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2017-06-22 Council Agenda Packet
CITY OF CORCORAN *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. Corcoran City Council Agenda June 22, 2017 - 7:00pm 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum 5. Presentations 6. Consent Agenda a. Draft Minutes of June 8, 2017 Council Meeting* b. Petition on Comprehensive Plan* c. Off-Site Gambling – Corcoran Country Daze* 7. Claims as Presented* a. Escrow Claims (Fund #500)* b. All Other Financial Claims* 8. Staff Reports / Memos / Commissions a. Commission Representatives* b. Planning Project Update* c. Code Compliance Report* 9. Planning Business a. Interim Use Permit for Community Solar Garden at 23850 County Road 50 (PID 30-119-23- 32-0003) (City File 17-007)* b. Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Preliminary PUD for “Bass Lake Crossing” a residential development at County Road 10 & Larkin Road (PID 25- 119-23-13-0003, 25-119-23-13-0002 and 25-119-23-14-0002) (City File 17- 012)* c. Sketch Plan – Bass Lake Estates* d. City of Medina Comprehensive Plan Review* 10. Unfinished Business 11. New Business a. Westside Tire Driveway Request* b. Petition for Removal of Dust Control Program – Lily Pond Lane* c. Addressing Specific Crime/Drug Issues to Retain a Safe Atmosphere Action Plan* d. Table Top Emergency Management Exercise Discussion* e. Speed Study Request – County Road 50* 12. 2017 Council Schedule* 13. Council Liaison Calendar Planning Commission 6/1/17 7/6/17 8/3/17 9/7/17 10/5/17 Thomas Bottema Dejewski LaFave Keefe Parks and Trails Commission 6/20/17 7/18/17 8/15/17 9/19/17 10/17/17 Dejewski Keefe Available Bottema Dejewski 14. Adjournment CITY OF CORCORAN City Council Meeting Minutes June 8, 2017 - 7:00pm The Corcoran City Council met on June 8, 2017 at City Hall in Corcoran, Minnesota. Present were Mayor Thomas, Councilor Bottema, Councilor Dejewski, Councilor Keefe, and Councilor LaFave. Also present were City Administrator Martens and City Clerk/Administrative Services Coordinator Beise. 1.Call to Order / Roll Call Mayor Thomas called the meeting to order at 7:00 pm. 2.Pledge of Allegiance Mayor Thomas invited all in attendance to rise and join in the Pledge of Allegiance. 3.Agenda Approval City Administrator Martens noted the addition of three claims, Item 11f. Conditional Offer Public Works Director, and Item 12. Closed Session. MOTION: made by LaFave, seconded by Dejewski to approve the agenda as amended. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) 4.Open Forum Ken Kluck, 21800 County Road 50, addressed the Council thanking staff for their support and promotion of the Corcoran Lions Blood Drive on Thursday June 27, 2017. 5.Presentations No presentations were heard. 6.Consent Agenda a.Draft Minutes of the May 18, 2017 Council Work Session b.Draft Minutes of the May 25, 2017 Council Meeting c.Liquor and Tobacco Licenses d.Resolution 2017-25 - Accepting the Northwest Area Jaycees Donations Mayor Thomas asked that Item 6d. be considered separately. MOTION: made by Keefe, seconded by Dejewski to approve the consent agenda consisting of Items 6a., 6b., and 6c. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) Mayor Thomas read aloud Resolution 2017-25 and thanked the Jaycees for their donations. Councilor LaFave noted that the Jaycees and Lions were accepting members for the organizations. MOTION: made by LaFave, seconded by Keefe to approve Item 6d. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) 7.Claims as Presented a. Escrow Claims (Fund #500) MOTION: made by Bottema, seconded by Keefe to approve escrow claims as presented. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) b.All Other Financial Claims 6a. City Clerk/Administrative Services Coordinator explained the additional claims. City Administrator Martens noted the statutory time period for paying claims and that Public Works Superintendent Meister has been testing salt for moisture and saved approximately $1,500. MOTION: made by Keefe, seconded by Bottema to approve all other claims as presented. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) 8. Staff Reports / Memos/Commissions a. Commissioner Representatives Mayor Thomas noted Planning Commission Chair Jacobs and Parks and Trails Commission Chair Anderson were in attendance and invited each chair to provide an update to the Council. Planning Commission Chair Jacobs reported the Commission has received a lot of public comment lately. Parks and Trails Commission Chair Anderson reported the Commission has been working on the Ravinia neighborhood park. 9. Planning Business No planning business was presented. 10. Unfinished Business a. Action Steps to Retain and Attract Business Councilor Bottema presented a report on Economic Development Authorities. City Administrator Martens presented the report outlining the possible action steps. Council discussed meetings with businesses, Tax Increment Financing, and Chamber of Commerce meetings. Council discussed hosting a work session or presentation regarding Tax Increment Financing. Council discussed waiting on creating a branding effort. Council discussed budgeting for an Economic Development Authority. Per consensus, Council directed staff to present survey questions for meeting with businesses at a future meeting and host meetings with business owners. Council further directed staff to arrange presentations on Tax Increment Financing and the Chamber of Commerce at a future meeting and obtain an opinion from the attorney on Chamber of Commerce membership. 11. New Business a. Paving Recommendation – Gravel Collector Road Kevin Gerads, 21600 Cates Longhorn Road, addressed the Council regarding the paving of roads. Mr. Gerads spoke in favor of paving roads and expressed support for paving Willow Drive/Larkin Road. City Administrator Martens presented the report noting the staff recommendation for Trail Haven Road between County Road 117 and County Road 10 and that Willow Drive/Larkin Road would be the next road recommended for paving. Council discussed the costs of paving both Trail Haven Road and Willow Drive/Larkin Road. Council discussed the Willow Drive/Larkin Road paving project having been previously discussed as a project, safety concerns, and traffic counts. Council discussed Trail Haven Road and the impact of Willow Drive/Larkin Road paving on the future realignment of County Road 50. Council discussed obtaining new traffic counts and paving Trail Haven from County Road 10 to County Road 50. City Administrator Martens noted paving Trail Haven Road would add 15 building rights to current properties along that road and paving Willow Drive/Larkin Road would add 24 building rights to current properties along that road. City Administrator Martens noted the 2015 cost estimate was $3.5 million to pave Willow Drive/Larkin Road and $2.6 million to pave Trail Haven Road. City Administrator Martens noted if a road was selected, a feasibility study would be completed, right of way acquisition could be started in 2017 with bidding for the project in January of 2018. Council discussed public participation, traffic counts, and number of businesses along Trail Haven Road and Willow Drive/Larkin Road. Council discussed the cost of feasibility studies and community engagement. MOTION: made by Keefe, seconded by Bottema to authorize staff to initiate a feasibility study for the paving of Willow Drive/Larkin Road. Council discussed a communication plan and obtaining additional information on the costs of paving Willow Drive/Larkin Road. Voting Aye: Bottema, Keefe, and LaFave Nay: Thomas and Dejewski (Motion carried 3:2) City Administrator Martens noted staff would be include in the next newsletter that Council has approved a feasibility study for Willow Drive/Larkin Road. b. Action Steps to Increase Communication City Clerk/Administrative Services Coordinator Beise presented the report recommending social media, a website update, and a cell phone alert system. Council discussed social media, website update, public notice notification area, cell phone alert systems, website traffic counts, flag banners, and a dynamic sign. Per consensus, Council directed staff to bring back an action plan including implementing social media, increasing the notification requirements for public hearing notices, and cell phone alert systems. c. 2018 Budget Timeline and Council Direction City Administrator Martens presented the report outlining the proposed assumptions and timeline. Council discussed funding for an Economic Development Authority, a TIF District, increased dust control, additional code enforcement, investigations, resident service terminal, County Road 10 realignment planning, paving fund, and an emergency phone alert system. Staff received feedback which will be incorporated into the first draft of the 2018 budget. d. Water Connection Project City Administrator Martens presented the report noting the location of the connection and that it creates redundancy in the system. MOTION: by Bottema, second by Dejewski to approve the quote from Northwest Asphalt, Inc. in the amount of $25,842.25 and direct staff to proceed with the project. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) e. Public Works Director Conditional Offer City Administrator Martens presented the report and outlined the timeline and process. City Administrator Martens noted the interview panel unanimously supported Kevin Mattson as the candidate. Council clarified the wages and cost of living increases. Council discussed the candidate’s qualifications and experience. MOTION: by Keefe, second by Bottema to approve the conditional offer for Kevin Mattson for the Pubic Works Director position as presented. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) 12. Closed Session a. Consider an Offer for the Purchase of Real Estate – Easement Acquisition for the Downtown Utility and Street Improvement Project Mayor Thomas stated: “The City Council is going into closed session to consider an offer for the purchase of real estate. Under the authority of Minn. Stat. § 13D.05 subd. 3(c)(3) the City is permitted to close a meeting to consider offers and counter-offers for the purchase of real estate. The city council is going into closed session to consider an offer for the purchase of real estate; the following two properties are the subject of the closed meeting: 20045 County Road 10; PID 26-119-23-11-0005 Unassigned property; PID 26-119-23-11-0006; south of 20101 County Road 50.” Mayor Thomas recessed the regular meeting at 8:57pm. Mayor Thomas reconvened the regular meeting at 9:08pm. Mayor Thomas stated: “In the closed session the City Council discussed an offer for the purchase of real estate; and a recommended purchase agreement was reviewed.” City Administrator Martens noted a purchase agreement and agreement to cancel special assessments was in front of Council and placed in the house agenda packet. MOTION: by Keefe, second by LaFave to approve the purchase agreement for the properties identified by parcel identification numbers 26-119-23-11-0005 and 26-119-23-11-0006 and agreement to cancel special assessments for the properties identified by parcel identification numbers 26-119-23-12-0001, 26-119-23-11-0009, and 26-119-23-11-0008. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) 13. 2017 Council Schedule City Administrator Martens reviewed the upcoming schedule. 14. Council Liaison Calendar The Council liaison calendar was not reviewed, but was available in the Council Packet. 15. Adjournment MOTION: made by Keefe, seconded by Bottema to adjourn. Voting Aye: Thomas, Bottema, Dejewski, Keefe, and LaFave (Motion carried 5:0) Meeting adjourned at 9:11pm. ________________________________ Jessica Beise – City Clerk/Administrative Services Coordinator STAFF REPORT Agenda Item 6b. Council Meeting: June 22, 2017 Prepared By: Brad Martens Topic: Petition on Comprehensive Plan Action Required: Accept Summary: Attached to this report is a petition sent to the City by Phil Bongaarts related to the proposed realignment of County Road 50. The Council should accept the petition. Additionally, this petition will be included in the July 20, 2017 work session materials for the Comprehensive Plan update related to transportation. Financial/Budget: N/A Alignment with Values: This item relates to the following adopted values: EXCELLENCE AND QUALITY IN THE DELIVERY OF SERVICES We believe that service to the public is our reason for being and strive to deliver quality services in a highly professional, cost-effective, and friendly manner. OPEN AND HONEST COMMUNICATION We believe that open and honest communication is essential for an informed and involved citizenry and to foster a positive working environment for employees. TREATING THE CITIZEN AS OUR CUSTOMER We believe that citizens are our customers and should be treated with courtesy, respect, and deserve the best services we can provide. Council Action: Accept petition as submitted; refer to July 20, 2017 work session. Attachments: 1. Petition Submittal STAFF REPORT Agenda Item. 6c. Council Meeting: June 22, 2017 Prepared By: Jessica Beise Topic: Off-Site Gambling – Corcoran Country Daze Action Required: Approval Summary: The City received a request for off-site gambling from the Northwest Area Jaycees to host bingo at Corcoran Country Daze. The Jaycees have been hosting bingo since 2015 at Corcoran Country Daze. The City is required to approve any requests for off-site gambling in the community. Financial/Budget: N/A Alignment with Values: This item relates to the following adopted values: EXCELLENCE AND QUALITY IN THE DELIVERY OF SERVICES We believe that service to the public is our reason for being and strive to deliver quality services in a highly professional, cost-effective, and friendly manner. FISCAL RESPONSIBILITY We believe that fiscal responsibility and the prudent stewardship of public funds is essential for citizen confidence in government. Options: 1. Approve the temporary gambling license and adopt Resolution 2017-31 – Approving Off-site Gambling in the City of Corcoran, MN. 2. Deny the Off-site gambling license. Council Action: 1. Approve the temporary gambling license and adopt Resolution 2017-31 Approving Off-site Gambling in the City of Corcoran, MN. Attachments: 1. Resolution 2017-31 Approving Off-site Gambling in the City of Corcoran, MN 2. Off-site Gambling Application City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-31 Page 1 of 1 Motion By: Seconded By: A RESOLUTION APPROVING OFFSITE CHARITABLE GAMBLING IN THE CITY OF CORCORAN, MINNESOTA BE IT RESOLVED, by the City Council of the City of Corcoran that the following Off-site Gambling license is granted effective for the dates as indicated, to the following Licensee, provided appropriate application documents are submitted. LICENSEE LICENSE LICENSE EFFECTIVE DATE Northwest Area Jaycees Off-Site Charitable Gambling Corcoran Country Daze August 17-20, 2017 Located at Corcoran Lions Park VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this 22nd day of June, 2017. ________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator AgendaItem7a-b. CouncilMeetingDate:6/22/2017 FINANCIALCLAIMS PreparedBy:jrotzandjbeise CHECKRANGE AgendaItem: 7a.FUND #500ESCROWCLAIMS PaidtoAmountProject name 500-20392$ 93.75Landform - PotentiaSolarInc. 16-032 500-20421$ 652.00Landform - Ravinia7thaddition - FP17-013 500-20412$ 803.75 Landform - Corcoran2040CompPlan17-001 500-20413$ 93.75Landform - Ravinia8thFPandPUD17-002 500-20416$ 923.00 Landform - SunriseSolar17-007 500-20418$ 281.25Landform - PheasantRidge17-009 500-20419$ 62.50Landform - BallisticProducts17-011 500-20420$ 869.75 Landform - BassLakeCrossingM/IHomes17-012 500-20422$ 31.25Landform - MotleyLineAdjustment 17-014 500-20423$ 165.25Landform - BassLakeEstatesSketchPUD17-015 500-20335$ Wenck - LennarEngineering 500-20415$ 963.28 Wenck - M/IHomesSketchPlan17-006 500-20412$ 996.30 Wenck - Corcoran2040CompPlan 500-20418$ 90.30Wenck - PheasantRidgeSketch17-009 500-20247$ 497.51 Wenck - SunramPermits Total$ TotalFund #500 =$ 41,803.19 SeeattachedPaymentsDetail) AgendaItem:7b.ALLOTHERFINANCIALCLAIMS$ 374,872.57 $ 416,675.76TotalChecks SeeattachedCheckDetailRegister) TotalofAutoDeductions$ 67,458.68 TOTALEXPENDITURESFORAPPROVAL$ 484,134.44 AutoDeductions / ElectronicFundTransfer / OtherDisbursements DatePaidtoAmount TheWhiteHorse - St. Cloud$ 18.956/9/2017 TheWhiteHorse - St. Cloud$ 20.046/12/2017 SensibleLandUseCoal$ 58.006/12/2017 PollutionControl$ 55.006/15/2017 PollutionControl$ 55.006/15/2017 NetPayrollPP12$ 6/8/2017 PaychexFee$ 319.966/9/2017 PayrollTaxes$ 6/9/2017 PERA$ 6/12/2017 Optum - HSA$ 097.156/13/2017 StateofMN - MSRS$ 636.506/13/2017 StateofMN - Roth$ 151.306/13/2017 Total$ H:\\CityHall Information\\CITYGOVERNMENT\\Council, Commissions & Committees\\CouncilInformation\\CouncilClaims\\2017ClaimsWorkbook 06/15/171:26PMCITYOFCORCORAN Page 1 Check Detail Register© June2017 Check AmtInvoiceComment 10100 FarmersState Bank Unpaid A-1OUTDOOR POWER INC E100-43100-220 Repair/Maint Supply (GENERAL)$298.49402085WATER TRUCKENGINESERVICE Total A-1 OUTDOOR POWER INC 298.49 Unpaid ACMETOOLS E100-43100-229 Culverts$1,300.005006963SUPPLIES Total ACMETOOLS 1,300.00 Unpaid ADAMS PESTCONTROL, INC. E100-41941-210 Operating Supplies (GENERAL)$99.002522058PEST CONTROL Total ADAMSPESTCONTROL, INC. 99.00 Unpaid ALLIED BLACKTOP E100-43100-222 SealCoating$47,749.28459SEAL COATING Total ALLIEDBLACKTOP 47,749.28 Unpaid ASPENMILLS E100-42100-417 Uniforms$89.70199044UNIFORM SUPPLIES Total ASPENMILLS 89.70 Unpaid BEAUDRYOILCOMPANY E100-43100-212 MotorFuels$732.64844006DIESEL E100-42100-212 MotorFuels$1,342.83844007SQUADFUEL E100-43100-212 MotorFuels$24.43844007GASOLINE E100-41920-210 Operating Supplies (GENERAL)$101.65844007GASOLINE Total BEAUDRYOILCOMPANY 2,201.55 Unpaid CARDIACSCIENCECORP E100-42100-210 Operating Supplies (GENERAL)$249.007289523SQUAD SUPPLIES - DEFIB BATTERY Total CARDIAC SCIENCE CORP 249.00 Unpaid CENTERPOINT ENERGY HOUSTON E100-45200-380 Utility & Services (GENERAL)$0.00060517NATURAL GAS E100-41941-380 Utility & Services (GENERAL)$0.00060517NATURAL GAS E100-43100-380 Utility & Services (GENERAL)$134.34060517NATURAL GAS-9100 E100-45200-380 Utility & Services (GENERAL)$24.450617NATURALGAS - 5754177 E100-41941-380 Utility & Services (GENERAL)$33.940617NATURAL GAS - 5754460 E100-43100-380 Utility & Services (GENERAL)$0.000617NATURAL GAS-9100 Total CENTERPOINT ENERGY HOUSTON 192.73 Unpaid CENTURYLINK 91154 E100-43100-321 Telephone$128.405/28/2017LAND LINE/FIRE MONITORING-9100 Total CENTURYLINK91154 128.40 Unpaid CINTAS - 470 E100-41941-210 Operating Supplies (GENERAL)$63.85470186584CITY HALLRUGS E100-42100-223 Building RepairSupplies$43.50470186585PDRUGS E100-43100-210 Operating Supplies (GENERAL)$28.61470186586PW RUGS 06/15/171:26PMCITYOFCORCORAN Page 2 Check Detail Register© June2017 Check AmtInvoiceComment E100-41941-210 Operating Supplies (GENERAL)$61.17470186587CITY HALL-RUGS E100-43100-417 Uniforms$163.31470186588PW UNIFORMS E100-41941-210 Operating Supplies (GENERAL)$63.85470189782CITY HALLRUGS E100-42100-223 BuildingRepairSupplies$43.50470189783PD RUGS E100-43100-210 Operating Supplies (GENERAL)$68.57470189784PW RUGS E100-41941-210 Operating Supplies (GENERAL)$61.17470189785CITY HALL-RUGS E100-43100-210 Operating Supplies (GENERAL)$72.28470189786PUBLICWORKS-TOWELS E100-43100-417 Uniforms$163.31470189787PW UNIFORMS Total CINTAS - 470 833.12 Unpaid COMCAST-INTERNET E100-41941-321 Telephone$67.42061317CITY HALL INTERNET E100-42100-321 Telephone$67.43061317PD INTERNET Total COMCAST-INTERNET 134.85 Unpaid COMPASS MINERALS E100-43125-210 Operating Supplies (GENERAL)$11,082.8140578SALT SUPPLIES E100-43125-210 Operating Supplies (GENERAL)$1,635.3744984SALTSUPPLIES E100-43125-210 Operating Supplies (GENERAL)$4,739.0345187SALT SUPPLIES Total COMPASS MINERALS 17,457.21 Unpaid CROPPRODUCTION SERVICES E100-45200-221 Maintenance Projects$810.0033302678SUPPLIES Total CROP PRODUCTION SERVICES 810.00 Unpaid CULLIGAN BOTTLED WATER E100-41941-210 Operating Supplies (GENERAL)$62.00114X62149402OFFICE WATER Total CULLIGAN BOTTLEDWATER 62.00 Unpaid DELL MARKETING E100-41951-530 ImprovementsOtherThan Bldgs$2,102.8910170412962CITY ADMIN COMPUTER Total DELLMARKETING 2,102.89 Unpaid DISPLAY SALESCOMPANY E100-41941-210 Operating Supplies (GENERAL)$130.00INV-011250SUPPLIES E100-45200-210 Operating Supplies (GENERAL)$410.00INV-011250SUPPLIES Total DISPLAYSALES COMPANY 540.00 Unpaid ECM PUBLISHERS INC E100-41941-210 Operating Supplies (GENERAL)$51.45498950ZONING ORDINANCE E100-41941-210 Operating Supplies (GENERAL)$39.57498951ZONING ORDINANCE-2017-352 Total ECMPUBLISHERS INC 91.02 Unpaid EMBEDDED SYSTEMS, INC. E100-42100-380 Utility & Services (GENERAL)$790.7434265EMERGENCYSIRENMAINTENANCE FEE7-1-17TO 12-31-17 Total EMBEDDEDSYSTEMS, INC. 790.74 Unpaid EMERGENCY SERVICESCONSULTING 06/15/171:26PMCITYOFCORCORAN Page 3 Check Detail Register© June2017 Check AmtInvoiceComment E100-42100-300 Professional Srvs (GENERAL)$3,316.0017-143PROJECTINITIATION - 10% DOWN Total EMERGENCY SERVICESCONSULTING 3,316.00 Unpaid EMPLOYEE RELATIONS E100-42100-300 ProfessionalSrvs (GENERAL)$438.7078697BACKGROUND CHECK Total EMPLOYEERELATIONS 438.70 Unpaid EVOLVINGSOLUTIONSINC E100-41951-300 Professional Srvs (GENERAL)$1,350.0098257IT MANAGED SERVICE - MONTHLY Total EVOLVINGSOLUTIONSINC 1,350.00 Unpaid FEHN COMPANIES E100-43100-232 Gravel$1,568.131469GRAVEL Total FEHNCOMPANIES 1,568.13 Unpaid FPMAILINGSOLUTIONS E100-41941-201 Postage/Shipping$128.85RI103265113QTRLY MAILMETER Total FPMAILING SOLUTIONS 128.85 Unpaid GOPHERSTATEONE CALL E601-49400-380 Utility & Services (GENERAL)$66.837050288SERVICE E602-49450-380 Utility & Services (GENERAL)$66.827050288SERVICE Total GOPHER STATE ONECALL 133.65 Unpaid GRAINGER E100-43100-210 Operating Supplies (GENERAL)$49.929462714545SUPPLIES Total GRAINGER 49.92 Unpaid HENN COSHERIFF-MC129 E100-43100-210 Operating Supplies (GENERAL)$92.901000084946-1RADIO FEE E100-42100-301 Prisoner$150.001000094663PRISONERFEES - BOOKING/HOUSING E100-42100-323 RadioUnits$918.931000094866RADIO FEES/MDC E100-43100-210 Operating Supplies (GENERAL)$152.481000094942RADIO FEE Total HENNCOSHERIFF-MC129 1,314.31 Unpaid HENNCOTAXPAYER SERVICES E100-41900-300 ProfessionalSrvs (GENERAL)$370.150617-52ANNUAL ASSESSMENT FEE Total HENNCOTAXPAYER SERVICES 370.15 Unpaid HUELIFE, LLC E100-43100-300 Professional Srvs (GENERAL)$125.00636PERSONALITY PROFILE Total HUELIFE, LLC 125.00 Unpaid JOEROTZ E100-41400-208 TrainingandInstruction$438.00CPE WEBINATRAINING Total JOEROTZ 438.00 Unpaid JOTSCOMPUTER SERVICES E100-41951-300 Professional Srvs (GENERAL)$637.5025370CONTRACT SERVICE 06/15/171:26PMCITYOFCORCORAN Page 4 Check Detail Register© June2017 Check AmtInvoiceComment Total JOTS COMPUTERSERVICES 637.50 Unpaid LAMETTI & SONSINC E422-43100-530 ImprovementsOtherThanBldgs$19,522.40PAY9DTUTILITY PROJECT - STREET 37% E422-49400-530 ImprovementsOtherThanBldgs$178.04PAY9DT UTILITY PROJECT - WATER28% E422-49450-530 ImprovementsOtherThanBldgs$56,695.04PAY9DTUTILITYPROJECT - SEWER35% Total LAMETTI & SONSINC 76,395.48 Unpaid LANDFORM G500-20392 Potentia SolarInc$93.7525873MNSOLAR IUP16-032 E100-41910-300 ProfessionalSrvs (GENERAL)$3,343.7525874CORCORAN PLANNING E100-41910-300 ProfessionalSrvs (GENERAL)$200.0025874CITY MEETINGS E100-41910-300 ProfessionalSrvs (GENERAL)$218.7525874BLDGCLEAN UP E100-41910-300 ProfessionalSrvs (GENERAL)$143.9225874REIMBURSABLE G500-20421 Ravinia 7thAddit - FP17-013$652.0025874RAVINIA 7TH PLAT & PUD17-013 G500-20412 Corcoran 2040Comprehensive$3,803.7525874CORCORAN 2040 COMPPLAN17-001 G500-20413 Ravinia8thFPandPUD$93.7525874RAVINIA 8TH FPANDPUD 17-002 G500-20416 SunriseSolar - 17-007$2,923.0025874SUNRISESOLAR 17-007 G500-20418 Pheasant RidgeSketch17-009$281.2525874PHEASANT RIDGE17-009 G500-20419 BallisticProducts - 17-011$62.5025874BALLISTIC PRODUCTS17-011 G500-20420 BassLakeCrossMIHome17-012$2,869.7525874BASS LAKECROSSINGM/IHOMES 17-012 G500-20422 Motley LotLineAdjust 17-014$31.2525874MOTLEY LOT LINEADJUSTMENT 17-014 G500-20423 BassLakeEstSkchPUD17-015$165.2525874BASSLAKEESTATES SKETCH PUD17-015 Total LANDFORM 14,882.67 Unpaid LANO EQUIPMENT E100-43100-225 Landscape/DitchMaterials$2,000.0002-455239EQUIPMENT Total LANO EQUIPMENT 2,000.00 Unpaid MAPLEGROVE, CITYOF E601-49400-310 OtherProfessional Services$8,250.0017433WATER CONNECTION Total MAPLEGROVE, CITYOF 8,250.00 Unpaid MAXIMUM RECYCLING LLC E100-43232-210 Operating Supplies (GENERAL)$1,426.561337CLEAN UP DAYRECYCLING Total MAXIMUMRECYCLING LLC 1,426.56 Unpaid MENARDS MAPLEGROVE E100-43100-220 Repair/Maint Supply (GENERAL)$66.572568REPAIR SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$8.992592REPAIR SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$54.342740REPAIR SUPPLIES Total MENARDS MAPLE GROVE 129.90 Unpaid METRO WEST INSPECTION SERVICES E100-42400-300 ProfessionalSrvs (GENERAL)$180.00100MEETINGS & PLAN REVIEWS E100-42400-300 Professional Srvs (GENERAL)$360.001029MEETINGS & PLAN REVIEWS Total METRO WESTINSPECTIONSERVICES 540.00 Unpaid METROPOLITAN COUNCILENVIRO 06/15/171:26PMCITYOFCORCORAN Page 5 Check Detail Register© June2017 Check AmtInvoiceComment E602-49450-312 MCESSewage Treatment$443.110001069204MATERIAL TREATMENT Total METROPOLITAN COUNCILENVIRO 443.11 Unpaid METROPOLITAN COUNCIL MCES E602-49450-310 OtherProfessional Services$22,141.35061417SAC ACTIVITY Total METROPOLITANCOUNCILMCES 22,141.35 Unpaid MILLER CHEVROLET E100-43100-220 Repair/Maint Supply (GENERAL)$42.98CVW146437REPAIR PARTS E100-43100-220 Repair/Maint Supply (GENERAL)$14.14CVW146541REPAIR PARTS Total MILLERCHEVROLET 57.12 Unpaid MINNESOTA EQUIPMENT E100-43100-232 Gravel$250.00F01242SUPPLIES E100-45200-210 Operating Supplies (GENERAL)$326.39P37462SUPPLIES Total MINNESOTAEQUIPMENT 576.39 Unpaid MINNESOTA ROADWAYSCOMPANY E100-43100-233 Asphalt Maint/Patching$340.5078608ASPHALT EMULSION SUPPLIES Total MINNESOTAROADWAYS COMPANY 340.50 Unpaid MNCHIEFSOFPOLICE ASSOC E100-42100-208 TrainingandInstruction$580.002704CLEO & COMMAND ACADEMY Total MNCHIEFS OFPOLICE ASSOC 580.00 Unpaid NAPAAUTOPARTS - CORCORAN E100-43100-220 Repair/Maint Supply (GENERAL)$62.79118942SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$59.37122212SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$18.85122288SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$103.69122521SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$3.98122611SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$261.38123161SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)($27.00)123272SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$342.99123671SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$409.18123765SUPPLIES E100-43100-220 Repair/Maint Supply (GENERAL)$54.02123956SUPPLIES Total NAPAAUTO PARTS - CORCORAN 1,289.25 Unpaid NARDINI FIREEQUIPMENT E100-41941-300 Professional Srvs (GENERAL)$149.00IN00046148KITCHEN INSPECTION Total NARDINIFIRE EQUIPMENT 149.00 Unpaid NORTHLANDTRUST SERVICES E311-43100-610 Interest$47,843.75CORCO12B-6-BONDPAYMENT - INTERESTPW E601-49400-610 Interest$25,322.26CORCO14B6-BONDPAYMENT - INTERESTWATER E602-49450-610 Interest$19,102.75CORCO14B6-BONDPAYMENT - INTERESTSEWER E312-47000-610 Interest$26,840.00CORCO16A6-BONDPAYMENT - INTEREST E309-47000-610 Interest$2,900.00CORCO16A6-BONDPAYMENT - INTEREST E309-47000-610 Interest$3,397.00CORCORAN1BOND PAYMENT - INTEREST 06/15/171:26PMCITYOFCORCORAN Page 6 Check Detail Register© June2017 Check AmtInvoiceComment Total NORTHLAND TRUSTSERVICES 125,405.76 Unpaid OFFICEDEPOT E100-41941-200 OfficeSupplies (GENERAL)$69.00932387106001OFFICE SUPPLIES Total OFFICEDEPOT 69.00 Unpaid OMANN BROTHERS PAVING INC E100-43100-233 Asphalt Maint/Patching$186.1212704ASPHALT MIX E100-43100-233 Asphalt Maint/Patching$128.0012707ASPHALT MIX Total OMANN BROTHERS PAVING INC 314.12 Unpaid POSTMASTER E100-41130-351 Newsletter Expenses$1,050.0017WINTERSP2017 NEWSLETTER Total POSTMASTER 1,050.00 Unpaid RESOURCE TRAINING & SOLUTIONS E100-41300-131 Employer PaidHealth$443.00170602186048HEALTH INSURANCE E100-41400-131 Employer PaidHealth$0.00170602186048HEALTH INSURANCE E100-42100-131 EmployerPaidHealth$5,094.50170602186048HEALTH INSURANCE E100-42102-131 EmployerPaidHealth$443.00170602186048HEALTH INSURANCE E100-43100-131 EmployerPaidHealth$5,980.50170602186048HEALTH INSURANCE G100-20205 Reimbursements$1,107.50170602186048HEALTH INSURANCE G100-20205 Reimbursements$1,107.50170602186048HEALTH INSURANCE Total RESOURCETRAINING & SOLUTIONS 14,176.00 Unpaid SUBURBAN TIREWHOLESALE INC E100-43100-220 Repair/Maint Supply (GENERAL)$63.3910146184NEW TIRE E100-43100-220 Repair/Maint Supply (GENERAL)$464.0010147066TIRES Total SUBURBANTIREWHOLESALE INC 527.39 Unpaid SUNLIFEFINANCIAL E100-41300-131 Employer PaidHealth$26.88237687-2017-7EMPLOYER PAID HEALTH E100-41400-131 Employer PaidHealth$31.88237687-2017-7EMPLOYER PAID HEALTH E100-41920-131 EmployerPaidHealth$26.88237687-2017-7EMPLOYER PAIDHEALTH E100-42100-131 EmployerPaidHealth$319.69237687-2017-7EMPLOYER PAIDHEALTH E100-43100-131 EmployerPaidHealth$90.24237687-2017-7EMPLOYER PAIDHEALTH E100-42102-131 EmployerPaidHealth$56.13237687-2017-7EMPLOYER PAIDHEALTH G100-20205 Reimbursements$2.50237687-2017-7COBRA Total SUNLIFEFINANCIAL 554.20 Unpaid TEAMSTER LOCAL 320 G100-21707 Union Dues$343.44JUN17UNION DUES/TLDF Total TEAMSTERLOCAL 320 343.44 Unpaid TRANSUNION RISK & ALTERNATIVE E100-42100-218 Investigations$37.903609221-0517SERVICE Total TRANSUNION RISK & ALTERNATIVE 37.90 Unpaid TRUENORTHSTEEL 06/15/171:26PMCITYOFCORCORAN Page 7 Check Detail Register© June2017 Check AmtInvoiceComment E100-43100-229 Culverts$571.40BL0000006462CULVERT SUPPLIES Total TRUENORTHSTEEL 571.40 Unpaid USBANKCORP EQUIPMENTFINANCE E100-41951-210 Operating Supplies (GENERAL)$317.00332249184COPIER LEASE Total USBANKCORP EQUIPMENTFINANCE 317.00 Unpaid VERIZON WIRELESS E100-42100-323 RadioUnits$245.079786494614RADIO UNITS E100-42100-321 Telephone$331.339786494614CELL SERVICE Total VERIZONWIRELESS 576.40 Unpaid WENCK ASSOCIATES, INC. E100-43170-300 ProfessionalSrvs (GENERAL)$2,321.30MAY2017GENERAL ENGSERVICES E601-49400-303 Engineering Fees$3,397.90MAY2017WATER -ENGINEERING E602-49450-303 EngineeringFees$75.00MAY2017SANITARY SEWER -ENGINEERING E422-43100-530 ImprovementsOtherThan Bldgs$6,766.38MAY2017DT UTILITYPROJECT - STREET 37% E422-49400-530 ImprovementsOtherThan Bldgs$5,120.50MAY2017DT UTILITYPROJECT - WATER28% E422-49450-530 ImprovementsOtherThanBldgs$6,400.62MAY2017DTUTILITY PROJECT - SEWER 35% E415-45200-520 Buildings and Structures$275.40MAY2017PARK DEDICATION G500-20335 Lennar Eng PlanReview/Modific$22,279.55MAY2017LENNAR - ENGINEERING E419-43100-303 Engineering Fees$2,323.00MAY2017HACKAMOREROAD IMPROVEMENTS 2294-0028 G500-20415 M/IHomes SketchPlan 17-006$3,963.28MAY2017MI HOMES G500-20412 Corcoran 2040Comprehensive$2,996.30MAY20172040CORCORAN COMPPLAN E602-49450-303 EngineeringFees$671.12MAY2017MCES SEWEREXTENSION G500-20418 Pheasant RidgeSketch17-009$90.30MAY2017PHEASANT RIDGE SKETCH 17-009 G500-20247 Sunram$1,497.51MAY2017SUNRAMPERMITS, ACCT. #500-20247 Total WENCK ASSOCIATES, INC. 58,178.16 Unpaid WESTSIDE WHOLESALETIRE E100-43232-210 Operating Supplies (GENERAL)$288.00788444CLEAN UP DAY E100-43100-220 Repair/Maint Supply (GENERAL)$20.00790811SERVICE Total WESTSIDE WHOLESALETIRE 308.00 Unpaid XCELENERGY E100-43100-381 Street/SignalLights$23.06548923330STREET LIGHTING 9525 CAINROAD E100-43100-381 Street/SignalLights$22.41549007038STREET LIGHTING CR19/CR30 Total XCEL ENERGY 45.47 10100 Farmers State Bank$416,675.76 06/15/171:26PMCITYOFCORCORAN Page 8 Check Detail Register© June2017 Check AmtInvoiceComment FundSummary 10100 Farmers State Bank 100GENERALFUND$117,073.30 309D/S-EQUIPMENTCERTS$6,297.00 3112012BPUBLICWORKS BONDD/S$47,843.75 3122016ADOWNTOWN IMPROVEMENT D/S$26,840.00 415PARK CAPITAL FUND$275.40 419 HACKAMORE UPGRADE (LENNAR)$2,323.00 422DOWNTOWN IMPROVEMENT$94,682.98 500ESCROWHOLDING FUND$41,803.19 601WATER$37,036.99 602SEWER$42,500.15 416,675.76 CityofCorcoran ConsultantSummary 6/22/2017 NameInvoice DateAmount Due Carson, Clelland & Scherder Landform06/09/17 14,882.67 MetroWestInspection05/26/17 WenckAssociates06/09/17$ 58,178.16 Total$ 73,600.83 H:\\CityHallInformation\\CITYGOVERNMENT\\Council, Commissions & Committees\\CouncilInformation\\Council Claims\\2017ClaimsWorkbook Vendor: Landform CITY OF CORCORAN Date: 6-9-17 PAYMENT VOUCHER Address: Landform Suite 513 Payment Total: $ 14,882.67 105 South Fifth Ave Minneapolis,MN 55401 INV DATE: 07/09/17 TFundDepartmentAccountDescription Amount 100 41910 300 Corcoran Planning 25874 3,343.75 100 41910 300 City Meetings 25874 200.00 100 41910 300 BLDG CLEAN UP 25874 218.75 100 41910 300 i REIMBURSABLE 25874 143.92 ' 500 20376 PARK PLACE STORAGE 16-027 500 20389 STREHLER ESTATES 16-001 500 20392 MN SOLAR IUP 16-032 25873 93.75 500 20396 RAVINIA 4TH 16-004 500 20398 i Borgen 16-013 7! 500 20400 V\2-` RAVINIA 6TH 16-016 500 20400 b V RAVINIA 5TH 16-015 1 500 20404 f` LENNAR SCHWALBE PUD 500 20405 NICHOLS PUD 16-03 -I 500 -2008—\wile RAVINIA 7TH 25874 652.00 500 20407 MOTOR CAFE PUD 16-033 500 20408 r 1 CARLSON LOT CONSOLDATION 16-034 500 20409 1` II WILLOW BROOK 16-035 _ 500 20411 SUNRISE SOLAR 17-003 500 20412 CORCORAN 2040 COMPREHENSIVE 17-001 25874 3,803.75 500 20413 I RAVINIA 8TH FP AND PUD 17-00.2 25874 93.75 500 20414 Gmach Sketch 17-004 500 20415 M-I Homes Sketch 17-006 500 20416 Sunrise Solar-17-007 25874 2,923.00 500 20418 Pheasant Ridge 17-009 25874 281.25 500 20419 Ballistic Products-17-011 25874 62.50 i 500 20420 Bass Lake Cross MI Home 17-012 25874 2,869.75 500 20422 Motley Lot Line Adjust 17-014 25874 31.25 500 20423 Bass Lake Est Skch PUD 17-015 25874 165.25 TOTAL: $ 14,882.67 Approved Notes Check k 41ttila6/(Y 3., LAN D F O R M From Site to Finish 105 South Fifth Avenue Tel: 612.252 9070 Suite 513 Fax: 612-252-9077 City of Corcoran Minneapolis,MN 55401 Web: landfor:n.net 8200 County Road 116 Corcoran,MN 55340 INVOICE No.25873 06/07/2017 Corcoran Planning Services COR16014.GEN JUN o S 2017 a Contract/PO#: 4ForServicesRenderedThrough5/31/2017 z y 9 err.. 032-Solar IUP(city file 16-032) Professional Services Employee Hours Rate Amount Lindahl,Kendra S 75 125.00 93.75 Total Professional Services for.032 93.75 Total Charges for.032 93.75 Invoice Amount 93.75 Please remit to: Landform, 105 South Fifth Avenue, Suite 513, Minneapolis, MN 55401 Please include invoice number on remittance. Page 1 of 1 Linked Invoice Transactions - Landform Professional Services, LLC Invoice No.:25873 Invoice Date:6/7/2017 Transaction ID:10302 Labor Transactions P/E Date Employee Labor Code Work Date Hrs Effort COR16014.GEN..032 Solar IUP(city file 16-032) 05/15/2017 Lindahl,Kendra S 5/10/2017 0.50 62.50 questions about landscape revisions 05/15/2017 Lindahl,Kendra S 5/15/2017 0.25 31.25 questions about submittal of revised plans Total for COR16014.GEN..032 0.75 93.75 Total labor 0.75 93.75 6/8/2017 6:27:09 AM 1 of 1 LAN D F O R M From Site to Finish 105 South Fifth Avenue Tel: 612-252 9070 Suite 513 Fax: 612-252-9077 City of Corcoran Minneapolis,MN 55401 Web: landform.net 8200 County Road 116 Corcoran,MN 55340 INVOICE No.25874 06/07/2017 Corcoran Planning Services t...; 7,r F. 4 COR17015.GEN Contract/PO#: e, JUN 0 9 2017 k For Services Rendered Through 5/31/2017 001 -Corcoran 2040 Comprehensive Plan(city file 17-001) Professional Services Employee Hours Rate Amount Hammer,Kathleen G. 13.00 67.00 871.00 Hurlburt,Anne 1.00 115.00 115.00 Lindahl,Kendra S 11.50 125.00 $1,437.50 Matze,Mary L 6.50 92.00 598.00 Osthus,Emily Terrill 5.50 77.00 423.50 Pierquet,Danyelle P 2.50 115.00 287.50 Skog,Layci Blair 1.25 57.00 71.25 Total Professional Services for.001 3,803.75 Total Charges for.001 3,803.75 002-Ravinia 8th FP and PUD Final Plan(city file 17-003) Professional Services Employee Hours Rate Amount Lindahl,Kendra S 75 125.00 93.75 Total Professional Services for.002 93.75 Total Charges for.002 93.75 Page 1 of 4 Project COR17015.GEN Corcoran Planning Services Invoice 25874 005-Ordinance Updates- Building Clean up(city file 17-005) Professional Services Employee Hours Rate Amount Lindahl,Kendra S 1.75 125.00 218.75 Total Professional Services for.005 218.75 Total Charges for.005 218.75 007-Sunrise Solar-CR 50(city file 17-007) Professional Services Employee Hours Rate Amount Lindahl,Kendra S 10.50 125.00 $1,312.50 Matze,Mary L 15.00 92.00 $1,380.00 Osthus,Emily Terrill 1.50 77.00 115.50 Pierquet, Danyelle P 1.00 115.00 115.00 Total Professional Services for.007 2,923.00 Total Charges for.007 2,923.00 009-Pheasant Ridge Sketch Plan(city file 17-009) Professional Services Employee Hours Rate Amount Lindahl, Kendra S 2.25 125.00 281.25 Total Professional Services for.009 281.25 Total Charges for.009 281.25 011 -Ballistic Products SPA(city file 17-011) Professional Services Employee Hours Rate Amount Lindahl,Kendra S 50 125.00 62.50 Total Professional Services for.011 62.50 Total Charges for.011 62.50 012-Bass Lake Crossing CPA RZ PP&PUD(city file 17-012) Professional Services Employee Hours Rate Amount Lindahl, Kendra S 5.25 125.00 656.25 Matze,Mary L 23.75 92.00 $2,185.00 Van Sistine,Janalee S 50 57.00 28.50 Total Professional Services for.012 2,869.75 Total Charges for.012 2,869.75 Page 2 of 4 Project COR17015.GEN Corcoran Planning Services Invoice 25874 013-Ravinia 7th Addition Final PUD and Final Plat(City file 17-013) Professional Services Employee Hours Rate Amount Hammer, Kathleen G. 6.00 67.00 402.00 Lindahl,Kendra S 2.00 125.00 250.00 Total Professional Services for.013 652.00 Total Charges for.013 652.00 014-Motley Lot Adjustment and Variance(17-014) Professional Services Employee Hours Rate Amount Lindahl,Kendra S 25 125.00 31.25 Total Professional Services for.014 31.25 Total Charges for.014 31.25 015-Bass Lake Estates PUD Sketch(17-015) Professional Services Employee Hours Rate Amount Hammer, Kathleen G. 2.00 . 67.00 134.00 Lindahl,Kendra S 25 125.00 31.25 Total Professional Services for.015 165.25 Total Charges for.015 165.25 90-City Business Professional Services Employee Hours Rate Amount Lindahl,Kendra S 26.75 125.00 $3,343.75 Total Professional Services for.90 3,343.75 Total Charges for.90 3,343.75 MTG-City Meeting Professional Services Employee Hours Rate Amount Lindahl,Kendra S 2.00 100.00 200.00 Total Professional Services for MTG 200.00 Total Charges for MTG 200.00 Reimbursable Invoice Unit Rate Qty Markup Amount 99 City Expenses Lindahl,Kendra S 732 54 269.00 1.00 143.92 Total for City Expenses 143.92 Page 3 of 4 Project COR17015.GEN Corcoran Planning Services Invoice 25874 Total Reimbursable 143.92 Invoice Amount $14,788.92 Please remit to: Landform, 105 South Fifth Avenue, Suite 513, Minneapolis, MN 55401 Please include invoice number on remittance. Page 4 of 4 Linked Invoice Transactions - Landform Professional Services, LLC Invoice No.:25874 Invoice Date:6/7/2017 Transaction ID: 10303 Labor Transactions P/E Date Employee Labor Code Work Date Hrs Effort COR17015.GEN..001 Corcoran 2040 Comprehensive Plan(city file 17-001) 05/15/2017 Hammer,Kathleen G. 5/5/2017 3.00 201.00 Meeting material prep for 5/18 meeting 05/15/2017 Hammer,Kathleen G. 5/8/2017 3.25 217.75 Meeting in a box,internal meeting,meeting material prep for 5/18 meeting 05/15/2017 Hammer,Kathleen G. 5/10/2017 1.50 100.50 Meeting in a box materials(1.5) Corcoran Property Owner Land Use change request 05/15/2017 Hammer,Kathleen G. 5/11/2017 3.50 234.50 Meeting in a box(0.5) Map edits(1.0) PP for 5/18 meeting(2.0) 05/15/2017 Hammer,Kathleen G. 5/12/2017 1.25 83.75 5/18 meeting materials and PP 05/15/2017 Skog,Layci Blair 5/8/2017 0.25 14.25 contacts download 05/15/2017 Skog,Layci Blair 5/15/2017 0.25 14.25 check contact list.No new updates. 05/15/2017 Pierquet,Danyelle P 5/8/2017 1.00 115.00 team meeting 05/15/2017 Pierquet,Danyelle P 5/9/2017 1.00 115.00 exhibits with KH and MM 05/15/2017 Pierquet,Danyelle P 5/10/2017 0.50 57.50 exhibit coordination 05/31/2017 Skog,Layci Blair 5/18/2017 0.25 14.25 update the website with the session packet 05/31/2017 Skog,Layci Blair 5/19/2017 0.25 14.25 upload 4/20 minutes to website 05/31/2017 Skog,Layci Blair 5/31/2017 0.25 14.25 website updates 05/15/2017 Osthus,Emily Terrill 5/10/2017 2.25 173.25 Corcoran diagram(Focus option for Council Work Session 5/18) 05/15/2017 Osthus,Emily Terrill 5/11/2017 3.25 250.25 edits to Corcaran diagrams 05/15/2017 Lindahl,Kendra S 5/4/2017 1.00 125.00 PC prep 05/15/2017 Lindahl,Kendra S 5/8/2017 1.00 125.00 land use charettee 05/15/2017 Lindahl,Kendra S 5/9/2017 0.50 62.50 Council work session prep 05/15/2017 Lindahl,Kendra S 5/10/2017 0.50 62.50 map exhibits for work session packet 05/15/2017 Lindahl,Kendra S 5/11/2017 1.50 187.50 council work session packet 6/8/2017 6:25:50 AM 1 of 6 Linked Invoice Transactions - Landform Professional Services, LLC Invoice No.:25874 Invoice Date:6/7/2017 Transaction ID: 10303 05/15/2017 Matze,Mary L 5/9/2017 2.25 207.00 MUSA alternatives exhibits. 05/15/2017 Matze,Mary L 5/10/2017 4.25 391.00 Prepare exhibits. 