations, if any. Visual Compatibility and Screening  Please refer to Appendix D for the detailed planting plan. Existing Vegetation The existing vegetation around the perimeter of the site will be retained. Figure 10, below, illustrates that there is a substantial corridor of woods along the creek and a more open growth of shrubs and trees in the southwest corner near the adjacent Sesvold home. The Kohnen house to the northeast has a few conifers on the perimeter of the parcel. Other Screening The topography will provide additional screening. The solar arrays will begin on the opposite side of a tall ridge (1030 to 1040 elevation) that is east of the Vail home, which west and north of the site. The hill and the plantings should obscure the view from that house of the solar garden (1020 to 2028 elevation). The solar garden is not expected to be visible from County Highway 19. The view from the Sesvold house will be screened by the natural vegetation supplemented by new plantings near the fence of the solar garden. Proposed Plantings Per City of Corcoran requirements for solar garden construction, we have designed a screening plan that includes tall coniferous trees and tall native shrubs to provide a visual barrier between the proposed solar site from adjacent properties and public rights-of-way. The north property boundary of the site will be buffered with Black Hills Spruce trees planted 15 feet on-center, as well as a row of Glossy Black Chokeberry (a native deciduous shrub) planted 10 feet on-center. The Black Hills Spruce will grow to a height of 20 to 40 feet, and the Chokeberry will grow rapidly to 8 feet. The effect will be a dense visual and physical barrier on the north side. On the east, west, and south borders (shown on Appendix D), a similar plan will include Eastern Red Cedar coniferous trees planted 15 feet on-center and Glossy Black Chokeberry shrubs planted 10’ on-center outside of the site fence. The Eastern Red Cedar is a native tree Conditional Use Permit Application   13  City of Corcoran   that will grow to a height of 30 to-60 feet. This is a hardy tree that requires little water or maintenance. It is especially deer- and drought-resistant, and will provide a dense visual and physical barrier around the site. We have specified a seed mix for the entire site that meets the City’s requirements for a pollinator-friendly native groundcover for solar sites. The diverse mix of native forbs and grasses will provide ample habitat for birds and pollinators and will aid in reducing erosion from stormwater runoff. The recommended seed mix shall be applied with adherence to the directions provided on the landscape drawings. The seed mix is adapted from a pilot mix currently in development by the BWSR specifically for solar sites in Minnesota. Total plantings: Eastern Redcedar = 88. Black Hills Spruce = 252. Black Chokecherry = 510. Figure 10: Location of Perimeter Plantings Conditional Use Permit Application   14  City of Corcoran   Solar Energy Panels   The proposed solar energy panels will be built with a fixed, unmovable angle. Fixed-angle arrays are typically 10 to 12 feet tall. Typical solar arrays are illustrated below. Figure 9:   Typical  Fixed‐Angle Solar  Panels  Figure 10:   Appearance of Typical Solar Panels in a Field Glare Analysis  A glare analysis was performed using the Forge Solar tool. A complete copy is attached as Appendix E. Solar Array Design Inputs  Ground Mounted Fixed Tilt. 180 degree orientation – south facing. 35 degree panel tilt. Solar Panel Material – light textured glass with anti-reflective coating. Airport Glare Impacts  The proposed solar array will create no FAA glare impacts. The nearest FAA sponsored airport is Anoka County – Blaine Airport Occupied Building Glare Impacts   The glare analysis was performed using 12 Observation Points (occupied residential buildings) with elevations set at 15 feet (at typical eye level in a 2-story residence). Glare with low potential after image (Green Glare Classification) occurred west and southwest of the proposed Conditional Use Permit Application   15  City of Corcoran   solar array and occurred between 6:00 a.m. and 7:00 a.m. The proposed solar array will create between 910 and 1510 minutes of annual glare with low potential for temporary after image. Please note that the Observation Point site lines to the proposed solar array were analyzed without considering existing vegetative screening. Also, note that a control glare analysis has been performed and is available for review that analyzes the existing glare off Jubert Lake from the 12 Observation Points. Power and Communication Lines; Connection to the Xcel Line    All power and communication lines will be buried, including those running between banks of solar panels to electric substations or inverters on the site or to interconnections with buildings on site,. The proposed community solar garden will connect to the Xcel Energy grid at an existing distribution line that runs along County Highway 19. The interconnection point will be on the western end of the site. The poles and wiring for this connection will conform to the requirements of the County’s solar ordinance. A schematic diagram of the interconnection is shown by Detail A on the Site Plan drawing. (Please refer to the large print for readability.) Tree Protection    No trees will be removed from this site for the community solar garden. Ground Cover  Native plantings will be used as ground cover. These grasses and forbs will enhance local biodiversity, consistent with the Pollinator Protection Pledge of the local solar power industry. They will be especially helpful to pollinator species such as bees and butterflies. The ground cover will be kept mowed to a workable height, and noxious weeds will not be allowed to flourish and spread into nearby farm fields. Perimeter Fence   A 6 foot tall galvanized chain-link perimeter fence will be installed for safety and security. . The alignment is shown on Figure 5, Site Plan. The fence alignment is illustrated by Figure 6, Site Plan. The fence will only encompass the facility and will be located toward the interior of the site relative to existing or proposed perimeter trees and shrubs in order to maintain that vegetation and obscure the view of the fence. Sign   A small freestanding identification sign will be erected near the entrance to the site. The sign will be within the height and size limits of the County sign regulations.   