05/31/2017 Lindahl,Kendra S 5/17/2017 1.00 125.00 team meeting 05/31/2017 Lindahl,Kendra S 5/18/2017 5.00 625.00 Council work session&prep 05/31/2017 Lindahl,Kendra S 5/24/2017 1.00 125.00 comp plan PC packet 05/15/2017 Hurlburt,Anne 5/8/2017 1.00 115.00 Meeting re:Land Use Plan 1.00 05/31/2017 Hammer,Kathleen G. 5/16/2017 0.50 33.50 Update PP for 5/18 meeting Total for COR17015.GEN..001 41.25 3,803.75 COR17015.GEN..002 Ravinia 8th FP and PUD Final Plan(city file 17-003) 05/15/2017 Lindahl,Kendra S 5/1/2017 0.25 31.25 revised easement 05/15/2017 Lindahl,Kendra S 5/3/2017 0.25 31.25 talk to paul about need for legal revisions and 7th addition 05/15/2017 Lindahl,Kendra S 5/4/2017 0.25 31.25 send revised legal Total for COR17015.GEN..002 0.75 93.75 COR17015.GEN..005 Ordinance Updates- Building Clean up(city file 17-005) 05/15/2017 Lindahl,Kendra S 5/4/2017 0.50 62.50 prep for PC 05/15/2017 Lindahl,Kendra S 5/10/2017 0.25 31.25 recording docs 05/31/2017 Lindahl,Kendra S 5/18/2017 1.00 125.00 CC Packet Total for COR17015.GEN..005 1.75 218.75 COR17015.GEN..007 Sunrise Solar-CR 50(city file 17-007) 05/31/2017 Pierquet,Danyelle P 5/24/2017 1.00 115.00 screening alternatives-site review and recommendations 05/15/2017 Lindahl,Kendra S 5/15/2017 1.00 125.00 meeting with Bill Webber RE:landscape revisions 05/15/2017 Osthus,Emily Terrill 5/4/2017 1.50 115.50 diagram edits 05/15/2017 Lindahl,Kendra S 5/1/2017 0.50 62.50 plan updates from applicant/neighborhood comments 05/15/2017 Lindahl,Kendra S 5/2/2017 0.50 62.50 neighborhood correspondence 05/15/2017 Lindahl,Kendra S 5/3/2017 1.00 125.00 site visit/follow up calls from city attorney 05/15/2017 Lindahl,Kendra S 5/4/2017 1.50 187.50 6/8/2017 6:25:50 AM 2 of 6 Linked Invoice Transactions - Landform Professional Services, LLC Invoice No.:25874 Invoice Date:6/7/2017 Transaction ID: 10303 prep for PC 05/15/2017 Lindahl,Kendra S 5/8/2017 0.50 62.50 talk to Bill/coordinate with Maly on PC meeting/update to city attorney 05/15/2017 Matze,Mary L 5/3/2017 1.25 115.00 Powerpoint presentation. 05/15/2017 Matze,Mary L 5/4/2017 3.50 322.00 update powerpoint.Discuss project with bill and kendra. 05/15/2017 Matze,Mary L 5/8/2017 0.25 23.00 Planning Commission Follow up 05/15/2017 Matze,Mary L 5/9/2017 0.50 46.00 Council Report 05/15/2017 Matze,Mary L 5/10/2017 1.75 161.00 Update staff report. 05/31/2017 Lindahl,Kendra S 5/18/2017 2.00 250.00 council packet 05/31/2017 Lindahl,Kendra S 5/23/2017 1.00 125.00 comments from applicant and city 05/31/2017 Lindahl,Kendra S 5/25/2017 1.00 125.00 meeting prep 05/31/2017 Lindahl,Kendra S 5/26/2017 0.50 62.50 meeting follow up with brad 05/31/2017 Lindahl,Kendra S 5/31/2017 1.00 125.00 DRC discussion and follow up with applicant 05/31/2017 Matze,Mary L 5/18/2017 6.50 598.00 Council report and packet. 05/31/2017 Matze,Mary L 5/25/2017 0.75 69.00 Review powerpoint. 05/31/2017 Matze,Mary L 5/30/2017 0.25 23.00 Council request for panel specs. 05/31/2017 Matze,Mary L 5/31/2017 0.25 23.00 Review solar panel specs Total for COR17015.GEN..007 28.00 2,923.00 COR17015.GEN..009 Pheasant Ridge Sketch Plan(city file 17-009) 05/15/2017 Lindahl,Kendra S 5/3/2017 1.00 125.00 DRC 05/31/2017 Lindahl,Kendra S 5/17/2017 0.25 31.25 comments on PUD sketch 05/31/2017 Lindahl,Kendra S 5/22/2017 0.25 31.25 emails from applicant-set up DRC 05/31/2017 Lindahl,Kendra S 5/24/2017 0.75 93.75 DRC meeting Total for COR17015.GEN..009 2.25 281.25 COR17015.GEN..011 Ballistic Products SPA(city file 17-011) 05/15/2017 Lindahl,Kendra S 5/15/2017 0.25 31.25 coordinate with city attorney 6/8/2017 6:25:50 AM 3 of 6 Linked Invoice Transactions - Landform Professional Services, LLC Invoice No.:25874 Invoice Date:6/7/2017 Transaction ID:10303 05/31/2017 Lindahl,Kendra S 5/17/2017 0.25 31.25 provide comments on easement doc Total for COR17015.GEN..011 0.50 62.50 COR17015.GEN..012 Bass Lake Crossing CPA RZ PP&PUD(city file 17-012) 05/15/2017 Lindahl,Kendra S 5/1/2017 0.25 31.25 talk to Jason about missing items 05/15/2017 Lindahl,Kendra S 5/3/2017 0.50 62.50 DRC discussion 05/15/2017 Lindahl,Kendra S 5/10/2017 2.00 250.00 DRC with developer/Parks report 05/15/2017 Lindahl,Kendra S 5/15/2017 0.50 62.50 revisions 05/15/2017 Matze,Mary L 5/8/2017 0.25 23.00 Parks commission report. 05/15/2017 Matze,Mary L 5/9/2017 3.25 299.00 Parks commission report 05/15/2017 Matze,Mary L 5/10/2017 1.25 115.00 Update report.assemble packet. 05/31/2017 Lindahl,Kendra S 5/18/2017 0.25 31.25 parks commission recommendation 05/31/2017 Lindahl,Kendra S 5/20/2017 0.50 62.50 incomplete letter and request ghost plat 05/31/2017 Lindahl,Kendra S 5/23/2017 1.00 125.00 PC report 05/31/2017 Lindahl,Kendra S 5/31/2017 0.25 31.25 DRC discussion 05/31/2017 Matze,Mary L 5/22/2017 6.75 621.00 Staff report. 05/31/2017 Matze,Mary L 5/23/2017 0.50 46.00 Discuss and review staff report. 05/31/2017 Matze,Mary L 5/24/2017 6.75 621.00 Resolutions and packet. 05/31/2017 Matze,Mary L 5/19/2017 5.00 460.00 Review for completeness;start staff report. 05/31/2017 Van Sistine,Janalee S 5/23/2017 0.50 28.50 typing up legal description for Mary. Total for COR17015.GEN..012 29.50 2,869.75 COR17015.GEN..013 Ravinia 7th Addition Final PUD and Final Plat(City file 17-013) 05/31/2017 Lindahl,Kendra S 5/17/2017 1.00 125.00 DRC meeting 05/31/2017 Lindahl,Kendra S 5/23/2017 0.50 62.50 incomplete letter 05/31/2017 Lindahl,Kendra S 5/26/2017 0.50 62.50 phone call with paul tabone 05/31/2017 Hammer,Kathleen G. 5/22/2017 1.00 67.00 6/8/2017 6:25:50 AM 4 of 6 Linked Invoice Transactions - Landform Professional Services, LLC Invoice No.:25874 Invoice Date:6/7/2017 Transaction ID: 10303 Preliminary plan review for completeness 05/31/2017 Hammer,Kathleen G. 5/23/2017 2.50 167.50 preliminary review and complete letter 05/31/2017 Hammer,Kathleen G. 5/18/2017 2.00 134.00 Preliminary plan review for completeness 05/31/2017 Hammer,Kathleen G. 5/19/2017 0.50 33.50 Preliminary plan review for completeness Total for COR17015.GEN..013 8.00 652.00 COR17015.GEN..014 Motley Lot Adjustment and Variance(17-014) 05/31/2017 Lindahl,Kendra S 5/25/2017 0.25 31.25 project set up Total for COR17015.GEN..014 0.25 31.25 COR17015.GEN..015 Bass Lake Estates PUD Sketch(17-015) 05/31/2017 Lindahl,Kendra S 5/22/2017 0.25 31.25 follow up with greg hayes on requirements 05/31/2017 Hammer,Kathleen G. 5/26/2017 2.00 134.00 Review Application for completeness and send out complete letter Total for COR17015.GEN..015 2.25 165.25 COR17015.GEN..90 City Business 05/15/2017 Lindahl,Kendra S 5/1/2017 1.00 125.00 met council lift station process/DRC agenda/Zoning calls&emails 05/15/2017 Lindahl,Kendra S 5/2/2017 1.00 125.00 zoning questions/emails 05/15/2017 Lindahl,Kendra S 5/3/2017 2.00 250.00 office hours 05/15/2017 Lindahl,Kendra S 5/4/2017 1.00 125.00 zoning calls/emails 05/15/2017 Lindahl,Kendra S 5/8/2017 1.00 125.00 DRC agenda/zoning calls&emails 05/15/2017 Lindahl,Kendra S 5/9/2017 0.50 62.50 zoning calls/emails 05/15/2017 Lindahl,Kendra S 5/10/2017 4.00 500.00 office hours 05/15/2017 Lindahl,Kendra S 5/11/2017 1.00 125.00 zoning calls/emails 05/15/2017 Lindahl,Kendra S 5/15/2017 2.00 250.00 planning questions-calls&emails 05/31/2017 Lindahl,Kendra S 5/17/2017 3.00 375.00 office hours 05/31/2017 Lindahl,Kendra S 5/18/2017 1.00 125.00 planning project update 05/31/2017 Lindahl,Kendra S 5/22/2017 1.00 125.00 zoning calls&emails 05/31/2017 Lindahl,Kendra S 5/23/2017 1.00 125.00 PC meeting/zoning emails&phone calls/drc agenda 6/8/2017 6:25:50 AM 5 of 6 Linked Invoice Transactions - Landform Professional Services, LLC Invoice No.:25874 Invoice Date:6/7/2017 Transaction ID:10303 05/31/2017 Lindahl,Kendra S 5/24/2017 4.00 500.00 office hours 05/31/2017 Lindahl,Kendra S 5/25/2017 0.25 31.25 review PC minutes 05/31/2017 Lindahl,Kendra S 5/16/2017 0.50 62.50 zoning ca/ls/emails 05/31/2017 Lindahl,Kendra S 5/31/2017 2.50 312.50 office hours&zoning calls/emails Total for COR17015.GEN..90 26.75 3,343.75 COR17015.GEN.MTG City Meeting 05/15/2017 Lindahl,Kendra S 5/4/2017 1.00 100.00 PC meeting 05/31/2017 Lindahl,Kendra S 5/25/2017 1.00 100.00 City Council meeting Total for COR17015.GEN.MTG 2.00 200.00 Total labor 143.25 14,645.00 Employee Reimbursable Transactions Check No.Payee Expense Code Check Date Units Effort COR17015.GEN..99 City Expenses 732 Lindahl,Kendra S Reimb Project Mileage 5/31/2017 17.00 9.10 office hours 732 Lindahl,Kendra S Reimb Project Mileage 5/31/2017 36.00 19.26 CC meeting 732 Lindahl,Kendra S Reimb Project Mileage 5/31/2017 36.00 19.26 Comp Plan Work Session 732 Lindahl,Kendra S Reimb Project Mileage 5/31/2017 36.00 19.26 PC Meeting 732 Lindahl,Kendra S Reimb Project Mileage 5/31/2017 36.00 19.26 office hours 732 Lindahl,Kendra S Reimb Project Mileage 5/31/2017 36.00 19.26 office hours 732 Lindahl,Kendra S Reimb Project Mileage 5/31/2017 36.00 19.26 office hours 732 Lindahl,Kendra S Reimb Project Mileage 5/31/2017 36.00 19.26 office hours Total for COR17015.GEN..99 269.00 143.92 Total reimbursements 269.00 143.92 6/8/2017 6:25:50 AM 6 of 6 Vendor: METRO WEST INSPECTION SRV CITY OF CORCORAN Date 5-26-17 PAYMENT VOUCHER Address: METRO WEST INSPECTION SRV BOX 248 Payment Total: $ 540.00 LORETTO MN 55357 Due Date: 06/25/17 LFund ! Department Account Description Amount 100 20201 INSPECTION-2015 100 20201 INSPECTION-2016 100 42400 300 INSPECTION-2017 100 42400 300 MEETINGS & PLAN REVIEWS 1029 360.00 100 42400 300 ' MEETINGS & PLAN REVIEWS 100 180.00 Ci TOTAL : $ 540.00] Approved Notes Check# r Metro West Inspection Services, Inc. 689 Medina St, Suite 250 s;z Loretto, MN 55357 US 977 ° '`"° v ks.metrowest@gmail.com w INVOICE MAY 2 6 2017 bf BILL TO b INVOICE#TON------- . City of Corcoran DATE 05/11/2017 8200 County Rd 116 DUE DATE 06/10/2017 Corcoran, MN 55340 TERMS Net 30 ACTIVITY QTY RATE AMOUNT Fire Marshall 1 60.00 60.00 3/10/2017 meeting at Public Works with State Electricity Inspector Fire Marshall 1.50 60.00 90.00 3/29/2017 Public safety meeting Fire Marshall 1.50 60.00 90.00 4/5/2017 Solar Gardens memo Sunrise Energy Fire Marshall 0.50 60.00 30.00 4/18/2017 Staff meeting re:solar Co Rd 50 Fire Marshall 1.50 60.00 90.00 4/26/2017 Memo Bass Lake Crossing BALANCE DUE 360.00 METRO WEST INSPECTION SERVICES,INC. INVOICEBOX248 LORETTO,MN 55357 DATE PH. 763-479-1720 FAX 763-479-3090 NUMBER f 47 c¢ 1- £m e e-A•4-40' TERMS: PLEASE DETACH AND RETURN WITH YOUR REMITTANCE DATE CHARGES AND CREDITS fikAtoktiGE BALANCE FORWARD C> A a R a/ 2' . -t ,, 9- 09/7 P4pki.c S ry r• c f ..l,S' Y r. /7 6'S/4.A. , s. t,t, 17 A4 c.414 6..4Ss Litec°1.sf...s•/ /s 1, 3' 240132 ftMETROWESTThankYouPIANYTL HIS COLUMN e ro WestM- t West inspection- Servires;)nc. If'',CEgggg 741 -t.7 . Box 248 r DATE: March 13, 2017 Loretto, MN 55357 INVOICE # 100 Phone 763-479-1720 Fax 763-479-304.AY 26 2ul7 74 FOR:Services or inspections for which no fee is specifically indicated BILL TO: City of Corcoran 8200 County Rd 116 Corcoran; MN 55340 DESCRIPTION HOURS RATE AMOUNT 22/2f17-with Loran Review Sunrise Energy Ventures, Community Solar Gardens 1.00 60.00 8 00 2/8/2017-with Loren Pfait40VJOW--Itt.660. Corcoran staff meeting 1.00 60.00 60 00 SUBTOTAL TAX RATE SALES TAX OTHER TOTAL Make all checks payable to[Your Company Name] Total due in 15 days. Overdue accounts subject to a service charge of 1% per month. THANK YOU FOR YOUR BUSINESS! Metro West Inspection Services, Inc. 6$ 689 Medina St, Suite 250 Loretto, MN 55357 US U ' r ks.metrowest@gmail.com INVOICE BILL TO INVOICE# 1035 City of Corcoran DATE 05/15/2017 8200 County Rd 116 DUE DATE 06/14/2017 Corcoran, MN 55340 TERMS Net 30 ACTIVITY OTY RATE AMOUNT Fire Marshall 1 60.00 60.00 2/2/2017 Review of Sunrise Energy Ventures, Community Solar Gardens Fire Marshall 1 60.00 60.00 2/8/2017 plan review Lennar final PUD Ravinia 8th Addition Fire Marshall 1 60.00 60.00 3/1/2017 Corcoran Staff meeting with Loren BALANCE DUE 180.00 Vendor: Wenck CITY OF CORCORAN Date: 6-9-17 PAYMENT VOUCHER Address: Wenck 1800 Pioneer Creek Center Payment Total: $ 58,178.16 PO Box 249 Maple Plain, MN 55359-0249 Due Date: 07/09/17 T Fund Department Account 1 Description 100 43170 300 General Eng Services 2,321.30 411 43100 303 PW Building 601 49400 303 Water- Engineering 3,397.90 ,, 602 49450 303 Sanitary Sewer- Engineering 75.00 ; 422 43100 530 DT UTILITY PROJECT-STREET 37% 6,766.38 422 49400 530 DT UTILITY PROJECT-WATER 28%5,120.50 422 49450 530 DT UTILITY PROJECT-SEWER 35%6,275.4241545200520PARKDEDICATION275.4 0 500 20335 LENNAR- ENGINEERING 22,279.55 419 43100 303 HACKAMORE ROAD IMPROVEMENTS 2294-0028 2,323.00 500 20415 MI HOMES r$ 3,963.28 500 20376 a PARK PLACE STORAGE i 500 20412 2040 CORCORAN COMP PLAN 2,996.301 602 49450 303 MCES SEWER EXTENSION 671.12 500 20389 STREHLER ESTATES 16-001 r 500 20418 Pheasant Ridge Sketch 17-009 90.30 500 L 920392 MN SOLARmits, Acct. #500-20247 1,497.51H TOTAL : j $ 58,178.16 Approved Notes Check# 1 Z vow V WENCK ASSOCIATES Responsive partner. Exceptional outcomes. June 9, 2017 JUN 09 2017 Mr. Brad Martens City Administrator City of Corcoran BY: 8200 County Road 116 Corcoran, MN 55340 RE: Wenck's May 2017 Invoices Dear Brad: Enclosed are our invoices for May 2017. Engineering projects continue the summer construction effort with up to 8 phases of Lennar and the Downtown construction project. Unbilled hours of 13.80 were spent in Engineering and Design Services. General Engineering tasks for the month included time spent working on the 2040 Corcoran Comprehensive Plan, Stormwater, escrow projects included Park Place Storage, and Bass Lake MI Homes. If you have any questions as you review this letter or our invoices, please contact me at 763- 479-4209, ktorve @wenck.com, or City Hall. Sincerely, Wenck Associates, Inc. Kent Torve, P.E., LEED AP Principal enc: May 2017 Invoices] Wenck Associates, Inc. I 1800 Pioneer Creek Center I P.O. Box 249 I Maple Plain, MN 55359-0249 Toll Free 800-472-2232 Main 763-479-4200 Email wenckmp @wenck.com Web wenck.com vv v Mr. Brad Martens WENCKCityAdministrator June 9, 2017 ASSOCIATES Responsive partner. Exceptional outcomes. City of Corcoran May 2017 Invoices Invoice no. Project nos. Project name Amount 11703697 2294-01 General Engineering Services 100-02 Resident Communication 90.30 Iwo- 4306-'3' 200 Planning 335.40 IW-931/p-300 500-01 General 42.00 too' u341 3W 500-02 Council Meetings and Engineering Administrative 309.60 F')'a'"'t-3p° 500-05 2040 Corcoran Comprehensive Plan 2,996.30 Spy. (4L117- 600-01 Stormwater/WCATasks 1,544.00 ILW-MV 36` 800-02 Sunram Permits, Acct. #500-20247 1,497.51 50)-2‘1147 800-27 Bass Lake MI Homes 3,963.28 St-' / 800-28 Pheasant Ridge OSP 90.30 900-02 Sewer 75.00 ca 900-05 Western Water Loop Feasibility 3,397.90 °2-104 -343 950 Ravinia Park Design 275.40 z-ii5"--''11 1" $l" Total $ 14,616.99 11703691 B2294-0023 Downtown Utility and Street Project 2014C04;43% r I,iZZ v314' 900 Construction Inspection 120,50 18,287.50 tin,-494°j'5_3' 6,jou®6Z Total $ 18,287.50_Lin-L qL{ 6 1 11703692 82294-0025 MCES Gravity Sewer Extension Project Phase 01 Design/Permitting 61.12 Phase 02 Construction Management 610.00 / L{ t Nsv. Total $671.12 6v2` 30? 11703693 82294-0028 Hackamore Road Improvements Phase 050 Preliminary Desgin & Engineering Coordination 2,323.00 N31°° Total $ 2,323.00 , 03 Total City Projects $ 35,227.49 Invoice no. Project nos. Project name Amount 11703689 2294-17 Lennar Development 100 Engineering & Project Coordination 1,556.80 200 Construction Plan Reviews and Approvals 2,586.18 300 Construction Inspection 17,601.57 350 LOMR and Stormwater Modeling 535.00 Total $ 22,279.55 SUOZu33S Total Escrow Projects $ 22,279.55 L Invoice Total $ 58,178.16 V T:\2294-Corcoran\Invoices and Budget Tracker etc\2017\05 May May 2017 cover letter dock Invoice VA. June 7, 2017 Invoice No: 11703697 fI(E N C K City of Corcoran, MN 8200 County Road 116 Responsive partner. Corcoran, MN 55340 Exceptional outcomes. Project Manager Kent Torve Project 2294-01 Corcoran General Engineering Services Professional Services Through May 31, 2017 Phase 100-02 Resident Communication Resident Communication Professional Personnel Hours Rate Amount Torve, Kent 70 129.00 90.30 Totals 70 90.30 Total Labor 90.30 Phase Total 90.30 Phase 200 PLANNING PLANNING Professional Personnel Hours Rate Amount Torve, Kent 2.60 129.00 335.40 Totals 2.60 335.40 Total Labor 335.40 Phase Total 335.40 Phase 500-01 General General Professional Personnel Hours Rate Amount Raymond, Luann 60 70.00 42.00 Totals 60 42.00 Total Labor 42.00 Phase Total 42.00 Phase 500-02 Council Meetings and Engineering Adminis Council Meetings and Engineering Administrative Professional Personnel Hours Rate Amount Torve, Kent 2.40 129.00 309.60 Totals 2.40 309.60 Total Labor 309.60 Phase Total 309.60 Phase 500-05 2040 Comprehensive Plan INVOICES ARE DUE UPON PRESENTATION. Subject to 1-1/2% 18%Annum interest/finance charge. Please reference the invoice number when sending payment. Federal Tax ID #41-1520095 -Wenck Associates, Inc.-1800 Pioneer Creek Center PO Box 249- Maple Plain, MN 55359-0249 Toll Free:800-472-2232 Main:763-479-4200 E-mail:accounting @wenck.com Web www.wenck.com Project 2294-01 Corcoran General Engineering Services Invoice 11703697 2040 Corcoran Comprehensive Plan Professional Personnel Hours Rate Amount Mattson, Kevin 2.50 122.00 305.00 Terhaar, Edward 1.00 150.00 150.00 Torve, Kent 19.70 129.00 2,541.30 Totals 23.20 2,996.30 Total Labor 2,996.30 Phase Total 2,996.30 Phase 600-01 Stormwater/WCA General Tasks Stormwater/WCA General Tasks Professional Personnel Hours Rate Amount Mattson, Kevin 1.00 122.00 122.00 Nelson, Susan 12.50 75.00 937.50 Watson, Meaghan 5.10 95.00 484.50 Totals 18.60 1,544.00 Total Labor 1,544.00 Phase Total 1,544.00 Phase 800-02 Park Place Storage,Acct. #500-20261 Park Place Storage,Acct. #500-20261 Professional Personnel Hours Rate Amount Mattson, Kevin 3.00 122.00 366.00 Torve, Kent 6.10 129.00 786.90 Wyers, Nicholas 4.00 80.00 320.00 Totals 13.10 1,472.90 Total Labor 1,472.90 Reimbursable Expenses Mileage- Reimbursable 24.61 Total Reimbursables 24.61 24.61 Phase Total 1,497.51 Phase 800-27 Bass Lake MI Homes Bass Lake MI Homes Professional Personnel Hours Rate Amount Mathisen, Cody 50 122.00 61.00 Mattson, Kevin 14.00 122.00 1,708.00 Shuck,Jordan 1.00 112.00 112.00 Terhaar, Edward 2.00 150.00 300.00 Torve, Kent 13.70 129.00 1,767.30 Totals 31.20 3,948.30 Total Labor 3,948.30 Reimbursable Expenses Mileage - Reimbursable 14.98 Total Reimbursables 14.98 14.98 Phase Total 3,963.28 Phase 800-28 Pheasant Ridge OSP INVOICES ARE DUE UPON PRESENTATION. Subject to 1-1/2% 18%Annum interest/finance charge. Please reference the Page 2 invoice number when sending payment. Federal Tax ID #41-1520095 -Wenck Associates, Inc.-1800 Pioneer Creek Center PO Box 249- Maple Plain, MN 55359-0249 Toll Free:800-472-2232 Main:763-479-4200 E-mail:accounting @wenck.com Web www.wenck.com Project 2294-01 Corcoran General Engineering Services Invoice 11703697 Pheasant Ridge OSP Professional Personnel Hours Rate Amount Torve, Kent 70 129.00 90.30 Totals 70 90.30 Total Labor 90.30 Phase Total 90.30 Phase 900-02 Sewer Sewer Professional Personnel Hours Rate Amount Nelson, Susan 1.00 75.00 75.00 Totals 1.00 75.00 Total Labor 75.00 Phase Total 75.00 Phase 900-05 Western Water Loop Feasibility Western Water Loop Feasibility Professional Personnel Hours Rate Amount Erickson, Mindy 5.80 60.00 348.00 Mattson, Kevin 7.00 122.00 854.00 Shuck,Jordan 1.50 112.00 168.00 Torve, Kent 15.10 129.00 1,947.90 Wyers, Nicholas 1.00 80.00 80.00 Totals 30.40 3,397.90 Total Labor 3,397.90 Phase Total 3,397.90 Phase 950 Ravinia Park Design Ravinia Park Design Professional Personnel Hours Rate Amount Jonett, Lucius 1.30 118.00 153.40 Mattson, Kevin 1.00 122.00 122.00 Totals 2.30 275.40 Total Labor 275.40 Phase Total 275.40 Total Invoice Amount 14,616.99 INVOICES ARE DUE UPON PRESENTATION. Subject to 1-1/2% 18%Annum interest/finance charge. Please reference the Page 3 invoice number when sending payment. Federal Tax ID #41-1520095 -Wenck Associates, Inc.-1800 Pioneer Creek Center PO Box 249- Maple Plain, MN 55359-0249 Toll Free:800-472-2232 Main:763-479-4200 E-mail:accounting @wenck.com Web www.wenck.com Invoice V V June 7, 2017 Invoice No: 11703689 WENCK Brad Martens City of Corcoran, MN Responsive partner. 8200 County Road 116 Corcoran, MN 55340 Exceptional outcomes. Project Manager Kent Torve Project 2294-17 Lennar Development Professional Services Through May 31, 2017 Phase 100 Engineering &Project Coordination Engineering &Project Coordination Professional Personnel Hours Rate Amount Bowers, Matthew 7.20 149.00 1,072.80 Sigtermans, Louis 5.50 88.00 484.00 Totals 12.70 1,556.80 Total Labor 1,556.80 Phase Total 1,556.80 Phase 200 Construction Plan Reviews and Approvals Construction Plan Reviews and Approvals Professional Personnel Hours Rate Amount Mattson, Kevin 8.50 122.00 1,037.00 Templin, Kirby 2.50 108.00 270.00 Torve, Kent 9.80 129.00 1,264.20 Totals 20.80 2,571.20 Total Labor 2,571.20 Reimbursable Expenses Mileage - Reimbursable 14.98 Total Reimbursables 14.98 14.98 Phase Total 2,586.18 Phase 300 Construction Inspection Construction Inspection Professional Personnel Hours Rate Amount Mathisen, Cody 50 122.00 61.00 Mattson, Kevin 39.00 122.00 4,758.00 Penshorn,John 30.10 60.00 1,806.00 Schmidt, Rowdy 27.50 115.00 3,162.50 Torve, Kent 10.20 129.00 1,315.80 Wyers, Nicholas 76.50 80.00 6,120.00 Totals 183.80 17,223.30 Total Labor 17,223.30 INVOICES ARE DUE UPON PRESENTATION. Subject to 1-1/2% 18%Annum interest/finance charge. Please reference the invoice number when sending payment. Federal Tax ID #41-1520095 -Wenck Associates, Inc.-1800 Pioneer Creek Center PO Box 249- Maple Plain, MN 55359-0249 Toll Free:800-472-2232 Main:763-479-4200 E-mail:accounting @wenck.com Web www.wenck.com Project 2294-17 Lennar Development Invoice 11703689 Reimbursable Expenses Mileage - Reimbursable 378.27 Total Reimbursables 378.27 378.27 Phase Total 17,601.57 Phase 350 LOMR and Stormwater Modeling LOMR and Stormwater Modeling Professional Personnel Hours Rate Amount Mattson, Kevin 3.50 122.00 427.00 Templin, Kirby 1.00 108.00 108.00 Totals 4.50 535.00 Total Labor 535.00 Phase Total 535.00 Total Invoice Amount 22,279.55 INVOICES ARE DUE UPON PRESENTATION. Subject to 1-1/2% 18%Annum interest/finance charge. Please reference the Page 2 invoice number when sending payment. Federal Tax ID #41-1520095 -Wenck Associates, Inc.-1800 Pioneer Creek Center PO Box 249- Maple Plain, MN 55359-0249 Toll Free:800-472-2232 Main:763-479-4200 E-mail:accounting @wenck.com Web www.wenck.com Invoice VA. June 7, 2017 Invoice No: 11703691 iSlEI1CF( Brad Martens City of Corcoran, MN Responsive partner. 8200 County Road 116 Exceptional outcomes.Corcoran, MN 55340 p Project Manager Kent Torve Project B2294-0023 Downtown Utility and Street Project 2014 Professional Services Through May 31. 2017 Phase 900 Construction Inspection Construction Inspection Professional Personnel Hours Rate Amount Daniels, Peter 5.50 97.00 533.50 Halls, Matthew 14.00 87.00 1,218.00 Kraemer,Timothy 3.50 60.00 210.00 Mattson, Kevin 53.00 115.00 6,095.00 Penshorn,John 22.00 60.00 1,320.00 Schmidt, Rowdy 19.00 98.00 1,862.00 Wyers, Nicholas 85.70 72.00 6,170.40 Totals 202.70 17,408.90 Total Labor 17,408.90 Unit Billing Trimble GPS Unit 630.00 Mileage MP 2013 F150 XL Supercab 139 LMA 90.0 Miles @ 0.54 48.60 Survey Supplies/Equipment$20 10.0 Hours @ 20.00 200.00 Total Units 878.60 878.60 Phase Total 18,287.50 Total Invoice Amount 18,287.50 INVOICES ARE DUE UPON PRESENTATION. Subject to 1-1/2% 18%Annum interest/finance charge. Please reference the invoice number when sending payment. Federal Tax ID #41-1520095 -Wenck Associates, Inc.-1800 Pioneer Creek Center PO Box 249- Maple Plain, MN 55359-0249 Toll Free:800-472-2232 Main:763-479-4200 E-mail:accounting @wenck.com Web www.wenck.com Invoice VA. June 7, 2017 Invoice No: 11703692 v'lE N C K Brad Martens City of Corcoran, MN Responsive partner. 8200 County Road 116 Corcoran, MN 55340 Exceptional outcomes. Project Manager Kent Torve Project B2294-0025 MCES Gravity Sewer Extension Project Professional Services Through May 31, 2017 Phase 01 Design/Permitting Design/Permitting Professional Personnel Hours Rate Amount Sigtermans, Louis 50 88.00 44.00 Totals 50 44.00 Total Labor 44.00 Reimbursable Expenses Mileage - Reimbursable 17.12 Total Reimbursables 17.12 17.12 Phase Total 61.12 Phase 02 Construction Management Construction Management Professional Personnel Hours Rate Amount Mattson, Kevin 5.00 122.00 610.00 Totals 5.00 610.00 Total Labor 610.00 Phase Total 610.00 Total Invoice Amount 671.12 INVOICES ARE DUE UPON PRESENTATION. Subject to 1-1/2% 18%Annum interest/finance charge. Please reference the invoice number when sending payment. Federal Tax ID #41-1520095 -Wenck Associates, Inc.-1800 Pioneer Creek Center PO Box 249- Maple Plain, MN 55359-0249 Toll Free:800-472-2232 Main:763-479-4200 E-mail:accounting @wenck.com Web www.wenck.com Invoice vv June 7, 2017 Invoice No: 11703693 W E N C K Brad Martens City of Corcoran, MN Responsive partner. 8200 County Road 116 Exceptional outcomes.Corcoran, MN 55340 p Project Manager Kent Torve Project B2294-0028 Hackamore Road Improvements Professional Services Through May 31, 2017 Phase 050 Preliminary Design &Engineering Coordin Preliminary Design &Engineering Coordination Professional Personnel Hours Rate Amount Mattson, Kevin 13.00 122.00 1,586.00 Torve, Kent 1.00 129.00 129.00 Wyers, Nicholas 7.60 80.00 608.00 Totals 21.60 2,323.00 Total Labor 2,323.00 Phase Total 2,323.00 Total Invoice Amount 2,323.00 INVOICES ARE DUE UPON PRESENTATION. Subject to 1-1/2% 18%Annum interest/finance charge. Please reference the invoice number when sending payment. Federal Tax ID #41-1520095 -Wenck Associates, Inc.-1800 Pioneer Creek Center PO Box 249- Maple Plain, MN 55359-0249 Toll Free:800-472-2232 Main:763-479-4200 E-mail:accounting @wenck.com Web www.wenck.com STAFF REPORT Agenda Item 8a. Council Meeting: June 22, 2017 Prepared By: Brad Martens Topic: Commission Representatives Action Required: None – Informational Summary: The advisory commission representatives for the June 22nd Council meeting are as follows: Planning Commission: Dorothy Theis Parks and Trails Commission: Chad Robran Financial/Budget: N/A Alignment with Values: This item relates to the following adopted values: OPEN AND HONEST COMMUNICATION We believe that open and honest communication is essential for an informed and involved citizenry and to foster a positive working environment for employees. EQUAL OPPORTUNITY We believe that every employee and citizen should be afforded an equal opportunity to participate in all aspects of employment, citizenship, and governance in the City of Corcoran based exclusively on their ability to contribute. Options: N/A Recommendation N/A Council Action: N/A Attachments: N/A 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 June 12, 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: 1.2040 Corcoran Comprehensive Plan (City file 17-001). This year-long process was kicked off with a joint City Council/Commission work session on March 16th followed by a community open house on April 17th and several commission meetings and Council work sessions. The next public open house is scheduled for Night to Unite on August 1st. 2.Interim Use Permit for Community Solar Garden at 23850 County Road 50 (PID 30-119-23-32- 0003) (City File 17-007). Sunrise Solar dba SEV MN 2, LLC submitted a request for approval of an interim use permit for a community solar garden on approximately 80.02-acres at 23850 County Road 50.The Planning Commission held a public hearing on May 4, 2017 and voted to recommend approval. The City Council tabled this item on May 25th and authorized “staff to obtain an appraisal or similar funded by the project escrow to determine valuation change to homes on Rebecca Park Trail due to development of any allowed use in the RR district.” We are awaiting the results of the appraisal. The item was tabled to the June 22nd meeting. 3.Bass Lake Crossing Comprehensive Plan Amendment, Rezoning to PUD, Preliminary Plat and Preliminary PUD Development Plan for property at 19400 CR 10 (PID 25-119-23-13-0002 & 25- 119-23-13-0003) (City File 17-012). M/I Homes submitted the application on April 19, 2017 and staff is reviewing the application for completeness. The application was reviewed by the Parks Commission on May 16th, a public hearing was held at the June 8th Planning Commission meeting and the Commission voted to recommend approval. The City Council will consider it at their June 22nd meeting. 4.Ravinia 7th Addition PUD Final Plan and Final Plat (City File 17-013). Lennar has submitted a request for approval. Staff is reviewing for completeness, but we expect this item to be placed on the July 6th Planning Commission meeting and July 27th City Council agenda. 5.Motley Lot Line Adjustment and Variance for Existing Oversized Accessory Building at 6620 Pioneer Trail (PID 31-119-23-14-0010 and 31-119-23-11-0003) (city file 17-014). Steve and Stephanie Motley have request approval of a lot line adjustment and variance. The item is currently incomplete. The item will be scheduled for Planning Commission and City Council review upon receipt of the complete application. 6.Bass Lake Estates PUD Sketch Plan at 19219 & 19235 County Road 10 (PID 25-119-23-44-0003 and 25-119-23-44-0002) (City File 17-015). An applicant for sketch plan has been submitted by E&R Investments, LLC for a mixed-use project of self-storage and detached villas on the 35-acre site. The sketch plan will be reviewed by the Council at their June 22nd meeting. Also, there are several projects that have been approved, but are still not filed and closed out: Agenda Item 8b. MEMORANDUM 2 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. 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. At that meeting, the City Council approved a one year extension. 4. 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. 5. “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 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. 6. 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. 7. 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. The applicant has submitted a request that the Council consider revising the financial guarantee requirements. On March 9th, the Council reaffirmed the conditions of the original approval. The applicant has applied for a building permit and is working through the conditions of approval. 8. 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 MEMORANDUM 3 approval. Staff is reviewing the application for completeness. The Planning Commission reviewed this item on March 2nd and the City Council approved the request at their March 23rd City Council meeting. 9. Bass Lake Crossing Sketch Plan for property at 19400 CR 10 (PID 25-119-23-13-0002 & 25-119- 23-13-0003) (City File 17-006). M/I Homes submitted a sketch plan for consideration at the March 23rd City Council meeting. The Council provided feedback. 10. Special Home Occupation for Koru Massage and Bodywork at 6701 Pioneer Trail (PID 31-1119- 23-13-006) (City file 17-008). The applicant has applied for a special home occupation license. Staff administratively approved the request. 11. Site Plan Modification for Ballistic Products at 20055 and 20015 75th Avenue (PID 26-119-23-11- 0036 and 26-119-23-11-0037) (City file 17-011). Ballistic Products requested a site plan modification for construction of an access lane between the two buildings the own on these separate lots. The administrative permit was granted on April 19, 2017. Staff is working with the landowner to ensure that the appropriate cross access and maintenance agreements are prepared and recorded at Hennepin County. 12. Administrative Permit for Legal, Non-Conforming Structure at 6300 Willow Drive (City File 17- 016). Andrew Schilling applied for an administrative permit for a non-conforming structure. The approval was granted and a building permit has been issued. STAFF REPORT / Code Compliance Agenda Item: 8 c. Council Meeting: June 22, 2017 Prepared By: Mike Pritchard Topic: CODE COMPLIANCE REPORT – May 2017 Action Required: Information Only Code Enforcement Issues: Complaint 16-015 (4/6/2016): Home Occupation, Exterior Storage at 21XXX County Road 50. The property owner has been operating an outdoor services business and storing business vehicles and materials on the property, which is in violation of City Code. The owner agreed verbally to a date of “Fall 2016” to have the site in compliance. On November 1, 2016, the City requested a written plan of action to bring the site into compliance. A plan was received on November 30, 2016 which had a completion date of February 28, 2017. On March 1, the owner asked for an extension to March 31. The extension was granted and the owner was advised that no more extensions would be approved. Because there was no progress, the complaint was referred to the City Attorney. The City was in court on May 31. The judge allowed an extension and set a new court date for September 27. Complaint 16-010 (4/1/2016): Home Occupation, Junk/Debris at 21XXX County Road 10. The property owner has been conducting a retail sales business from the property which is in violation of the Home Occupation Ordinance as well as an existing Conditional Use Permit on the property. The City has made multiple attempts to gain compliance, but the owner has refused to comply. This matter has been referred to the City Attorney. The matter has been to court and the City attorney is working with the property owner’s attorney to resolve. The matter will be back in court late August. Complaint 16-003 (12/17/2015): Exterior Storage, Junk/Debris at 20XXX Co Rd 10 and on City Property. The property owner(s) signed an agreement on April 23rd to have the City property completely cleaned up no later than September 30, 2016. The deadline was missed. Council passed an Abatement Order via Resolution 2016-84. A final deadline for compliance was set for March 31. Although the City property has been cleaned and is in compliance, many items remain out of compliance on the private property. This matter has been referred to the City Attorney. The matter was in court on June 6, 2017. A new court date is scheduled for August 16, 2017 Complaint 15-010 (11/13/2014): Exterior Storage, Junk/Debris at 8XXX Garrison Lane. This matter was referred to the City Attorney and has been to court. As part of the agreement, the City is conducting progress inspections. A progress inspection was conducted on March 14. Although progress was made, a final deadline (per District Court) has been set for July. Complaints Concerns Total Nuisiance Junk/Junk Vehicles Grass & Weed Control Animal Violations Home Occupations Signs Referred to Public Works, Metro West, or City Engineer Misc. Compaints Concerns Cases Referred to City Attorney Building Permits - Zoning review Building Permits Grading or Driveway Permits Misc. Permits Overweight /Ag Vehicle Permits 13 5 2 0 0 0 5 8 0 11 52 0 3 1 Complaints and Concerns Permits and Zoning ?z, ' N PUBLIC COMMENT CARD CITY OF CORCORAN 8200 Couuty Road 116, Corcoran, MN 55340 763- 420 -2288 www.ci.corcoran.mn.us Jrff Date: / / O en Forum: Yes or No Meeting R ales of Conduct. 1201 .vo .. ' jr) ( dlLdgenda IIt'171, VG)11 1 'll % pe11k at (.upon R1-11117 Name of S eaker: ' ��j/°'l p • Fill out and turn in white comment j r : card to a staffinember. Related to Agenda Item• Ye r No Agenda Item Number: g g • When called upon, approach podium and state name and address. Are you speaking for the item against the item not applicable • Indicate ifrepresenting a group. - - - Representing: r � � � • Limit remarks to 3 -5 min utes. a._..... ......... Address: Telephone (optional): Comments: Please Approach the Podium to Speak When Called Upon _ t ,Ji � td - PUBLIC COMMENT CARD CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763- 420 -2288 www.ci.corcoran.mn.us fr i� Date: -in / / i Open Forum: Yes or No 1 71'c' t }i 51c'li�i "IrIC C)ll .11I X-4��?Zl Gi tll.tirlvlll< (.�j?� t2 !r'C >ITlI }7 Name of Speaker: � C- �,�� p (P1.J'-`IA.V -. -'1 I'I? /.INn Related to Agenda Item: Yes o NBenda Item Number: Are you speaking for the item against the item not applicable Representing: i Meeting R ules of Conduct. • Fill out and turn in white comment f card to a staffinember. • When called upon, approach podium and state name and address. • .Indicate ifrepresenting a group. • Limit remarks to 3 -5 minutes. Address: ,..2- C* ` Telephone (optional): Comments: ,! f-�� E a' � Please Approach the Podium to Speak When Called Upon PUBLIC COMMENT CARD CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763- 420 -2288 www.ci.corcoran.mn.us��m. Mt ' Meeting Rules of Conduct.- Date: / - / c. /)Open Forum: Yes or No I . yOtl al p n( ft s eJk Aim'- On ' ?U tj(?011da 11'nn you will speak at open Forum �C # • Flll out and turn In white comment Name of Speaker: r F card to a staffinember. .a P'RIA l (...I;AR.L v) Agenda Item: es r No Agenda Item Number: When called upon, approach podium Related to A g g and state name and address. Are you speaking /for the item against the item not applicable • Indicate ifrepresenting a group. • Limit remarks to 3 -5 minutes. Representing:. Address: _ eS G Telephone (optional): Comments: Please Approach the Podium to Speak When Called Upon 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 City Council FROM: Mary Matze through Kendra Lindahl, Landform DATE: June 15, 2017 for the June 22, 2017 City Council Meeting RE: Interim Use Permit for Community Solar Garden at 23850 County Road 50 (PID 1911923320001) (City File 17-007) 60-DAY REVIEW DEADLINE:Incomplete 1.Application Request Sunrise Solar dba SEV MN 2, LLC submitted a request for approval of an interim use permit for a community solar garden on approximately 80.02-acres at 23850 County Road 50. The application is technically incomplete because a survey and verification of the wetlands has not been provided; however, as the wetland delineation cannot be completed until mid-May, staff has agreed to process this application and make completion of these items a condition of approval. 2.May 25th City Council Meeting The City Council reviewed this item at their May 25th meeting and tabled the item to the June 22nd meeting. The Council authorized staff to obtain an appraisal or similar funded by the project escrow to determine valuation change to homes on Rebecca Park Trail due to development of any allowed use in the RR district. The City contacted several appraisers, received quotes and contracted with CBRE, Inc. to complete the study. The cost of the study will be paid out of the applicant’s escrow account. As of the date of this report, the study was not yet complete, but we expect to have the study on Monday, June 19th. Staff will distribute the study as a supplement to this report upon receipt. 3.Planning Commission Meeting Planning Commission reviewed the application and held a public hearing on May 4, 2017. The Planning Commission vote 3-2 to recommend approval (Jacobs and Russell voted nay). Ten people spoke at the public hearing. Comments were primarily from residents of Greenfield to west of the project. Staff has included letters that were submitted as attachments in the packet. The following concerns and questions were raised at the meeting: •Will there be noise from the transformers? Agenda Item: 9a. Sunrise Solar IUP (17-007) 2 June 22, 2017 The applicant stated that the transformers reach a maximum of 65 decibels. According to the Minnesota Pollution Control Agency’s “Guide to Noise Control” 60 decibels has the same noise equivalent of listening to a person speak from one meter away and 70 decibels has the same noise level as a vacuum cleaner three meters away. Staff notes that the proposed locations for the inverter boxes are several hundred feet away from the perimeter of the property and it is unlikely that the noise at 65 decibels can be heard from that distance. • The appearance of the solar garden will impact my property value. Staff researched data related to solar farms / gardens related to property values and found that there is limited information available on the impact of solar gardens on adjacent property values. Studies are primarily limited to placing solar panels on the rooftops of homes. Rooftop solar is shown to increase property values. Staff found one appraiser commissioned by the solar industry in North Carolina that evaluated solar gardens adjacent to residential and agricultural properties that found “no impact in sale price for residential, agricultural or vacant residential land that adjoins existing or proposed solar farms.” Planning Commissioners recommended that staff revise conditions so that the applicant is required to provide additional study points for glare along County Road 50 and County Road 19 and to require landscaping along the western boundary of the property even when mature trees exist. Planning Commissioners also recommended requiring a City staff person to walk the site with the applicant to identify those mature trees to be saved. The Commission also required that that the views along County Road 50 and from the north be screened by existing or proposed landscaping. 4. Revisions since the Planning Commission Meeting Since the Planning Commission meeting, the applicant has submitted a revised memo that includes renderings of what the panels and landscaping could look like, a preliminary survey, a revised landscaping plan, a landscape installation plan, a letter from an appraiser regarding the impact of solar panels on property values, and a letter from their attorney. The applicant has made several requests regarding landscaping and staff has incorporated a discussion of these requests in the report. 5. Context Level of City Discretion in Decision-Making The City’s discretion in approving or denying an interim use permit is limited to whether or not the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the interim use permit. Zoning and Land Use The property is guided Rural / Ag Residential and zoned RR (Rural Residential). Sunrise Solar IUP (17-007) 3 June 22, 2017 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 is a home with associated accessory buildings on site. The North Fork of Rush Creek terminates on the northern portion of the site, which is classified as a protected water and is subject to the Shoreland Overlay District standards. The 2030 Comprehensive Plan shows a Greenway Corridor Overlay in the middle of the property and a planned off-road trail. The Natural Resource Inventory Areas map in the Comprehensive Plan shows that the areas on this site have emergent and shrub wetland plant communities. The applicant provided a wetland delineation report, but the wetland delineation will not be reviewed by Elm Creek Watershed Management Commission (ECWMC) until May. 