Conditional Use Permit Application   16  City of Corcoran   Construction   Site Preparation  Construction of the community solar garden will include stabilizing the construction entrances and exits and access road and establishing the parking and staging areas for vehicle and equipment storage / laydown and maintenance. The laydown areas will be used for pre- assembly of components and materials storage and staging. These areas will also provide construction worker parking. The site access roads will remain in place for the operational phase of the Project. The extent of grading will be determined during final design. Grading will be minimized to the extent practicable. Typically, grading will consist of small cut and fill areas needed to reshape slopes to allow for the fixed-tilt panels to be installed approximately 4 feet off of the ground. Some grading will also be required for structure foundations, but grading for access roads will be limited to removal of unsuitable soils since they will be designed and constructed at-grade when possible. Dust suppression on access roads will follow MPCA guidelines. During final design, the location of stripped and stockpiled topsoil may be removed during grading will be designated. Soil stockpiles could be as tall as 6 feet. During decommissioning, the stripped and stockpiled topsoil will be replaced following the de-commissioning plan. General facility grading will occur in entrance access areas and preparation of the staging / lay down area. The temporary staging / lay down areas will be about 4 to 5 acres and located at various locations within the facility. The staging/lay down areas will be used for storage of construction materials and shipped equipment containers, receiving construction deliveries, and temporary parking for Project related vehicles. A temporary construction office trailer will be located at the facility during construction. PV Equipment Installation  Facility construction is designed for minimal site grading. Site grading and drainage will be conducted in accordance with the grading and drainage plan approved by the County and the State. The Project will be constructed using photovoltaic (PV) modules mounted on single axis trackers on embedded post foundations. Electrical Power Collection and Distribution System  The solar panels will convert sunlight into direct current (DC) electricity. The PV-generated DC power will be collected from each of the multiple rows of PV modules through one or more combiner boxes and conveyed to an inverter. The inverter will convert the DC power to alternating current (AC) power, which will then flow to a medium-voltage transformer that converts the output of the inverter to 480 volts. Multiple medium-voltage transformers will be connected in a daisy-chain configuration and power will be delivered to the onsite main distribution switch gear from separate 34.5kV circuits. This switch gear acts as the primary interconnection point, after which power is transmitted to the utility-owned grid via overhead power lines. Inverters, Transformers and switchgear will be mounted on poured concrete foundations. Conditional Use Permit Application   17  City of Corcoran   Conditional Use Permit Application   18  City of Corcoran   Heavy Equipment   Sunrise Development estimates that there will be between 15 and 35 large trucks used daily for equipment delivery during construction. Light duty trucks will also be used on a daily basis for transportation of construction workers to and from each facility. Construction equipment such as scrapers, bulldozers, dump trucks, watering trucks, motor graders, vibratory compactors, backhoes and the following will be used during construction:  Skid steer loader  Vibratory post driver  Medium duty crane  All-terrain forklift  Concrete truck and boom truck  High reach bucket truck  Truck-mounted auger or drill rig. Table 2  Construction Timeline for the Project   Day Elapsed Construction Milestones  + 1 Project approval and construction begins:   Installation of job facility trailers, temporary restroom facilities   Grading and vegetation clearing where necessary,   Preparation of roadways, staging/lay down yards,   Installation of piers and racking (installation possible year round)   + 60 Footings in place  + 90 Primary wiring completed   + 120 Control wiring completed  + 150 Start acceptance testing  + 180 Generation operational.    Regular NPDES / SWPPP inspection during and after construction.    Provide to the City an as‐built drawing for the drainage improvements     Solar Equipment Installation  The solar energy system (arrays, collection and distribution systems) will be installed along with access roads after site preparation. The solar facility will be constructed in blocks, and multiple blocks will be constructed simultaneously. The Project will be constructed in approximately six months. Electrical testing and equipment inspections will be conducted prior to beginning commercial operations. As portions of the Project near completion, temporary staging and lay down areas will be vacated, and disturbed areas will be reseeded and re-vegetated. Once installation is complete, the primary staging areas will be reduced in size and the supply structure and associated permanent infrastructure will be constructed. All toilet facilities are temporary; no permanent restroom facilities or septic systems are needed for operation of the Project. After construction, temporarily disturbed areas within the Project will be restored to their pre- construction condition. The Project facility will be graded to pre-construction grades where possible, and soil will be loosened and seeded with low-growing perennial grass and forb species. Once construction is complete, the permanent access roads within the Project facility will be repaired and dressed as necessary to ensure their long-term function. Erosion control methods during and after construction will depend on the contours of the land, as well as requirements of relevant permits. Sunrise anticipates that the post-construction clean-up and Facility restoration activities will last approximately two to four weeks. Telecommunication Line and Other Construction  A redundant set of telecommunication lines will be installed via an overhead utility pole to the facility. This will connect and interact with the Xcel’s electrical system. Sunrise coordinates with Xcel and/or the local telecommunications utility to arrange for a connection to the existing system.   Conditional Use Permit Application   19  City of Corcoran   Operations and Maintenance  The expected service life of the proposed facility is 25 to 30 years, and Sunrise estimates that the Project will result in one to two full-time-equivalent permanent positions to operate and maintain this Project along with other projects owned by Sunrise in the area. A maintenance plan will be created for the Project to ensure ongoing performance, including a scheduled check of the facility’s components and a predictive maintenance approach for the devices subjected to derating / degradation. Derating / degradation refer to the known process of components losing efficiency over the expected useful life. Like all technology and physical components, a certain amount, sometimes 20 percent, of this efficiency loss is unavoidable over the expected component life. Sunrise will plan for and maintain the facility to ensure the maximum performance over the expected life of the components. Once construction is complete, staff will be present on a daily basis, with potentially more personnel at the facility at intervals associated with the maintenance . All maintenance activities will be performed by qualified personnel during the day to the extent that they do not significantly disrupt energy production. Activities that have the potential for substantial noise generation will be performed during the day to minimize impacts to residents. It may be desirable to perform certain maintenance functions after sunset to minimize loss of power production. If a particular PV module, tracker row or tracker block within the community solar garden needs repairing, only that particular component will need to be disconnected and will be done by opening the combiner box circuit. The PV module can then be replaced and the combiner box circuit closed. Because of the modular way the that community solar garden components are assembled and controlled, a temporary shutdown such as this would result in only a minimal loss of energy production. Additionally, the power production circuits are separated from the tracking circuits. This allows the PV modules to operate during an unscheduled outage of the tracker system. A reserve of spare parts, components and tools for maintenance will be kept at a supply structure. Equipment Inspection   Equipment inspection will occur at regular intervals, including:  PV modules: visual check of the PV modules, tracking system and surrounding grounds to verify the integrity of the PV modules and racking structure, or the presence of animals and nests, etc.;  Inverters, transformer and electrical panels: visual check of the devices including the connection equipment and the grounding network.  Check for presence of water and dust;  Electrical check: measurement of the insulation level and dispersion.  Check of the main switches and safety devices (fuses);  Noise: check of abnormal sounds;  Cabling and wiring: visual check of electrical lines (where visible) and connection box to verify its status. Conditional Use Permit Application   20  City of Corcoran   Performance Monitoring   Performance monitoring will consist of a real-time and continuous assimilation of the data acquired by the facility meteorological station, energy meter and SCADA system. Operators and or maintenance personnel will be immediately notified of abnormalities so timely corrective action such as repair or replacement on: modules, racking, the collection system, and etc., can occur. Facility Maintenance   Routine maintenance of the Project will include road maintenance, fence and gate inspection, and lighting system checks. Module washing is not needed on a scheduled basis. Rain keeps the modules sufficiently clean and the site is vegetated to keep dust down so that washing modules would occur infrequently and only as determined by maintenance technicians. Snow and ice removal is not needed. The trackers and modules are designed to shed rain, snow and ice. Vegetation maintenance will include scheduled mowing and spot spraying weeds using registered herbicides. Maintenance Frequency   The electrical and mechanical components of the community solar garden would be checked on a regular basis to ensure safety and reliability. The maintenance schedule would range from weekly to yearly depending on the component.   Conditional Use Permit Application   21  City of Corcoran   De‐Commissioning, Restoration and Repowering   At the end of commercial operation, Sunrise will be responsible for decommissioning by removing all of the arrays and equipment. Decommissioning of the Project at the end of its useful life, estimated to be approximately 25- 30 years. would include removing the arrays, inverters, transformers, above-ground portions of the electrical collection system, fencing, lighting, and supply structure from the Project. Standard decommissioning and restoration practices will be used, including dismantling and repurposing, salvaging, recycling or disposing of the solar energy improvements, and restoration. Land returned to agricultural production will be reclaimed to restore topsoil that may have been scraped and stockpiled from areas that are designated in the final design plan. Estimated Cost  The cost of de-commissioning the project is estimated to be $510,829. A detailed cost estimate prepared by a knowledgeable professional in the filed of solar energy project development is presented by Appendix F. Project Components  The activities involved in the facility closure would depend on the expected future use of the site. Certain facility equipment and features such as transmission facilities, roads, and drainage features, may be left in place for future uses. The future use will be determined at the point that decommissioning is determined to be in order. The key Project components to be affected by decommissioning activities are discussed below. The general decommissioning approach would be the same whether a portion of the Project or the entire Project would be decommissioned. Decommissioning Preparation  The first step in the decommissioning process would be to assess existing site conditions and prepare the site for demolition, access roads, fencing, electrical power, and other facilities will temporarily remain in place for use by the decommissioning workers until no longer needed. Demolition debris will be placed in temporary onsite storage area(s) pending final transportation and disposal and/or recycling according to the procedures listed below. Permits and Approvals  Depending on the regulatory requirements at the time of decommissioning, permits or approvals may be required for the decommissioning activities. The project will not impact waters of the United States or Threatened or Endangered species, so no federal approvals are expected. Appropriate applications for approvals would be submitted and approves issued prior to decommissioning activities. Conditional Use Permit Application   22  City of Corcoran   Erosion Control  Prior to commencement of decommissioning activities, erosion control measures would be implemented. The type and extent of these measures would be dictated by the regulatory requirements at the time of decommissioning. Health and Safety  A Health and Safety Plan will be developed prior to decommissioning activities. The plan will be designed to ensure worker and public safety during decommissioning. A Health and Safety Manager will be assigned to the decommissioning activities to provide worker training and health and safety monitoring. PV Equipment Removal  During decommissioning, Project components that are no longer needed would be removed from the site and disposed of at an appropriately licensed disposal facility. Above ground portions of the PV module supports will be removed. Below ground portions of the PV module supports will be removed entirely where practical. Those supports that are more firmly anchored (e.g., such as embedded in bedrock) may be cut off below grade, and the remaining support left in place. This will avoid impact of underground equipment on future farming activities. The demolition