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. 6. Analysis of Request Staff has reviewed the application for consistency with Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report. Interim Use Permit The applicant is requesting approval of an Interim Use Permit to allow construction and operation of a five megawatt (MW) community solar garden on approximately 80.02-acres at 23850 County Road 50. There is an existing home and several accessory buildings that will be removed for the installation of the panels. Section 1060.110 (Solar Energy Systems) of the Zoning Ordinance allows the City to approve Interim Use permits for Community Solar Gardens for property in the RR District if the ordinance standards are met. Zoning and Land Use The subject property is guided Agricultural / Rural and zoned Rural Residential (RR). Sunrise Solar IUP (17-007) 4 June 22, 2017 Survey The plans provided by the applicant are based on aerial photos and Lidar data so that the survey work can be completed at the same time as the wetland delineation. The applicant has indicated that the field verification of the wetlands cannot be completed until May. While these two items make the application technically incomplete, there is enough information available to determine whether or not the use is appropriate for the site. Staff has included a condition that the applicant provide a site plan using the boundary and topographic survey to staff for review and approval prior to building permit. Glare Section 1060.110, Subd. 3, 4 of the Zoning Ordinance requires the applicant to submit a glare study from Sandia National Laboratories that analyzes the potential for temporary after-image resulting from placement of solar panels. The tool categorizes the potential for eye damage into three categories: “low potential for temporary after-image,” “potential for temporary after-image” and “potential for permanent eye damage.” If the results of the study demonstrate that there is “potential for temporary after-image”, the ordinance requires that the applicant install panels with anti-reflective coating or textured glass. If the results of the study demonstrate that the panels will result in potential for permanent eye damage, they are not permitted. The applicant provided a glare study that shows there will be “potential for temporary after-image” at several observation points, which were placed on adjacent residential homes, primarily immediately to the west of the solar garden, as shown in Figure 1. Since the time the ordinance was written, staff has completed further research about the types of panels that are available that mitigate for glare and found that the types of panels used in community solar gardens are typically high quality and are constructed to mitigate nuisance glare. The applicant has provided details about the panel types proposed and the specifications note that anti- reflective coating will be provided on the panels. Staff feels that glare has the most nuisance potential for residents that live nearby and for adjacent roadways. The effects of glint and glare may also be mitigated through the use of vegetation, which is provided along the eastern, western, and southern border of the parcel, but not along the northern border of the parcel. However, the panels are setback from the northern boundaries of the site due to the location of the wetlands. Figure 1- Location of Glare Observation Points Sunrise Solar IUP (17-007) 5 June 22, 2017 There is one additional home to the north of the property that does not have a study point. There does not appear to be any additional nearby homes or structures to the north of the property. However, property owners to the east could subdivide the land for residential units, and staff feels that additional study points on adjacent properties would provide a better understanding of the visual impacts of the panels on nearby properties. The code does not specify where the location of the study points should be. Planning Commission recommended that the applicant provide additional study points every 100 feet along County Road 50 and County Road 19 for review and approval. Power and communication lines The facility does not require any sewer or water connection and will connect to the existing electrical infrastructure. Section 1060.110, Subd. 3, 5 of the Zoning Ordinance provides standards for power and communication lines. Specifically, the standard notes that lines running between banks of solar panels and to electric substations or interconnections with buildings shall be buried underground and that all new power lines shall be buried consistent with Section 945.060 (Other Utilities) of the Subdivision Ordinance. Section 945.060, Subd. 1 states that whenever existing utility facilities are located above ground, except when existing on public roads and right-of-way, they shall be removed and placed underground. There is an existing power line along County Road 50. The plans show that the existing power line meets the point of interconnection several feet into the property, however, based on Google imagery it appears as though the existing power line does not step back several feet into the property. It is unclear from the submitted plans whether the point of interconnection will be buried or if power poles will be added to the site to connect to the existing power lines. Staff will verify the interconnection burial and location of existing power lines when a survey has been submitted. Staff has included a condition that the revised plans demonstrate that no additional power poles will be added to the site and that all power lines and the point of interconnection will be buried. Setback Standards Section 1060.110, Subd. 3. A. 6. of the Zoning Ordinance provides standards for solar setbacks. The proposed project meets or fails to meet these setbacks as follows: Dimensional standard Required (RR District) Proposed* From residential dwelling units 100 feet 75 feet Does not comply Principal Front Setback 50 feet 100 feet Complies Side 25 feet 25 feet Complies Rear 25 feet 25 feet Complies *estimated by staff On the southwest corner of the project site, there is a home on the adjacent parcel that appears to be less than 100 feet from the panel array layout. Staff has included a condition that the applicant Sunrise Solar IUP (17-007) 6 June 22, 2017 must demonstrate compliance with the 100-foot setback from residential dwelling units and label the setback on the plans. Wetlands The applicant has submitted a plan showing several wetbacks on the project site, however, the wetland boundaries have not been confirmed in the field. Elm Creek Watershed Management Commission (ECWMC) will not review the delineation report until the wetland boundaries have been reviewed and approved in the spring (normally after May 15th). Section 1050, Subd. 5 of the Zoning Ordinance requires wetland buffer strips and setbacks for lots of record created after March 23, 2004. Since the applicant is not subdividing, wetland buffers are not required by the City, however, they are strongly encouraged. The applicant will need to comply with Elm Creek Watershed Management Commission (ECWMC) standards for wetland buffers. Staff has included this as a condition of approval. An ecological report has been provided by the applicant showing that there will be no impact on biodiversity. This report is available at City Hall for review. Shoreland Overlay District The proposed lot is in the Shoreland Overlay District, which includes all property within 300 feet of the Ordinary High Water Level (OHWL) of the creek. Section 1050.020, Subd. 5 requires a 100-foot setback from the OHWL for all structures. Plans show a 100’ buffer around the stream. However, since a survey and wetland delineation has not been completed, the OHWL has not been identified. Therefore, staff has included a condition that the OHWL be identified on the survey and that all panels comply with the setback requirements. Staff has included a condition that the applicant update plans to show the Shoreland Overlay District Boundary that is consistent with the OHWL and that should the OHWL change, panel layout should be revised to comply with the requirements of the Shoreland Overlay District. Section 1050.020, Subd. 11 of the Zoning Ordinance states that impervious surface coverage of lots must not exceed 25% of the lot area. According to the ECWMC review of the stormwater management report, 6.5 acres of impervious surface will be added to the site, which is 8% of the lot area. Staff finds that impervious surface coverage complies with the Ordinance. Floodplain A portion of the property is in the Floodplain District. Map number 27053C0132F shows that a portion of the site is in the “Floodway” and a portion of the site is in the “Flood Fringe.” It appears from the site plan that no panels are proposed in either the Floodway or the Flood Fringe. Staff has included a condition that the floodplain areas be shown on the revised site plan. Panel Height The applicant provided a specifications sheet for a panel racking system indicating that the maximum panel height will be 54 inches or 4 ½ feet high, however, the applicant has stated that the assembled panel height will be approximately 10 feet high when at full tilt. This complies with Sunrise Solar IUP (17-007) 7 June 22, 2017 ordinance requirements, which allows a maximum panel height of 12 feet. Staff has included a condition that the applicant provide a detail showing the final assembled panel and racking system. Screening/Landscaping Section 1060.110, Subd. 3. A. 8. of the Zoning Ordinance provides standards for landscaping. Applicants must install a mix of pollinator and native groundcover mix beneath panel arrays that provide native perennial vegetation and foraging habitat beneficial to gamebirds, songbirds, and pollinators and reduces stormwater runoff and erosion at the solar generation site, subject to the standards of Minnesota State Statutes §216B.1642. The state statute specifically refers to the Minnesota DNR’s “Prairie Establishment & Maintenance Technical Guidance for Solar Projects” which provides general guidelines for plantings. The applicant’s landscape plans demonstrate compliance with the standards provided in the DNR’s manual. The solar ordinance also requires applicants to provide “a mix of deciduous and evergreen trees and shrubs around the perimeter of the solar energy system” and “a minimum of one coniferous or shade tree per 15 lineal feet of security fence and one tall shrub or hedge material per 10 lineal feet of security fence to buffer the solar energy system from adjacent properties and public rights-of-way”. The Ordinance allows Council to grant exceptions to buffering standards if the existing natural landscape provides screening from public rights-of -way and neighboring properties. The applicant has provided a diagram that has been updated since the Planning Commission meeting showing that a mix of coniferous and deciduous trees and shrubs will be provided on the east, west and the entirety of the south side of the site, and is requesting that screening on the eastern side of the property be planted when the adjacent property is developed. Plans show that 258 coniferous trees and 480 shrubs have been provided on the plans along portions of the perimeter, but not along the fence located along the on the interior edges of the wetlands on the property. The plans also do not show any screening on the northern boundary of the security fence. While the Ordinance grants flexibility to the City when natural landscaping provides screening, the Ordinance is silent on wetlands that span across property lines and interior fencing. Staff estimates that there is approximately 10,720 lineal feet of security fence on site. The fence is provided all the way around the array instead of around the perimeter of the site. If the applicant were to provide one tree per 15 and one shrub per 10 lineal feet of fence, they would need to provide 715 trees and 1,072 shrubs. However, the ordinance did not consider that the facility would provide internal fencing on site. Internal fencing inflates the number of required trees and shrubs on site. The intent of the landscaping requirements in the Solar Ordinance was to screen the solar array from adjacent properties and to give the Council the discretion to provide flexibility with the natural landscape provided screening. Council could require additional screening on site. Staff finds that the proposed landscaping meets the intent of the code and recommends amending the ordinance to clarify the language of the code. Staff does not recommend allowing the installation of landscaping at different times, as this is difficult to enforce and will not provide the desired screening for residential homes when they are built. Sunrise Solar IUP (17-007) 8 June 22, 2017 Planting standards for the wetland buffer areas specify a mix of grasses and shrubs and tree plantings are not addressed in the Zoning Ordinance. The Elm Creek Watershed Management Commission will allow trees to be planted in the wetland buffers. Therefore, Council may require additional tree screening in wetland buffers. • Staff recommends approving the plans showing screening on the east, west and south sides of the site, and provide additional landscaping on the perimeter where there is no wetland. Staff has included a condition that additional screening on the northeast border of the site as well as screening on the northwest tip of the array layout on the west side of the site in areas where there is no wetland or wetland buffers. City Council has the discretion to require additional screening along the northern border of the property in the wetland buffer. The plans appear to meet the required number of trees and shrubs for areas proposed to be screened. However, the final site plan must show the exact location of trees, shrubs, and locations where seed mix will be planted. The applicant will be required to provide a minimum of one coniferous or shade tree per 15 lineal feet of the property’s perimeter and one tall shrub or hedge material per 10 lineal feet along the property’s perimeter in locations where screening is required to buffer the solar energy system from adjacent properties and public rights-of -way. Section 1060.080, F. 3. states that fences over six feet in height shall meet all building setback requirements for the zoning district in which it is located. The location of the fence appears to be within the required front, side and rear setbacks. Section 110.31 of National Electric Code requires a 7-foot tall fence with one-foot barbed wire at the top for facilities operating at more than 600 V. Staff has included a condition that the applicant show compliance with the setback requirements for fencing. Erosion and Sediment Control The applicant is proposing limited site grading for the access routes. The City Engineer memo dated April 19, 2017 requests minor plan modifications to meet the requirements. Staff has included a condition that the applicant comply with the City Engineer’s memo. Decommissioning Plan Section 1060.110, Subd. 4 of the Zoning Ordinance requires the applicant to provide the City with a decommissioning plan prepared by a professional engineer or a contractor outlining the financial resources available to pay for decommissioning and system removal, means for disposing, re-using, or recycling project components, and site restoration. This section also states that “The city may at its discretion require the owner and/or operator of the commercial or utility scale system to provide financial security in the form of a cash escrow, bond, or irrevocable letter of credit in an amount to be determined by Council.” The applicant has provided a decommissioning estimate in the amount of $510,829 for demolition and site restoration for a previous application that has been withdrawn. They stated that the estimate for this site would be similar, but has indicated that the estimate may be revised. This estimate is consistent with the estimate provided by Minnesota Solar. Staff has included a condition that Sunrise Sunrise Solar IUP (17-007) 9 June 22, 2017 Solar provide a performance bond for the full cost of estimated decommissioning. The applicant shall also submit a site-specific decommissioning estimate for this project. This is the same financial security that the Council required of Minnesota Solar. After the Planning Commission meeting, the applicant requested that the financial surety for decommissioning also include the performance guarantee for landscaping. Section 1070.050, Subd. 9 of the Zoning Ordinance requires a separate performance agreement and financial guarantee for site improvements secured through a site improvement performance agreement. The Ordinance stipulates that the applicant provide a separate performance agreement for landscaping improvements. As the work is completed, the City will release a portion of the financial guarantee Staff recommends that a financial security be provided for landscaping according to the standards of Section 1070.050, Subd. 9. Access/Traffic The applicant is proposing an entrance on the southwest corner of the property from County Road 50 via the existing driveway that accesses the site. In order to avoid impacting the wetland, the applicant has provided a second access drive on the southeast corner of the site. Hennepin County reviewed the plans and provided comments in a memo dated April 19, 2017. The memo requests one site access from neighboring Rebecca Park Trail in Greenfield or that the site be accessed from the east of the wetlands. However, staff feels that the road locations proposed in the plan set is an appropriate solution because it avoids the wetland crossing impacts which would be required if only one access were to be provided. Given the low volume of traffic on this site, there is little benefit in re-routing they entrance as they have proposed. The County’s memo also requests the dedication of additional right-of-way on the site. It is the City’s policy to require right-of-way when the property is platted. Staff does not recommend requiring right- of-way dedication at this time. Parking and Driveway The proposed community solar garden will have no on-site employees and does not allow public access, therefore no on-site parking is required. The applicant’s narrative states that a 20-foot access road with 12-inches of gravel will be provided. The Public Safety Committee reviewed the plans on April 20, 2017 and provided several conditions related to the roads. Specifically, the memo noted that the access roads must be extended to the northernmost part of the panel layouts and gates be provided to allow access to the wetland areas in case there is a need to access the wetland areas in an emergency. Staff has included a condition that the applicant comply with the requirements of the Public Safety memo. Site Lighting The applicant is not proposing any lighting. Sunrise Solar IUP (17-007) 10 June 22, 2017 Signage The applicant is not proposing any signage. However, the public safety review requires an address sign or other small sign identifying the location of the solar garden to be installed at the entrance of County Road 50. The sign installed must be in compliance with ordinance requirements. Maintenance The community solar garden will not have any employees on site. With the proposed native landscaping, minimal maintenance of the site will be required, and the applicant’s narrative states that the site will be visited on a regular basis by a technician to check the controls. Staff has included a condition that details about the maintenance plan, including how the perennial landscaping will be maintained throughout the life of the solar garden must be submitted for review and approval by the City prior to issuance of permits. Interim Use Permit Standards Section 1070.030 of the Zoning Ordinance establishes standards for an Interim Use Permit as follows: A. Meet the requirements of a conditional use permit set forth in Section 1070.020, Subd. 3. Section 1070.020 Subd. 3 of the Zoning Code provides seven factors that City should consider when evaluating a conditional or interim use permit as follows: i. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The application demonstrates compliance with the Comprehensive Plan and with the goals for public facilities and capital improvement plans. Chapter 4, Section 8 of the Comprehensive Plan states that the “City of Corcoran will protect [solar] access by requiring minimum standards for lot sizes, amounts of open space, yard setbacks, and maximum height of buildings for urban residents that create the opportunity for all building owners to develop solar energy facilities if desired. The application demonstrates compliance with the Comprehensive Plan goals for solar access and with the goals for public facilities and capital improvement plans. ii. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. The establishment, maintenance or operation of the use will promote and enhance the general public welfare. The impact to the to public health, safety, morals or comfort of the community will not be detrimental. Community solar gardens do not produce nuisance conditions such as noise or pollution and need minimal maintenance. The community solar garden will enhance the general public welfare because the Zoning Ordinance requires the applicant to provide a Sunrise Solar IUP (17-007) 11 June 22, 2017 mix of vegetation beneath the solar array that provides beneficial habitat for gamebirds, songbirds, and pollinators and that reduces stormwater runoff and erosion at the solar generation site. iii. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The use will have no known impact to property values on property in the immediate vicinity of the proposed location. Generally speaking, there is limited information available on the impact of solar gardens on adjacent property values. Studies are primarily limited to placing solar panels on the rooftops of homes. Rooftop solar is shown to increase property values. Staff found one appraiser commissioned by the solar industry in North Carolina that evaluated solar gardens adjacent to residential and agricultural properties that found “no impact in sale price for residential, agricultural or vacant residential land that adjoins existing or proposed solar farms.” iv. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The community solar garden will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are also in the RR District which is primarily agricultural uses today and can be developed with single family homes. v. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. The community solar garden does not require public facilities or services, therefore this condition is met. vi. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The use generally conforms to the applicable regulations of the RR District and to the performance standards of Section 1060.110 (Solar Energy Systems) and staff has included conditions to address any standards that are not met. vii. The conditional use and site conforms to performance standards as specified by this Chapter. The use and site conforms to the performance standards specified by this Chapter. B. The use is allowed as an interim use in the respective zoning district. Sunrise Solar IUP (17-007) 12 June 22, 2017 Community solar gardens are allowed as an interim use in the RR District. C. The date or event that will terminate the use can be identified with certainty. The Zoning Ordinance requires that the Interim Use Permit expire 30 years from the date of issuance. D. The use will not impose additional unreasonable costs on the public. The use will not impose any additional costs on the public. E. The user agrees to any conditions that the City Council deems appropriate for permission of the use. The draft resolution includes a number of conditions to ensure that the development would comply with the purpose and intent of the ordinance. 7. Recommendation Move to Adopt Resolution 2017-22 approving the IUP for a Community Solar Garden, as recommended by the Planning Commission. Attachments 1. Resolution 2017-22 approving the Interim Use Permit 2. Site Aerial Location Map 3. 2030 Natural Resources Inventory 4. Natural Resource Communities Quality Ranking Map 5. 2030 Parks & Trails Plan 6. Hennepin County Memo dated April 19, 2017 7. City Engineer’s memo dated April 20, 2017 8. Public Safety Memo dated April 19, 2017 9. MN DNR email dated April 26, 2017 10. Applicant’s Narrative dated March 15, 2017, submitted April 13, 2017 11. Applicant’s Memo dated May 15, 2017 12. Plans and exhibits dated March 22, 2017, March 24, 2017, and May 15, 2017 13. Letter from Bruce D. Malkerson, Esq. dated May 12, 2017 14. Letter from Representative Jerry Hertaus dated April 30, 2017 15. Letter from Bonnie Ritter, City Administrator of Greenfield dated May 4, 2017 16. Letter from Lance and Sheila Hendel dated May 1, 2017 17. Appraiser Memo dated May 17, 2017 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2017 -22 Motion By: Seconded By: June 22, 2017 T—%viGczk evt�v 1 U fi OTA APPROVING AN INTERIM USE PERMIT FOR "SEV MN 2, LLC" FOR A COMMUNITY SOLAR GARDEN 23850 COUNTY ROAD 50 (PID 1911923320001) (CITY FILE 17 -007) WHEREAS, the SEV MN 2, LLC has requested approval of an interim use permit to allow a Community Solar Garden at property legally described as follows: The West Half of the Southwest Quarter of Section 19, Township 119 North, Range 23 West of the Fifth Principal Meridian. WHEREAS, the Planning Commission has reviewed the interim use permit at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for an interim use permit, subject to the following findings and conditions: 1. An interim use permit is approved to allow a community solar garden, in accordance with the application received by the City on March 16, 2017 and revisions received on April 4, 20177 May 16, 2017, May 17, 2017 and May 18, 2017, except as amended by this resolution. 2. An interim use permit to SEV MN 2, LLC to allow for a community solar garden is approved, subject to the finding that the project meets the ordinance standards in Section 1070.020, Subd. 2 and Section 1060.110 of the Zoning Ordinance. Specifically: a. The application demonstrates compliance with the Comprehensive Plan and with the goals for public facilities and capital improvement plans. Chapter 4, Section 8 of the Comprehensive Plan states that the "City of Corcoran will protect [solar] access by requiring minimum standards for lot sizes, amounts of open space, yard setbacks, and maximum height of buildings for urban residents that create the opportunity for all building owners to develop solar energy facilities if desired. b. The application demonstrates compliance with the Comprehensive Plan goals for solar access and with the goals for public facilities and capital improvement plans. The establishment, maintenance or operation of the use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. Community solar gardens do not produce nuisance conditions such as noise or pollution and need minimal maintenance. The community solar garden will promote and enhance the general public welfare because the Zoning Ordinance requires the applicant to provide a mix of vegetation beneath the solar array that provides beneficial habitat for gamebirds, songbirds, and pollinators and that reduces stormwater runoff and erosion at the solar generation site. c. The use will have no known impact to property values on property in the immediate vicinity of the proposed location. Due to the passive nature of the solar farm (it does not Page 1 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2017-22 June 22, 2017 generate noise, pollution, change in climate), there is limited data to suggest that property values would be negatively impacted. d. The establishment of the use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are also in the RR District which is primarily agricultural uses today and can be developed with single family homes. e. The community solar garden does not require public facilities or services. f. The use conforms to the applicable regulations of the RR District and to the performance standards of Section 1060.110 (Solar Energy Systems). g. The use and site conforms to the performance standards specified by the Solar Ordinance. 3. The Zoning Ordinance allows Community Solar Gardens as Interim Uses in the RR Zoning District. 4. No approvals are granted for impacts to wetlands. The applicant is responsible for .coordinating with Elm Creek Watershed Management Commission for any required wetland of stormwater permits. 5. The applicant shall provide a revised glare study with points placed every 100 feet along County Road 50 from the western boundary of the property to County Road 19. In addition, additional glare study points every 100 feet shall be provided along County Road 19 to Salem Lane. 6. The applicant shall install photovoltaic panels that have an anti-reflective coating, textured glass or equivalent material and details on how the panel provides anti-glare properties that mitigate the "potential for temporary after - image." 7. The application is subject to the review and approval by Hennepin County for access permits and impacts in County right-of-way. 8. Notwithstanding any provision in the zoning regulations to the contrary, the interim use for a community solar garden shall terminate upon any of the following events, whichever occurs first: a. The IUP shall terminate 30 years from the date of approval by City Council; b. Upon violation of the conditions under which the permit was issued; c. The redevelopment of the use and property upon which it is located to a permitted or conditional use as allowed within the respective zoning district; d. The solar garden is abandoned or ceases operation for a continuous period of 12 months. Page 2 of 5 City of Corcoran June 22., 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-22 9. Prior to release of the resolutions for filing, the applicant shall: a. Submit a site plan on a certified survey for staff review and approval. Plans shall show: i. The certified survey shall include a legal description for the property, so that the resolutions may be recorded at Hennepin County with the developers agreement. ii. Compliance with requirements for underground burial of all power lines and interconnection on site. iii. Compliance with all applicable zoning standards including landscaping requirements, fence setbacks, panel setbacks from the lot line, and setbacks from residential dwelling units. iv. The Ordinary High Water Level of the creek, the FEMA floodplain boundary and the Shoreland Overlay District. V. The approved wetland boundaries and wetland buffers. b. Submit revised landscape plans to provide any additional screening required for review and approval by the City: i. Not more than 33% of the required number of trees may be of one species, per Section 160.070 Subd. 2 (G) 5 of the Zoning Ordinance. ii. Landscaping shall be provided as shown on the plans dated May 15, 2017, except that: 1. Additional landscaping shall be provided on the northeast border of the site as well on the northwest tip of the array layout on the west side of the site in areas where there is no wetland or wetland buffers. 2. A minimum of one coniferous or shade tree per 15 lineal feet of the property's perimeter and one tall shrub or hedge material per 10 lineal feet along the property's perimeter shall be provided in locations where screening is required. 3. City staff shall walk the site with the applicant to identify mature trees to be preserved on the western boundary of the property. 4. Additional landscaping shall be provided even when mature trees are present. iii. New landscaping shall be maintained for the life of the interim use permit and shall be replaced as needed. c. Provide proof of ECWMC approval of the wetland delineation. d. Provide impervious surface calculations showing compliance with the Shoreland Overlay District standards. Page 3 of 5 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2017 -22 June 22, 2017 e. Provide an updated maintenance plan describing how native vegetation will be maintained throughout the lifetime of the facility for staff review and approval. f. Provide a fence detail of the proposed fencing of the project for review and approval by the City. g. Provide a detail showing the assembled panel and racking system and the installed height of the panel and associated infrastructure. h. Comply with all conditions in the City Engineer Memo dated April 20, 2017. I . Comply with all conditions in the Public Safety memo and exhibit dated April 20, 2017. 10. Prior to building permit, the applicant shall: a. If a different panel racking system is selected for installation, the applicant shall submit detailed drawings of photovoltaic panels and associated infrastructure for review and approval by the City. a. Record the approving resolution at Hennepin County and provide proof of recording to the City. b. Submit electronic files of the survey and site plan to the City in AutoCAD format. c. Enter into a site improvement performance agreement and provide the required financial guarantee for construction of the site improvements. A portion of the financial guarantee shall be retained to ensure winter survivability of the plant materials. 11. Prior to the release of escrow: a. All site improvements must be completed. b. Provide a performance bond for the full estimated cost of decommissioning (including demolition, restoration and landfill costs). 12. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. Page 4 of 5 City of Corcoran County of Hennepin State of Minnesota VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ LaFave, Tonya June 22, 2017 RESOLUTION NO. 2017-22 VOTING NAY ❑ Thomas, Ron ❑ Botterna, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this 22nd day of June 2017. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk/Administrative Services Coordinator Page 5 of 5 City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-22 Page 1 of 5 Motion By: Seconded By: APPROVING AN INTERIM USE PERMIT FOR “SEV MN 2, LLC” FOR A COMMUNITY SOLAR GARDEN 23850 COUNTY ROAD 50 (PID 1911923320001) (CITY FILE 17-007) WHEREAS, the SEV MN 2, LLC has requested approval of an interim use permit to allow a Community Solar Garden at property legally described as follows: The West Half of the Southwest Quarter of Section 19, Township 119 North, Range 23 West of the Fifth Principal Meridian. WHEREAS, the Planning Commission has reviewed the interim use permit at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for an interim use permit, subject to the following findings and conditions: 1. An interim use permit is approved to allow a community solar garden, in accordance with the application received by the City on March 16, 2017 and revisions received on April 4, 2017, May 16, 2017, May 17, 2017 and May 18, 2017, except as amended by this resolution. 2. An interim use permit to SEV MN 2, LLC to allow for a community solar garden is approved, subject to the finding that the project meets the ordinance standards in Section 1070.020, Subd. 2 and Section 1060.110 of the Zoning Ordinance. Specifically: a. The application demonstrates compliance with the Comprehensive Plan and with the goals for public facilities and capital improvement plans. Chapter 4, Section 8 of the Comprehensive Plan states that the “City of Corcoran will protect [solar] access by requiring minimum standards for lot sizes, amounts of open space, yard setbacks, and maximum height of buildings for urban residents that create the opportunity for all building owners to develop solar energy facilities if desired. b. The application demonstrates compliance with the Comprehensive Plan goals for solar access and with the goals for public facilities and capital improvement plans. The establishment, maintenance or operation of the use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. Community solar gardens do not produce nuisance conditions such as noise or pollution and need minimal maintenance. The community solar garden will promote and enhance the general public welfare because the Zoning Ordinance requires the applicant to provide a mix of vegetation beneath the solar array that provides beneficial habitat for gamebirds, songbirds, and pollinators and that reduces stormwater runoff and erosion at the solar generation site. c. The use will have no known impact to property values on property in the immediate vicinity of the proposed location. Due to the passive nature of the solar farm (it does not generate City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-22 Page 2 of 5 noise, pollution, change in climate), there is limited data to suggest that property values would be negatively impacted. d. The establishment of the use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are also in the RR District which is primarily agricultural uses today and can be developed with single family homes. e. The community solar garden does not require public facilities or services. f. The use conforms to the applicable regulations of the RR District and to the performance standards of Section 1060.110 (Solar Energy Systems). g. The use and site conforms to the performance standards specified by the Solar Ordinance. 3. The Zoning Ordinance allows Community Solar Gardens as Interim Uses in the RR Zoning District. 4. No approvals are granted for impacts to wetlands. The applicant is responsible for coordinating with Elm Creek Watershed Management Commission for any required wetland of stormwater permits. 5. The applicant shall provide a revised glare study with points placed every 100 feet along County Road 50 from the western boundary of the property to County Road 19. In addition, additional glare study points every 100 feet shall be provided along County Road 19 to Salem Lane. 6. The applicant shall install photovoltaic panels that have an anti-reflective coating, textured glass or equivalent material and details on how the panel provides anti-glare properties that mitigate the “potential for temporary after-image.” 7. The application is subject to the review and approval by Hennepin County for access permits and impacts in County right-of-way. 8. Notwithstanding any provision in the zoning regulations to the contrary, the interim use for a community solar garden shall terminate upon any of the following events, whichever occurs first: a. The IUP shall terminate 30 years from the date of approval by City Council; b. Upon violation of the conditions under which the permit was issued; c. The redevelopment of the use and property upon which it is located to a permitted or conditional use as allowed within the respective zoning district; d. The solar garden is abandoned or ceases operation for a continuous period of 12 months. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-22 Page 3 of 5 9. Prior to release of the resolutions for filing, the applicant shall: a. Submit a site plan on a certified survey for staff review and approval. Plans shall show: i. The certified survey shall include a legal description for the property, so that the resolutions may be recorded at Hennepin County with the developers agreement. ii. Compliance with requirements for underground burial of all power lines and interconnection on site. iii. Compliance with all applicable zoning standards including landscaping requirements, fence setbacks, panel setbacks from the lot line, and setbacks from residential dwelling units. iv. The Ordinary High Water Level of the creek, the FEMA floodplain boundary and the Shoreland Overlay District. v. The approved wetland boundaries and wetland buffers. b. Submit revised landscape plans to provide any additional screening required for review and approval by the City: i. Not more than 33% of the required number of trees may be of one species, per Section 160.070 Subd. 2 (G) 5 of the Zoning Ordinance. ii. Landscaping shall be provided as shown on the plans dated May 15, 2017, except that: 1. Additional landscaping shall be provided on the northeast border of the site as well on the northwest tip of the array layout on the west side of the site in areas where there is no wetland or wetland buffers. 2. A minimum of one coniferous or shade tree per 15 lineal feet of the property’s perimeter and one tall shrub or hedge material per 10 lineal feet along the property’s perimeter shall be provided in locations where screening is required. 3. City staff shall walk the site with the applicant to identify mature trees to be preserved on the western boundary of the property. 4. Additional landscaping shall be provided even when mature trees are present. iii. New landscaping shall be maintained for the life of the interim use permit and shall be replaced as needed. c. Provide proof of ECWMC approval of the wetland delineation. d. Provide impervious surface calculations showing compliance with the Shoreland Overlay District standards. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-22 Page 4 of 5 e. Provide an updated maintenance plan describing how native vegetation will be maintained throughout the lifetime of the facility for staff review and approval. f. Provide a fence detail of the proposed fencing of the project for review and approval by the City. g. Provide a detail showing the assembled panel and racking system and the installed height of the panel and associated infrastructure. h. Comply with all conditions in the City Engineer Memo dated April 20, 2017. i. Comply with all conditions in the Public Safety memo and exhibit dated April 20, 2017. j. Provide a site-specific decommissioning estimate for the project for review and approval by City staff. 