debris and removed equipment may be cut or dismantled into pieces that can be safely lifted or carried with the onsite equipment being used. The debris and equipment will be processed for transportation and delivery to an appropriately licensed disposal facility or recycling center. No hazardous materials or waste will be used during operation of the solar facility, and disposal of hazardous materials or waste will not be required during decommissioning. Electrical Power Connection/Distribution System  All electrical equipment, including combiner boxes, inverters, transformers, and switchgear, will be de- energized and dismantled and removed. AC power equipment can be de-energized by the utility at point of interconnection and safely removed, and DC power can be de- energized by first operating the combiner box disconnects and then unplugging module leads. The cast-in-place concrete foundations will be broken up, removed and recycled. The underground distribution cables and raceways will be cut below grade and will remain in place. Roads  On-site roads will remain in place to accomplish decommissioning at the end of the Project's life. At the time of decommissioning, if the City determines that some of these roads will be beneficial for future use of the site; those roads may remain after decommissioning. Roads that will not be used will be restored. Any gravel will be removed and shipped to an appropriate disposal site. Fencing  Project site perimeter fencing will be removed at the end of the decommissioning project. to return the site to pre-project condition. Conditional Use Permit Application   23  City of Corcoran   Conditional Use Permit Application   24  City of Corcoran   Site Restoration  Once removal of all Project equipment is complete, any excavated areas from post or equipment removal will be backfilled with native soil. Any areas backfilled or otherwise disturbed will be stabilized and reseeded. Future Land Use    While the decommissioning plan is based upon the site being returned to a condition consistent with pre-construction use, the actual activities involved in the facility closure would depend on the actual future use of the site. Certain facility equipment may be used in the future, such as the transmission facilities and roads. Therefore, the actual extent of site closure activities would be determined at the time of the closure. Project Decommissioning Costs and Bonding   For the purpose of bonding, an estimate of the cost of decommissioning the Project will be presented to the City. Funding mechanisms to cover the estimated cost of implementing this Decommissioning Plan shall be secured in the form of a corporate guarantee. Every ten years, over the life of the Project, an updated estimate of decommissioning costs will prepared by Sunrise to adjust for inflation. Decommissioning Schedule    Decommissioning activities will be completed prior to expiration of the life of the community solar garden. Noise Emissions   Noise Emitted by the Project   During Project construction, noise will be emitted by the construction vehicles and equipment, including vibratory pile drivers for installation of piers. The equipment noise will in the 80 to 90s dBA range, which will vary based on the type of construction that is occurring on a given day. These noise impacts will be temporary during the Project construction phase. Since this is a solar photovoltaic facility, operational noise is generated during daylight periods. There will be limited maintenance noise after sunset. During Project operation, the main source of noise will be generated by the electric inverters, and to a lesser extent from the transformers and rotation of the tracking system. All electrical equipment will be designed to National Electrical Manufacturer Association (NEMA) Standards. Sunrise plans to use AE 1000NX, or equivalent, inverters. These inverters produce 65 dBA of sound at their source. The noise generated from the inverters at 30 feet away will be below the nighttime residential MPCA noise standards. Inverters are centrally located within the 1 MW-AC CSG; therefore, the noise levels from the Project equipment are not expected to be discernible from background noise levels at homes surrounding the Project. During final design, Sunrise will confirm that MPCA noise standards will be met at sensitive receiver (homes, parks, schools businesses, etc.). Mitigation Measures  Noise will be mitigated during construction by maintaining engine mufflers following manufactures specifications. Sunrise plans to limit construction to daylight hours. During operation, no adverse noise impacts are anticipated. Therefore, no additional mitigation measures are proposed.   Conditional Use Permit Application   25  City of Corcoran   XCEL EXISTING POLE (POI)SEE DETAIL A UG MV HOME RUN 12.47kV PC S S K I D 1, 6 6 7 k W I N V E R T E R 18 0 0 k V A T R A N S F O R M E R SE E D E T A I L B SITE ACCESSGRAVEL ROAD 20' WIDESITE ACCESS OFF HWY 19 PV A R R A Y FI X E D T I L T R A C K I N G SITE ACCE S S 1 6 ' W I D E G A T E SI T E A C C E S S 1 6 ' W I D E G A T E VE G E T A T I V E B U F F E R PE R D E T A I L 1 VE G E T A T I V E B U F F E R PE R D E T A I L 2 MV JUNCTION BOX UNDERGROUND MEDIUM VOLTAGEAC CIRCUIT FROM INVERTERSTATION TO CUSTOMERDISCONNECT. CIRCUIT DISTANCESVARY BY CSG PROJECT.XCEL EXISTING POLE (POI)DIRECTIONAL BORINGROAD CROSSING1,667kW INVERTER PV PRODUCTION METER DISCONNECT,ACCESSIBLE, VISIBLE AND LOCKABLE1800kVA STEP-UPTRANSFORMERUNDERGROUND MEDIUMVOLTAGE AC CIRCUIT TOUTILITY AC DISCONNECT 12.47kV PV PRODUCTIONMETERPOWER CONVERTINGSTATION (PCS) DA T E : DR A W N B Y : DW G N o . : DR A W I N G T I T L E PR O J E C T N o : DA T E RE V . RE V I S I O N DE S C R I P T I O N DR A W N BY CH K D . BY CH E C K E D B Y : DR A W I N G S C A L E : 1 01 . 0 3 . 2 0 1 7 LA Y O U T C H A N G E AP JC 2 01 . 1 1 . 2 0 1 7 LA Y O U T C H A N G E AP JC 3 01 . 1 4 . 2 0 1 7 LA Y O U T C H A N G E AP JC 4 02 . 0 2 . 2 0 1 7 RO A D C H A N G E VE G E T A T I V E B U F F E R AP JC SI T E P L A N Sc a l e 1 : 1 2 5 45° 4'59.26"N 93°37'31.71"W Approx. HWY 19 Corcoran, MN 55340 TB D 02 . 0 2 . 2 0 1 7 CORCORAN SOLAR P. 0 1 SI T E LA Y O U T AP AP 1" = 1 2 5 ' NO T E S DETAIL A 60 1 C a r l s o n P a r k w a y , S u i t e 1 0 5 0 Mi n n e t o n k a , M N 5 5 3 0 5 Te l : ( 7 0 4 ) 9 7 5 - 6 5 2 9 1. Fe n c e o v e r a l l h e i g h t - 7 ' f t . c h a i n li n k t y p e w i t h 2 i n c h m e s h a n d t h r e e st r a n d s o f b a r b w i r e , a c c o m m o d a t i n g re s t r i c t e d a c c e s s 2. Fe n c e s h a l l m e e t t h e r e q u i r e d se t b a c k s . S e e d r a w i n g f o r d e t a i l s . 3. Si t e a c c e s s f o r c o n s t r u c t i o n a n d fo r t h e p e r m a n e n t f a c i l i t y w i l l b e l o c a t e d of f o f H W Y 1 9 . 4. Si g n a g e a n d e m e r g e n c y c o n t a c t nu m b e r s p o s t e d a t e n t r a n c e . 5. Th e p r o p o s e d s o l a r P V s y s t e m i s 10 0 0 V D C . 6. Th e i n v e r t e r p r o p o s e d h e r e i s UL 1 7 4 1 l i s t e d . 7. Th e u t i l i t y i n t e r c o n n e c t i o n me d i u m v o l t a g e i s n o t k n o w n a t t h e st a g e o f i n t e r c o n n e c t i o n a p p l i c a t i o n . 8. In v e r t e r r e - c o m b i n e r co n f i g u r a t i o n i s T B D . 9. Th e p r o p o s e d s y s t e m i s de s i g n e d a s p e r a p p l i c a b l e c o d e s o f NE C 2 0 1 4 . FA S T S U N L L C PR O J E C T N A M E , C O O R D I N A T E S , S I T E A D D R E S S : VI C I N I T Y M A P Sc a l e 1 " = 2 5 0 0 ' SI T E NO T E S : 1. MA I N S E R V I C E M E T E R A N D X C E L D I S C O N N E C T . P O I N T O F C O M M O N C O U P L I N G W I T H X C E L E N E R G Y . P E R X C E L E N E R G Y D R A W I N G P M - 1 0 C O M P A N Y OW N E D P R I M A R Y M E T E R I N S T A L L A T I O N . M O U N T O N M E T E R P O L E . P R O V I D E P L A C A R D S T A T I N G " G E N E R A T I O N S Y S T E M C O N N E C T E D " . 2. TR A N S F O R M E R S . P R O V I D E 1 0 0 0 K V A S T E P - U P T R A N S F O R M E R , 1 2 . 4 7 k V : 3 8 0 V . P R O V I D E N E U T R A L G R O U N D I N G R E A C T O R . 3. PV P R O D U C T I O N M E T E R . P R O V I D E P O T E N T I A L T R A N S F O R M E R S A N D C U R R E N T T R A N S F O R M E R S A S R E Q U I R E D T O M E E T X C E L E N E R G Y M E T E R I N G VO L T A G E ( 1 2 0 / 2 8 0 V O R 2 7 7 / 4 8 0 V ) A N D C U R R E N T S T A N D A R D S . 4. PV P R O D U C T I O N M E T E R D I S C O N N E C T . P R O V I D E A C C E S S I B L E , V I S I B L E , A N D L O C K A B L E D I S C O N N E C T . 5. IN S T A L L A T I O N T O C O M P L Y W I T H N E C 2 0 1 4 A R T I C L E 6 9 0 A N D A L L A P P L I C A B L E L O C A L , S T A T E , A N D N A T I O N A L C O D E S O R R E G U L A T I O N S . 6. EQ U I P M E N T S H A L L B E L A B E L E D P E R N E C 6 9 0 A N D X C E L E N E R G Y R E G U L A T I O N S . 7. AC C E S S R O A D S S H A L L B E D E S I G N E D T O A C C O M M O D A T E A L L C O N S T R U C T I O N , O P E R A T I O N S , A N D M A I N T E N A N C E T R A F F I C T H R O U G H O U T T H E S I T E . DETAIL B PV S Y S T E M C O N F I G U R A T I O N : AZ I M U T H : T R U E S O U T H ( 1 8 0 ° ) TI L T A N G L E : 3 5 ° ED G E T O E D G E R O W D I S T A N C E : 2 5 f t DI S T A N C E B E T W E E N R O W S : 1 4 . 5 f t MO D U L E W I D T H : 6 . 4 2 f t GR O U N D C O V E R A G E R A T I O : 0 . 4 2 GR O U N D C L E A R A N C E : M I N 2 4 " COR C O R A N S O L A R 6.73 M W d c / 5 . 0 M W a c SYS T E M V O L T A G E : 1 0 0 0 V MOD U L E S : T R I N A T A L L M A X P L U S 3 3 5 W QTY : 2 0 , 0 8 8 TOT A L S T R I N G S : 1 , 1 1 6 ( 1 8 M O D U L E S T R I N G S ) INVE R T E R S : TiME C 1 , 6 6 7 k W o r S I M I L A R - Q T Y : 3 INVE R T E R S K I D S : x 3 1,66 7 k W I N V E R T E R 1800 k V A T R A N S F O R M E R BLO C K S : 3 MOD U L E S : 6 , 6 9 6 P E R B L O C K STR I N G S : 3 7 2 P E R B L O C K INVE R T E R S K I D S : 1 P E R B L O C K FIXE D T I L T G R O U N D M O U N T 2x18 T Y P I C A L R A C K S : 5 5 8 DRIV E N P I E R F O U N D A T I O N LE G E N D : PR O P E R T Y L I N E - T B D PR O P E R T Y L I N E S E T B A C K FE N C E L I N E - 2 3 . 3 A C R E S UN D E R G R O U N D M V H O M E R U N PR O P O S E D N E W A C C E S S R O A D EX I S T I N G O V E R H E A D L I N E DETAIL 1DETAIL 2 EOR is an Equal Opportunity Affirmative Action Employer Emmons & Olivier Resources, Inc. 651 Hale Ave N. Oakdale, MN 55128 T/ 651.770.8448 F/ 651.770.2552 www.eorinc.com memo Project Name | Corcoran Solar Date | 2.6.2017 To / Contact info | City of Corcoran Cc / Contact info | Bill Weber, Mark Zweig From / Contact info | Britta Hansen, PLA (EOR), bhansen@eorinc.com Regarding | Landscaping for Solar Site Solar Site Landscape Buffer Per City of Corcoran requirements for solar garden construction, I have developed a landscape screening plan for the proposed Sunrise Energy solar project including tall coniferous trees and tall native shrubs to provide a visual barrier between the proposed solar site from adjacent properties and public rights of way. The north property boundary of the site shall be buffered with Black Hills Spruce trees planted at 15’ on center, as well as a row of Glossy Black Chokeberry (a native deciduous shrub) planted at 10’ on center. The Black Hills Spruce will grow to a height of 20-40’ and the Chokeberry will grow rapidly to a height of approximately 8’. The combined effect will be a dense visual and physical barrier on the north side of the property. On the East, West, and South borders of the solar field (as shown on the attached layout plan), a similar planting plan will consist of Eastern Redcedar coniferous trees planted at 15’ on center and Glossy Black Chokeberry shrubs planted at 10’ on center on the outside of the solar site fence. The Eastern Redcedar is a native tree which will grow to a height of 30-60’. It is a very hearty tree which requires little water or maintenance. It is especially deer and drought resistant, and will provide a dense visual and physical barrier around the site. Solar Site Seeding I have recommended a seed mix for the entire site which meets the City of Corcoran’s requirements for a pollinator-friendly native groundcover for solar sites. The diverse mix of native forbs and grasses will provide ample habitat for birds and pollinators and will aid in reducing erosion from stormwater runoff. The recommended seed mix shall be applied with strict adherence to the directions provided on the landscape drawings. The seed mix is adapted from a pilot mix currently in development by BWSR specifically for solar sites in Minnesota. If you have any questions about this planting plan or seed mix, please contact me at 651-203-6042. Sincerely, Britta Hansen, PLA Landscape Architect Emmons & Olivier Resources, Inc. 15.0'20.0'15.0' 2.0'6.0'2.0' AC C E S S R O A D SE E D I N G A R E A CO N I F E R O U S T R E E DE C I D U O U S S H R U B FE N C E PR O P E R T Y L I N E Black Hills Spruce @ 15' O.C.Glossy Black Chokeberry @ 10' O.C. So l a r A r r a y 25.0'15.0' 7.0'5.0'Eastern Redcedar @ 15' O.C.Glossy Black Chokeberry @ 10' O.C.I HEREBY CERTIFY THAT THIS PL A N , SP E C I F I C A T I O N , OR RE P O R T WAS PREPARED BY ME OR UN D E R MY DI R E C T SU P E R V I S I O N AN D THAT I AM A DULY LICENS E D PR O F E S S I O N A L LA N D S C A P E ARCHITECT UNDER THE LAWS O F T H E S T A T E O F MI N N E S O T A . BRITTA M. HANSENDATE: 02-06-2017 LI C E N S E # 5 3 3 0 7 Plot Date: 02/06/2017Drawing name: X:\Clients_Private\1076_Weber_Community_Planning\0005_LA_2017\09_GIMS_ProjectName\dwg\Corcoran Solar Plant Layout R.dwgXrefs:1NODATEBYREVISION 2 3 4 5 6 CO R C O R A N S O L A R 45 ° 4 ' 5 9 . 2 6 " N 9 3 ° 3 7 ' 3 1 . 7 1 " W Ap p r o x . H W Y 1 9 CO R C O R A N , M I N N E S O T A , 5 5 3 4 0 DE S I G N B Y DR A W N B Y BH BH EO R P R O J E C T N O . 