10. Prior to building permit, the applicant shall: a. If a different panel racking system is selected for installation, the applicant shall submit detailed drawings of photovoltaic panels and associated infrastructure for review and approval by the City. a. Record the approving resolution at Hennepin County and provide proof of recording to the City. b. Submit electronic files of the survey and site plan to the City in AutoCAD format. c. Enter into a site improvement performance agreement and provide the required financial guarantee for construction of the site improvements. A portion of the financial guarantee shall be retained to ensure winter survivability of the plant materials. 11. Prior to the release of escrow: a. All site improvements must be completed. b. Provide a performance bond for the full estimated cost of decommissioning. 12. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-22 Page 5 of 5 VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this 22nd day of June 2017. ________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator Hennepin County Property Map Date: 4/25/2017 Comments: 1 inch = 800 feet PARCEL ID: 1911923320001 OWNER NAME: Viking Nursery Inc PARCEL ADDRESS: 23850 Co Rd No 50, Corcoran MN 55357 PARCEL AREA: 80.02 acres, 3,485,787 sq ft A-T-B: Abstract SALE PRICE: $1,469,000 SALE DATA: 06/2004 SALE CODE: Warranty Deed ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Residential HOMESTEAD: Non-Homestead MARKET VALUE: $846,000 TAX TOTAL: $12,327.90 ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Residential HOMESTEAD: Non-homestead MARKET VALUE: $854,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2017 ^_ ^_ !( !( !(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 DR STREHLER ROAD PIO 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 OF HAN OVER CO RD NO 101 LARKIN RD STATE HWY NO 55 ROLL L ING HILL S 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 W ILL OW DR IVE 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 S C H UT T E R O AD 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 SE TT LERS 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 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 DR 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 (62ND AVE N) TOWNSHIP OF HASSAN 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 CITY OF MEDINA SCOTT LAKE BE C H T O L D R O A D $+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K 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 2013 Adopted June 2011 City ofCORCORAN 19 10 30 50 19 10 116 101 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:Kendra Lindahl, City Planner From:Kevin Mattson, P.E., Kent Torve, P.E. Date:April 19, 2017 Subject:Sunrise Solar Viking Property–Plan Review Comments A concept aerial figure, dated 3/22/17,has been reviewed with staff and resulted in the following comments. General 1.County access permit will be required. 2.Resubmit construction plans for review prior to construction. 3.Provide required letter of credit or surety prior to construction. 4.Hold preconstruction meeting prior to construction, provide the City 48 hours notice. Grading 5.Submit an exhibit that identifies offsite drainage flow paths. 6.Maintain existing flow paths unless otherwise identified, 7.Identify and label all EOF locations and elevations. Roads 8.Roads and access will be reviewed with Public Safety. 9.Road section shall be a minimum of 12” aggregate base and pass a roll test after placement of materials as observed by City Engineer. End of Comments CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Public Safety Director Gottschalk Date: April 20, 2017 Re: 23850 County Road 50- Sunrise Solar A Public Safety review meeting for the proposed Sunrise Solar project was held on 04/18/2017. In attendance were: Director of Public Safety Gottschalk, Lt. Burns, Fire Chief Leuer, Fire Marshal Kohnen, and Code Compliance Official Pritchard. The following are comments from the meeting: 1. The access road should be constructed to Fire Code specifications and in accordance with the City Engineer’s memo. The road shall maintain at least a 20-foot width throughout, pass a roll test as observed by a City engineer, meet City prescribed hammerhead specifications, and meet corner radius specifications for a 40-foot firetruck. 2. The access road on the western site must be extended to the northern end of the panels. This access road must also extend to the eastern edge of the panels at the middle inverter/transfer pad with a gate to access the wetlands. The corners of the roadway at the middle inverter/transfer pad and the end of the access road must meet City hammerhead specifications. 3. The access road on the eastern site must be extended to the northern end of the panels. The first inverter/transfer pad and the end of the access road must contain hammerheads meeting City specifications. The northern end of this access road must also contain a gate to access the wetlands. 4. The site shall clearly display the address at both entrances in 6” numbers visible from County Road 50. The two portions of the site should be differentiated A and B with the entrances appropriately marked. 5. Both entrances to the site shall contain an information plaque with 24-hour site manager contact information. 6. City specified DAMA box(es) shall be installed at both secured/gated entrances on County Road 50. 7. All fence gates associated with the roadway shall be at least 20 feet wide. 8. Property landscaping shall be maintained as to prevent overgrowth. 9. Access must be maintained throughout the site year-round. 10. An emergency plan should be in place. This shall include emergency contact information, shut-off locations, first responder shut-down procedures, and general site information. From:Spiegel, Jason (DNR) To:Michael Pritchard Subject:RE: REVISED PLANS: Project 17-007 Distribution - Sunrise Solar Garden Preliminary Plat/IUP Date:Wednesday, April 26, 2017 10:39:38 AM Attachments:image001.png image002.png image003.png image004.png commercial_solar_siting_guidance.pdf prairie_solar_tech_guidance.pdf Hi Mike, Sorry for the late comments. Kate’s been in and out of our office and it fell off my radar that she had passed this to me to comment on! My only comment is that the burying of the utilities through the wetland will require a work in publics water permit. Additionally our regional assessment ecologist had these comments and asked that I send the attachments above: Wetlands/floodplain/public waters: Recommend incorporating larger buffers surrounding the adjacent wetlands, and not installing solar panels and associated equipment within the wetlands or floodplain. There have been several solar projects in the past year that have encountered problems with flooding during construction, long term this could be problematic for maintenance and operation of a solar facility. Fencing: The design notes barb wire will be used at the top of the fence per city code. Barb wire can pose a hazard to wildlife; the attached “commercial solar siting guidance” offers some alternatives suggestions to the use of barb wire (page 8). If barb wire must be utilized, consider placing reflectors at varied spaces to help birds leaving/entering the pond be better able to see the wires. The project notes that it will utilize pollinator friendly native vegetation groundcover for the site and that the seed mix is adapted from a pilot mix developed by BWSR for solar sites. Attached is DNR’s guidance (prairie solar tech guidance) which may be of help for seed mix development. As a reminder, seeds should be “certified weed free” and species utilized should be native to the county. Sincerely, Jason Spiegel Hydrologist | Ecological and Water Resources Minnesota Department of Natural Resources 1200 Warner Rd. St. Paul, MN 55106 Phone: 651-259-5822 Email: spiegel.jason@state.mn.us mndnr.gov From: Michael Pritchard [mailto:mpritchard@ci.corcoran.mn.us] Sent: Thursday, April 13, 2017 10:33 AM To: jleuer@ci.loretto.mn.us; Matt Gottschalk <mgottschalk@ci.corcoran.mn.us>; Ali Durgunoglu (Ali.Durgunoglu@hennepin.us) <Ali.Durgunoglu@hennepin.us>; James C Kujawa (James.Kujawa@hennepin.us) <James.Kujawa@hennepin.us>; Robert.Byers@hennepin.us; Drewry, Kate (DNR) <kate.drewry@state.mn.us> Subject: REVISED PLANS: Project 17-007 Distribution - Sunrise Solar Garden Preliminary Plat/IUP Please find the attached revised plans for Project 17-007 Sunrise solar garden IUP. Please provide any additional comments by April 24, 2017. Please let me know if you have any questions. Thank you, Mike Pritchard Code Compliance Official Zoning, Code Enforcement, Permits City of Corcoran 8200 Co Rd 116 Corcoran, MN 55340 Direct Line 763-400-7033 mpritchard@ci.corcoran.mn.us Submitted to the City of Corcoran Application for 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 March 15, 2017 Members of the Planning Commission Members of the City Council City of Corcoran 8200 County Road 116 Corcoran, Minnesota 55340 Re: Interim Use Permit Application to Develop a Community Solar Garden Dear Members of the 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 Table of Contents Project Description ............................................................................... 1 Site Location ..............................................................................1 Comprehensive Land Use and Road System Plans .........................2 Zoning .......................................................................................3 Existing Conditions .....................................................................4 On-Site and Nearby Land Use ...............................................................4 Topography .........................................................................................5 Vegetation ...........................................................................................5 Soils for Structures................................................................................5 Suitability for Farming ..........................................................................5 Site Plan ....................................................................................6 Site Access and Internal Circulation...............................................7 Traffic .......................................................................................7 Grading, Drainage and Erosion Control .........................................7 Wetlands and Streams ................................................................8 Visual Compatibility and Screening ..............................................10 Solar Energy Conversion Panels ..................................................12 Glare Analysis............................................................................12 Power and Communication Lines; Connection to Xcel System ........12 Ground Cover ............................................................................13 Perimeter Fence.........................................................................13 Duration ...................................................................................13 Sign .......................................................................................13 Emergency Entry .......................................................................13 Construction ........................................................................................14 Operations and Maintenance .................................................................17 De-Commissioning, Restoration and Re-powering ...................................19 Noise Emissions ...................................................................................22 Appendix A: De-Commissioning Cost Estimate........................................A-1 Interim Use Permit Application City of Corcoran Project Description Site Location The 80 acre site is located along the northern side of County Highway 50, Rebecca Park Trail, on the western border of the City. The property identification number is 19-119-23-0001. The street address is 23850 County Road 50. The legal description is: The West Half of the Southwest Quarter of Section 19, Township 119 North, Range 22 West of the Fifth Principal Meridian. Figure 1: Site Location Interim Use Permit Application 1 City of Corcoran Comprehensive Land Use and Road Plans The 2030 Comprehensive Plan guides the site as Rural / Agricultural-Residential. The site is located approximately 1.5 miles north of the Metropolitan Urban Service Area. No arterial or collector roads are planned through the site. County Highways 50 (to the south) and 19 (to the east) are designated as A Minor Connectors. Figure 2: Land Use Plan 2030 Interim Use Permit Application 2 City of Corcoran Zoning Figure 3 indicates that the site is zoned Rural Residential District with a Shoreland Management Overlay District centered on Rush Creek and extending 300 feet to either side of the stream. In addition, the wetlands on the site are regulated by State and Federal regulations. Wetlands are addressed in more detail in a subsequent section. The Federal Emergency Management Administration has mapped flood plains on the site as shown by Figure 4. Finally, the City’s growth management system has allocated 8 Building Rights to this site, as shown by Figure 5. Figure 3: City of Corcoran Zoning Map Figure 4: FEMA Floodplains Map Figure 5: Building Rights Interim Use Permit Application 3 City of Corcoran Existing Conditions On‐Site and Nearby Land Use The site is undeveloped and used for farming and grazing. Approximately 40 percent of the site is devoted to wetland preservation. The farm house on the site is rented, and the fields and grazing operation are managed by a renter. Land uses near the site are agricultural, open or rural residential as shown by Figure 6. The pattern of nearby parcels is shown by Figure 7 on the next page. Figure 6: On‐Site and Nearby Land Use Interim Use Permit Application 4 City of Corcoran Figure 7: Nearby Land Parcels Topography The topography is gently rolling except along the western boundary, where there is a steep slope up to the nearby houses. Vegetation Trees on the site are limited to a few patches near the farmstead and a spotty windrow along the western border. Typical wetland vegetation is found within the wetland features. Soils for Solar Arrays Outside of the wetlands, the soils are sufficient to support the piers of a solar array. Soils for Farming The site is not prime for farming because of the size and configuration of the non-wetland fields. Interim Use Permit Application 5 City of Corcoran Site Plan The site development plan for the community solar garden is shown by Figure 8, below. Interim Use Permit Application 6 City of Corcoran Site Access and Internal Circulation Access to the site will be via two driveways along County Highway 50, Rebecca Park Trail. Driveway access permits will be obtained from Hennepin County and submitted to the City prior to obtaining a Building Permit. Internal Road The internal circulation and emergency access drives will be 20 feet wide and paved with 12 inches of aggregate material. Their density will be certified with a roll test after placement of materials as observed by the City Engineer. Soil borings will be provided. The corners have been designed to accommodate a 40-foot fire truck. Hammerhead turn-arounds, designed according to City specifications, will be included. The gates will be 20 feet wide. See also the section on page 13 titled Emergency Entry. 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 three times per year. Grading, Drainage and Erosion Control The project will comply with any Watershed or MPCA requirements for stormwater. Emmons and Olivier Resources, Inc., will provide to the City with hydrologic modeling calculations for rate control, volume control and water quality, including proposed pond locations, if any. An exhibit will be submitted that identifies the off-site drainage flow paths. Existing flow paths will be maintained unless otherwise identified. Calculations will be provided for City approval. 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. Interim Use Permit Application 7 City of Corcoran Wetlands and Streams Federal and State Wetland Mapping The National Wetlands Inventory of the US Department of Interior shows approximately 33 acres of wetland on the 80 acre site, as illustrated by Figure 9. The major types of wetlands on the site are: PEM1A: Fresh or interior marsh, persistent vegetation, topographically high PEM1C: Fresh or interior marsh, persistent vegetation, topographically high PABG: Fresh or interior march, aquatic bed, intermittently exposed. Figure 9: National Wetland Inventory Map, US Fish and Wildlife Service, Department of the Interior The Minnesota Department of Natural Resources has also mapped two Public Waters Inventory basins on the site, numbered as 352W and 353W. Interim Use Permit Application 8 City of Corcoran Wetland Delineation Emmons and Olivier Resources, Inc., has conducted a field survey of the wetlands on the site. The results are depicted by Figure 10 and the full wetland report is submitted separately. EOR has also conducted a “desktop” review of hydrology, soils, topography and historic aerial photography of the site and will submit it to Elm Creek Watershed Management Organization (WMO) for review. The WMO will provide a written opinion on the field delineation results and whether any apparent wetlands exist in the cultivated fields. 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. Figure 10: Results of the Field Delineation of the Wetland Boundaries Interim Use Permit Application 9 City of Corcoran Visual Compatibility and Screening Per City of Corcoran requirements for solar garden construction, we propose to line the western, southern and eastern sides of the project site with coniferous trees and native shrubs to provide a visual screen between the proposed solar site and adjacent properties or the County Highway. Please see Figure 11 for the location of the screen plantings. A detailed planting plan has been submitted separately. Figure 11: Location of Screen Plantings The proposed solar panels would be set far south of the northern property line. The northern part of the site and some of the adjacent land is wetland. Therefore, we submit that it is not necessary or feasible to screen along the northern property line. The western edges of the project area will be buffered with Eastern Red Cedar 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 Eastern Red Cedar is a native tree 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. Interim Use Permit Application 10 City of Corcoran Note: in the edge location opposite the house at the end of the Greenfield cul-de-sac where the existing screening is thin, we will plant 10-foot tall Cedars so they are effective sooner. On the south and east, a similar plan will include Black Hills Spruce coniferous trees planted 15 feet on-center and Glossy Black Chokeberry shrubs planted 10 feet on-center outside of the site fence. 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 southern and eastern sides. Approximate totals: Eastern Red Cedar: 58 Black Hills Spruce: 69 Black Chokecherry: 190 The Planting Plan, submitted separately, specifies a seed mix for the entire site that meets the City’s requirements for a pollinator-friendly native groundcover for solar sites. The seed mix is adapted from a pilot mix currently in development by the BWSR specifically for solar sites in Minnesota. The Planting Plan memo, submitted separately, also describes how the wetland buffer plantings will be handled per City Code 1050.10, Subd. 8. Interim Use Permit Application 11 City of Corcoran Figure 12: Typical Plan 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 13: Typical Fixed‐Angle Solar Panels Figure 14: Appearance of Typical Solar Panels in a Field Glare Analysis A glare analysis has been performed using the Forge Solar tool by Sandia Labs and is submitted separately. 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.) Interim Use Permit Application 12 City of Corcoran Ground Cover A detailed description of the ground cover seed mix is included in the Planting Plan memo, which is submitted separately. 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 galvanized chain-link perimeter fence will be installed for safety and security. The fence will be 7 feet tall, topped with barbed wire, as required by the City. The fence alignment is illustrated by Figure 9, 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. The gate in the fence will be at least 20 feet wide. Duration The community solar garden will be operated fro 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. Sign A sign will be installed near the entrance to the site. The sign will show the address in 6-inch numbers visible from County Highway 50. It will also include 24-hour site manager contact information. Emergency Entry A City-specified DAMA box will be installed at the gate entrance. The gate in the fence will be at least 20 feet wide. An emergency plan will be in place, including contact info, shut-off locations, first responder shut-down procedures and general site information. Interim Use Permit Application 13 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. Interim Use Permit Application 14 City of Corcoran Interim Use Permit Application 15 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. Interim Use Permit Application 16 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. Interim Use Permit Application 17 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. Interim Use Permit Application 18 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 field of solar energy project development is presented by Appendix A. 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. Interim Use Permit Application 19 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. Interim Use Permit Application 20 City of Corcoran Interim Use Permit Application 21 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. Interim Use Permit Application 22 City of Corcoran May 15, 2017 Members of the Corcoran City Council 8200 County Road 116 Corcoran, Minnesota 55340 Dear Members of the City Council: We believe that our proposed solar garden at 23850 County Road 50 is worthy of your approval because it meets the requirements of the City Code for an Interim Use Permit as follows: 1. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The solar garden will not interfere with the growth of the city because the site is not expected to be within the sewered Urban Service Area for several decades, by which time the solar garden will have been removed. The Interim Use Permit will expire within 30 years. . No public facilities will be needed. A solar garden is an appropriate land use in a rural, agricultural area, and the City Council concurred with that when it adopted solar farms as an Interim Use in the Rural / Agricultural- Residential zoning district. There should be no concern about a proliferation of other 5 megawatt solar gardens. All 5 MW applications were due into Xcel Energy by September, 2015. So, any additional gardens will be limited to 1 megawatt. There are few locations in Corcoran where those are possible because of limitations posed by your zoning, the Xcel service territory and distance from a distribution line. Solar gardens would only be allowable in the two westerly Xcel service areas and w approximately one-hal mile of an Xcel distribution line (shown b ithin f y the dashed lines). Sunrise Energy Ventures Page 2 601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305 612‐293‐9900 dean@Sunriseenergyventures.com 2. The establishment, maintenance or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to public health, safety, morals or welfare. Water quality and other environmental conditions will be improved. There will be no soil erosion; no plowing; no use of fertilizers, herbicides or pesticides; and no cattle. Native ground cover species will protect the soil and provide habitat for pollinators, butterflies and insects. Electrical energy will be generated with no air pollution or greenhouse gases. Native ground cover plantings 3. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Empirical appraisals and appraisers’ opinions support our belief that there will be no loss of market value to nearby homes. No study based on sales data has substantiated loss of residential value near a solar garden. The City staff concurs In fact, a solar garden can enhance property values. We are working with a land owner in Winona County that wants us to develop a solar garden on his property because he wishes to market the balance of the site as housing and feels that the solar garden will be a positive sales point. The solar garden will generate almost no traffic, will emit no noise audible at the property line, and will not move. Traffic will be limited to about one pick-up truck per month and mowing two or three time per year. Sound from the DC-to-AC inverters at the property line has been calculated to be 44 to 50 decibels, which is much less than the State daytime standard of 60 decibels. Sound from the inverters would be decreased by vegetation, slopes and background noise. Fifty decibels is said to be the level of a library; 40 is considered to be the level of a bedroom. Glare is not a problem with contemporary solar panels, as they have an anti-reflective coating. Their appearance is either black or a blue luminance. They are no more reflective than the pond on the site. They do not create glint like cars. Sunrise Energy Ventures Page 3 601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305 612‐293‐9900 dean@Sunriseenergyventures.com 4. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property. We will screen and soften the view to the facility along the three houses to the west in Greenfield, along the farm field and house to the northwest, along County Road 50, and along the Mooney farmstead to the southwest. The following pages show images of the screened view from four locations. We request that we not screen the eastern (Gleason) farm field at this time but, instead, that we will screen that edge if housing is built there during the life of the solar garden. We request that the very large financial surety that the City has requested for decommissioning apply also to this screening. View from the Hendel property presently Screened view from the Hendel property at 4900 Rebecca Park Trail Sunrise Energy Ventures Page 4 601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305 612‐293‐9900 dean@Sunriseenergyventures.com View from the Eliason property presently Proposed screening at the Eliason property after the initial planting Screened view from the Eliason property, 4930 Rebecca Park Trail, after 15 years Sunrise Energy Ventures Page 5 601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305 612‐293‐9900 dean@Sunriseenergyventures.com Photo simulation form the northwest View looking NW from CR 50 presently Screened view along County Road 50 using wetland-compatible plantings View from the Standlund property west-northwest of the site Sunrise Energy Ventures Page 6 601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305 612‐293‐9900 dean@Sunriseenergyventures.com View from the northeast corner of the site. The solar field would be in the upper left corner of the image where you can see a dark polygon. 5. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. . Necessary public facilities and services are already available and adequate. 6. The conditional use and site conforms to performance standards specified by this Chapter. City staff have confirmed that the proposed solar garden would conform to the performance standards of the City Code. 7. The use is allowed as an interim use in the respective zoning district. Solar gardens are allowed as an Interim use in the Rural / Agricultural-Residential zoning district. 8. The date or event that will terminate the use can be identified with certainty. The Zoning Ordinance requires that the Interim Use Permit expire 30 years from the date of issuance. 9. The use will not impose additional unreasonable costs on the public. City staff have confirmed that the solar garden will not impose any additional costs on the public because its demand on City services and facilities are so low. Sunrise Energy Ventures Page 7 601 Carlson Parkway, Suite 1050, Minnetonka, Minnesota 55305 612‐293‐9900 dean@Sunriseenergyventures.com 10. The user agrees to any conditions that the City Council deems appropriate for permission of the use. The draft resolution includes a number of conditions to ensure that the development would comply with the purpose and intent of the ordinance. If approved, we will: o Amend the site plan that extends the access drives to the northern end of the solar garden, increase the setback to the panels from the Hendel house to 100 feet, and combine the site plan with the boundary and topographic survey. o Obtain a wetland permit from the Elm Creek Watershed Management Commission. Thank you for your consideration of our application. Sincerely, Dean Leischow Chief Executive Officer PROPERTY LINE R U S H C R E E K 1 MW 1 MW 0.8 MW 1 MW 0.2 MW UNDERGROUND MV AC WIRING 20' WIDE PROPOSED ACCESS ROAD (GRAVEL 12") 1 MW INVERTER/TRANSFORMER PAD (SEE DETAIL B) TRENCH THROUGH WETLANDS FOR UNDERGROUND MV AC WIRING (SEE NOTES) MINIMUM 100' SETBACK FROM CR 50 20' WIDE PROPOSED ACCESS ROAD (GRAVEL 12") MINIMUM 25' SETBACK FROM PROPERTY LINE TRACKER SYSTEM PV ARRAYS PROPOSED FENCE 50' AVERAGE SETBACK FROM WETLANDS MINIMUM 100' SETBACK FROM RUSH CREEK MINIMUM 25' SETBACK FROM PROPERTY LINE METER & POINTS OF INTERCONNECTION (SEE DETAIL A) DATE:DRAWN BY: DWG No.: DRAWING TITLE: CHECKED BY: CO R C O R A N F A C I L I T Y 23 8 5 0 C O U N T Y R O A D 5 0 LO R E T T O , M N 5 5 3 5 7 45 ° 0 5 ' 4 9 " N 9 3 ° 3 8 ' 3 1 " W SE V M N 1 S O L A R P R O J E C T PV.01 SITE LAYOUT JT 601 Carlson Parkway Suite 1050 Minnetonka, MN 55305 Tel: (612) 293-9900 Fax: (612) 293-3839 NOTES: ZWSITE PLAN Legend Proposed Fence Property Boundary Property Line Setback Existing Overhead Line Underground MV Line Wetlands Wetland Setback Line Rush Creek Stream Setback Line Proposed Access Road Proposed Inverter Fixed-Tilt System Solar Layout VICINITY MAP SITE NORTH 00150300 ft PROJECT NAME, SITE ADDRESS, COORDINATES: 3/22/17 XCEL EXISTING POLE (POI) MV JUNCTION BOX DIRECTIONAL BORING ROAD CROSSING UNDERGROUND MEDIUM VOLTAGE AC CIRCUIT FROM INVERTER STATION TO CUSTOMER DISCONNECT. CIRCUIT DISTANCES VERY BY CSG PROJECT. 1.667kW INVERTER PV PRODUCTION METER DISCONNECT ACCESSIBLE, VISIBLE AND LOCKABLE PV PRODUCTION METER 1800kVA STEP-UP TRANSFORMER UNDERGROUND MEDIUM VOLTAGE AC CIRCUIT TO UTILITY AC DISCONNECT 12.47kV POWER CONVERTING STATION (PCS) DETAIL A DETAIL B 6' TYP. 1. Fence overall height - 7 ft chain link type with 2 inch mesh and three strands of barb wire, accommodating restricted access. 2. Fence shall meet the required setbacks. See drawing for details. 3. Two site access roads off of County Road 50. 4. Signage and emergency contact numbers posted at entrance. 5. Open trench for underground medium votlage line will be restored to ensure finish grade matches existing wetlands. RUSH CREEKELIASON #4930HENDEL #4900 MI N I M U M 1 0 0 ' S E T B A C K FR O M C R 5 0 WETLAND BUFFER WE T L A N D PLANT 8-10' CONIFERS ALONGELIASON PROPERTY;APPROX. 500 LF TY P . P L A N T I N G P L A N 0202 AP P R O X . 1 , 0 0 0 L F TYP. PLANTING PLAN 0102APPROX. 2,100 LF TY P . P L A N T I N G P L A N 01 02 AP P R O X . 1 , 7 5 0 L F SO L A R A R R A Y S I HEREBY CERTIFY THAT THIS P L A N , S P E C I F I C A T I O N , O R R E P O R T WAS PREPARED BY ME OR UN D E R M Y D I R E C T S U P E R V I S I O N A N D THAT I AM A DULY LICENS E D P R O F E S S I O N A L L A N D S C A P E ARCHITECT UNDER THE LAWS O F T H E S T A T E O F M I N N E S O T A . BRITTA M. HANSENDATE: 05-15-2017 LI C E N S E # 5 3 3 0 7 Plot Date: 05/15/2017Drawing name: X:\Clients_Private\1076_Weber_Community_Planning\0005_LA_2017\09_GIMS_ProjectName\dwg\Corcoran Solar Plant Layout B.dwgXrefs:, Corcoran Site Plan 5-10-171NODATEBYREVISION23456 CO R C O R A N S O L A R S I T E RE B E C C A P A R K T R . LO R E T T O , M I N N E S O T A , 5 5 3 5 7 DE S I G N B Y D R 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 3 S H E E T S SU B M I S S I O N D A T E : 05 - 1 5 - 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 S I T 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 N 01 01SOLAR SITE PLAN1" = 400' LA N D S C A P E S C R E E N I N G N O T E S 1. L A N D S C A P E S C R E E N I N G T O B E P L A N T E D A L O N G E A S T , W E S T , A N D S O U T H P R O P E R T Y B O U N D A R Y P E R P L A N S 0102 A N D 0202 2. S P E C I A L A T T E N T I O N T O B E P A I D T O S C R E E N P L A N T I N G A L O N G R E S I D E N T I A L P R O P E R T I E S O N R E B E C C A P A R K T R A I L ( 4 9 0 0 , 49 2 0 , A N D 4 9 3 0 ) . 3. P L A N T 8 - 1 0 ' B L A C K H I L L S S P R U C E A L O N G E L I A S O N P R O P E R T Y L I N E A T 4 9 3 0 R E B E C C A P A R K T R A I L ( T O T A L L E N G T H A P P R O X . 50 0 L F ) . A L L O T H E R B L A C K H I L L S S P R U C E T O B E 4 - 5 ' H E I G H T . 4. P L A N T A L O N G C O U N T Y R O A D 5 0 P E R T Y P . P L A N T I N G P L A N 0102 E X C E P T W H E R E R U S H C R E E K D R A I N S T O C U L V E R T U N D E R R O A D . DO N O T P L A N T W I T H I N 3 0 ' O N E A C H S I D E O F C U L V E R T . FOR R E V I E W 40.0' 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 Conifers @ 15' O.C.Glossy Black Chokeberry/ Cardinal Dogwood @ 8' O.C. NO T E : SE Q U E N C E O F D E C I D U O U S S H R U B P L A N T I N G S S H A L L B E 2 G L O S S Y BL A C K C H O K E B E R R Y , F O L L O W E D B Y 4 C A R D I N A L D O G W O O D , RE P E A T I N G A L O N G T H E L E N G T H O F T H E P R O P E R T Y B O U N D A R Y . SE Q U E N C E O F C O N I F E R S S H A L L B E 1 D O U G L A S F I R , 1 B L A C K H I L L S SP R U C E , A N D 1 A U S T R I A N P I N E , R E P E A T I N G . S I Z E O F C O N I F E R S VA R I E S A T E L I A S O N P R O P E R T Y . So l a r A r r a y 10.0'WEST PROPERTY LINE Fe n c e *USE SAME LAYOUT ON EAST BOUND A R Y 15.0'DIST. VARIES 15.0' SOUTH PROPERTY LINE Red Maple @ 30' O.C.Sola r A r r a y 10.0' 9.0'12.0'9.0'Peachleaf Willow - spacing a s s h o w n Tamarack - spacin g a s s h o w n NO T E : PL A N T T R E E S I N R E P E A T I N G SE Q U E N C E A C R O S S S O U T H PR O P E R T Y L I N E ( A S S H O W N ) , EX C E P T W H E R E S T R E A M FL O W S I N T O C U L V E R T . D O N O T PL A N T F O R 3 0 ' O N E I T H E R S I D E OF C U L V E R T . Fen c e SE E D I N G A R E A RE D M A P L E TA M A R A C K PE A C H L E A F W I L L O W I HEREBY CERTIFY THAT THIS P L A N , S P E C I F I C A T I O N , O R R E P O R T WAS PREPARED BY ME OR UN D E R M Y D I R E C T S U P E R V I S I O N A N D THAT I AM A DULY LICENS E D P R O F E S S I O N A L L A N D S C A P E ARCHITECT UNDER THE LAWS O F T H E S T A T E O F M I N N E S O T A . BRITTA M. HANSENDATE: 05-15-2017 LI C E N S E # 5 3 3 0 7 Plot Date: 05/15/2017Drawing name: X:\Clients_Private\1076_Weber_Community_Planning\0005_LA_2017\09_GIMS_ProjectName\dwg\Corcoran Solar Plant Layout B.dwgXrefs:, Corcoran Site Plan 5-10-171NODATEBYREVISION23456 CO R C O R A N S O L A R S I T E RE B E C C A P A R K T R . LO R E T T O , M I N N E S O T A , 5 5 3 5 7 DE S I G N B Y D R 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 3 S H E E T S SU B M I S S I O N D A T E : 05 - 1 5 - 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 & N O T E S 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 01TYP. PLANTING PLAN - WEST PROPERTY LINENOT TO SCALE N 02 02TYP. PLANTING PLAN - COUNTY ROAD 50 NOT TO SCALE N GE N E R A L N O T E S 1. L A N D S C A P E C O N T R A C T O R S H A L L I N S P E C T T H E S I T E A N D B E C O M E F A M I L I A R W I T H E X I S T I N G C O N D I T I O N S R E L A T I N G T O T H E NA T U R E A N D S C O P E O F W O R K . 2. L A N D S C A P E C O N T R A C T O R S H A L L V E R I F Y P L A N L A Y O U T A N D B R I N G T O T H E A T 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 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. L A N D S C A P E C O N T R A C T O R S H A L L A S S U R E C O M P L I A N C E W I T H A P P L I C A B L E C O D E S A N D R E G U L A T I O N S G O V E R N I N G T H 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. L A N D S C A P E C O N T R A C T O R S H A L L V E R I F Y A L I G N M E N T A N D L O C A T I O N O F U N D E R G R O U N D A N D A B O V E G R A D E U T I L I T I E S A N 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. L A N D S C A P E C O N T R A C T O R S H A L L R E V I E W T H E S I T E F O R D E F I C I E N C I E S I N S I T E C O N D I T I O N S W H I C H M I G H T N E G A T I V E L Y AF F E C T P L A N T E S T A B L I S H M E N T , S U R V I V A L O R W A R R A N T Y . U N D E S I R A B L E S I T E C O N D I T I O N S S H A L L B E B R O U G H T T O T H 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. L A N D S C A P E C O N T R A C T O R I S R E S P O N S I B L E F O R O N G O I N G M A I N T E N A N C E O F N E W L Y I N S T A L L E D M A T E R I A L S U N T I L T I M E O F FI N A L A C C E P T A N C E B Y L A N D S C A P E A R C H I T E C T . R E P A I R O F A C T S O F V A N D A L I S M O R D A M A G E W H I C H M A Y O C C U R P R I O R T O 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. N O 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. P R O P O S E D P L A N T M A T E R I A L S H A L L C O M P L Y W I T H T H E C U R R E N T E D I T I O N O F T H E A M E R I C A N S T A N D A R D F O R N U R S E R Y ST O C K , A N S I Z 6 0 . 1 . U N L E S S N O T E D O T H E R W I S E , D E C I D U O U S S H R U B S S H A L L H A V E A T L E A S T 5 C A N E S A T T H E S P E C I F I E D HE I G H T . O R N A M E N T A L T R E E S S H A L L H A V E N O ' V ' C R O T C H E S A N D 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 3 ' F E E T A B 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. N O P L A N T M A T E R I A L S U B S T I T U T I O N S W I L L B E A C C E P T E D U N L E S S A P P R O V A L I S G R A N T E D B Y T H E L A N D S C A P E A R C H I T E C T T O TH E L A N D S C A P E C O N T R A C T O R . 10 . A D J U S T M E N T S I N L O C A T I O N O F P R O P O S E D P L A N T M A T E R I A L S M A Y B E N E E D E D I N F I E L D . L A N D S C A P E A R C H I T E C T M U S T B E 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 . P L 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 . W A T E R A L L P L A N T M A T E R I A L W I T H I N 2 H O U R S O F P L A N T I N G . A P P L Y E N O U G H W A T E R T O T H O R O U G H L Y S A T U R A T E A L L PL A N T I N G S O I L . SE E D I N G N O T E S 13 . S O W N A T I V E S E E D M I X F O R S O L A R S I T E S O N A L L D I S T U R B E D A R E A S A F T E R A L L G R A D I N G A N D C O N S T R U C T I O N A C 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 . A C C E P T A B L E S E E D I N G D A T E S A R E A P R I L 1 5 - J U L Y 2 0 I N T H E S P R I N G , O R S E P T E M B E R 2 0 - O C T O B E R 2 0 I N T H E F A L L . W R I T T E N PE R M I S S I O N M U S T B E G R A N T E D B Y T H E L A N D S C A P E A R C H I T E C T T O P E R F O R M S E E D I N G O P E R A T I O N S O N A N Y O T H E R D A T E S OF T H E Y E A R . 15 . U S E T E M P O R A R Y E R O S I O N C O N T R O L D E V I C E S ( S T R A W W A T T L E S , S I L T F E N C E ) A S N E E D E D T O P R E V E N T E R O S I O N P R I O R T O 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 . P R 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 . A P P L Y S E E D I N H Y D R O - S E E D M I X T U R E W I T H A P P R O P R I A T E A G I T A T I N G E Q U I P M E N T P E R M N D O T S P E C . 2 5 7 5 . 3 . B 4 . N O T E T H A T SO L A R A R R A Y S M U S T B E P R O T E C T E D F R O M H Y D R O - S E E D O V E R S P R A Y O R C L E A N E D A F T E R A P P L I C A T I O N P E R M N D O T S P E C . 25 7 5 . 3 . E . 18 . I N C L U D E A C O V E R C R O P O F O A T S W I T H I N S E E D M I X ( @ R A T E O F 3 8 L B / A C R E ) I F S E E D I N G B E T W E E N O C T O B E R 1 5 T H A N D AU G U S T 1 S T . I F S E E D I N G B E T W E E N A U G U S T 1 S T A N D O C T O B E R 1 5 T H , S U B S T I T U T E W I N T E R W H E A T F O R O A T S A T T H E S A 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 . M O N I T O R T H E S I T E M O N T H L Y D U R I N G T H E F I R S T T W O G R O W I N G S E A S O N S T O D E T E C T A R E A S O F W E E D C O L O N I Z A T I O N . C U 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 . D U R I N G T H E F I R S T G R O W I N G S E A S O N M O W T H E E N T I R E S E E D E D A R E A O N C E E V E R Y 4 0 D A Y S . K E E P M O W E R D E C K H E I G H T BE T W E E N 5 - 8 " . 21 . D U R I N G T H E S E C O N D G R O W I N G S E A S O N M O W T H E E N T I R E S E E D E D A R E A O N C E I N M I D - J U N E A N D O N C E I N M I D - A U G U S T . K E 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 . I F A R E A S O F B A R E G R O U N D P E R S I S T A F T E R F I R S T G R O W I N G S E A S O N B R O A D C A S T A D D I T I O N A L S E E D M I X A S N E E D E D T O A I D IN E S T A B L I S H M E N T . 