10 7 6 - 0 0 5 SH E E T 0 1 O F 0 2 S H E E T S SU B M I S S I O N D A T E : 02 - 0 6 - 2 0 1 7 SU N R I S E E N E R G Y VE N T U R E S 60 1 C A R L S O N P K W Y , S T E 1 0 5 0 MI N N E T O N K A , M N 5 5 3 0 5 LA N D S C A P E P L A N S T A T E P R O J E C T N O . C I T Y P R O J E C T N O . Em m o n s & O l i v i e r Re s o u r c e s , I n c . wa t e r ec o l o g y co m m u n i t y 65 1 H a l e A v e n u e N o r t h Oa k d a l e , M N 5 5 1 2 8 Te l e : 6 5 1 . 7 7 0 . 8 4 4 8 ww w . e o r i n c . c o m 01 01TYP. PLANTING PLAN - NORTH PROPERTY LIN E NOT TO SCALE N0102TYP. PLANTING PLAN - OUTSIDE OF FENCENOT TO SCALE N GE N E R A L N O T E S 1. LA N D S C A P E CO N T R A C T O R SH A L L IN S P E C T TH E SI T E AN D BE C O M E FA M I L I A R WI T H EX I S T I N G CO N D I T I O N S RE L A T I N G TO TH E NA T U R E A N D S C O P E O F W O R K . 2. LA N D S C A P E CO N T R A C T O R SH A L L VE R I F Y PL A N LA Y O U T AN D BR I N G TO TH E AT T E N T I O N OF TH E LA N D S C A P E AR C H I T E C T DI S C R E P A N C I E S W H I C H M A Y C O M P R O M I S E T H E D E S I G N O R I N T E N T O F T H E L A Y O U T . 3. LA N D S C A P E CO N T R A C T O R SH A L L AS S U R E CO M P L I A N C E WI T H AP P L I C A B L E CO D E S AN D RE G U L A T I O N S GO V E R N I N G TH E WO R K A N D M A T E R I A L S S U P P L I E D . 4. LA N D S C A P E CO N T R A C T O R SH A L L VE R I F Y AL I G N M E N T AN D LO C A T I O N OF UN D E R G R O U N D AN D AB O V E GR A D E UT I L I T I E S AN D PR O V I D E T H E N E C E S S A R Y P R O T E C T I O N F O R S A M E B E F O R E C O N S T R U C T I O N B E G I N S . 5. LA N D S C A P E CO N T R A C T O R SH A L L RE V I E W TH E SI T E FO R DE F I C I E N C I E S IN SI T E CO N D I T I O N S WH I C H MI G H T NE G A T I V E L Y AF F E C T PL A N T ES T A B L I S H M E N T , SU R V I V A L OR WA R R A N T Y . UN D E S I R A B L E SI T E CO N D I T I O N S SH A L L BE BR O U G H T TO TH E AT T E N T I O N O F T H E L A N D S C A P E A R C H I T E C T P R I O R T O B E G I N N I N G O F W O R K . 6. LA N D S C A P E CO N T R A C T O R IS RE S P O N S I B L E FO R ON G O I N G MA I N T E N A N C E OF NE W L Y IN S T A L L E D MA T E R I A L S UN T I L TI M E OF FI N A L AC C E P T A N C E BY LA N D S C A P E AR C H I T E C T . RE P A I R OF AC T S OF VA N D A L I S M OR DA M A G E WH I C H MA Y OC C U R PR I O R TO FI N A L A C C E P T A N C E S H A L L B E T H E R E S P O N S I B I L I T Y O F T H E L A N D S C A P E C O N T R A C T O R . PL A N T I N G N O T E S 7. NO P L A N T S W I L L B E I N S T A L L E D U N T I L F I N A L G R A D I N G A N D C O N S T R U C T I O N H A S B E E N C O M P L E T E D I N T H E I M M E D I A T E A R E A . 8. PR O P O S E D PL A N T MA T E R I A L SH A L L CO M P L Y WI T H TH E CU R R E N T ED I T I O N OF TH E AM E R I C A N ST A N D A R D FO R NU R S E R Y ST O C K , AN S I Z6 0 . 1 . UN L E S S NO T E D OT H E R W I S E , DE C I D U O U S SH R U B S SH A L L HA V E AT LE A S T 5 CA N E S AT TH E SP E C I F I E D HE I G H T . OR N A M E N T A L TR E E S SH A L L HA V E NO 'V ' CR O T C H E S AN D SH A L L BE G I N BR A N C H I N G NO LO W E R TH A N 3' FE E T AB O V E TH E R O O T B A L L . S T R E E T A N D B O U L E V A R D T R E E S S H A L L B E G I N B R A N C H I N G N O L O W E R T H A N 6 ' A B O V E P A V E D S U R F A C E . 9. NO PL A N T MA T E R I A L SU B S T I T U T I O N S WI L L BE AC C E P T E D UN L E S S AP P R O V A L IS GR A N T E D BY TH E LA N D S C A P E AR C H I T E C T TO TH E L A N D S C A P E C O N T R A C T O R . 10 . AD J U S T M E N T S IN LO C A T I O N OF PR O P O S E D PL A N T MA T E R I A L S MA Y BE NE E D E D IN FI E L D . LA N D S C A P E AR C H I T E C T MU S T BE NO T I F I E D P R I O R T O A D J U S T M E N T O F P L A N T S . 11 . PL A N T M A T E R I A L S T O B E I N S T A L L E D P E R P L A N T I N G D E T A I L S . 12 . WA T E R AL L PL A N T MA T E R I A L WI T H I N 2 HO U R S OF PL A N T I N G . AP P L Y EN O U G H WA T E R TO TH O R O U G H L Y SA T U R A T E AL L PL A N T I N G S O I L . SE E D I N G N O T E S 13 . SO W NA T I V E SE E D MI X FO R SO L A R SI T E S ON AL L DI S T U R B E D AR E A S AF T E R AL L GR A D I N G AN D CO N S T R U C T I O N AC T I V I T I E S HA V E B E E N C O M P L E T E D . 14 . AC C E P T A B L E SE E D I N G DA T E S AR E AP R I L 15 - JU L Y 20 IN TH E SP R I N G , OR SE P T E M B E R 20 - OC T O B E R 20 IN TH E FA L L . WR I T T E N PE R M I S S I O N MU S T BE GR A N T E D BY TH E LA N D S C A P E AR C H I T E C T TO PE R F O R M SE E D I N G OP E R A T I O N S ON AN Y OT H E R DA T E S OF T H E Y E A R . 15 . US E TE M P O R A R Y ER O S I O N CO N T R O L DE V I C E S (S T R A W WA T T L E S , SI L T FE N C E ) AS NE E D E D TO PR E V E N T ER O S I O N PR I O R TO AN D D U R I N G S E E D E S T A B L I S H M E N T . 16 . PR E P A R E S E E D B E D P R I O R T O S E E D I N G P E R M N D O T S P E C . 2 5 7 4 . A 4 . 17 . AP P L Y SE E D IN HY D R O - S E E D MI X T U R E WI T H AP P R O P R I A T E AG I T A T I N G EQ U I P M E N T PE R MN D O T SP E C . 25 7 5 . 3 . B 4 . NO T E TH A T SO L A R AR R A Y S MU S T BE PR O T E C T E D FR O M HY D R O - S E E D OV E R S P R A Y OR CL E A N E D AF T E R AP P L I C A T I O N PE R MN D O T SP E C . 25 7 5 . 3 . E . 18 . IN C L U D E A CO V E R CR O P OF OA T S WI T H I N SE E D MI X (@ RA T E OF 38 LB / A C R E ) IF SE E D I N G BE T W E E N OC T O B E R 15 T H AN D AU G U S T 1S T . IF SE E D I N G BE T W E E N AU G U S T 1S T AN D OC T O B E R 15 T H , SU B S T I T U T E WI N T E R WH E A T FO R OA T S AT TH E SA M E RA T E . SE E D E S T A B L I S H M E N T N O T E S 19 . MO N I T O R TH E SI T E MO N T H L Y DU R I N G TH E FI R S T TW O GR O W I N G SE A S O N S TO DE T E C T AR E A S OF WE E D CO L O N I Z A T I O N . CU T OR S P R A Y W E E D S W I T H G L Y P H O S A T E H E R B I C I D E A S S O O N A S D E T E C T E D . 20 . DU R I N G TH E FI R S T GR O W I N G SE A S O N MO W TH E EN T I R E SE E D E D AR E A ON C E EV E R Y 40 DA Y S . KE E P MO W E R DE C K HE I G H T BE T W E E N 5 - 8 " . 21 . DU R I N G TH E SE C O N D GR O W I N G SE A S O N MO W TH E EN T I R E SE E D E D AR E A ON C E IN MI D - J U N E AN D ON C E IN MI D - A U G U S T . KE E P MO W E R D E C K H E I G H T B E T W E E N 5 - 8 " . 22 . IF AR E A S OF BA R E GR O U N D PE R S I S T AF T E R FI R S T GR O W I N G SE A S O N BR O A D C A S T AD D I T I O N A L SE E D MI X AS NE E D E D TO AI D IN E S T A B L I S H M E N T . 23 . AF T E R TH E FI R S T TW O GR O W I N G SE A S O N S MO W NA T I V E SE E D I N G AR E A ON C E PE R YE A R IN LA T E FA L L , OR EA R L Y SP R I N G . RA K E O U T A N D R E M O V E D O W N E D V E G E T A T I O N T O T H E E X T E N T F E A S I B L E . FOR R E V I E W SHRUBS TO BE PLACED SO THATROOTING TOPSOIL BORROW SCARIFY BOTTOM AND SIDES OFHOLE PRIOR TO PLANTING LOOSEN ROOTS OF ALLCONTAINERIZED PLANTS.TOP OF CONTAINER SITS FLUSHWITH PROPOSED GRADE.AFTER PLANTING.WATER SHRUB THOROUGHLY SET ON MOUNDED GRADE.ROOT BALL SET ON MOUNDED SUBGRADE HOLE PRIOR TO PLANTING SCARIFY BOTTOM AND SIDES OF PERIOD. STAKING IS NOT PERMITTED. POSITION THROUGH THE WARRANTY MAINTAINING ALL TREES IN A PLUMB THE CONTRACTOR IS RESPONSIBLE FORREMOVE ALL FLAGGING AND LABELINGIN 8-12" LIFTS AND SATURATE SOIL WITH PLANTING OPERATIONS. PLACE BACKFILL WATER TREE THOROUGHLY DURING FROM TREE.AFTER PLANTING IS COMPLETE.PRUNE ANY DAMAGED BRANCHESWATER. DO NOT COMPACT MORE THAN NECESSARY TO MAINTAIN PLUMB.MULCH - 3" DEEP - SHREDDED HARD WOODSHALL BE SUBSTANTIALLY FREE OF MOLD, DIRT , SAWDUST, AND FOREIGN MATERIAL AND SHALLNOT BE IN AN ADVANCED STATE OFDECOMPOSITION. THE MATERIAL SHALL PASS A4 INCH SCREEN AND NOT MORE THAN 20PERCENT BY MASS OF THE MATERIAL SHALLPASS A .1 INCH SIEVE. MAX. LENGTH OFINDIVIDUAL PIECES NOT TO EXCEED 20 INCHES.NO MULCH TO LAY AGAINST COLLAR.2 x ROOT BALL WIDTHROOTING TOPSOIL BORROWI HEREBY CERTIFY THAT THIS PL A N , SP E C I F I C A T I O N , OR RE P O R T WAS PREPARED BY ME OR UN D E R MY DI R E C T SU P E R V I S I O N AN D THAT I AM A DULY LICENS E D PR O F E S S I O N A L LA N D S C A P E ARCHITECT UNDER THE LAWS O F T H E S T A T E O F MI N N E S O T A . BRITTA M. HANSENDATE: 02-06-2017 LI C E N S E # 5 3 3 0 7 Plot Date: 02/06/2017Drawing name: X:\Clients_Private\1076_Weber_Community_Planning\0005_LA_2017\09_GIMS_ProjectName\dwg\Corcoran Solar Plant Layout R.dwgXrefs:1NODATEBYREVISION 2 3 4 5 6 CO R C O R A N S O L A R 45 ° 4 ' 5 9 . 2 6 " N 9 3 ° 3 7 ' 3 1 . 7 1 " W Ap p r o x . H W Y 1 9 CO R C O R A N , M I N N E S O T A , 5 5 3 4 0 DE S I G N B Y DR A W N B Y BH BH EO R P R O J E C T N O . 10 7 6 - 0 0 5 SH E E T 0 2 O F 0 2 S H E E T S SU B M I S S I O N D A T E : 02 - 0 6 - 2 0 1 7 SU N R I S E E N E R G Y VE N T U R E S 60 1 C A R L S O N P K W Y , S T E 1 0 5 0 MI N N E T O N K A , M N 5 5 3 0 5 LA N D S C A P E P L A N S T A T E P R O J E C T N O . C I T Y P R O J E C T N O . Em m o n s & O l i v i e r Re s o u r c e s , I n c . wa t e r ec o l o g y co m m u n i t y 65 1 H a l e A v e n u e N o r t h Oa k d a l e , M N 5 5 1 2 8 Te l e : 6 5 1 . 7 7 0 . 8 4 4 8 ww w . e o r i n c . c o m 02 01DECIDUOUS SHRUB PLANTING DETAIL, TYP.NOT TO SCALE 02 02CONIFEROUS TREE PLANTING DETAIL, TYP.NOT TO SCALE FOR R E V I E W Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 MEMORANDUM 105 South Fifth Street, Suite 513 Minneapolis, MN 55401 Tel: 612-252-9070 Fax: 612-252-9077 www.landform.net DATE January 19, 2017 TO Brad Martens CC City Council, Planning Commission, Parks & Trails Commission FROM Kendra Lindahl, City Planner RE Active Corcoran Planning Applications The following is a summary of project status for current, active projects: 1.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. On December 9, 2016, the applicant submitted a written request to extend the approvals for an additional year. Staff recommended that this request be reviewed by the City Council, but adequate time was not provided to place this on a Council agenda prior to expiration. Staff administratively approved an extension until February 28, 2017 so that this request for extension could be considered at the February 23, 2017 Council meeting. 2.Interim Use Permit for a Conditional Home Occupation License for an upholstery business (Designers Choice Upholstery) located at 20125 County Road 117 (PID 02-119-23-12-0005) (city file no. 16-013). The applicant is incomplete, but will be scheduled for a public hearing at the Planning Commission and City Council review when complete. Staff is following up with applicant to complete the application. 3.Industrial Lot Standards. Staff received a request from the property owner at 19905 75th Avenue to consider changes to the minimum lot size standards in the Industrial zoning districts. Staff prepared a summary of the issues for City Council consideration at the August 25th meeting. At the September 8th Council meeting, the Council directed the City Administrator to work with Maxfield Research and have them include their analysis in the Market Study that they will complete soon. 4.Motor Café Conditional Use Permits and Site Plan at 23030 Highway 55 (PID 32-119-23-33-0009) (City File 16-033). The applicant is requesting approval of a Site Plan and Conditional Use Permits for Auto Sales/Repair and to allow more than 20% metal siding. The existing business was a non- conforming use that burned on May 24, 2016. The non-conforming status was lost and the code requires the building to be restored in conformity with the regulations of this Ordinance. The Planning Commission recommended approval after the public hearing at the January 5th meeting and action is expected at the January 26th City Council meeting. 5.2040 Corcoran Comprehensive Plan (City file 17-001). At their January 12th meeting, the City Council authorized staff and consulting staff to begin working on the required update. Staff will be creating a Comprehensive Plan update on the City website where information about the process, including opportunities for public input, will be posted and regularly updated. Staff is working to develop a more complete media outreach plan and will begin implementing that in the next few weeks. The first meeting with be a joint City Council/Commission meeting on March 16th. Agenda Item 9a. MEMORANDUM 2 6. Lennar Final Plat, and PUD Final Development Plan for “Ravinia 8th Addition” (the Schwalbe property) (PID 36-119-23-14-0001) (city file 17-002). Lennar has submitted the application for approval. Staff is reviewing the application for completeness. The application is expected to be reviewed at the March Planning Commission and City Council meetings. 7. Sunrise Solar IUP and Preliminary Plat for a Community Solar Garden on the Pouliot property on County Road 19 (PID 30-119-23-44-0003 and 29-119-23-33-0001) (city file 17-003). Sunrise Solar has submitted the application for approval. Staff is reviewing the application for completeness. If complete, the application is expected to be reviewed at the March Planning Commission and City Council meetings. 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. 2. 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. 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 required landscaping will be finalized and constructed after the downtown infrastructure project is completed. The City will release the remaining escrow when the planting is completed. 4. “Strehler Estates” Final Plat (PID 17-119-23-32-0004) (city file no. 16-001). 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 City Council approved both items on October 8th. The final plat was approved by the City Council at the January 28th meeting. A stop work order was issued last week as the developer began construction of the private drive in advance of filing the plat. The applicant is working to address the conditions of approval and then will record the final plat at Hennepin County. 