23 . A F T E R T H E F I R S T T W O G R O W I N G S E A S O N S M O W N A T I V E S E E D I N G A R E A O N C E P E R Y E A R I N L A T E F A L L , O R E A R L Y S P 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 SH R U B S T O B E P L A C E D S O T H A T RO O T I N G T O P S O I L B O R R O W SC A R I F Y B O T T O M A N D S I D E S O F HO L E P R I O R T O P L A N T I N G LO O S E N R O O T S O F A L L CO N T A I N E R I Z E D P L A N T S . TO P O F C O N T A I N E R S I T S F L U S H WI T H P R O P O S E D G R A D E . AF T E R P L A N T I N G . WA T E R S H R U B T H O R O U G H L Y SE T O N M O U N D E D G R A D E . 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 BORROW 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 FORTREES UNLESS OTHERWISE SPECIFIED.PROVIDE RODENT PROTECTION ON ALL DECIDUOUS REMOVE ALL FLAGGING AND LABELINGIN 8-12" LIFTS AND SATURATE SOIL WITH PLANTING OPERATIONS. PLACE BACKFILL WATER TREE THOROUGHLY DURING FROM TREE.BRANCHES AFTER PLANTING IS COMPLETE.PRUNE DAMAGED AND CROSSINGWATER. DO NOT COMPACT MORE THAN NECESSARY TO MAINTAIN PLUMB.AROUND TREE TO RETAIN WATER.CREATE A SHALLOW RING DEPRESSIONROOT BOUND CONTAINER TREES TO BESCARIFIED ON THE SIDES AND BOTTOM.PLANTS SHOULD BE AT THE PROPER DEPTHWHEREBY THE BEGINNING TAPER OF THE ROOTFLARE IS AT THE SAME ELEVATION AS THEFINISHED SOIL GRADE. THIS SHOULD BE THESAME DEPTH AS THE PLANTS WERE GROWN ATIN THE NURSERY. NOTE THAT THE ROOTS OFBALLED AND BURLAPPED PLANTS AREUNACCEPTABLE WHEN THEY ARE COVERED BYMORE THAN 4" OF SOIL IN THE TOP OF THE BALL.MULCH - 3" DEEP - SHREDDED HARD WOODSHALL BE SUBSTANTIALLY FREE OF MOLD, DIRT,SAWDUST, AND FOREIGN MATTERIAL 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.COMMON TOPSOIL BORROWI HEREBY CERTIFY THAT THIS P L A N , S P E C I F I C A T I O N , O R R E P O R T WAS PREPARED BY ME OR UN D E R M Y D I R E C T S U P E R V I S I O N A N D THAT I AM A DULY LICENS E D P R O F E S S I O N A L L A N D S C A P E ARCHITECT UNDER THE LAWS O F T H E S T A T E O F M I N N E S O T A . BRITTA M. HANSENDATE: 05-15-2017 LI C E N S E # 5 3 3 0 7 Plot Date: 05/12/2017Drawing name: X:\Clients_Private\1076_Weber_Community_Planning\0005_LA_2017\09_GIMS_ProjectName\dwg\Corcoran Solar Plant Layout B.dwgXrefs:, Corcoran Site Plan 5-10-171NODATEBYREVISION23456 DE S I G N B Y D R 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 3 O F 0 3 S H E E T S SU B M I S S I O N D A T E : 05 - 1 5 - 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 D E T A I L S 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 03 02CONIFEROUS TREE PLANTING DETAIL, TYP.NOT TO SCALE FOR R E V I E W CO R C O R A N S O L A R S I T E RE B E C C A P A R K T R . LO R E T T O , M I N N E S O T A , 5 5 3 5 7 WE T L A N D B U F F E R N O T E S 1. A P R O F E S S I O N A L N A T U R A L R E S O U R C E S P E C I A L I S T O R CE R T I F I E D W E T L A N D D E L I N E A T O R W I L L D E T E R M I N E , T H R O U G H FI E L D I N S P E C T I O N , W H I C H A R E A S O F T H E E X I S T I N G W E T L A N D BU F F E R A R E ' U N D I S T U R B E D . ' T H O S E A R E A S S H A L L B E PR O T E C T E D T H R O U G H O U T T H E S I T E C O N S T R U C T I O N P R O C E S S BY S I L T F E N C E . 2. A N Y A R E A S O F T H E R E Q U I R E D W E T L A N D B U F F E R A R E A T H A T HA V E B E E N D I S T U R B E D W I T H I N T H E L A S T 1 0 Y E A R S ( P E R T H E DE T E R M I N A T I O N O F T H E N A T U R A L R E S O U R C E S P E C I A L I S T O R WE T L A N D D E L I N E A T O R ) , O R A R E O T H E R W I S E N O T V E G E T A T E D , SH A L L B E R E - P L A N T E D P E R C I T Y O F C O R C O R A N RE Q U I R E M E N T S , C I T Y C O D E , S E C T I O N 1 0 5 0 . 1 0 , S U D B . 8 , SU B - S E C T I O N C . 3. L A N D S C A P E A R C H I T E C T T O S U P P L Y S U P P L E M E N T A L W E T L A N D BU F F E R P L A N P R I O R T O S I T E C O N S T R U C T I O N . 03 03 DE C I D U O U S S H R U B P L A N T I N G D E T A I L , T Y P . NO T T O S C A L E 03 01DECIDUOUS TREE PLANTING DETAIL, TYP.NOT TO SCALE From:Shiloh Larson To:Brad Martens Subject:Fwd: Re: Your immediate attention is greatly appreciated. Urgent matter. Date:Monday, May 1, 2017 10:32:00 AM Brad, I know you and Rep. Hertaus have spoken on this issue, but he asked me to pass this email along to you so that it can be included in the City Council and Mayor's committee packets. This is the email regarding the proposed solar farm between Greenfield and Corcoran. Rep. Hertaus tried to CC you on his original email, but it seems as though it didn't get through. Thank you and please let me know if you have any questions, Shiloh Larson Committee Legislative Assistant Rep. Matt Dean Rep. Jerry Hertaus HHS Finance Committee 651.296.4375 shiloh.larson@house.mn >>> Jerry Hertaus <rep.jerry.hertaus@house.mn> 4/30/2017 9:51 PM >>> Dear Mr. & Mrs. Hendel, Thankyou for your message concerning the proposed solar farm located within the City of Corcoran and immediately adjacent to your residence situated at the city line within Greenfield. I have contacted Mr. Brad Martens, city manager of Corcoran about this issue to learn more about the proposal, have copied him this message as well as one Greenfield council member and the Greenfield mayor. Mr. Martens stresses the importance of you and your neighbors participation in the public hearings on this matter scheduled in the coming days and weeks. It is my understanding that the agricultural zoning classification is proposed to be amended or already has been amended to permit solar farms in Corcoran. The proposal has not received final approval from the City of Corcoran at this time. It would be advisable to contact members of the Corcoran council and the mayor about your concerns. Although the long term development of Corcoran with respect to urbanized development patterns, would be most likely from east to west by the extension of sewer and water infrastructure taking decades to complete, Corcoran should be sensitive to such interim proposals deemed to not interfere with Corcoran's own long term development scheme. It's seemingly benign decision about this proposal at it's western fringe and how those interim uses/proposals will not impact it's own long term development plans but will impact already existing development in neighboring Greenfield, its residential property owners and their peaceful enjoyment of their property(ies) should be of great concern. It is apparent that this proposed Solar Farm use was NOT part of the Corcoran Agricultural zoning permitted uses at the time your Greenfield neighborhood was developed and when past conveyances from one owner to another may have occurred since. Residential uses within Ag zoning HAVE long been permitted uses in both Corcoran and Greenfield zoning ordinances. Therefore, anyone making a reasonably informed purchase decision about real property and potential future uses to neighboring or adjoining property, regardless of the fact it may be situated at a muncipal boundary would not unreasonably presume that the most intensive use of neighboring property would be either residential or agricultural use under the zoning of record at that time. Corcoran and its city council should give heavy consideration to the imposition of this location pressed at its western boundary upon property owners in neighboring Greenfield. The long term presence of this use immediately adjacent to already existing residential development will impose involuntary economic obsolescences upon these property owners through no fault of their own. Diminished valuations will result and potentially render resale of the affected properties impossible without significant price reductions or discounts in sale price inevitably necessary in order to overcome the visual and economic obsolescence. Further, decreased valuations will inevitably cause a shift of higher property taxes to others in the community resulting from loss of value. A recently approved proposal for a Wind Electric Generation District in an Ag zone in Ottertail County established placement of windmills in the center-most part of the district with a 1/2 mile buffer of no placement of windmills from the defined border of the proposed district. Should not Corcoran consider the necessity of establishing an adequate buffer distance and other mitigations necessary to prevent harm to its neighbors at the sole burden of the developer/applicant? This issue remains in the realm of local government and your active participation in the future Corcoran scheduled meetings is necessary in order to prevent or mitigate the immediate impact of any decision that may be made affecting your property. Please feel free to contact me or my legislative assistant Ms.Shiloh Larson at my office if I can be of further assistance to you in this matter. Kind Regards, Rep. Jerry Hertaus 661-296-9188 Sent from my Sprint Samsung Galaxy Note5. -------- Original message -------- From: S Hen <hendel.s11@gmail.com> Date: 4/28/17 10:24 AM (GMT-06:00) To: Jerry Hertaus <Rep.Jerry.Hertaus@house.mn>, sen.david.osmek@senate.mn Subject: Your immediate attention is greatly appreciated. Urgent matter. Good Morning. A week ago a few of us neighbors received a notice that the property we all reside next to, plans to sell the 80 acre parcel to a North Carolina Solar panel developer. We only just received the notice one week ago (April 19th, although the letter is dated 4/14/17) and some residents who will be affected never received any notice at all. I feel they are trying to pass this through the Corcoran City Council as quickly and quietly as possible. The Corcoran City Council meeting is May 4th at 7pm. We are at a loss and feel like we have NO representation. So far, we have not received any help from our local city office. As a matter of fact I was told by one person there to plant trees! That's all I can do she said. Others have not responded at all. We live in Greenfield, but our property line is Corcoran. It's the barbed wire fence line 30 ft from my backdoor! No one will listen to us as we are not residents of Corcoran! We need representation from someone. Last night we met with the solar company, Sunrise Energy Ventures. The few neighbors who were notified and attended the meeting are not pleased with the proposal. The company "smoothed talked" and made it appear as though the 25 year interim that the panels would be left on the property would be a good thing! I am not against solar energy for clean power, however the solar field does NOT belong right next to a neighborhood where families and wildlife lives! The property is currently labeled as agricultural.They are trying to change this. This area is not an industrial area at all. Come and see if you want to! We are homeowners, we have families, and most of us moved out to Greenfield to enjoy the quiet, private, and beautiful views and wildlife. We've lived here for 20 years now. Our property values and our scenery and the quietness will end if they have their way and install 35 acres, 100-300 ft of rows and rows of 7ft long x 10ft high glass panels right in our backyard! Although this has not passed the City of Corcoran's Board yet (next week is the meeting), we feel this is happening way too fast. Shouldn't there be studies done on effects of the solar panels to our groundwater, the wildlife, the trumpeter swans, many species of birds that use the wet lands and ponds on the property? How about property values? Who is going to want to purchase my home with the ugly panels staring at them right outside my window, and my neighbors windows, porches, decks? Please, please help us! We are devastated by this possibility. Any help in this matter would be greatly appreciated. Sheila & Lance Hendel 4900 Rebecca Park Trail Greenfield MN 55357 G(c� Jill, �N �� ....R T' LLP -A �u N: .,H Z. 5:40:2 :FA, C S I M I L E 612 -344- 1 4A 4 'Uruk iiii. Malkerson. 'Esq.-. '41 NO. 6.12.344.11.11 irve - D-1 June 22 .201.7 or Ro Thomas.. Members oftl4e.:City Cou R. Ci ty.of Corcoran '812.00. H Count .y Roadl 10 Corcoran,; MN 5 5 3 40 - RE APPEcat for: Comwut4 � olar- Gar-den h -ion S h-Aenm..--.UseTerrw*t use Energy Ventures,,LLCIO'be: lf��:at unio 22 2017 Council Meeting. 0' -a Fide No*.. -2.498 1,003- Dew Mayor , n ..s,:. I -Mem.bers of the C4 Council, oma ao .2�7507..DOCX Mayor Ron Thomas and Members of the City Coun i , City of Corcoran ell June 22, 2011 Page 2 procured by an independent appraiser retained by the C there is no bas* * s for -the membem of the City C un U to question its conclusions. The CBRE report onfirms the conclusion of appraiser Robert, Ste achota, MAI, as set forth in Ws letter dated May 17., 201.7 which is M. Your Council packet for tonight's meetina, For this reason and the reasons stated our previous: letters S'wus' Ea. V ise entures has satisfied all, of- the req s solar garden IUP set, forth in both the.. Cityls uirement.--toraconununity zomng, ordinance and the City's solar ordinance. On behalf of Sunrise Energy Ventures:, we therefore respectfully ask *that the City Council vote to approve .t Very truly yours, Bruce D. MAIkerson Patrick B. Steinhoff C7:: Brad Martens, C I min trat or Kendra Lindahl., Citv Planning Consultant leff Carson, City 'Attorney Dean Leischow, Sunrise Energy Ventures, LLC 227507.DOCX 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 City Council FROM: Kendra Lindahl, Landform DATE: June 13, 2017 for the June 22, 2017 City Council Meeting RE: Comprehensive Plan Amendment, Rezoning, Preliminary Plat, and Preliminary PUD for “Bass Lake Crossing” a residential development at County Road 10 and Maple Hill Road (PID 25-119-23-13-0003, 25-119-23-13-0002 & 25-119-23-14-0002) (City File 17-012) 60-DAY REVIEW DEADLINE:July 4, 2017 1.Application Request MI Homes of Minneapolis, LLC has submitted a request for approval of a Comprehensive Plan Amendment, Rezoning, Preliminary Plat and Preliminary PUD Development Plan for “Bass Lake Crossing” subdivision to allow 97 single family detached homes on a 51.26-acre site. 2.Parks and Trails Commission Review The Parks and Trails Commission reviewed this item at their May 16th meeting. The Commission recommended that the developer provide an 8-foot wide paved trail on the east side of the “Street B” (Fir Lane) right-of-way and connecting east near the wooded area (generally in the location of the sewer access) where it can connect to a future trail on the east. This is in lieu of the off-road trail originally contemplated in the Comprehensive Plan. Park dedication shall only be granted for trail easement areas as shown on the Comprehensive Plan and will not be given for trails located within public right-of-way. The developer is required to provide finished grading and ground cover for all trails within their developments. No credit toward the required dedication shall be given for this work. However, park dedication would be given for trails that are located outside of the public right-of-way and accessing natural features. All other park dedication shall be cash in lieu of land. Following the Parks Commission meeting, the applicant provided trail options for Planning Commission consideration. 3.Planning Commission Review The Planning Commission held a public hearing on June 1, 2017 and voted unanimously to recommend approval of the request. Agenda Item: 9b. Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 2 June 22, 2017 Other than the applicant, there was no one present to speak to this item. The Planning Commission reviewed the two trail options presented by the applicant and recommended that the applicant continue to work with staff to determine final alignment of Option B if possible. The Commission discussed the street and right-of-way width at length. As noted in the report, the City Engineering Standards and the new Southeast District Plan standards are different. The commission recommended keeping the 60-foot right-of-way and sidewalk on one side of the street as proposed by the applicant. The Commission asked if the applicant was able to comply with the residential design standards. The applicant stated that they were not aware of the restriction on the amount of front elevation related to the garage and may need to request PUD flexibility. Following the Planning Commission meeting, the applicant confirmed that they are requesting PUD flexibility to allow homes with 3-car garages to exceed more than 55 percent of the viewable ground floor street-facing linear building frontage. Staff recommends approval of this request with the conditions noted in the PUD resolution. 4. Context Level of City Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a land use guide plan amendment. The land use plan is a major element of the comprehensive plan. The land use plan is the city’s long-range planning tool that indicates what type of development should occur on all land within the City. In other words, it is the City’s plan for how it wants to direct future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City’s Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City’s discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the preliminary plat. Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 3 June 22, 2017 Background The City Council reviewed a sketch plan at their March 23, 2017 meeting. Council required the applicant to submit a Comprehensive Plan Amendment as part of their development application. The Parks and Trails Commission reviewed the plans at their May 16, 2017 meeting. Their recommendation is incorporated in the body of this report. Zoning and Land Use The larger property is currently vacant and the smaller parcel has an existing home and accessory structures that would be removed. The property is guided Mixed Use Residential (which anticipates 8-10 units per acre) and is zoned RSF-3 (Single and Two Family Residential). The Zoning Ordinance notes that “Areas zoned RSF-3 are guided Low Density on the City’s 2030 Comprehensive plan. Development within this district is required at a minimum density of 3.0 units per net acre up to a maximum of 5.0 units per acre.” There is an existing conflict between the adopted Land Use and Zoning. The property is in the Southeast District and is subject to the adopted Design Guidelines in Appendix B of the Zoning Ordinance. The Corcoran Southeast District Plan and Design Guidelines subcommittee recommended that the Mixed Residential land be reclassified as Low Density Residential. Surrounding Properties The properties to the east, south and west are guided Mixed Use Residential and the property to the north is guided Low Density Residential. The properties to the east and west are zoned RSF-3, the property to the north is guided RSF-2 (single family residential 2) and the property to the south across County Road 10 is zoned Urban Reserve and is developed as Shamrock Golf Course. All the surrounding properties are in the Southeast District and the property to the west (across Maple Hill Road) is also located in the Town Center Sub-District. Natural Characteristics of the Site The 2030 Natural Resource Inventory identifies a High Quality Natural Maple Basswood Community in the Northeast Corner of the site. The Natural Resource Communities Quality Ranking map shows that there is a medium quality wetland in that same location. 5. Analysis of Request Comprehensive Plan Amendment The property is guided Mixed Use Residential (which anticipates 8-10 units per acre) and is zoned RSF-3 (Single and Two Family Residential). The Zoning Ordinance notes that “Areas zoned RSF-3 are guided Low Density on the City’s 2030 Comprehensive plan. Development within this district is Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 4 June 22, 2017 required at a minimum density of 3.0 units per net acre up to a maximum of 5.0 units per acre.” There is an existing conflict between the adopted Land Use and Zoning. Therefore, the applicant is requesting a Comprehensive Plan Amendment to reclassify the land from Mixed Use Residential to Low Density Residential. This would allow the applicant to rezone the property to PUD and allow a lower post-development density. The applicant’s narrative states that the proposed density is 2.36 units an acre, however, it is not clear if this is gross density, pre- development density or post-development density as defined by Section 1020.020. Staff has included a condition that the applicant provide all three density calculations as part of their final PUD development plan. This requires a Super-Majority (4/5) vote of the City Council and the request must be submitted to the Metropolitan Council for review. The Metropolitan Council will review the plan amendment to ensure that the City’s density goals are met. The Comprehensive Plan is a living document and when the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a Comprehensive Plan Amendment request: • The extent to which the location criteria of applicable existing or proposed land use plan classifications are satisfied. • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: o Transportation o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 5 June 22, 2017 This is a policy decision for the City Council. The City should evaluate all of these issues when considering the decision. The City should consider the appropriate land uses for this site based on the land use needs in the community, the infrastructure improvements that could be facilitated by this development (including transportation improvements, storm water improvements, sewer and water extensions and park improvements) and land use transitions. Staff recommends approval of the Comprehensive Plan Amendment. Rezoning The applicant is proposing to rezone the property from RSF-3 to PUD. The rezoning would allow the applicant flexibility to develop “Villa” style single family housing on smaller lots than are typically allowed by the code. Section 1070.010, Subd. 2 provides four evaluation criteria for the City Council to consider. The applicant’s plan meets these criteria as follows: A. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. The proposed rezoning has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. Rezoning to a PUD will allow the property to be developed while maintaining the natural features of the site. B. The proposed action meets the purpose and intent of this Ordinance or, in the case of a map amendment, it meets the purpose and intent of the individual district. The proposed rezoning meets the purpose and intent of this Ordinance and of the PUD District, which allows the City to grant flexibility for setbacks, lot size and other elements of the Zoning Ordinance in exchange for a higher quality development. C. There is adequate infrastructure available to serve the proposed action. There is adequate infrastructure available to serve the proposed action. The subdivider will bear the cost of extending infrastructure into the site. D. There is an adequate buffer or transition provided between potentially incompatible districts. The proposed development is compatible with surrounding single-family residential properties. According to Section 1040.140 of the Zoning Ordinance, the Planning Commission and City Council must make several findings prior to approval of a preliminary development plan. The proposed PUD complies with the standards as follows: A. The planned development is not in conflict with the Comprehensive Plan. The planned development is not in conflict with the Comprehensive Plan if the Comprehensive Plan is approved. Rezoning the property will bring the property into Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 6 June 22, 2017 conformance with the Comprehensive Plan amendments anticipated by the Southeast District Plan. B. The planned development is not in conflict with the intent of the underlying zoning district. The planned development is not in conflict with the intent of the underlying zoning district. The PUD will allow the property owner to maximize the number of single family lots while minimizing impacts to the wetlands and natural features on the site. C. The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance. The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance. D. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The planned development is of sufficient size, composition, and arrangement that its construction, marketing, and operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. E. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer will be responsible for providing new turn lanes from County Road 10 into the property at the primary entrance. F. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighborhood property. The proposed development is high quality and consistent with the style of the vision of the Southeast District Plan. G. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations. Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 7 June 22, 2017 The development will provide high quality homes, light fixtures, and preserve the natural features of the site. These homes help diversify the housing available for residents that want to stay in Corcoran and provide a maintenance association that will assist residents with lawn care and snow removal. Preliminary Plat The applicant is proposing a preliminary plat for the parcels where the homes will be located (PIDs 25-119-23-13-0003 and 25-119-23-13-0002). The applicant is showing proposed Road B (Fir Lane) crossing a third parcel (PID 25-119-23-14-0002) to provide access from CR 10. This third parcel is not proposed to be developed as part of Bass Lake Crossings, but a portion of the site is needed to provide access to County Road 10. The applicant has indicated that the parcel will be split administratively through a lot line adjustment and the land that the road crosses will be incorporated into final plat application. Staff has included a condition that the parcel be split and the newly created parcel be incorporated in the final PUD Plan and final plat. The applicant has provided a ghost plat to show how that parcel could be accessed in developed in the future. Product Type The applicant has provided several cut sheets showing the proposed style of homes. The villas range in size from 1,734-2,440 sq. ft. and will have two and three car garages. The target market for the product is “empty nesters in search of single level living.” Future residents will be served by a maintenance association responsible for yard maintenance and snow removal. Staff finds that the proposed homes will add variety to the housing stock within the community and the neighborhood. The project is located in the Rockford school district. Architecture The applicant submitted a series of house plans for the project with the preliminary PUD development plan. Each house plan will be reviewed by the City prior to building permit to ensure that the ordinance standards as modified by the PUD are met. The City must review the final proposed home designs to make sure that the homes are compatible with the standards of the Zoning Ordinance for both design and materials. Section 1040.040, Subd. 8, D. of the Zoning Ordinance requires equal architectural treatment on all sides of the building when located on or visible from a street or public park. Each elevation facing a street is required to use a minimum of two different materials and / styles compatible with the front elevation. The plans provided by the applicant show that the detailing on the front of the homes does not extend to the rear. Staff has included a condition that all homes that have a rear elevation on County Road 10 or on Maple Hill Road shall be required to demonstrate that the architectural requirements are met. The applicant has reviewed these standards and has requested PUD flexibility to allow homes with 3-car garages to exceed more than 55 percent of the viewable ground floor street-facing linear building frontage. Staff recommends approval of this request with the conditions included in the PUD resolution. Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 8 June 22, 2017 Access/Streets The new development would be served by construction of new public streets (Street B off County Road 10, Street A off Maple Hill Road and Street C). Access to the site is provided from County Road 10 via proposed Street B (Fir Lane), and is shown extending to the northern boundary of the property. This would allow for access to the adjacent property when the property to the north is developed. Future access to the eastern parcel is also proposed and the applicant has submitted a ghost plat showing how future development could occur. Section 945.020, Subd. 19 requires barricades and signage indicating future connections to be installed at the end of the stub street. Staff has included a condition that the applicant provide a barricade and signage that is consistent with City standards at the end of proposed Street B and at the eastern end of Street A. The subdivision also has an east-west road that can be accessed from Maple Hill Road. A 60-foot right-of-way with 30-foot wide streets is shown for the internal streets. This is consistent with City Engineering standards for residential streets and will allow parking on one side of these local streets if they are a minimum of 28 feet wide. While the streets are consistent with City zoning and engineering standards, the Southeast District plan calls for a 50-foot right-of-way and 28- foot wide streets and sidewalks on both sides of the streets as shown in the adjacent image. The Planning Commission recommended that the 60-foot right-of- way with sidewalks on one side of the street remain as shown by the applicant. • The City Council should discuss whether the applicant should provide narrower street widths and sidewalks that are consistent with the vision for the Southeast District in exchange for PUD flexibility. County Road 10 is classified as an “A Minor Connector” in the 2030 Comprehensive Plan and is slated for future realignment. The City and developer met with Hennepin County in March and conceptually agreed that full turn lanes will be required for the primary access at Street B (Proposed Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 9 June 22, 2017 Fir Lane on the east), but that the developer will not be required to provide turn lanes at the existing Maple Hill Road/CR 10 intersection. Additionally, the applicant will stub the proposed new public streets to the north (shown) and east (not shown). Hennepin County will require a 60-foot ½ right-of- way to be dedicated for County Road 10, which is shown on the plans. Plans were sent to Hennepin County on April 24, 2017. No comments have been received as of the date of this report. The City Engineer’s memo dated May 22, 2017 includes several conditions related to the turn lanes that must be addressed prior to submittal of the final plans. These have been included as conditions of approval. Parking Guest parking is not required for single family homes. Section 1060.060 of the ordinance requires a single stall garage for single family homes. The proposed homes have two and three-car garages. This complies with ordinance requirements. Additionally, parking will be allowed on the sidewalk side of the new public street. Street Names The plans show street names that are placeholders. Section 945.020, Subd. 13 gives the City the authority to designate street names designated by the City street naming system. Staff has included a condition that the applicant work with City staff to provide street names that are consistent with the “Street Name and Address System Policy.” Staff has reviewed the streets and provided the following names for each street: • Proposed Street B: Fir Lane • Proposed Street C: 75th Avenue for the east/west portion and Hickory Lane for north/south portion • Proposed Street A: 74th Place for the east/west portion on the west side of the site, 74th Avenue for the east/west portion on the east side of the site, and Jack Pine Lane for the north/south portion Street Lights The applicant has provided cut sheets showing several styles of proposed light fixtures. The styles are consistent with Section 945.020, Subd. 17, which requires ornamental poles. A uniform style of light fixture should be used throughout the site and the applicant will be required to indicate which style will be used in their final development plan application. The plans show existing light poles at each intersection, but they should be shown as proposed. Staff thinks this is a typo, and has included a requirement that symbols in the plan key be updated to reflect the proposed light fixture. Lot Standards The applicant is requesting PUD flexibility for lot area, lot width, side and rear setbacks, and distance between buildings. Variation in lot size is a result of the wetlands on site and the design of Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 10 June 22, 2017 the site aims to reduce impacts to the natural features of the site. The following table shows the lot dimensions required in the RSF-3 District and the lot dimensions proposed in the PUD. Required Proposed Minimum Lot Area 7,500 square feet 6,500 Minimum lot width 65 feet 50 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet N/A Front, From all other streets 20 feet 25 feet Front Porch (≤ 120 square feet) 15 feet N/A Side (living) 10 feet 5 feet Side (garage)** 5 feet 5 feet Rear 30 feet 25 feet Maximum Principal Building Height 35 feet Unknown *Major Roadways are Principal Arterial, A Minor Reliever and A Minor Expander Roadways as shown on the 2030 Roadway Functional Classification map in the 2030 Comprehensive Plan. **Minimum separation between structures on adjacent parcels shall be 15 feet. After the applicant submitted this application, the Zoning Ordinance was amended to require all structures to be setback 100 feet from all County Roads/A Minor Connectors. The applicant is showing that homes will be placed closer than 100 feet from CR 10 (50 feet), but is providing additional landscaping and a decorative fence to buffer the homes from the road. Staff recommends the minimum 50-foot setback from County Road 10 as proposed. The building official’s memo dated April 29, 2017 notes that exhaust from fire places and furnaces must be directed out of the rear, front, or roof of the houses and that air conditioning units must be placed on the rear or front of home. This will prevent damage to adjacent homes and keep the drainage and utility easement areas clear of obstructions. Staff has included a condition that the applicant comply with the building official’s requirements for placement of exhaust pipes and that any air conditioning units be placed on the side or rear yard. Section 945.020, Subd. 5 of the Subdivision Ordinance states that “through or double frontage lots shall not be permitted except where lots back on an arterial roadway or where specific disadvantages of topography or other conditions render subdividing otherwise unreasonable.” The plans show double frontage lots along Maple Hill Road, a local street. The site layout is driven by the numerous wetlands on the site, which would prevent an alternative location of the lots. The plans show that additional landscaping in the rear of the lots (facing Maple Hill Road and County Road 10) has been provided and should provide adequate screening between the homes and the road. Section 945.020, Subd. 12, A. limits block length in the MUSA to 900 feet in length except where topography or other conditions justify a departure from the standard. Proposed Street A between Maple Hill Road and Street C is approximately 1,100 feet and Street C is approximately 1,200 feet in length. While the applicant could reduce the length of the blocks, this would require additional wetland impacts. The applicant’s plans minimize the impact to the wetland and staff finds that PUD flexibility for block length would be appropriate. Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 11 June 22, 2017 Landscaping The applicant has provided a landscaping plan that provides a mix of trees and shrubs. The following table shows how these requirements have been satisfied. Type Required Provided Residential Uses One overstory tree per dwelling unit 97 172 Shrubs 0 50 A mix of deciduous, evergreen, and shrub species have been provided on the site plan. The proposed number, type, and sizing of trees and shrubs comply with the requirements of the Zoning Ordinance. As discussed in the sketch plan review, additional landscaping has been provided along CR 10 and Maple Hill Road. While screening is not required, these plantings are a mix of black hills spruce and river birch. Landscaping plans will be required to be revised to incorporate understory plantings which would make the planting consistent with Section 1060.070, Subd. 2, J. of the Zoning Ordinance which provides standards for screening. A 4-foot tall ornamental fence will be installed CR 10. The proposed fence complies with the standards of Section 1060.080. Staff also notes that the new proposed street is approximately four feet lower in elevation than County Road 10 and this grade separation will also help to provide a transition between streets. Wetlands A wetland delineation was approved by ECWMC on June 24, 2016 for one of the parcels (PID 25- 119-23-13-0003), but not for the other two parcels. Section 1050.010 of the Zoning Ordinance provides standards for wetlands. Wetland buffer requirements vary based on the quality of the wetland. The plans show that there are three medium quality wetlands on site and one low quality wetland. The applicant is proposing to fill a portion of Wetland 2. On April 28, 2017, the ECWMC noted that an additional wetland delineation and a wetland replacement plan will be required for the additional parcels shown on the plans. Staff has included a condition that the applicant provide an approved wetland delineation and wetland replacement plan as part of their final development plan application for all parcels that are impacted by the proposed plans. Wetland buffers, setbacks, and buffer monuments are required to be installed when the property is platted. Section 1050.010, Subd. 7 requires wetland buffer monuments to be placed at 1) Each lot line where it crosses a wetland buffer; 2) where needed to indicate the contour of the buffer; and must have 3) a maximum spacing of 200 feet of wetland edge. The plans show setback monuments on the wetlands when they are near homes, but not on other areas of the wetland. Monuments are required around the entire perimeter of the wetlands. The applicant will need to revise plans to incorporate the buffers, setbacks and monuments on the entire perimeter of all of the wetlands shown on the plans as well as any wetlands delineated on PID 25-119-23-14-0002. Wetland buffer Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 12 June 22, 2017 monuments must installed prior to issuance of a building permit. Where the City and ECWMC differ in standards, the applicant shall comply with the more restrictive standard. Section 1050.10, Subd. 5 requires that buffers around wetlands be planted with vegetation in accordance with Section 1050.10, Subd. 8, Buffer Strip Vegetation Performance Standards. Staff has included a condition that will require the applicant to comply with these standards. Drainage and Utility Easements Section 945.040, Subd. 2 of the Subdivision Ordinance requires subdividers to provide drainage and utility easements over watercourses and Section 945.060 requires 10-foot utility easement within the perimeter of the lot. Plans do not currently show these easements, therefore staff has included a condition that the final plat show the required easements. Plans should also be revised to locate any known drain tiles located on property. Staff has included a condition that the plans be updated to show any known drain tiles. Utilities Municipal sewer and water are nearby, but not currently available to the site and would need to be extended to service the property prior issuance of building permits. The City Engineer has completed a preliminary study as part of the downtown TIF planning efforts and notes that sanitary sewer and water could be extended to the site via the trunk system installed in 2012. A feasibility study is underway and discussions between the City and the applicant will be needed as the project moves forward. All utility facilities, including but not limited to telephone, CATV, natural gas and electric power, shall be located underground. Storm Water Management The proposed ponding must provide treatment and rate control. The developer may not increase the rate of runoff onto other properties and existing drainage through the site must be maintained. The developer’s plan is generally in compliance with these regulations. The City and the watershed will both review the grading plans for compliance with the applicable regulations. The applicant will need to work with the City Engineer to address comments in the May 22, 2017 memo. Public Safety Review Plans were sent to the Public Safety committee on April 24, 2017. No comments have been received as of the date of this report. Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 13 June 22, 2017 Park Dedication The Comprehensive Plan’s 2030 Parks & Trails Plan shows an on-road trail on County Road 10. Park dedication shall only be granted for trail easement areas as shown on the Comprehensive Plan and will not be given for trails located within public right-of-way. The plans show a 60-foot right-of- way dedication on along County Road 10. We believe this is sufficient right-of-way to include an on- road trail, but are awaiting Hennepin County review comments. The applicant is providing sidewalks along one side of the internal roadways, which is consistent with City policy. Section 945.030 requires that the sidewalk be a minimum of five feet wide. Plans comply with this requirement. The same section also requires a trail or sidewalk to be installed along arterial and collector roadways. The plans are not showing a trail or a sidewalk along CR 10, however, they are providing enough right-of-way for a trail to be constructed when the roadway is reconstructed by Hennepin County. The 2030 Parks & Trails Plan also shows an off-road trail just outside the eastern boundary of the property. The off-road trail appears to wind slightly into the property on the southeast corner and is shown crossing the third parcel where the development’s proposed access road is located. The Parks and Trails Commission recommended that the developer provide an 8-foot wide paved trail on the east side of the “Street B” (Fir Lane) right-of -way and connecting east near the wooded area (generally in the location of the sewer access) where it can connect to a future trail on the east. This is in lieu of the off-road trail originally contemplated in the Comprehensive Plan. After the Parks and Trails Commission the applicant prepared two exhibits showing how the trail could be connected on the east side of the development. Option A would allow a trail to be constructed entirely on the subject property, but Option B would require easements from the property owner to the east to make the connection. Before the final plat and final PUD plans are submitted, the applicant shall work with staff to select a final option. The applicant will also be required to include an overlook and will need to wrap the trail east along the access road, as shown in Option B. The developer is required to provide finished grading and ground cover for trails within their developments. No credit toward the required dedication shall be given for this work. Trails shall be paved by the developer as part of the PUD. Under the current ordinance, park dedication of land is required at 15% of the net pre-development area. If the City determines that land is not needed in the area of a proposed subdivision, a cash fee in lieu of land dedication may be required. For residential developments, the cash in lieu of land fee has been calculated based on the per capita share of park system costs at $3,970 per single family unit. 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 following table titled “Park Dedication Analysis” provides the estimated park dedication requirements of land and cash-in-lieu of land. Staff will require the applicant to provide the gross and net developable area to accurately calculate the park dedication. Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 14 June 22, 2017 The Parks and Trails Commission reviewed the proposed subdivision at their May 16, 2017 meeting and voted unanimously to recommend approval of land dedication and a per unit cash- in-lieu of land fee. The final percentage of land dedication and cash will be determined with the final plat. Mail Delivery One centralized mailbox location should be shown on the landscape plans. The location of mailboxes must be approved by the US Postal Service. The applicant will need to provide proof of the approved location to the City. Signage The applicant is not proposing any signage for the development at this time, but will be providing entrance landscaping. However, we expect that development signage will be requested at a later point. If signage will be proposed, the developer must submit detailed plans that comply with ordinance requirements as part of the PUD final plan application. Conclusion The staff report noted the outstanding issues that must be addressed and we have included conditions in the attached resolutions to address these issues. 6. Recommendation Move to recommend approval of the following: 1. Resolution 2017-26 approving Comprehensive Plan Amendment from Mixed Use Residential to Low Density Residential 2. Ordinance 2017-353 approving Rezoning from RSF-3 to PUD 3. Resolution 2017-27 approving Findings of Fact for Rezoning 4. Resolution 2017-28 approving Preliminary PUD Development Plan 5. Resolution 2017-29 approving Preliminary Plat Approval of the resolution approving the Comprehensive Plan Amendment requires a 4/5 vote. Approval of all other resolutions and the ordinance requires a 3/5 vote. Park Dedication Analysis Site Data Estimated net developable area 18.49 acres Total required land dedication (15% of 18.49) 2.77 acres Cash in lieu of land $385,090 ($3,970 x 97 Lots) Bass Lake Crossing CPA, Rezoning, PUD and Preliminary Plat (17-012) 15 June 22, 2017 Attachments a. Resolution 2017-26 approving Comprehensive Plan Amendment from Mixed Use Residential to Low Density Residential b. Ordinance 2017-353 approving Rezoning from RSF-3 to PUD c. Resolution 2017-27 approving Findings of Fact for Rezoning d. Resolution 2017-28 approving Preliminary PUD Development Plan e. Resolution 2017-29 approving Preliminary Plat f. Hennepin County Aerial g. Engineer’s Memo dated May 22, 2017 h. Building Official Memo dated April 29, 2017 i. Applicant’s narrative submitted May 05, 2017 j. Plans submitted May 05, 2017 k. Ghost Plat submitted May 22, 2017 l. Trail Exhibits submitted May 23, 2017 m. Tree Preservation Plan submitted June 13, 2017 City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-26 Page 1 of 2 Motion By: Seconded By: APPROVING A COMPREHENSIVE PLAN AMENDMENT FOR PROPERTY LOCATED AT COUNTY ROAD 10 & MAPLE HILL ROAD (PID 25-119-23-13-0003 AND 25-119-23-13-0002) (CITY FILE 17-012) WHEREAS, MI Homes of Minneapolis, LLC (“the applicant”) has requested a land use guide plan amendment to re-guide approximately 51.26-acres from Mixed Use Residential to Low Density Residential, legally described as follows: PARCEL 1: The Southwest Quarter of the Northeast Quarter; that part of the West Half of the Southeast Quarter of the Northeast Quarter lying West of a line drawn from the Southeast corner thereof to the Northeast corner thereof; all in Section 25, Township 119, Range 23, Hennepin County, Minnesota, except therefrom the following described property: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, Hennepin County, Minnesota, which lies West of the following described line: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of the said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to South line of said Southwest Quarter of the Northeast Quarter and there terminating. North line of said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of the said Southwest Quarter of the Northeast Quarter and there terminating. And which lies South of the North 467.19 feet, and which lies Northerly of the centerline of Hennepin County State Aid Road No. 10 as shown by survey line on Highway Plat No. 8. PARCEL 2: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, lying South of the North 467.19 feet thereof, Northerly of the center line of Hennepin County State Aid Highway No. 10 as shown by survey line of Highway Plat No. 8 and a West of a line described as follows: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of said Southwest Quarter of the Northeast Quarter, a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of said Southwest Quarter of the Northeast Quarter and there terminating. Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the requested amendments at a duly called Public Hearing and recommends approval; City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-26 Page 2 of 2 NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a Comprehensive Plan Amendment for the above referenced parcel, based on the following findings: 1. There is an existing conflict between the adopted Land Use and Zoning. The property is guided Mixed Use Residential (which anticipates 8-10 units per acre) and is zoned RSF- 3 (Single and Two Family Residential). 2. The property is located within the urban service area where municipal sewer and water are available. 3. The change in land use would allow development at densities that provide more housing opportunities for residents at all ages. 4. Development of the site as Low Density Residential now would facilitate other planned infrastructure improvements, including stormwater improvements, sanitary sewer extension, municipal water extension and transportation improvements that will have regional benefits. 5. Surrounding land uses are compatible with the proposed change in classification. The property is located near other properties that are guided Low Density Residential. 6. The property is in Phase I of the Sanitary Sewer Service Staging Plan. 7. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this 22nd day of June 2017. ________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator City of Corcoran June 22, 2017 County of Hennepin State of Minnesota ORDINANCE NO. 2017-353 Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT COUNTY ROAD 10 & MAPLE HILL ROAD (PID 25-119-23-13-0003, 25-119-23-13-0002) (CITY FILE 17-012) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification on the City of Corcoran Zoning Map from RSF-3 to PUD with respect to the 51.26-acre site, legally described as follows: PARCEL 1: The Southwest Quarter of the Northeast Quarter; that part of the West Half of the Southeast Quarter of the Northeast Quarter lying West of a line drawn from the Southeast corner thereof to the Northeast corner thereof; all in Section 25, Township 119, Range 23, Hennepin County, Minnesota, except therefrom the following described property: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, Hennepin County, Minnesota, which lies West of the following described line: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of the said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to South line of said Southwest Quarter of the Northeast Quarter and there terminating. North line of said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of the said Southwest Quarter of the Northeast Quarter and there terminating. And which lies South of the North 467.19 feet, and which lies Northerly of the centerline of Hennepin County State Aid Road No. 10 as shown by survey line on Highway Plat No. 8. PARCEL 2: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, lying South of the North 467.19 feet thereof, Northerly of the center line of Hennepin County State Aid Highway No. 10 as shown by survey line of Highway Plat No. 8 and a West of a line described as follows: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of said Southwest Quarter of the Northeast Quarter, a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of said Southwest Quarter of the Northeast Quarter and there terminating. Hennepin County, Minnesota. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota ORDINANCE NO. 2017-353 Page 2 of 2 Section 2. Effective Date. This amendment shall take effect upon adoption of the resolution approving the final PUD development plan for this project. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this 22nd day of June 2017. ________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-27 Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING FOR PROPERTY LOCATED AT COUNTY ROAD 10 AND MAPLE HILL ROAD (PID 25-119-23-13-0003, 25-119-23-13-0002) (City File 17-012) WHEREAS, MI Homes of Minneapolis, LLC. (“the applicant”) has requested approval of a rezoning from Single and Two-Family Residential (RSF-3) to Planned Unit Development (PUD) for two parcels totaling 51.26-acres legally described as follows: PARCEL 1: The Southwest Quarter of the Northeast Quarter; that part of the West Half of the Southeast Quarter of the Northeast Quarter lying West of a line drawn from the Southeast corner thereof to the Northeast corner thereof; all in Section 25, Township 119, Range 23, Hennepin County, Minnesota, except therefrom the following described property: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, Hennepin County, Minnesota, which lies West of the following described line: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of the said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to South line of said Southwest Quarter of the Northeast Quarter and there terminating. North line of said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of the said Southwest Quarter of the Northeast Quarter and there terminating. And which lies South of the North 467.19 feet, and which lies Northerly of the centerline of Hennepin County State Aid Road No. 10 as shown by survey line on Highway Plat No. 8. PARCEL 2: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, lying South of the North 467.19 feet thereof, Northerly of the center line of Hennepin County State Aid Highway No. 10 as shown by survey line of Highway Plat No. 8 and a West of a line described as follows: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of said Southwest Quarter of the Northeast Quarter, a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of said Southwest Quarter of the Northeast Quarter and there terminating. Hennepin County, Minnesota. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-27 Page 2 of 3 . WHEREAS, the Planning Commission has reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council has adopted an ordinance rezoning the affected parcel from Single and Two-Family Residential (RSF-3) to Planned Unit Development (PUD); NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request MI Homes of Minneapolis, LLC for the reclassification of the zoning from Single and Two-Family Residential (RSF-3) to Planned Unit Development (PUD) for the properties, based on the following findings: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. Rezoning to a PUD will allow the property to be developed while maintaining the natural features of the site. 2. The proposed action meets the purpose and intent of this Ordinance or, in the case of a map amendment, it meets the purpose and intent of the individual district and of the PUD District, which allows the City to grant flexibility for setbacks, lot size and other elements of the Zoning Ordinance in exchange for a higher quality development. 3. There is adequate infrastructure available to serve the proposed action. Future public improvements are planned and the developer will be responsible for paying for improvements in accordance with the city assessment policy in place at the time of the improvements. 4. There is an adequate buffer or transition provided between potentially incompatible districts. The surrounding districts are compatible with the single-family development. Furthermore, landscaping planned around the perimeter of the site will provide additional buffering. 5. The zoning is consistent with the Comprehensive Plan land use classification. 6. The planned development will not create an excessive burden on parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the planned development. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-27 Page 3 of 3 Whereupon, said Resolution is hereby declared adopted on this 22nd day of June 2017. ________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 Page 1 of 6 Motion By: Seconded By: APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN FOR “BASS LAKE CROSSING” FOR MI HOMES OF MINNEAPOLIS LLC ON THE 51.26-ACRE SITE AT COUNTY ROAD 10 AND MAPLE HILL ROAD (PID 25-119-23-13-0003, 25-119-23-13-0002) (CITY FILE 17-012) WHEREAS, MI Homes of Minneapolis, LLC (“the applicant”) has requested approval of a preliminary PUD development plan for 97 single family homes on 51.26-acres legally described as: PARCEL 1: The Southwest Quarter of the Northeast Quarter; that part of the West Half of the Southeast Quarter of the Northeast Quarter lying West of a line drawn from the Southeast corner thereof to the Northeast corner thereof; all in Section 25, Township 119, Range 23, Hennepin County, Minnesota, except therefrom the following described property: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, Hennepin County, Minnesota, which lies West of the following described line: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of the said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to South line of said Southwest Quarter of the Northeast Quarter and there terminating. North line of said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of the said Southwest Quarter of the Northeast Quarter and there terminating. And which lies South of the North 467.19 feet, and which lies Northerly of the centerline of Hennepin County State Aid Road No. 10 as shown by survey line on Highway Plat No. 8. PARCEL 2: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, lying South of the North 467.19 feet thereof, Northerly of the center line of Hennepin County State Aid Highway No. 10 as shown by survey line of Highway Plat No. 8 and a West of a line described as follows: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of said Southwest Quarter of the Northeast Quarter, a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 Page 2 of 6 seconds West to the South line of said Southwest Quarter of the Northeast Quarter and there terminating. Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a preliminary PUD development plan, subject to the following conditions: 1. A preliminary PUD development plan is approved to allow the creation of 97 lots for single family homes and six outlots, in accordance with the application materials and plans received by the City on April 18, 2017 and revisions received May 17, 2017, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested Comprehensive Plan Amendment, rezoning and preliminary plat. 3. The applicant shall comply with all conditions in the City Engineer’s memo dated May 22, 2017. 4. The approval is subject to the review of the City Public Safety Committee. The applicant shall work with the City to address any comments from the committee. 5. The approval is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. 6. The application is subject to the review and approval by Hennepin County. The applicant is required to obtain permits and approvals from the County as needed. 7. The extension of sanitary sewer and municipal water is required to serve this site. Approval of this PUD is contingent upon extension of these services to the site. 8. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City’s Comprehensive Plan. 9. The applicant shall provide gross density, pre-development density, and post density calculations prior to their final PUD development plan submittal. 10. Prior to the final PUD development plan submittal, the applicant shall split PID # 25-119-23- 14-0002 to bring the land that proposed Road B (Fir Lane) crosses into the final plat and final PUD plan. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 Page 3 of 6 11. All platted residential lots shall comply with the following: Single Family Detached Minimum Lot Area 5,000 sq. ft. (for flexibility--the smallest lot shown is 6,500) Minimum lot width (measured at front lot line) 50 feet Minimum Principal Structure Setbacks Front, From all other streets 20 feet Front Porch (≤ 120 square feet) 15 feet Side (living) 5 feet Side (garage)** 5 feet Rear 25 feet County Road 10 50 feet Maximum Principal Building Height 35 feet Driveway setback 5 feet 12. Mechanical equipment (including air conditioning units) must be located in the side or rear yard. 13. All garages must have a minimum 22-foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. Architectural and Design standards 14. All Design Requirements for the RSF-3 district described in Section 1040.050 shall be met, except that PUD flexibility shall be provided to allow with 3-car garages to exceed more than 55 percent of the viewable ground floor street-facing linear building frontage, based on the following conditions: a. Not more than 33% of the homes in the development shall have garages that exceed the standard. b. There shall be no more than three homes contiguous to each other that exceed the 55% requirement. c. The garages shall not be more than 62% of the front elevation. d. Three car garages shall be prohibited on the 50-foot wide lots. e. The third stall garage must be offset two feet from the main portion of the garage to provide visual relief. 15. Prior to the final PUD plan submittal, the applicant shall provide fully dimensioned building elevations for all four sides of the building. 16. The applicant shall provide copies of the final HOA documents/covenants for City review as part of the final plat application. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 Page 4 of 6 17. The developer shall provide centralized mailbox locations. A mailbox plan shall be provided for City review and approval. Parking 18. Parking shall be permitted on one side of the local streets and shall be signed in accordance with city standards. Landscaping and Lighting 19. A revised landscape plan shall be provided for City Council review prior to approval of the final plat and PUD final plan. The revised plan shall incorporate additional understory plantings between the housing and Maple Hill Road and County Road 10. 20. A final tree preservation plan in compliance with Section 930.010, Subd. 6 D of the Subdivision Ordinance. 21. Plans shall be revised to show proposed lighting as well as existing lighting. 22. The applicant shall finalize the fixtures proposed in the submittal and provide detailed specifications that demonstrate compliance with 1060.040 (Lighting) of the Zoning Ordinance. 23. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 24. The HOA shall be responsible for maintenance of all common lots. 25. The applicant shall work with the City to finalize the design of the decorative lighting that will be installed. The applicant shall provide street lights in compliance with City Policy. Streets, Parking and Utilities 26. All streets within the development shall be public streets. 27. Utilities shall be stubbed to the property lines for future extension to adjacent properties. The stubs shall be at the developer’s expense. 28. All utility facilities shall be located underground. Wetlands 29. An approved wetland delineation and wetland replacement plan for all parcels included in the development and shall be provided to the City prior to the PUD final development plan submittal. 30. The plans shall be revised to identify wetland buffer monuments as required by Section 1050.010 of the Zoning Ordinance. 31. Wetland buffer monuments shall be installed prior to issuance of building permit. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 Page 5 of 6 32. Landscape plans shall be revised to incorporate wetland buffer vegetation strips in compliance with Section 1050.10, Subd.8 of the Zoning Ordinance. 33. The developer must install wetland buffer monuments prior to issuance of building permits for adjacent buildings. Drainage/Stormwater Management 34. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 35. A 10-foot drainage & utility easement shall be provided along the perimeter of all lots. 36. Plans shall be revised to show any known drain tiles located on the property. 37. The applicant shall continue to work with the City to address drainage on the northeast portion of the site. Park Dedication 38. Park dedication shall be a combination of land and cash. The final dedication requirements shall be determined with the final plat shall generally be as follows: a. Dedication of a trail on the east side of the site shall be either: i. Option A – A trail in the public right-of-way of Fir Lane and wrapping east to the north side of the wetland with the addition of at least one look out area with benches or ii. Option B – an off road-trail. Trails shall be 8 feet wide in 20-foot easements and credit will be given for the net acreage of the easement. iii. If Option B is the preferred option of the City and the developer, the developer shall be responsible for obtaining easements from the adjacent property for the off-site portions of the trail. b. The remainder of the park dedication shall be cash in lieu of land. c. Park dedication shall only be granted for trail easement areas as shown on the Comprehensive Plan and will not be given for trails located within public right-of-way. d. In exchange for PUD flexibility, the developer is required to provide finished grading, paving and ground cover for all trails within their developments. The developer shall also provide a scenic overlook in the NE portion of the site. No credit toward the required dedication shall be given for this work. Miscellaneous 39. A final PUD development plan must be submitted with the final plat for review and approval. City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-28 Page 6 of 6 40. No signage is proposed or approved at this time. Any signage will require a sign permit and compliance with Chapter 84 of the City Code. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this 22nd day of June 2017. ________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-29 Page 1 of 3 Motion By: Seconded By: APPROVING PRELIMINARY PLAT FOR “BASS LAKE CROSSING” FOR MI HOMES OF MINNEAPOLIS LLC ON THE 51.26-ACRE SITE AT COUNTY ROAD 10 AND MAPLE HILL ROAD (PID 25-119-23-13-0003, 25-119-23-13-0002) (City File 17-012) WHEREAS, MI Homes of Minneapolis, LLC (“the applicant”) has requested approval of a preliminary plat for 97 single family homes on 51.26-acres parcels legally described as: PARCEL 1: The Southwest Quarter of the Northeast Quarter; that part of the West Half of the Southeast Quarter of the Northeast Quarter lying West of a line drawn from the Southeast corner thereof to the Northeast corner thereof; all in Section 25, Township 119, Range 23, Hennepin County, Minnesota, except therefrom the following described property: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, Hennepin County, Minnesota, which lies West of the following described line: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of the said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to South line of said Southwest Quarter of the Northeast Quarter and there terminating. North line of said Southwest Quarter of the Northeast Quarter a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of the said Southwest Quarter of the Northeast Quarter and there terminating. And which lies South of the North 467.19 feet, and which lies Northerly of the centerline of Hennepin County State Aid Road No. 10 as shown by survey line on Highway Plat No. 8. PARCEL 2: The East 266.98 feet of that part of the Southwest Quarter of the Northeast Quarter of Section 25, Township 119, Range 23, lying South of the North 467.19 feet thereof, Northerly of the center line of Hennepin County State Aid Highway No. 10 as shown by survey line of Highway Plat No. 8 and a West of a line described as follows: Commencing at the Northwest corner of said Southwest Quarter of the Northeast Quarter; thence South 89 degrees 17 minutes 26 seconds East, assumed bearing, along the North line of said Southwest Quarter of the Northeast Quarter, a distance of 898.88 feet to the beginning of the line to be described; thence South 1 degree 27 minutes 39 seconds West to the South line of said Southwest Quarter of the Northeast Quarter and there terminating. Hennepin County, Minnesota. WHEREAS, the Planning Commission has reviewed the plan at a duly called Public Hearing and recommends approval, and; City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-29 Page 2 of 3 NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to allow approved to allow the creation of 97 lots for single family homes and six outlots, in accordance with the application materials and plans received by the City on April 18, 2017 and revisions received May 17, 2017, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the Comprehensive Plan Amendment, rezoning to PUD and preliminary PUD development plan. 3. The applicant shall comply with all conditions in the City Engineer’s memo dated May 22, 2017. 4. The approval is subject to the review of the City Public Safety Committee. The applicant shall work with the City to address any comments from the committee. 5. The approval is subject to the review and approval by the Elm Creek Watershed Management Commission. The applicant shall comply with any conditions of approval from the watershed. 6. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the County. 7. Development standards shall be as approved as part of the PUD. 8. The development shall be subject to all conditions of the preliminary PUD development plan approval. 9. The extension of sanitary sewer and municipal water is required to serve this site. Approval of this preliminary plat is contingent upon extension of these services to the site. 10. Approval shall expire within two years of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-29 Page 3 of 3 Whereupon, said Resolution is hereby declared adopted on this 22nd day of June 2017. ________________________________ Ron Thomas - Mayor ATTEST: ____________________________________ City Seal Jessica Beise – City Clerk/Administrative Services Coordinator Hennepin County Property Map Date: 5/9/2017 Comments: 1 inch = 400 feet PARCEL ID: 2511923130003 OWNER NAME: Rich's Acres PARCEL ADDRESS: 52 Address Unassigned, Corcoran MN 00000 PARCEL AREA: 43.55 acres, 1,897,130 sq ft A-T-B: Torrens SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $740,000 TAX TOTAL: $10,547.80 ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Farm HOMESTEAD: Non-homestead MARKET VALUE: $740,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2017 Engineer’s 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: Kendra Lindahl, City Planner From: Kent Torve, P.E. Date: May 22, 2017 Subject: Bass Lake Crossing - Preliminary Infrastructure Review 0.0 Infrastructure Setting MI Homes is proposing to construct a residential development on the north side of CSAH 10 at the Larkin Road “Y” intersection. The development is consistent with trunk infrastructure plans and can be serviced by existing sewer and water trunk lines. 1.0 Transportation The City held a meeting with the County, to discuss the access to the site and the different traffic impacts due to residential (instead of school). The results include: · Full turn lanes from CSAH 10 similar to what was proposed during the Beacon Academy review. Developer will be drafting a design and working with the County for review. City will be completing final design and construction of the proposed improvements. · Maple Hill Road intersection at CSAH 10 will not be required for a right turn lane on westbound CSAH 10 to Maple Hill Road. · Internally, streets will be stubbed to the east and north. Analysis is attached in Appendix A, and a regional improvement through a 429 process is an option also. Initial Design Review Comments 1. Off-site turn lane improvements are required at the intersection of Street B & CSAH- 10. City to consider additional intersection feasibility report focusing on transportation improvements to the benefiting properties. Easement acquisition is likely required whether intersection if 3-legged or 4-legged. 2. Soil borings or other additional geotechnical subsurface information may be requested for design purposes at the proposed wetland crossings. 3. Stub streets to have permanent traffic barriers per standard template as provided by City Engineer. 4. Verify vertical and horizontal curves meet typical standards including sight distance requirements. 2 5. Pedestrian ramps shall meet current ADA requirements and include information related to cross-slopes, approach grades, truncated dome orientation, and general layout. 6. Pave maintenance access road along the off-site utility corridor to the northeast property line. 7. Show 40-foot half ROW on Maple Hill Road. 8. Show 60-foot half ROW on Larkin Road to match county road. 9. Plan Sheet 7 shows 60-foot half ROW from existing road centerline. Additional discussions will occur whether County requires this to begin at the parcel boundary. Slight adjustment may be needed east of the Larkin/CSAH-10 “Y” intersection. 10. Provide temporary cul-de-sac or turnaround at the north end of Street B. 2.0 Sewer The parcel can be serviced by the trunk system installed in 2012, which will have an MCES lift station located on the Schommer parcel to the northeast. MCES is moving forward with a 2017 operational timeline; however, the initial agreement with the City requires the MCES to currently provide service through temporary pumping facility. (The 2016 Downtown Project will also be serviced through this temporary pumping.) Finding The site will be serviced by the 2012 trunk sewer to the northeast and in the past MCES was interested in partnering for an access road to the lift station parcel. Further discussions will occur as the project moves forward. Initial Design Review Comments 1. Provide concept plan and profile of the off-site sanitary sewer utility alignment across the Schommer parcel. There are severe slope design issues that should be evaluated further. 2. Additional easement is required on the Schommer parcel to bring sanitary sewer to the site. Coordinate with city engineer. 3.0 Water The parcel can be serviced by extending the water main installed in 2012 along the same corridor as sewer. The large 24-inch water main was installed to a location north of the MCES parcel; therefore, the main city supply is near the northeast corner of the site. 3 Finding The City master plan shows a water booster station in the vicinity (on the Schommer parcel). This development provides a more costly alternative than the Schommer parcel. Initial Design Review Comments 1. Provide concept plan and profile of the off-site watermain utility alignment across the Schommer parcel. There are severe slope design issues that should be evaluated further. 2. Additional easement is required on the Schommer parcel to bring watermain to the site. Coordinate with city engineer. 3. Install butterfly valves at the existing watermain connection (N/W legs). The developer is responsible to coordinate a water system shut down with the city to complete the work as a wet tap will not be allowed. 4. Extend 12-inch watermain south along Street B to the property line and along Street A to Maple Hill Road. 5. Add valve to the west end of Street A at Maple Hill Road. 6. Install hydrants and valves to the following stub streets for maintenance purposes – Street B to the north & Street A to the east. 7. Watermain/hydrants to be located on the opposite side of the street from the sidewalk. 4.0 Stormwater/Grading The area drains both northwest and northeast and the stormwater is manageable for the site. Urbanization through the increase in impervious surface along with soil compaction during grading will increase the volume of runoff. Additional iterations of modeling and design will occur during the project approval process. · Watershed permit will be required in addition to City requirements. Curve Numbers The next model iteration shall raise the CNs for proposed pervious conditions to represent the compaction during mass grading. Currently, the model shows a composite CN of 81 for existing and 80 for proposed. The final composite CN should be approximately 87 to 90. · The volume of water draining to the northwest (W1) shall be shown to be equal or less than current conditions. Freeboard City freeboard requirements (low opening is 2-foot above HWL/EOF) will be reviewed with the revised model. EOF’s are required for each pond/wetland. 4 Northeast Drainage The drainage to the northeast is through a gully susceptible to erosion from additional volume. Therefore, an offsite easement needs to be obtained for the gully, along with ravine stabilization. Alternatively, storm sewer may be installed along the utility corridor to convey water. Further discussions with the developer and Schommer representatives will occur during plan approval process. Initial Design Review Comments 1. Verify that the proposed wetland storm sewer culvert underneath Street A has enough cover. Provide culvert design analysis to size the culvert to handle future drainage from the south. 2. Add catchbasin inlets to the intersection of Street A & Maple Hill Road. The proposed street drains to the west and stormwater runoff should be captured and treated within the development. Upsize stormwater pond as necessary. 3. Add catchbasins to the intersection of Street B & Street C to avoid cross drainage. 4. Provide sump connections for all parcels that do not abut wetlands or ponds. Extend storm sewer across the north property lines of Lots 8-10, Block 4 to provide sump pump discharge connections and maintain general site drainage. 5. Install draintile cleanouts to the sump connection system upstream of all 45-degree bends or wye connections. (90-degree bends will not be accepted.) 6. Provide a minimum of 15-foot access for maintenance to and around the filtration basin. 7. Provide storm sewer plans with outlet details for control structures. 8. Add elevations to EOF’s at all street crossings. 9. Label all wetland NWL’s & HWL’s. 10. Verify inlet capacity requirements are meet. 11. The low opening of Lots 10-12, Block 6 do not meet the 2-foot separation requirement from the EOF. 12. The low opening of Lots 21-27, Block 7 do not meet the 2-foot separation requirement from the EOF. 13. Provide outlet control structures (OCS) at each stormwater pond, wetland, and filtration basin segment. 14. Identify and label all EOF locations and elevations. 15. Verify minimum of 15-foot access routes for all general maintenance requirements to and around ponds, utilities, etc. 5 16. Provide additional structural and geotechnical information related to the proposed retaining walls – material type, structural design, etc. 17. Retaining walls to be located on private property. If that cannot be accomplished, then the owner is required to execute an encroachment agreement with the city. 18. Submit a preliminary grading plan for Outlot A south of CSAH-10 for drainage analysis. General 1. Updated City standard detail plates will be provided. Incorporate updated plates as appropriate including those details shown on individual sheets throughout the plan set. 2. Submit a list, and the status of, all permits required for the project. Plat 1. The drainage swale in the rear yard of Lot 5, Block 1 should be included in the drainage & utility easement. 2. Verify easements over utilities, ponds, wetlands, etc. provide sufficient coverage for access and maintenance activities. 3. Provide future trail ghost plat along the Schommer parcel. Coordinate with city planner. 4. Currently, garages are shown abutting drainage and utility easement line (example Lot 13, Block 7). This item to be reviewed by city staff. End of Comments 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: Kent Torve, P.E. From: Ed Terhaar. P.E. Date: May 9, 2017 Subject: Transportation Review for Bass Lake Crossing Purpose and Background M/I Homes is proposing to construct 97 single family homes on the north side of CSAH 10 east of the Larkin Road intersection. The site plan includes the construction of a new north/south street located approximately 770 feet east of Larkin Road. This street will provide access for the proposed homes as well as future residential development north of the site. External Access Locations The site plan shows Street B intersecting with CSAH 10 approximately 770 feet east of Larkin Road. The intersection sight distance was reviewed at the CSAH 10/Street B intersection location to determine if distance requirements are met. Information published by the American Association of State Highway and Transportation Officials (AASHTO) was used to determine the sight distance requirement. For vehicles entering CSAH 10 from the north, the sight distance requirement is 660 feet to the east and 530 feet to the west. At the CSAH 10/Street B intersection, the sight distance to the east is 1,320 feet and the sight distance to the west is 810 feet. Therefore, the sight distance in both directions meets the requirements at the proposed intersection location. The CSAH 10/Street B intersection is located approximately 0.25 mile west of Brockton Lane and 0.30 mile east of Maple Hill Road. These distances satisfy the recommended access spacing requirements for CSAH 10. The access location also matches the location envisioned in the future street system for this area. Access for development on the south side of CSAH 10 would also be provided at this location. The proposed Street B location will require construction of left and right turn lanes on CSAH 10. A preliminary layout for turn lanes was developed for a previous proposed use and was shared with Hennepin County staff. Further discussions with Hennepin County will be needed to finalize the turn lane design. The site plan also shows Street A and Street C. Street A is an east/west street that ultimately intersects with Maple Hill Road 300 feet north of Larkin Road. Street C is an internal north/south street that connects with Streets A and B. In addition, Street B is shown to extend to the north property, which would provide access to additional development to the north. One access on CSAH 10 and one access on Maple Hill Road is adequate for this development. Kent Torve May 9, 2017 2 Maple Hill Road Future roadway plans for this area include converting Larkin Road to the major east/west roadway and eliminating the existing section of CSAH 10. Under this scenario, Maple Hill Road would be extended south to intersect with Larkin Road, creating a major intersection location. Traffic Volumes Weekday a.m. and p.m. peak hour trip generation for the proposed development was calculated based on data presented in the ninth edition of Trip Generation, published by the Institute of Transportation Engineers (ITE). The resultant trip generation estimates are shown in Table 1. Table 1: Weekday Trip Generation for Residential Land Use AM Peak Hour PM Peak Hour Daily In Out Total In Out Total Total Residential 18 55 73 61 36 97 923 Trip distribution percentages for the residential trips were established based on the nearby roadway network, existing and expected future traffic patterns, and location of the area in relation to major attractions and population concentrations. The distribution percentages for the residential trips are as follows: · 75 percent to/from the east on CSAH 10 · 25 percent to/from the west CSAH 10 The expected am and pm peak hour turn movement volumes at CSAH 10/Street B for the residential trips are shown in Table 2. Table 2 Weekday Peak Hour Turn Movement Volumes at CSAH 10/Street B for Residential Trips Time Period Eastbound Left Westbound Right Southbound Left Southbound Right A.M. Peak Hour 5 13 41 32 P.M. Peak Hour 15 46 27 9 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_cover.dwgSave Date:04/17/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 Co r c o r a n , M i n n e s o t a Know what'sbelow.before you dig.Call R Ba s s L a k e C r o s s i n g CO V E R 1 V I C I N I T Y M A P SI T E BE N C H M A R K JJ O P A R C E L 2OWNER:COUNTY STATE AID HIGHWAY NO. 10 OWNER:OWNER:OWNER:OWNER:OWNER: O W N E R : O W N E R : O W N E R : O W N E R : OWNER: O W N E R : O W N E R : O W N E R : 1 P A R C E L 1 VI C I N I T Y M A P L E G E N D f:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\survey\6444_excon.dwgSave Date:04/17/17 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of 3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.com BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a environmentalengineeringsurveying··· EX I S T I N G C O N D I T I O N S Thomas R. Balluff, L.S . I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor underthe laws of the State of Minnesota Print Name:Signature:Date:License #:04/14/17403 6 1 DR A W N B Y : IS S U E D A T E : FI L E N O : Re v i s i o n s : 15 2 4/ 1 4 / 1 7 JA B 11 3 0 LE G A L D E S C R I P T I O N 1 P A R C E L 2OWNER:OWNER:OWNER:OWNER:OWNER: O W N E R : O W N E R : O W N E R : O W N E R : O W N E R : OWNER: O W N E R : O W N E R : O W N E R : P A R C E L 1 LARKIN ROAD MAPLE HILL ROAD4 5 6 7 STREET A S T R E E T A STREET C S T R E E T C STREET B COUNTY STATE AID HIGHWAY NO. 10 CO U N T Y S T A T E A I D H I G H W A Y N O . 