5. Private Drive Ordinance Amendment (City file 16-003). The City Council approved an ordinance amendment allowing private drives in the Rural Residential district, subject to certain conditions. However, after adoption the City Council directed staff to revisit this issue and consider an ordinance amendment to eliminate the requirement that private drives off paved roads must be paved. The City Council approved the amendment on May 26th. The Council also identified additional issues that should be reviewed and discussed at a future date. 6. IUP for Commercial Kennel for Daniel Benjamin at 19520 Stieg Road (City File 16-020). Daniel Benjamin has submitted an application for an IUP for a commercial kennel. The kennel would be located on his property, would be owned and operated by him and would have employees. The Planning Commission recommended approval after the public hearing at the August 4th Planning Commission and the request was approved by the City Council on August 25th. The applicant is working to address the conditions of approval and will then apply for a building permit. 7. Park Place Storage request for Rezoning, Variance, Conditional Use Permit, Site Plan and Preliminary Plat (City file 16-002). The City Council reviewed a sketch plan last year for expansion of the existing mini-storage facility. The applicant has submitted the application, but is working to provide MEMORANDUM 3 additional information for completeness. The Planning Commission reviewed this item at a public hearing on September 1st and voted to recommend approval. The City Council approved the request on September 22nd. The applicant has submitted a building permit, but has not yet begun work. 8. Sign Ordinance Amendment to allow Dynamic Signs in the MP District (city file 16-029). The City Council directed staff to amend the Zoning Ordinance to allow dynamic signs in the MP district. This text amendment would allow Maple Hill Estates and Mobile Hope to build the sign that the Council denied the variance for on October 13th. The Planning Commission recommended approval after the public hearing on December 1st and City Council approved on December 19th. 9. Lennar request for a PUD Amendment for Ravinia 7th Addition (city file 16-030). Lennar has submitted a request for a PUD amendment to allow a different mix of lot sizes in the 7th Addition than originally proposed. The Planning Commission recommended approval on December 1st and City Council approved the PUD Amendment on December 19th. The Council tabled the request for approval of an expanded grading area and Lennar subsequently withdrew that request. 10. Interim Use Permit for a solar farm at 23710 State Highway 55. (PID 31-119-23-32-0001) (City File 16-032). The City recently amended the Zoning Ordinance to allow solar farms in certain districts. The landowners have requested approval for this site. The Planning Commission recommended approval after the public hearing on December 1st and City Council approved the request on December 19th. The applicant is currently working to address the conditions of approval. 11. Carlson Lot Consolidation at 8920 Foxline Drive and 8909 Trail Haven (PID 1611923140007 & 1611923140002) (City File 16-034). Carolyn Carlson has requested approval of a lot consolidation for two lots. This is the first lot consolidation since the City adopted the ordinance and was approved by the City Council at their December 19th meeting. 10a. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 – Office 763.420.6056 – Fax E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: February 21, 2017 To: Parks and Trails Commission From: Brad Martens, City Administrator Re: City Council Report ______________________________________________________________________ The Parks and Trails Commission last met on January 17, 2017. 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 January 26, 2017 Council Meeting  Representative Jerry Hertaus o Representative Hertaus provided an overview of the current legislative session and his priorities  Site Plan and Conditional Use Permits for Motor Café at 23030 Highway 55 o Approved the site plan and conditional use permit to rebuild  Request for Vacation of Right-of-Way o Reviewed a request to vacate right-of-way between 7795 and 7815 Corcoran Trail West; support existed if future utility access was maintained  Draft Assessment Policy o Provided staff direction on the policy and directed staff to bring some options for reducing impacts on future building rights  2040 Comprehensive Plan Update Schedule o Approved the schedule for the update as presented  2017 Legislative Priorities o Approved the 2017 legislative priorities 10a.  Public Work Director/Engineer Recruitment Process o Directed staff to escalate the recruitment process schedule for consideration in March  City Council Goal Setting Session o Scheduled goal setting sessions from 5:00 pm – 9:00 pm on Monday, February 27th and Tuesday, February 28th  Closed Session – Attorney Client Privilege o Held the closed session and provided the City Attorney with direction February 9, 2016 Council Meeting  Senator Dave Osmek o State Senator David Osmek provided an update on legislative activitie s  Newly Elected Officials Training Report o Councilmembers Dejewski and Bottema provided an update on the conference they recently attended  Draft Assessment Policy o Council provided feedback on remaining items including how to handle deferred assessments; staff directed to send to City Attorney for review  Gambling Fund Allocation Policy o Council discussed allocating gambling funds; no action was taken  Regional Recreation Amenity Discussion o Council discussed options for moving forward with the purchase agreement; Council directed staff to take no action at this time which would let the purchase agreement expire  Code Enforcement Procedures and Goals o Council discussed options for increasing code enforcement activity; a motion was approved to streamline the process and also be proactive for some code issues including signs in the right-of-way  Bring Your Own Device Policy o Directed staff to develop a policy giving Council the option to receive a stipend in lieu of receiving printed packets  Elm Creek Watershed Commission Appointment o Appointed Sharon Meister as Corcoran’s representative on the Elm Creek Watershed Commission; discussed role of commissioner and need for more guidelines  Economic Development Authority Discussion o Discussed the need for an active EDA; deferred action until after the goal setting session  Deferment of Fees Due Request o Heard a request to defer fees from a proposed sale in the downtown area; by consensus the Council supported the request 10a. February 23, 2017 Council Meeting The following is a list of some items on the agenda for the February 23rd meeting. The report was completed prior to the meeting taking place:  Planning Commission Report – Meredith Wu  Parks and Trails Commission Report – Tom Anderson  Preliminary Plat Extension Request – Sawgrass  Hackamore Road/Steeple Chase Lane Connection Project  Water System Extension Project – Western Water Loop  2017 Capital Improvement Plan Purchases  RFP – Fire Service Comprehensive Growth Plan  Planning Commission Appointment  Parks and Trails Commission Appointments  Accountant Position Offer Attachments: N/A