1 0 VI C I N I T Y M A P L E G E N D f:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\survey\6444_prp-index.dwgSave Date:04/17/17 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of 3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.com BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a environmentalengineeringsurveying··· PR E L I M I N A R Y P L A T I N D E X Thomas R. Balluff, L.S . I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor underthe laws of the State of Minnesota.Print Name:Signature:Date:License #:04/14/17403 6 1 DR A W N B Y : IS S U E D A T E : FI L E N O : Re v i s i o n s : 15 3 LE G A L D E S C R I P T I O N 11 3 0 JA B 4/ 1 4 / 1 7 BA S S L A K E C R O S S I N G BE N C H M A R K S I T E D A T A P R O P O S E D S E T B A C K S P A R C E L 2 OWNER:OWNER:OWNER: O W N E R : P A R C E L 1 P A R C E L 1 MAPLE HILL ROADSTREET A STREET C STREET B MAPLE HILL ROADf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\survey\6444_prp.dwgSave Date:04/17/17 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of 3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.com BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a environmentalengineeringsurveying··· PR E L I M I N A R Y P L A T Thomas R. Balluff, L.S . I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor underthe laws of the State of Minnesota Print Name:Signature:Date:License #:04/14/17403 6 1 DR A W N B Y : IS S U E D A T E : FI L E N O : Re v i s i o n s : 11 3 0 JA B 4/ 1 4 / 1 7 LE G E N D 15 4 P A R C E L 2 OWNER: OWNER: O W N E R : P A R C E L 1 ST R E E T C S T R E E T B f:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\survey\6444_prp.dwgSave Date:04/17/17 M/I HOMES OF MINNEAPOLIS/ST. PAUL, LLC 941 NE Hillwind Road, Suite 300 Fridley, MN, 55432 of 3890 Pheasant Ridge Drive NE, Suite 100 Blaine, MN 55449 Phone: (763) 489-7900 Fax: (763) 489-7959 www.carlsonmccain.com BASS LAKE CROSSING Corcoran, Minnesota environmental engineering surveying · · · PRELIMINARY PLAT Thomas R. Balluff, L.S.I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota Print Name: Signature: Date:License #:04/14/17 40361 DRAWN BY: ISSUE DATE: FILE NO: Revisions: 1130 JAB 4/14/17 15 5 LEGEND P A R C E L 2 O W N E R : O W N E R : OWNER: O W N E R : O W N E R : O W N E R : P A R C E L 1 STREET C STREET B STREETA EET B STR COUNTY STAT E A I D H I G H W A Y N O . 1 0 f:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\survey\6444_prp.dwgSave Date:04/17/17 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of 3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.com BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a environmentalengineeringsurveying··· PR E L I M I N A R Y P L A T Thomas R. Balluff, L.S . I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor underthe laws of the State of Minnesota Print Name:Signature:Date:License #:04/14/17403 6 1 DR A W N B Y : IS S U E D A T E : FI L E N O : Re v i s i o n s : 11 3 0 JA B 4/ 1 4 / 1 7 15 6 LE G E N D P A R C E L 2 OWNER:OWNER: O W N E R : O W N E R : P A R C E L 1 STREET A STREET C STREET B S T R E E T A EET B STR CO U N T Y S T A T E A I D H I G H W A Y N O . 1 0 LARKIN ROAD COUNTY STATE AID HIGHWAY NO. 10 MAPLE HILL ROADf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\survey\6444_prp.dwgSave Date:04/17/17 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of 3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.com BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a environmentalengineeringsurveying··· PR E L I M I N A R Y P L A T Thomas R. Balluff, L.S . I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor underthe laws of the State of Minnesota Print Name:Signature:Date:License #:04/14/17403 6 1 DR A W N B Y : IS S U E D A T E : FI L E N O : Re v i s i o n s : 11 3 0 JA B 4/ 1 4 / 1 7 15 7 LE G E N D M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_site.dwgSave Date:04/17/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 SITE PLAN LEGEND PR E L I M I N A R Y S I T E & UT I L I T Y P L A N 8 BE N C H M A R K JJ O M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_grade.dwgSave Date:04/17/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 GR A D I N G I N D E X 9 BE N C H M A R K W E T L A N D F I L L S U M M A R Y LO C M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_grade.dwgSave Date:04/17/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 PR E L I M I N A R Y G R A D I N G & E R O S I O N C O N T R O L P L A N 10 BE N C H M A R K LO C PR E L I M I N A R Y G R A D I N G & E R O S I O N C O N T R O L P L A N 11 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_grade.dwgSave Date:04/17/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 BE N C H M A R K LO C M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_grade.dwgSave Date:04/17/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 PR E L I M I N A R Y G R A D I N G & E R O S I O N C O N T R O L P L A N 12 BE N C H M A R K LO C M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_grade.dwgSave Date:04/17/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 PR E L I M I N A R Y G R A D I N G & E R O S I O N C O N T R O L P L A N 13 BE N C H M A R K LO C M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_detail.dwgSave Date:04/14/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 FRAME CURB FRA M E DE T A I L S 14 JJ O M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\preliminary\6444_detail.dwgSave Date:04/14/17 Print Name:Signature:Date:License # : Dr a w n : De s i g n e d : Da t e : I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer underthe laws of the State of Minnesota4/14/17 4/ 1 4 / 1 7 Brian J. Kryst o f i a k , P . E . 25 0 6 3 BJ K environmentalengineeringsurveying··· Re v i s i o n s : 1. 15 DE T A I L S / R E T A I N I N G W A L L PR O F I L E S 15 98 6 98 4 98 2 986984982980 98 0 10 0 0 99 8 99 6 99 4 99 2 99 0 98 2 98 8 98 6 98 4 982 988986984 10 0 0 99 8 99 6 99 4 99 2 99 0 JJ O c 4OFBASS LAKE CROSSING CORCORAN, MINNESOTA M/I HOMES OF MSP, LLC 941 NE HILLWIND ROAD, SUITE 300 4/18/17 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2015 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 4/18/17 FRIDLEY, MINNESOTA 55432 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson L1LANDSCAPE PLAN5/12/17 added fence note c 4OFBASS LAKE CROSSING CORCORAN, MINNESOTA M/I HOMES OF MSP, LLC 941 NE HILLWIND ROAD, SUITE 300 4/18/17 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2015 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 4/18/17 FRIDLEY, MINNESOTA 55432 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson L2LANDSCAPE PLAN5/12/17 added fence note c 4OFBASS LAKE CROSSING CORCORAN, MINNESOTA M/I HOMES OF MSP, LLC 941 NE HILLWIND ROAD, SUITE 300 4/18/17 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2015 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 4/18/17 FRIDLEY, MINNESOTA 55432 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson L3LANDSCAPE PLAN5/12/17 added fence note c 4OFBASS LAKE CROSSING CORCORAN, MINNESOTA M/I HOMES OF MSP, LLC 941 NE HILLWIND ROAD, SUITE 300 4/18/17 JLT JLT Name Reg. No.Date Revisions Date Designed Drawn 2015 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 4/18/17 FRIDLEY, MINNESOTA 55432 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson L4LANDSCAPE PLAN5/12/17 added fence note TR A I L E X H I B I T - A BENCHMARK 1 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\6444_exhibit trail location.dwgSave Date:05/23/17 environmentalengineeringsurveying··· Re v i s i o n s : 1. 2 TR A I L E X H I B I T - B BENCHMARK 2 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a of 3890 Pheasant Ridge Drive NE, Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.comf:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\engineering\6444_exhibit trail location.dwgSave Date:05/23/17 environmentalengineeringsurveying··· Re v i s i o n s : 1. 2 COUNTY STATE AID HIGHWAY NO. 10 1······· ··· ···· ···· f:\jobs\6441 - 6460\6444 - corcoran site\cad c3d\survey\6444_tree preservation.dwgSave Date:06/13/17 M/ I H O M E S O F MI N N E A P O L I S / S T . P A U L , L L C 94 1 N E H i l l w i n d R o a d , S u i t e 3 0 0 Fr i d l e y , M N , 5 5 4 3 2 of 3890 Pheasant Ridge Drive NE,Suite 100Blaine, MN 55449Phone: (763) 489-7900Fax: (763) 489-7959www.carlsonmccain.com BA S S L A K E C R O S S I N G Co r c o r a n , M i n n e s o t a environmentalengineeringsurveying··· TR E E P R E S E R V A T I O N P L A N James A. KalkesI hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect underthe laws of the State of Minnesota Print Name:Signature:Date:License #:06/12/17450 7 1 DR A W N B Y : IS S U E D A T E : FI L E N O : Re v i s i o n s : 1 T1 06 / 1 2 / 2 0 1 7 JA K 64 4 4 TR E E I N V E N T O R Y ················· 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 City Council FROM: Kendra Lindahl, Landform D ATE: June 15, 2017 for the June 22, 2017 City Council Meeting RE: PUD Sketch Plan for Bass Lake Estates 19219 and 19235 County Road 10 (PID 25- 119-23-44-0002 and 25-119-23-44-0003) (city file 17-015) 60-DAY REVIEW DEADLINE:July 24, 2017 1.Application Request E&R Investments, LLC has submitted a request for review of a PUD (planned unit development) sketch plan to consider a mixed-use project of villa homes and self-storage on the 40-acre site. Mini Storage/Self Storage Facilities are only permitted in the Light Industrial or Rural Commercial zoning districts. The applicant is requesting that the property be rezoned to PUD with RMF-2 and I-1 as the underlying standards. 2.Background The Council reviewed similar requests in 2013 and 2014 and voiced concerns about the undefined residential component and a desire to ensure appropriate transitions. They also voiced concerns about the idea of industrial uses at the gateway to the City. There was also significant discussion about the importance of finding a feasible trail connection through the site. 3.Context Zoning and Land Use The northern ½ of the site is guided Mixed Residential, which is planned to be developed at 8-10 units per acre, and the south ½ is guided Low Density Residential, which is planned to be developed at 3-5 units per acre. The site is zoned Urban Reserve, which is a holding zone until development is proposed. Surrounding Properties The surrounding properties to the north are guided Mixed Residential and zoned RSF-3 (single and two family residential). The property to the northwest is planned as Bass Lake Crossings, a villa home development by MI Homes. The property to the east is Lions Park, which is guided Mixed Use and Low Density Residential and zoned PUD (Planned Unit Development) and Urban Reserve (UR). The property to the south is guided Existing Residential and zoned Urban Reserve. The property to the west is guided Mixed Residential and Low Density Residential and zoned Urban Reserve. Agenda Item: 9c. Bass Lake Estates PUD Sketch Plan (17-015) 2 June 22, 2017 Natural Characteristics of the Site The 2030 Comprehensive Plan shows a medium quality wetland on the south ½ of the property. This area is also located in the Greenway Corridor. 4. Analysis of Request Reguiding and Rezoning The project as proposed would require a land use guide plan map amendment and zoning map amendment. The applicant would request that the property be reguided and rezoned from residential to Industrial/Planned Unit Development (PUD) for the northeast portion of the property and Low Density Residential/PUD for the remainder of the site. The City has a high level of discretion when considering land use guide plan amendments. The land use guide plan is a major component of the City’s comprehensive plan. The land use plan is the City’s long range planning tool that indicates what type of development should occur on all land within the city—it is the City’s plan for how it wants to direct future development, redevelopment and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety and welfare of the community. The City should consider the following issues when reviewing a comprehensive plan amendment request: • The extent to which the location criteria of applicable existing or proposed land use plan classifications are satisfied. • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the city and the immediate vicinity of the site. • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including, but not limited to: o Transportation o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and Bass Lake Estates PUD Sketch Plan (17-015) 3 June 22, 2017 • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. The City has a relatively high level of discretion in in approving or denying a rezoning application. The proposed zoning must be consistent with the comprehensive plan. The zoning ordinance and zoning map are the enforcement tools used to implement the goals and standards set by the comprehensive plan. Proposed PUD Uses The applicant has provided a proposal for what the framework for the PUD might be. The Council should provide feedback on the applicant’s narrative and whether there are additional issues to be addressed or items that would not be desirable in this PUD. The applicant would take those comments under advisement as they prepare a formal submittal. Sketch Plan The applicant’s sketch plan shows 58 or 59 homes on the west and south portions of the site. The narrative indicates that they are looking at a detached villa home with a mixture of 40-, 50- and 60- foot lots. The homes will be one- and two-story slab on grade homes. The applicant notes that they are working with MI Homes to provide product in this neighborhood that is different from the homes MI Homes is proposing in Bass Lake Crossings on the north side of County Road 10. The 59th home is a potential estate home on a large lot next to the wetland. The estate lot would not be part of the MI homeowner’s association (HOA). The HOA would likely provide yard maintenance and snow removal, but not home maintenance. The northeast 5 acres of the site is proposed as self-storage in 7 buildings that would be developed in phases. The two central buildings will be two-story climate controlled buildings and the perimeter buildings will be single story and will not be climate controlled. The front center building will be constructed with the initial phase and other buildings would be phased as the market conditions allow. The city will require a phasing plan with preliminary PUD development plan application. Mini Storage/Self Storage Facilities is allowed as a conditional use in the I-1 zoning district subject to the following: 1. Units are to be used for dead storage only. Units are not to be used for retailing, auto repair, human habitation, or any commercial activity, except as allowed by this Section. 2. Combining office and /or retail space with a self-service storage facility may be allowed by Conditional Use Permit. 3. Storage of hazardous or flammable materials is prohibited. 4. No exterior storage is allowed. 5. The facility shall be secured by either the walls of the structure and/or fencing. All doors on the units shall face inward and away from the street and property lines. Bass Lake Estates PUD Sketch Plan (17-015) 4 June 22, 2017 6. An on-site manager is allowed only where adequate sanitary facilities are provided, either through use of a septic system or through connection to the public sanitary sewer system. Use of portable sanitary facilities does not fulfill this requirement. The concept generally appears to comply with these standards, but compliance would be reviewed with the preliminary plans. Staff notes that Section 1060.050 establishes general building standards for industrial uses, including the types of materials that are permitted and Section 1040.040, Subd. 8 establishes residential standards. Additionally, staff notes that Appendix B of the Zoning Ordinance establishes Southeast District Design Guidelines. The concept plans do not provide significant detail to determine whether they are consistent with these and other Design Guideline requirements. Setbacks Staff recommends that development standards be established for the ease of the City and Developer if the project progresses. The table below compares the request to the standard zoning: Proposed I-1 RMF-2 (single family) Minimum lot area unknown 1 acre 6,000 sq. ft. Minimum lot width 40-, 50- and 60-foot villa lots 100 feet 60 feet Minimum lot depth unknown 200 feet NA Minimum Principal Structure Setbacks: Front, From Major Roadways* unknown 100 feet 100 feet Front, From all other streets 25 feet 50 feet 25 feet Side 4 feet 20 feet 10 feet Rear 25 feet 20 feet 25 feet Adjacent to Residential unknown 50 feet NA Maximum Principal Building Height unknown 45 feet 35 feet Maximum Impervious Surface Coverage unknown 70% NA Staff notes that there is a 100-foot setback from County Road 10. The 100 foot setback from major roadways is intended to maintain green corridors throughout the City. The ordinance allows some setback reduction if significant additional landscaping is provided adjacent to the roadway. Staff does not recommend any flexibility from these front yard setback requirements. The villas are proposed with a 4-foot side yard setback. MI has built homes with these setbacks in other Minnesota communities; however, the public safety committee continues to recommend a minimum 5-foot side yard setback. Previous concept plans for the site showed significant retaining walls to accommodate the site development proposed by the applicant. Those walls were 12- to 14-feet in some areas. The applicant has indicated that they are working with Lions Park and hope to be able reduce or eliminate the walls on this shared property line by grading onto the Lions Park site. This could be reviewed with the preliminary development plans. Bass Lake Estates PUD Sketch Plan (17-015) 5 June 22, 2017 Landscaping No landscape plan was provided with the concept plan, but staff notes that a well-designed landscape is an important part of this project to ensure transitions between potentially conflicting land uses (between self-storage and single family homes, from CR 10, between the golf course and the single family homes, between Lions Park and the single family homes). We will review the landscape plan with the development plan submittal for compliance with the ordinance standards. The developer may wish to provide an upgraded landscape plan as one of the PUD benefits. Transportation As part of the development plan, the County will request an additional 27 feet of right-of-way from this property for County Road 10 to allow for a 60-foot ½ right-of-way. This is consistent what has been requested in the past and what is being recommended for Bass Lake Crossings development north of County Road 10. The access is shown in a location to align with their intersection. A right and left turn lane will be required to be constructed on County Road 10. It would be ideal if the necessary street improvement for Bass Lake Crossings and Bass Lake Estates could be coordinated as a single project. Additional discussions with staff and the developer will occur. Additionally, the applicant is proposing extension of this new public street south and then stubbing cul de sacs to the east and west property lines. As these are “temporary” cul de sacs, staff recommends that the applicant provide the standard street right-of-way and an easement for the cul de sacs which could be vacated when the roads are extended. The City engineer notes that there are steep slopes on the east and this eastern cul de sac will be evaluated with the preliminary plans. A 60-foot right-of-way is shown for the internal streets. This is consistent with City Engineering standards for residential streets and will allow parking on one side of these local streets if they are a minimum of 28 feet wide. While the streets are consistent with City zoning and engineering standards, the Southeast District plan calls for a 50-foot right-of-way and 28-foot wide streets and sidewalks on both sides of the streets as shown in the adjacent image. • The City Council should discuss whether the applicant should provide narrower street widths and sidewalks that are consistent with the vision for the Southeast District in exchange for PUD flexibility. Bass Lake Estates PUD Sketch Plan (17-015) 6 June 22, 2017 Stormwater The site drains to the south, into a large wetland complex that flows under County Road 101 into Maple Grove. The increase in impervious area will increase runoff to the wetland. City and ECWMC requirements will need to be met. Stormwater appears to be manageable without off-site improvements. Public Safety The public safety committee has reviewed the proposal and would like an emergency vehicle access onto County Road 10 to provide a secondary access to the storage site (this would be similar to what was provided for Park Place Storage on CR 19). Public safety continues to recommend a minimum of 10 feet of separation between buildings. Utilities Sewer is available to serve the site from the southeast, where a lateral would connect to a City gravity trunk line. Service will need to be stubbed to adjacent properties. Water will be installed along CR 10 and a shared connection will be provided under County Road 10 with the MI Homes development for looping. Cost distribution will be analyzed further as both developments move along the approval process. Service will need to be stubbed to adjacent properties. Wetlands The wetland delineation and wetland mitigation plan has not been provided to the City. ECWMC is the LGU for the Wetland Conservation Act and they will review and approve the delineation. The subject wetlands are ranked on the National Resource Communities Quality Rankings map as medium quality. The sketch plan does not identify wetland buffers or setbacks. If mitigation occurs, a mitigation plan must be submitted for review and approval and Elm Creek Watershed District approval must be obtained. All wetlands must be blanketed by a drainage and utility easement. Parks and Trails The applicant is not showing any dedication of trails or park land as part of the site plan. The Park and Trail map in Comprehensive Plan shows an on-road trail on County Road 10, which could be accommodated within the additional right-of-way. Additionally, an off-road trail is planned to enter the site off County Road 10 and wind through the site along the wetland and to the south where it will connect to the trail system within the Lennar development. During the previous sketch plan review, there was significant discussion about the trail location. The developer must provide and construct this trail connection and must show a potential alignment as part of a formal development application. The alignment would be reviewed by the Parks Commission. Bass Lake Estates PUD Sketch Plan (17-015) 7 June 22, 2017 Park dedication for this project would be reviewed by the Parks Commission with the preliminary plat application, but would likely be cash-in-lieu of land with credit given for dedication of public trail easements, but not trails within public right-of-way. The City should accept park dedication in the form of land where shown on the maps. The City may accept cash-in-lieu of land if park dedication requirements are not met by the trail dedication. Next Steps If the applicant chooses to proceed with the application, they would need to submit applications for: • Comprehensive Plan Amendment • Zoning Map Amendment • Preliminary Plat • Preliminary PUD Development Plan Then the applicant would submit applications for: • Final Plat • Final PUD Development Plan The Comprehensive Plan Amendment will require a 4/5 vote (super-majority) of the Council. This is a policy decision and the Council has a high level of discretion in reviewing a comprehensive plan amendment. While this is not the formal application, the Council should provide direction to the applicant so that they can decide whether to proceed with formal application. 5. Action The applicant is requesting comments on this sketch plan. Any comments given by the City Council are advisory in nature and non-binding. While the comments are non-binding, the applicant will consider the comments from the City Council when they prepare their formal submittal. Attachments a. Aerial Location Map b. 2030 Park & Trail Map c. Memo from City Engineer dated June 14, 2017 d. Memo from Public Safety dated June 12, 2017 e. Applicant’s Narrative dated May 22, 2017 f. Site Graphics dated May 22, 2017 Date: 6/15/2017 Hennepin County Natural Resources Map Legend Streams FEMA Floodplains - 100Year A AE FLOODPLAIN AH AO AE FLOODWAY Wetlands Potential Wetland - HCWI Probable Wetland - HCWI Probable Wetland - NWI Comments:¯PID: 2511923440002 Address: 19235 CO RD NO 10, CORCORAN Owner Name: PURDY PROPERTIES LLC Acres: 17.74 1 inch = 800 feet This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2017 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 DR 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 (62ND AVE N) TOWNSHIP OF HASSAN 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 CITY OF MEDINA SCOTT LAKE BE C H T O L D R O A D $+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K 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 2013 Adopted June 2011 City ofCORCORAN 19 10 30 50 19 10 116 101 Engineer’s 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: Kendra Lindahl, City Planner From: Kent Torve, PE, City Engineer Date: June 14, 2017 Subject: Bass Lake Estates and Self Storage 0.0 Background The project is adjacent to Lions Park, south of CR 10 and had previously had a sketch plan submitted on the east portion. The development is near trunk utilities either from the southeast (sewer) and east along CR 10 for water. 1.0 Transportation The primary issue for the site development is access to CR 10. MI Homes is underway with development application on the north side of CR10, and a joint project could create a 4- legged intersection as one project. Further discussions with MI Homes and this developer will occur. • Internal street layout shows cul de sac terminations for future connections to the east and west. The west connection is consistent with grades, however the east connection needs additional review due to steep slopes within Lions Park 2.0 Sewer Sewer is available to the southeast, where a lateral would connect to a City gravity trunk line. Service will need to be stubbed to adjacent properties. 3.0 Water Water will be installed along CR 10 and also a shared connection under CR 10 with the MI Homes development for looping. Cost distribution will be analyzed further as both developments move along the approval process. Service will need to be stubbed to adjacent properties. 4.0 Stormwater The site drains to the south, into a large wetland complex that flows under CR 101 into Maple Grove. The increase in impervious will increase volume to the wetland and WMO requirements will need to be met. From a City perspective stormwater is manageable without offsite upgrades. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 E-mail - general@ci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us Memo To: Planning (Planner Lindahl) From: Director Gottschalk Date: June 12, 2017 Re: Bass Lake Estates A Public Safety plan review meeting for the proposed Bass Lake Estates was held on 06/12/2017. In attendance were: Director of Public Safety Gottschalk, Lt. Burns, Fire Chief Leuer, and Code Compliance Official Pritchard. Fire Marshal Kohnen did not attend. The following are comments from the meeting: 1. The commercial site will need a secondary access. The access can be emergency only (improved underneath with grass and bollards). The group suggested possibly considering this connection to the East or North. 2. City specified DAMA box(es) shall be installed at the secured entrances to the commercial site. 3. All fence gates associated with the driveway shall be at least 20 feet wide. 4. The estate lot will also need hydrant service. 5. Public Safety recommends at least 10’ between structures. This memo serves as a concept review and assumes that all specifications not articulated in the concept meet City standards. Additional fire and building codes will apply. N CONTROLLED STORAGECONCEPT SITE PLAN FRIDLEY, MN May 19, 2017 NORTHWEST AERIAL VIEW NORTH ELEVATION - OVERALL STREET ELEVATION NORTHWEST STREET VIEW CONTROLLED STORAGECONCEPT IMAGES CORCORAN, MN May 18, 2017 Ba s s L a k e E s t a t e s Co r c o r a n , M n Il l u s t r a t i o n b y P u t m a n P l a n n i n g a n d D e s i g n Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ho m e s o f h i g h q u a l i t y d e s i g n , d e t a i l , a n d m a t e r i a l s . Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s Ba s s L a k e E s t a t e s - --- R e a r E l e v a t i o n s Re a r E l e v a t i o n s Re a r E l e v a t i o n s Re a r E l e v a t i o n s Vi l l a H o m e s M/ I H o m e s w i l l b e t h e e x c l u s i v e b u i l d e r i n B a s s L a k e E s t a t e s . I n d i v i d u a l h o m e o w n e r s h a v e t h e a b i l i t y t o c h o o s e f r o m a w i d e v a r i e t y o f h o m e p l a n s , e x t e r i o r m a t e r i a l s , an d a r c h i t e c t u r a l f e a t u r e s , i n c l u d i n g e x t e n s i v e u s e o f b r i c k a n d s t o n e . Vi l l a H o m e s a r e s i n g l e f a m i l y h o m e s w i t h a s s o c i a t i o n m a i n t e n a n c e o f y a r d a r e a s a n d s n o w r e m o v a l . T h e s e h o m e s m e e t t h e i n c r e a s i n g d e m a n d f o r o n e -level living wi t h a s s o c i a t i o n m a i n t e n a n c e . V i l l a H o m e s p r o v i d e t h e b e n e f i t s o f a s i n g l e f a m i l y h o m e , w i t h a l l t h e c o n v e n i e n c e s o f a t o w n h o m e . T h e a s s o c i a t i o n m a i n t e n a n c e o f la w n a r e a s a n d s n o w r e m o v a l p r o v i d e s t h e h o m e o w n e r w i t h t h e f r e e d o m t o t r a v e l , o w n a w i n t e r o r s u m m e r h o m e , o r m o r e t i m e f o r r e c r e a t i o n . Re q u i r e d S e t b a c k s Th e V i l l a H o m e s f e a t u r e p r i v a t e o u t d o o r p a t i o s p a c e s , a p r i v a t e y a r d , p l e n t i f u l l a n d s c a p i n g , a n d a h o m e o w n e r s a s s o c i a t i o n t o t a k e c a r e o f t h e e x t e r i o r s p a c e s . W h i l e th e y a r d a r e a s a r e m a i n t a i n e d b y t h e a s s o c i a t i o n , t h e s e h o m e s s i t o n i n d i v i d u a l l o t s . T h i s t y p e o f h o m e w i t h a s s o c i a t i o n m a i n t e n a n c e r e q u i r e s f l e x i b i l i t y f r o m s t a n d a r d si n g l e f a m i l y z o n i n g r e q u i r e m e n t s . T h e s e t b a c k s f o r t h e s e h o m e s a r e : 1 ) 2 5 -fo o t f r o n t y a r d , 2 ) 4 -fo o t s i d e y a r d , a n d 3 ) 2 5 -foot rear yard. The association is responsible to m a i n t a i n t h e y a r d s , a n d h a s e a s e m e n t s o v e r t h e l o t s f o r a c c e s s a n d m a i n t e n a n c e . E a c h h o m e o w n e r a l s o h a s a c c e s s e a s e m e n t s o v e r a d j a c e n t l o t s f o r t h e p u r p o s e o f ma i n t e n a n c e a n d u p k e e p o f t h e i r h o m e . Fo r v i d e o o f o u r I n w o o d n e i g h b o r h o o d i n L a k e E l m o s e e o u r Y o u T u b e V i d e o a t : h t t p s : / / w w w . y o u t u b e . c o m / w a t c h ? v = L 9 U g n T t W Y k M Or G o o g l e : I n w o o d L a k e E l m o : M i n n e a p o l i s A e r i a l T o u r 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 City Council FROM: Kendra Lindahl, Landform DATE: June 15, 2017 for the June 22, 2017 City Council Meeting RE: Draft Medina 2040 Comprehensive Plan 1.Background The City received notice of the draft 2040 comprehensive plan from the City of Medina on April 17, 2017. The draft plan is available http://medinamn.us/2040compplan/, but due to the file size, the full plan is not attached to this report. Per MN Statutes §473.858, Subd. 2, the City of Corcoran has 6 months to provide comments to the City of Medina. The Medina 2040 Comprehensive Plan has several significant changes and staff has noted the following items, which could affect the City of Corcoran’s planning efforts: a.Land Use •The Medina Future Land Use Plan (page 62) shows areas guided as “business” and “rural commercial” between Willow Drive and Rolling Hills Road. While this is inconsistent with the Existing Residential and Low Density Residential designations in Corcoran, this is an existing condition—the Walter G. Anderson building and Twinco/Romax building. The property to the west is currently vacant, but could be developed in the future. We ask that the City of Medina consider requiring buffering between these proposed industrial uses and the existing residential uses in Corcoran. •The future land use plan now shows the northwest area of Corcoran as “future development area”, which is not planned to be served prior to 2040. Staff notes that we have been working with the cities of Loretto, Medina and Maple Plain as well as the Metropolitan Council to provide sanitary sewer in this area. As noted by the City Engineer in their Sanitary Sewer comments, we recommended that the City of Medina modify the plan to allow development within the 20-year planning period in support of the regional sanitary sewer improvement currently being discussed and planned. b.Park and Trail Plan •The plan shows future parks and expanded parks near Corcoran. The City of Medina notes that these parks are needed to serve new residential developments in NE Medina. The City of Corcoran should be aware of these public parks as we do our parks planning in SE Corcoran. Agenda Item: 9d. Medina 2040 Comprehensive Plan 2 June 22, 2017 • The plan shows a proposed paved trail on Arrowhead/Hackamore. The City of Corcoran plans also show an on-road trail on Hackamore Lane and we note the importance of intercommunity planning to ensure that the trail along Hackamore is designed as part of the Hackamore improvements in a way that benefits both communities and provides a thoughtful trail system. • The Bicycle and Pedestrian network map (page 354) shows a future paved trail on Mohawk Drive, but it is not shown on the Trail Map (page 75). The City of Corcoran plan shows a future trail on Mohawk and we encourage Medina to add the connection to their trail map for consistency within their plan and consistency with the Corcoran trail plan. • The plans show a trail for a portion of W illow Drive, but does not show it extending to the north municipal boundary. The Corcoran plan does show a trail on Willow. We encourage the City of Medina to consider extending this planned trail to the north boundary to eliminate this missing link and work with the City of Corcoran to ensure that the trail is on the same side of Willow in both cities. c. Transportation The common border between Corcoran and Medina involves several streets/roads on the south edge of Corcoran such as Hackamore, Willow, Rolling Hills Road (small segment), Horseshoe Trail, etc. Staff has several comments regarding transportation as noted below: • The Medina Comprehensive Plan is consistent with Corcoran for State Aid designation. These include a small portion of Rolling Hills Road, Willow Drive, and Hackamore. Hackamore is shown as “shared” MSA road between CR 116 and CR 101 since the road is aligned on the municipal boundary. • The non-MSA roads consist of Mohawk and Arrowhead west of CR116, and east of CR 116 is the Bergamot Drive connection and the future Toll Brothers development connection. Arrowhead is shown as being improved, which would bring additional traffic to the Hackamore/CR 116 intersection. On the Corcoran side, Old Settlers is also a candidate for being improved. Therefore, to minimize the impact to the intersection, Arrowhead could remain rural road. The Medina plan shows Hackamore/Arrowhead changing from a local street to a Minor Collector. The City of Corcoran will continue to show this as a local street and we encourage Medina to do the same. • Several improvements are listed in the Transportation chapter that affect Corcoran, including: • Addition of southbound and northbound through lane, eastbound and westbound left and right turn lanes at the CSAH 101 / Hackamore Road intersection. • Addition of protected-permissive or flashing yellow arrow left turn phasing for eastbound and westbound left turns at CSAH 101/Hackamore Road. Agenda Item: 9d. Medina 2040 Comprehensive Plan 3 June 22, 2017 • Reconstruction of CR 116 as a four-lane roadway with right and left turn lanes at all intersections (includes north of Hackamore in Corcoran) • Addition of left and right-turn lanes eastbound and westbound at Hackamore Road/Hunter Road and Hackamore Road/Bergamot Drive intersections. • We look forward to working with Hennepin County and the City of Medina to develop a comprehensive strategy for expansion of County Road 116. County Road 116 divides the City of Corcoran downtown from the existing commercial area and we have had discussions with Hennepin County about to balance the City’s need for safe crossings with the County’s transportation demand. These improvements will financially impact Corcoran and will be a point of discussion with Medina as the area develops. In 2017, staff is drafting an agreement for the improvement of Hackamore by 2019 and financing will be provided in more detail. d. Land Use and Sewer Service Medina is served by two MCES wastewater plants, the southern area going to Blue Lake and the northern area (abutting Corcoran) going to Metro Plant. • There is no need for sharing of sewer with Medina in Corcoran’s SE District. Sanitary Sewer Improvements are listed on Figure 5, and correctly show the two cities having independent systems. However, these maps should be updated on the Medina side to show sewer at the Toll properties south of Hunter neighborhood. • Medina plan shows no proposed sewer in the northwest corner of Medina. This is the area around Loretto, although Loretto is scheduled to connect to MCES by 2020 (Phase 1). A Phase 2 project for the area would allow for additional sewered development at the CR 19/ HWY 55 intersection and would require expanded MCES capacity through Maple Plain and Long Lake. The Phase 2 project is estimated to cost $46M and therefore cooperation is needed between Medina and Corcoran to show the required developable acres for MCES to extend a regional system to the area. It is recommended Medina modify the Land Use Map to reflect potential development within this planning period to support the MCES in justifying sewer improvements to the area. • The Existing Water Supply System shows existing interconnection with Corcoran, however, this connection does not exist and should be corrected. e. Water Medina has its own supply, treatment and distribution system. There is the potential for shared or interconnections to provide redundancy to both systems. • The plan is showing a connection to Corcoran at Bergamot Drive/Hackamore near the Ravinia development (shown on Appendix 13). This is consistent with the recent Agenda Item: 9d. Medina 2040 Comprehensive Plan 4 June 22, 2017 agreement between the cities to provide an interconnect at Bergamot Drive for emergency or maintenance purposes. • The City of Corcoran has been working with the Metropolitan Council, Loretto, Medina and other nearby communities to provide sanitary sewer to our Southwest District. Urban development (sewered) would also require water supply and storage to the Southwest District. It is recommended that Appendix 13 be amended to show “potential joint powers water system with Loretto and Corcoran”. Please review the attached letter and make any necessary modifications. The Council must authorize staff to send the letter prior to October 17, 2017 when our 6-month statutory review period ends. 2. Recommendation Move to authorize the Mayor and City Administrator to sign and send the attached letter to the City of Medina. Attachments 1. Draft Letter to Medina 2. City of Corcoran Adopted Land Use Map 3. Draft Medina Land Use Map 4. City of Corcoran Adopted Parks and Trails Map 5. Draft Medina Parks and Trails Map 6. Draft Medina Bike and Pedestrian Map 7. Memo from City Engineer with Graphics Agenda Item: 9d. 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 June 22, 2017 Dusty Finke, AICP City of Medina 2052 County Road 24 Medina, MN 55340 RE: Medina Draft 2040 Comprehensive Plan Mr. Finke, The City of Corcoran has reviewed the City of Medina Comprehensive Plan update, which was received with your email dated April 21, 2017. The City of Corcoran has reviewed that draft plan and has identified several items that are inconsistent with our Comprehensive Plan. We ask that the City consider modifying the plan to address the following items: a. Land Use • The Medina Future Land Use Plan (page 62) shows areas guided as “business” and “rural commercial” between Willow Drive and Rolling Hills Road. While this is inconsistent with the Existing Residential and Low Density Residential designations in Corcoran, this is an existing condition—the Walter G. Anderson building and Twinco/Romax building. The property to the west is currently vacant, but could be developed in the future. We ask that the City of Medina consider requiring buffering between these proposed industrial uses and the existing residential uses in Corcoran. • The future land use plan now shows the northwest area of Corcoran as “future development area”, which is not planned to be served prior to 2040. Staff notes that we have been working with the cities of Loretto, Medina and Maple Plain as well as the Metropolitan Council to provide sanitary sewer in this area. As noted by the City Engineer in their Sanitary Sewer comments, we recommended that the City of Medina modify the plan to allow development within the 20-year planning period in support of the regional sanitary sewer improvement currently being discussed and planned. b. Park and Trail Plan • The plan shows a proposed paved trail on Arrowhead/Hackamore. The City of Corcoran plans also show an on-road trail on Hackamore Lane and we note the importance of intercommunity planning to ensure that the trail along Hackamore is designed as part of the Hackamore improvements in a way that benefits both communities and provides a thoughtful trail system. Agenda Item: 9d. • The Bicycle and Pedestrian network map (page 354) shows a future paved trail on Mohawk Drive, but it is not shown on the Trail Map (page 75). The City of Corcoran plan shows a future trail on Mohawk and we encourage Medina to add the connection to their trail map for consistency within their plan and consistency with the Corcoran trail plan. • The plans show a trail for a portion of W illow Drive, but does not show it extending to the north municipal boundary. The Corcoran plan does show a trail on Willow. We encourage the City of Medina to consider extending this planned trail to the north boundary to eliminate this missing link and work with the City of Corcoran to ensure that the trail is on the same side of Willow in both cities. c. Transportation • The non-MSA roads consist of Mohawk and Arrowhead west of CR116, and east of CR 116 is the Bergamot Drive connection and the future Toll Brothers development connection. Arrowhead is shown as being improved, which would bring additional traffic to the Hackamore/CR 116 intersection. On the Corcoran side, Old Settlers is also a candidate for being improved. Therefore, to minimize the impact to the intersection, Arrowhead could remain rural road. The Medina plan shows Hackamore/Arrowhead changing from a local street to a Minor Collector. The City of Corcoran will continue to show this as a local street and we encourage Medina to do the same. • Several improvements are listed in the Transportation chapter that affect Corcoran and we look forward to working with the City of Medina to address these shared issues, including: o Addition of southbound and northbound through lane, eastbound and westbound left and right turn lanes at the CSAH 101 / Hackamore Road intersection. o Addition of protected-permissive or flashing yellow arrow left turn phasing for eastbound and westbound left turns at CSAH 101/Hackamore Road. o Reconstruction of CR 116 as a four-lane roadway with right and left turn lanes at all intersections (includes north of Hackamore in Corcoran) o Addition of left and right-turn lanes eastbound and westbound at Hackamore Road/Hunter Road and Hackamore Road/Bergamot Drive intersections. • We look forward to working with Hennepin County and the City of Medina to develop a comprehensive strategy for expansion of County Road 116. County Road 116 divides the City of Corcoran downtown from the existing commercial area and we have had discussions with Hennepin County about to balance the City’s need for safe crossings with the County’s transportation demand. • These improvements will financially impact Corcoran and will be a point of discussion with Medina as the area develops. In 2017, staff is drafting an agreement for the improvement of Hackamore by 2019 and financing will be provided in more detail. d. Land Use and Sewer Service • There is no need for sharing of sewer with Medina in Corcoran’s SE District. Sanitary Sewer Improvements are listed on Figure 5, and correctly show the two cities having Agenda Item: 9d. independent systems. However, these maps should be updated on the Medina side to show sewer at the Toll properties south of Hunter neighborhood. • Medina plan shows no proposed sewer in the northwest corner of Medina. This is the area around Loretto, although Loretto is scheduled to connect to MCES by 2020 (Phase 1). A Phase 2 project for the area would allow for additional sewered development at the CR 19/ HWY 55 intersection and would require expanded MCES capacity through Maple Plain and Long Lake. The Phase 2 project is estimated to cost $46M and therefore cooperation is needed between Medina and Corcoran to show the required developable acres for MCES to extend a regional system to the area. It is recommended Medina modify the Land Use Map to reflect potential development within this planning period to support the MCES in justifying sewer improvements to the area. • The Existing Water Supply System shows existing interconnection with Corcoran, however, this connection does not exist and should be corrected. e. Water • Medina has its own supply, treatment and distribution system. There is the potential for shared or interconnections to provide redundancy to both systems. • The plan is showing a connection to Corcoran at Bergamot Drive/Hackamore near the Ravinia development (shown on Appendix 13). This is consistent with the recent agreement between the cities to provide an interconnect at Bergamot Drive for emergency or maintenance purposes. • The City of Corcoran has been working with the Metropolitan Council, Loretto, Medina and other nearby communities to provide sanitary sewer to our Southwest District. Urban development (sewered) would also require water supply and storage to the Southwest District. It is recommended that Appendix 13 be amended to show “potential joint powers water system with Loretto and Corcoran”. We look forward to working with the City of Medina to resolve these issues. Please feel free to contact City Administrator Brad Martens with questions at bmartens@ci.corcoran.mn.us and 763-400-7030. Sincerely, Ron Thomas Mayor Brad Martens City Administrator Copy: Kendra Lindahl, City Planner City File Agenda Item: 9d. 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 TR A I L H A V E N R O A D CA I N R O A D OAKDALE DR STREHLER ROAD PIO 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 TOWNSHIP OF HASSAN 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 $+ $+ $+ $+ $+ $+ $+ $+ MORIN LAKE GOOSE LAKE COOK LAKE RUS H C R E E K 6/21/22 10/2020 4/22/2020 4/27/2022 4/27/2022 6/21/22 7/24/2018 5/26/2020 1/21/2016 7/24/2018 4/28/2021 1/22/2023 8/9/2018 5/26/2020 10/201812/13/22 1/22/2023 1/22/2023 4/22/2020 2030 FutureLand Use Plan 4 3,000 0 3,0001,500 Feet 2030 Comprehensive Plan Figure 8 City Limit Staging Boundaries Wetlands Rural/Ag Residential Existing Residential Low Density Residential Medium Density Residential Mixed Residential High Density Residential Rural Service/Commercial Commercial Mixed Use Business Park Light Industrial Public/Semi-Public Parks/Open Space Golf Course Agricultural Preserve (Date of Expiration) Open Water *The Future Land Use plan depicts the location and intensity of future development through a variety of land use types. This plan is intended to guide future development however the City has discretion to amend (with Metropolitan Council approval) the plan in response to landowner/ developer requests or response to other system plans. Updated September 2016 Adopted June 2011 19 10 50 19 10 30 101 116 City ofCORCORAN Agenda Item: 9d. HIG H WA Y 5 5 ")55 ")24 ")19 ")10 1 ")11 6 ")11 ")24 ")19 £¤12 HA M E L R D M E D I N A R D PIO N E E R T R L TAMARACK DR WILLOW DR HA C K A M O R E R D ARROWHEAD DR HOME S T E A D T R L CHI P PE W A R D HUNTER DR PARKVIEW DR BROCKTON LN N ME A ND E R R D EV E R G R E E N R D BROCKTON LN N CH I P P E WA R D WILLOW D R WILLOW DR HUNTER DR ")55 Map 5-2 Future Land Use Plan DRAFT 1/31/2017 00.510.25MilesMap Date: January 31, 2017LegendFuture Land Use Rural Residential Agricultural Future Development Area Low Density Residential Medium Density Residential High Density Residential Mixed Residential Uptown Hamel Commercial Business Rural Commercial Institutional Private Recreational Park, Recreational, and Open Space Closed Sanitary LandfillAgenda Item: 9d. 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 TR A I L H A V E N R O A D CA I N R O A D OAKDALE DR STREHLER ROAD PIO 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 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 June 2, 1011 Parks & Trails Plan I:/504/50408144/GIS/ComPlan/Maps/Final Maps/2030 parks and trails.mxd 4 3,000 0 3,0001,500 Feet City ofCORCORAN 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 Agenda Item: 9d. Medina Golf & Country Club YMCA - Camp Ihduhapi Spring Hill Golf Club Baker Park Reserve Baker Park Reserve Wolsfeld Woods (SNA) Medina Orono Corcoran Pl y m o u t h In d e p e n d e n c e Ma p l e P l a i n In d e p e n d e n c e HAMEL PI O N E E R H O M E S T E A D PA R K V I E W WI L L O W CO U N T Y R O A D 1 9 MED I N A NAVAJO HIGHWAY 55 TO W N L I N E TA M A R A C K CHESTNUT COUNTY ROAD 24 ARR O W H E A D HU N T E R CHEYENNE BR O C K T O N H O L Y N A M E HACKAMORE HOLLYBUSH MORNINGSIDE HU N T E R CO U N T Y R O A D 1 9 HIG H W A Y 5 5 TA M A R A C K MEDINA MEDINAWIL L O W COUNTY ROAD 24 Loretto Greenfield Maple Grove TOM A H A W K CHIPPEWA CHIPPEWA CO U N T Y R O A D 1 0 1 CO U N T Y R O A D 1 1 6 MO H A W K AR R O W H E A D COUNTY ROAD 11 CLYDE S D A L E CLYDESDALE EVERGREEN CO U N T Y R O A D 1 9 HAMEL WI L L O W P I O N E E R W I L L O W HAMEL HIGHWAY 5 5 Map Date: December 27, 2016 Scale: 1:30,000[0 0.5 10.25 Mile Map 6-1Park and Trail PlanDRAFT 12-27-2016 Location of proposed trail segments are intended to identify connections and cooridors, not exact locations. Regional Corridors Three River Trail Corridor Legend Trails Existing Paved Trail Existing Shoulder Trail Existing Turf Trail Existing Sidewalk Proposed Paved Trail Proposed Shoulder Trail Proposed Turf Trail Future Park Search Area Parks Existing Park Potential Park Expansion Agenda Item: 9d. ?ØA@ ?ØA@ GsWX )nGjWX GyWX GyWX Së GïWX H OMES T E AD TRL Ci t y o f Lo r e t t o Sñ20 1 Sñ20 1 Sû11 8 GöWX11 5 BUDD AVE BAKER PARKER RD MA I N S T E WILLOW DR PARKVIEW DR PINTO DR HA M E L R D Wayzata High School Pr o p o s e d o f f s t r e e t b i k e w a y s pe r H e n n e p i n C o u n t y P l a n ! ! ! EV E R G R E E N R D TAMARACK DR Or o n o Hi g h S c h o o l CO UN TY R O AD 2 4 OA K C I R TOWN LINE RDTOWNLINE RD N CLY D ES D AL E TR L M E A N D E R D R RID G E C IRSIOUX DR HA ME L R D COUNTY ROAD 101 CHE ROK E E RD PA W N E E R D BL AC K F O O T T RL IROQUOIS DR HA R M O NY LN MOR G A N RD M AGNOLIA DRLINDEN DR E R E D OAK DR PINTO DR HUNTER DR COUNTY ROAD 1 9 HIG HW AY 5 5 PIO N E E R T RL M E D I N A R D TAMARACK DR MOHAWK DR CH ES T N UT R D SPUR CIR SPR U C E W A Y DE ER H ILL RD WILLOW DR ARROWHEAD DR BROCKTON LN N ME A N D ER R D MEADOWOO D S TRL PR AIR IE D R CH I P PE WA RD LEAWOOD DR T O M A H A W K T R L HO MESTEA D T RL Document Path: K:\02712-530\GIS\Maps\Transportation Plan\Figure8_ExistingProposedTrails.mxd Fi g u r e 1 0 - 8 : E x i s t i n g a n d P r o p o s e d B i c y c l e a n d P e d e s t r i a n N e t w o r k Me d i n a T r a n s p o r t a t i o n P l a n Me d i n a , M N Ü 02,750 FeetExisting and Planned Bikeways Existing Paved Trail Proposed Paved Trail Existing Shoulder Proposed Shoulder Existing Turf Trail Proposed Turf Trail Sidewalk Existing Regional Trail Regional Bicycle Transportation Network (RBTN)Tier 2 RBTN Corridor Potential RBTN Alignment Tier 2 RBTN Alignment Regional Destinations Baker Park Reserve Wayzata High School Orono High School Medina City BoundaryAgenda Item: 9d. Engineer’s 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:Kendra Lindahl, City Planner From:Kent Torve, P.E., Kevin Mattson, P.E., Ed Terhaar, P.E. Date:June 13, 2017 Subject:Medina Comprehensive Plan Review The summary below is the infrastructure review of the Draft Medina Comprehensive Plan. Council can modify, direct staff for additional analysis, or convey with planning comments to Medina as part of the review process. 1.0 Transportation The cities common border involves several streets/roads on the south edge of Corcoran such as Hackamore, Willow, Rolling Hills Road (small segment), Horseshoe Trail, etc. This summary breaks the review into State Aid roads (MSA) and local roads. Trails are not included in this analysis. 1.1State Aid The Medina Comprehensive Plan is consistent with Corcoran for State Aid designation. These include a small portion of Rolling Hills Road, Willow Drive, and Hackamore. Hackamore is shown as “shared” MSA road between CR 116 and CR 101 since the road is aligned on the municipal boundary. 1.2Non MSA (local) The non-MSA roads consist of Mohawk and Arrowhead west of CR116, and east of CR 116 is the Bergamont connection and the future Toll Brothers development connection. Arrowhead is shown as being improved which would bring additional traffic to the Hackamore/CR 116 intersection. On the Corcoran side, Old Settlers is also a candidate for being improved. Therefore to minimize the impact to the intersection, Arrowhead could remain rural road. 1.3 Improvements Several improvements are listed in the Transportation chapter that affect Corcoran, including: Addition of southbound and northbound through lane, eastbound and westbound left and right turn lanes at the CSAH 101 / Hackamore Road intersection Addition of protected-permissive or flashing yellow arrow left turn phasing for eastbound and westbound left turns at CSAH 101/Hackamore Road Reconstruction of CR 116 as a four-lane roadway with right and left turn lanes at all intersections ,(includes north of Hackamore in Corcoran) Addition of left and right-turn lanes eastbound and westbound at Hackamore Road/Hunter Road and Hackamore Road/Bergamont Drive intersections. Agenda Item: 9d. 2 These improvements will financially impact Corcoran and will be a point of discussion with Medina as the area develops. In 2017, staff is drafting an agreement for the improvement of Hackamore by 2019, and financing will be provided in more detail. 2.0 Land Use and Sewer Service Medina is served by two MCES wastewater plants, the southern area going to Blue Lake and the northern area (abutting Corcoran) going to Metro Plant. 2.1Corcoran’s SE District SE District There is no need for sharing of sewer with Medina in Corcoran’s SE District. Sanitary Sewer Improvements are listed on Figure 5, and correctly show the two cities having independent systems. However, these maps could be updated on the Medina side to show sewer at the Toll properties south of Hunter neighborhood. 2.2Corcoran’s SW District SW Corcoran/Loretto Medina plan shows no proposed sewer in the northwest corner of Medina. This is the area around Loretto, although Loretto is scheduled to connect to MCES by 2020 (Phase 1). A Phase 2 project for the area would allow for additional sewered development at the CR 19/ HWY 55 intersection and would require expanded MCES capacity through Maple Plain and Long Lake. The Phase 2 project is estimated to cost $46M and therefore cooperation is needed between Medina and Corcoran to show the required developable acres in order for MCES to extend a regional system to the area. Recommendation It is recommended Medina modify the Land Use Map to reflect potential development within this planning period to support the MCES in justifying sewer improvements to the area. 3.0 Water Medina has its own supply, treatment and distribution system. There is the potential for shared or interconnections to provide redundancy to both systems. 3.1 SE District A connection to Corcoran at Bergamont is shown on Appendix 13. This is consistent with the recent agreement between the cities to provide an interconnect at Bergamont for emergency or maintenance purposes. Agenda Item: 9d. 3 3.2 SW District/Loretto/Medina Urban development (sewered) would also require water supply and storage to the SW District. It is recommended Appendix 13 be amended to show “potential joint powers water system with Loretto and Corcoran”. Agenda Item: 9d. 4 Transportation Improvements Agenda Item: 9d. Agenda Item: 9d. 3 C:\Users\TorKC0063\Documents\z Old Projects\Loretto\Medina Comprehensive Plan Review.docx Land Use and Sewer Agenda Item: 9d. HIG H WA Y 5 5 ")55 ")24 ")19 ")10 1 ")11 6 ")11 ")24 ")19 £¤12 HA M E L R D M E D I N A R D PIO N E E R T R L TAMARACK DR WILLOW DR HA C KA M O R E R D ARROWHEAD DR HOME S T E A D T R L CH I P P E WA R D HUNTER DR PARKVIEW DR BROCKTON LN N ME A ND E R R D EV E R G R E E N R D BROCKTON LN N CH I P P E WA R D WILLOW D R WILLOW DR HUNTER DR ")55 Ka t r i n a In d e p e n d e n c e Mo o n e y Pe t e r Un n a m e d Sp u r z e m Ho l y N a m e Ha l f M o o n Wo l s f e l d Me d i n a Un n a m e d Un n a m e d Wi n t e r h a l t e r Th i e s Sc h o o l Ar d m o r e Un n a m e d Un n a m e d Un n a m e d Un n a m e d Lo s t H o r s e Un n a m e d Ac a d e m y M a r s h Map 5-3 Development and Growth Plan DRAFT 12/8/2016 00.510.25MilesMap Date: January 20, 2016LegendFuture Land Use Rural Residential Agricultural Future Development Area Low Density Residential Medium Density Residential High Density Residential Mixed Residential Uptown Hamel Commercial Business Rural Commercial Institutional Private Recreational Park, Recreational, and Open Space Closed Sanitary Landfill Wetland Locations Wetland LocationsAgenda Item: 9d. HIG H W A Y 5 5 ")55 ")24 ")19 ")10 1 ")11 6 ")11 ")24 ")19 £¤12 H A M E L R D M E D I N A R D PIO N E E R T R L TAMARACK DR WILLOW DR HA C K A M O R E R D ARROWHEAD DR HOME S T E A D T R L CHI P PE W A R D HUNTER DR PARKVIEW DR BROCKTON LN N ME A ND E R R D EV E R G R E E N R D BROCKTON LN N CH I P P E WA R D WILLOW D R WILLOW DR HUNTER DR ")55 Ka t r i n a In d e p e n d e n c e Mo o n e y Pe t e r Un n a m e d Sp u r z e m Ho l y N a m e Ha l f M o o n Wo l s f e l d Me d i n a Un n a m e d Un n a m e d Wi n t e r h a l t e r Th i e s Sc h o o l Ar d m o r e Un n a m e d Un n a m e d Un n a m e d Un n a m e d Lo s t H o r s e Un n a m e d Ac a d e m y M a r s h Map 5-4 Staging and Growth DRAFT 11/15/2016 00.510.25MilesMap Date: January 20, 2017The Staging and Growth Plan allows potential flexibility for urban services up to two years prior to the indicated staging period. Such flexiblity will be considered through a evaluation system based on the extent to which a proposal exceeds general City standards.The Future Development Area identifies areas which may potentially be planned for urban services in the future beyond the term of this plan (post-2040).The Long-term Sewer Service Area is a long-term planning designation of the Metropolitan Council. It identifies areas which may be considered for potential sanitary sewer service in the future beyond the term of this Plan.Urban Services Phasing Plan 2018 2020 2025 2030 2035 Future Development Area (post 2040)Long-term Sewer Service AreaExisting Service Area (2017)Agenda Item: 9d. 4 C:\Users\TorKC0063\Documents\z Old Projects\Loretto\Medina Comprehensive Plan Review.docx Water Supply Agenda Item: 9d. !( !( !( !( !< !< !< !< !< !< !< !< !< !< !® !® Ch i p p e w a R d Ch i p p e w a R d Pio nee r Trail Pion e er Tra il Arrowhead Dr Ha m e l R d Ha me l Rd To m a h a w k T r a i l Me d i n a R d Tamarack Dr )n GyWX GyWX GyWX GsWX GjWX ?ØA@ ?ØA@ GöWX GïWX Po t e n t i a l F u t u r e Ir r i g a t i o n W e l l Me d i n a M o r n i n g s i d e S y s t e m M e d i n a R d Se r v e d b y C i t y o f O r o n o Se r v e d b y Ci t y o f M a p l e P l a i n Fu t u r e S e r v e d by C i t y o f M a p l e P l a i n Me d i n a I n d e p e n d e n c e Be a c h S y s t e m Me d i n a H a m e l S y s t e m W 8 W 7 W 2 W 2 W 1 W 5 W 4 W 6 W 1 W 3 8' ' 12 ' ' 12'' 8'' 12'' 8' ' 12 '' 8'' 8' ' 12 ' ' 8'' 8'' 12 '' 12'' 16 ' ' 8' ' 12 '' 6' ' 4'' 2'' 8' ' 8'' 8'' 8' ' 8'' 8' ' 8'' 12'' 8'' 12'' 8'' 12 ' ' 12 '' 8'' 8' ' 8'' 8'' 8' ' 6' ' 6'' 12 ' ' 8'' 8'' 8'' 12'' 8'' 12 ' ' 8'' 8'' 8' ' 8'' 8'' 8' ' 1 2 ' ' 8'' 8' ' 8'' 8'' 16 '' 8' ' 8'' 8'' 16'' 8 ' ' 8'' 8'' 12 ' ' 8'' 8'' 12 ''8'' 6' ' 16 ' ' Do c u m e n t P a t h : K : \ 0 2 7 1 2 - 5 3 0 \ G I S \ M a p s \ W a t e r W a s t e w a t e r \ 2 0 4 0 W a t e r Su p p l y . m x d Legend !®Proposed Water Tower !®Existing Water Tower !<Existing Well !(Existing Interconnection Proposed Watermain Existing Watermain Water Service AreasAppendix 13 2040 Proposed Water Supply System Comprehensive Water Supply Plan City of Medina ¯02,5005,0001,250 FeetAgenda Item: 9d. 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 City Council FROM: Kendra Lindahl, Landform D ATE: June 15, 2017 for the June 22, 2017 City Council Meeting RE: Westside Tire Driveway Request 60-DAY REVIEW DEADLINE:NA 1.Background City Administrator Martens received a request from Westside Tire to eliminate the existing curb cuts and allow full street access on their property at 19925 75th Avenue North. While the City has not received any other requests to completely eliminate curb cuts, which would provide open access across a lot frontage along the public street, we have received requests from other property owners to allow wider curb cuts than currently allowed. Staff felt that it was appropriate to bring the issue to the City Council for direction. Downtown TIF Project Westside Tires is in the Downtown TIF project area. The City policy for this Downtown Utility project has been to replace existing curb cuts to their pre-existing condition. For those few (two) properties requesting access modification, the accesses were brought into compliance at equal or less construction cost. Both properties reimbursed the City for additional cost to bring the access into compliance 2.Analysis Cities have limits on the number of curb cuts onto public streets and the width of these curb cuts (or driveways) for a variety of reasons, but the primary reason is public safety. Limiting driveway access onto public streets limits conflict points. In general, the number and types of conflict points (i.e., the number of locations where the travel paths of two different vehicles may cross) at the intersection of a driveway and a public road influence the safety of motorists. It is desirable to minimize the number of conflict points created with existing and future driveways since more conflict points increase the risk of a crash occurring. For example, a crash due to crossing maneuvers (created by motorists turning across the roadway or making left turns) can lead to more severe crashes then merging or diverging conflicts because of the angle and speed differentials between the vehicles. The number and type of conflict points at a driveway can be managed by limiting both the amount of access allowed at the driveway and the location of the driveway relative to other driveways in the area. Driveway connections to public roads must be adequately designed Agenda Item 11a. Consider Westside Tire Driveway Request 2 June 22, 2017 to ensure safe and efficient movement of vehicles to and from the roadway, balancing safety with mobility interests. City Code References Section 1060.060, Subd. 4(c)8 of the Corcoran Zoning Ordinance limits “property other than single family uses to one driveway access for each 125 feet of street frontage.” This limits potential conflict points on the public streets that could result from too many driveways or uncontrolled accesses. As part of a site plan review, the City typically works with landowners to ensure that turning radii are maintained on the site for vehicle movement. In addition to the limit on the number of driveways/curb cuts, the City manages the size of the curb cuts to ensure limited access points that are clearly demarcated so that it is clear to motorists and pedestrians where the access (i.e. conflict point) is located. The City Code adopts the City Engineering Design Standards by reference. This document limits residential driveway widths (i.e. curb cuts) to a maximum width of 25 feet and commercial/industrial curb cuts to a maximum width of 32 feet. 3. Next Steps The Council should determine if there is interest in allowing landowners to have open access onto a public street the length of their properties. Staff offers the following options: a. If there is support for the request, the Council could direct the applicant to submit a variance application will all the required fees and materials. b. If there is support for the request, the Council could direct the applicant to submit a request for an ordinance amendment allow the change city-wide. c. If there is not support, the Council should provide feedback that the existing regulations serve significant public safety needs consistent with standard engineering practice and no modifications are warranted. 4. Recommendation Provide direction regarding the request. Attachments 1. Location Map 2. Letter and photos from Westside Tire Hennepin County Property Map Date: 6/14/2017 Comments: 1 inch = 200 feet PARCEL ID: 2611923110039 OWNER NAME: L G Leuer & D A Leuer Trstes PARCEL ADDRESS: 19925 75th Ave N, Corcoran MN 55340 PARCEL AREA: 1.72 acres, 75,119 sq ft A-T-B: Abstract SALE PRICE: SALE DATA: SALE CODE: ASSESSED 2016, PAYABLE 2017 PROPERTY TYPE: Commercial-Preferred HOMESTEAD: Non-Homestead MARKET VALUE: $603,000 TAX TOTAL: $25,927.78 ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Commercial-preferred HOMESTEAD: Non-homestead MARKET VALUE: $665,000 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injury or loss resulting from this data. COPYRIGHT © HENNEPIN COUNTY 2017 BEFORE During STAFF REPORT Agenda Item 11b. Council Meeting: June 22, 2017 Prepared By: Brad Martens Topic: Petition for Removal of Dust Control Program – Lily Pond Lane Action Required: Approval Summary: A majority of property owners on Lily Pond Lane have submitted a petition to be removed from the dust control program for future years. The petition also states that a majority of property owners must petition to get back in the program in future years. Staff requests the Council review the petition and direct staff on whether Lily Pond Lane should be removed from future applications as requested. The City Council should retain its ability to include Lily Pond Lane at some point in the future at their discretion without a petition from the property owners. Financial/Budget: Lily Pond Lane has been removed from the program in recent years; there would be no budget impact. Alignment with Values: This item relates to the following adopted values: EXCELLENCE AND QUALITY IN THE DELIVERY OF SERVICES We believe that service to the public is our reason for being and strive to deliver quality services in a highly professional, cost-effective, and friendly manner. TREATING THE CITIZEN AS OUR CUSTOMER We believe that citizens are our customers and should be treated with courtesy, respect, and deserve the best services we can provide. Options: 1. Accept petition, direct staff to remove Lily Pond Lane from future dust control programs unless included again at the direction of the City Council. 2. Accept the petition, decline to take action. Recommendation Accept petition, direct staff to remove Lily Pond Lane from future dust control programs unless included again at the direction of the City Council. Council Action: Consider a motion to accept petition, direct staff to remove Lily Pond Lane from future dust control programs unless included again at the direction of the City Council. Attachments: N/A STAFF REPORT Agenda Item 11c. Council Meeting: June 22, 2017 Prepared By: Director Matt Gottschalk Topic: Addressing Specific Crime/Drug Issues to Retain a Safe Atmosphere Action Plan Action Required: Information and feedback Summary: During the Council’s goal setting meetings on February 27th and 28th the Council identified Addressing Specific Crime/Drug Issues to Retain a Safe Atmosphere as a City goal. Council approved a work plan for the goal at the March 23rd meeting. At the April 13th Council Meeting Councilor Dejewski and Mayor Thomas were selected as the Council representatives on the committee. The committee met on May 19th to define the issues, set measurable goals, and help develop a Council supported action plan. The first item briefly discussed by the group was coming up with a more effective name for the group. Going forward, the group will be referred to as the Crime, Drug, and Safety (CDS) Task Force. The community problems identified by the task force were: A cultural shift in attitude that drugs have a minimal impact on life/society; some property owners feel powerless to intervene in illegal activities; multiple identifiable residences throughout the community are engaging in drug trafficking; a notable increase in Heroin usage throughout the community; and increasing traffic safety issues throughout the community. The task force identified the following measurable outcomes to work towards: Increasing the feeling of safety in the community by increasing officer presence and enforcement both in vehicles and on foot; proactively enforcing nuisance ordinances resulting in fewer properties in violation; increasing the number of community presentations; collecting and gathering information on drug trafficking and illegal activity occurring in the City. The Police Department has already done the following in furtherance of the Council goals: Added overtime hours to increase traffic safety enforcement and presence in higher crime areas; added a Commercial Vehicle Inspector position within current staff; started hosting Decreasing Crime by Increasing Involvement community meetings; initiated outward facing crime mapping for the community; and initiating Police Department involvement in the statewide Automated Pawn System. The task force identified several areas for the City to investigate and bring back more information on including: The legality/feasibility of City owned camera systems in the community; increased nuisance enforcement capacity; Crime-Free Multi-Housing programs; establishing funds for Crime Prevention and Community Recovery; the Staff Report—June 22, 2017 Council Meeting Prepared by Director Gottschalk Page 2 feasibility of adding a K9 program within current staffing; and the feasibility of phasing investigator and drug task force positions into the Police Department. The task force discussed the importance of community engagement and messaging as the City moves forward with this goal. The next step is for staff to bring back information to the CDS Task Force on the identified items and develop a work plan to bring back to Council for approval/implementation. This report serves as an update to the Council on the goal and provides an opportunity for comment by other Council members. Financial/Budget: Staff and Council time is the only cost at this time. Alignment with Values: This item relates to the following adopted values: EXCELLENCE AND QUALITY IN THE DELIVERY OF SERVICES We believe that service to the public is our reason for being and strive to deliver quality services in a highly professional, cost-effective, and friendly manner. OPEN AND HONEST COMMUNICATION We believe that open and honest communication is essential for an informed and involved citizenry and to foster a positive working environment for employees. PROFESSIONALISM We believe that continuous improvement is the mark of professionalism and are committed to applying this principle to the services we offer and the development of our employees. Options: N/A Recommendation: N/A Council Action: Provide feedback as desired. Attachments: None STAFF REPORT Agenda Item 11d. Council Meeting: June 22, 2017 Prepared By: Director Matt Gottschalk Topic: Table Top Emergency Management Exercise Discussion Action Required: Direction Summary: The City of Corcoran participates in the Lakes Area Emergency Management group and has a comprehensive Emergency Operations Plan. The City Council has a few critical roles in the long-term plan specifically relating to financial decisions and declaring a state of emergency. It is important for the Council to understand its role in an emergency management situation and understand the process that is taking place around them. Staff recommends that the Council consider participating in a tabletop emergency management exercise to practice this plan and gain understanding of the emergency management process. Staff does not have the time or resources to conduct the exercise in 2017 but would like the Council to consider participating in an exercise during the first quarter of 2018. Financial/Budget: A tabletop exercise will involve some significant staff time and participation from other agencies but no hard costs are anticipated at this time. Alignment with Values: This item relates to the following adopted values: EXCELLENCE AND QUALITY IN THE DELIVERY OF SERVICES We believe that service to the public is our reason for being and strive to deliver quality services in a highly professional, cost-effective, and friendly manner. TREATING THE CITIZEN AS OUR CUSTOMER We believe that citizens are our customers and should be treated with courtesy, respect, and deserve the best services we can provide. PROFESSIONALISM We believe that continuous improvement is the mark of professionalism and are committed to applying this principle to the services we offer and the development of our employees. Staff Report—June 22, 2017 Council Meeting Prepared by Director Gottschalk Page 2 Options: 1. Direct staff to schedule and plan an emergency management tabletop exercise for the Council in the first quarter of 2018. 2. Direct staff to schedule and plan an emergency management tabletop exercise for the Council at a later date. 3. Direct staff not to schedule an exercise. Recommendation: 1. Direct staff to schedule and plan an emergency management tabletop exercise in the first quarter of 2018. Council Action: Provide direction. Attachments: None STAFF REPORT Agenda Item 11e. Council Meeting: June 22, 2017 Prepared By: Brad Martens Topic: Speed Study Request – County Road 50 Action Required: Approval Summary: In September 2016 staff was directed to work with Hennepin County to initiate a speed study to consider moving the 55 mph zone on County Road 50 further west. This was at the recommendation of the Parks and Trails Commission. While this work was believed to be taking place, recently staff realized a resolution needed to be approved in order for that work to be completed. It is requested that the City Council approve the resolution attached to this report. Once the resolution is received by Hennepin County a request will be submitted to MNDOT who will complete the study. Upon receiving the findings from MNDOT, Hennepin County will carry out the changes (if any) by signing the appropriate speed limit. There is significant lag time in this work being completed which can be as long as one year. Financial/Budget: There are no budgetary impacts for this work to be completed. Alignment with Values: This item relates to the following adopted values: EXCELLENCE AND QUALITY IN THE DELIVERY OF SERVICES We believe that service to the public is our reason for being and strive to deliver quality services in a highly professional, cost-effective, and friendly manner. Options: 1. Approve Resolution 2017-30 requesting a speed study by Hennepin County and MNDOT on County Road 50. 2. Take no action. Recommendation Approve Resolution 2017-30 requesting a speed study by Hennepin County and MNDOT on County Road 50. Council Action: Consider a motion to approve Resolution 2017-30 requesting a speed study by Hennepin County and MNDOT on County Road 50. Attachments: 1. Resolution 2017-30 2. Map of location City of Corcoran June 22, 2017 County of Hennepin State of Minnesota RESOLUTION NO. 2017-30 Motion By: Seconded By: A RESOLUTION REQUESTING A SPEED STUDY BY HENNEPIN COUNTY AND MNDOT ON COUNTY ROAD 50 WHEREAS, the City of Corcoran Parks and Trails Commission reviewed existing speed limits near recreational facilities and has recommended speed limits be lowered near those recreational facilities, and WHEREAS, the City of Corcoran City Council has agreed with that recommendation and has directed staff to initiate a speed study; and WHEREAS, the City of Corcoran requests to decrease the speed on County Road 50 west of the County Road 10/County Road 50 intersection near the entrance to recreational fields owned by the Rockford School District; and WHEREAS, the area to study is from approximately 700’ west of Corcoran Trail West to approximately 1,000’ west of CSAH 10; NOW THEREFORE BE IT RESOLVED, the City Council of the City of Corcoran requests Hennepin County and MnDOT to perform a speed study to consider lowering the speed limit in the approximate location from 700’ west of Corcoran Trail West to approximately 1,000’ west of CSAH 10. VOTING AYE VOTING NAY Thomas, Ron Thomas, Ron Bottema, Jon Bottema, Jon Dejewski, Brian Dejewski, Brian Keefe, Mike Keefe, Mike LaFave, Tonya LaFave, Tonya Whereupon, said Resolution is hereby declared adopted on this 8th day of June, 2017. ________________________________ Ron Thomas – Mayor ATTEST: ___________________________________ Jessica Beise – City Clerk/Administrative Services Coordinator City Seal County Road 116 CountyRoad10 CountyRoad50 CORCORAN Trail Haven Rd Larkin Rd Kalk Rd Willow Dr Buckskin Trl A b i l e n e Ln Commerce S t 75th Ave N AugerAve M aple Hill R d Meister Cir Blue Bonnet Dr Eagle Ridge R d Cain Rd Meister Rd Schutte Pl Old Settlers Rd Corcoran T r l W C o r c o r a n Trl E Æ)COUNTY116 Æ)COUNTY116 $+COUNTY10 $+COUNTY10 $+COUNTY50 $+COUNTY10 $+COUNTY50 ² 0 1,500 3,000750Feet Posted Speed Limits 30 MPH 35 MPH 40 MPH 45 MPH 50 MPH 55 MPH This data (i) is furnished 'AS IS' with no representationas to completeness or accuracy; (ii) is furnished withno warranty of any kind; and (ii i) is notsuitable forlegal, engineering or surveying purposes. HennepinCounty shall not be l iable for any damage, injury orloss resulting from this data. CSAH 50 Between : 700' West o f West Co rcoran Trail & CSAH 10 (E ast Junction) Speed Study Request PUBLIC WORKS Authorized Speed Limits 30 MPH 35 MPH 40 MPH 45 MPH 50 MPH 55 MPH City of Corcoran 2017 City Council Schedule Agenda Item 12. July 13, 2017 • Years of Service Recognition – Jesse Olson (10 Years) • Financial Performance Report • Five Year Financial Management Plan • Western Water Loop Feasibility Study • Purchase Agreement Amendment – Roehlke July 20, 2017 • Comp Plan Meeting – Transportation and Parks July 27, 2017 • Planning Project Update • Code Compliance Report August 10, 2017 • August 24, 2017 • Planning Project Update • Code Compliance Report September 14, 2017 • Discussion on assessing Council performance (from goal setting) September 21, 2017 • Comp Plan Meeting - Utilities September 28, 2017 • Planning Project Update • Code Compliance Report • Preliminary Levy October 10, 2017 • City Hall Open House – Comp Plan 5:30 pm – 7:30 pm October 12, 2017 • Financial Performance Report • City of Corcoran 2016/17 City Council Schedule Agenda Item 13. Page 2 of 2 October 19, 2017 • Comp Plan Meeting – Draft Plan for Discussion October 26, 2017 (Charter Commission Meeting Prior to Regular Meeting) • Planning Project Update • Code Compliance Report • November 9, 2017 • Financial Performance Report • November 20, 2017 (Monday, need to get Council approval) • Planning Project Update • Code Compliance Report • Comprehensive Plan Approval for Distribution December 14, 2017 • Financial Performance Report • December 28, 2017 • Planning Project Update • Code Compliance Report •