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HomeMy WebLinkAbout2019-02-07 Planning Commission Agenda PacketCITY OF CORCORAN Corcoran Planning Commission Agenda February 7, 2019 - 7:00 pm 1. Call to Order/ Roll Call 2. Pledge of Allegiance 3. Agenda Approval 4. Open Forum 5. Minutes a. Minutes — January 3, 2019* 6. New Business a. Public Hearing (continued from January 3rd meeting). Larkin Road (PID 27- 119 -23 -41 -0009) (City File 18 -037)* i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation Kariniemi Preliminary Plat for 20801 b. Public Hearing. Ravinia 11th Rezoning, Preliminary Plat and Preliminary PUD Development Plan for U.S. Home Corporation (dba Lennar) for "Ravinia 11th Addition" (PID 36- 119 -23 -44 -0012) (City File 18 -040) i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation c. Public Hearing. Dahlheimer Preliminary Plat and Variances for "Dahlheimer Farms" on property located at 20702 County Road 50 (PID 22- 119 -23 -41 -0001) (City File 18 -041) i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation Public Hearing. Animal Ordinance Update for Bees (17 -038) i. Staff Report ii. Open Public Hearing iii. Close Hearing iv. Commission Discussion & Recommendation e. Review of 2018 Accomplishments and Set 2019 Goals 7. Reports /Information a. Planning Project Update* b. City Council Report* — Council Liaison Schultz c. Commissioner Term Update* d. Other Business *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. 8. Commissioner Liaison Calendar City Council Meetings 02/14 02/28 3/14 3/28 4/11 4/25 Wu Shoulak Jacobs Dickman Theis Wu 9. Adjournment *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. 5a. .00 CITY OF CORCORAN Corcoran Planning Commission Minutes January 3, 2019 - 7:00 pm The Corcoran Planning Commission met on January 3, 2019 at City Hall in Corcoran, Minnesota. Present were: Chair Dean Jacobs, Commissioner Wu, Commissioner Theis, Commissioner Dickman, and Commissioner Shoulak Also present were: City Administrator Martens, Planner Lindahl, and Council Liaison Schultz. 1. Call to Order / Roll Call Chair Jacobs called the meeting to order at 7:00pm 2. Pledge of Allegiance 3. Chairperson and Vice - Chairperson Election Motion made by Theis seconded by Wu to nominate Dean Jacobs as Chair. Voting Aye: Jacobs, Theis, Wu, Dickman, and Shoulak. (Motion carried 5:0) Motion made by Jacobs seconded by Shoulak to nominate Jeff Dickman as Vice - chair. Voting Aye: Jacobs, Theis, Wu, Dickman, and Shoulak. (Motion carried 5:0) 4. Agenda Approval Motion made by Theis seconded by Wu to approve the agenda as presented. Voting Aye: Jacobs, Theis, Wu, Dickman, and Shoulak. (Motion carried 5:0) 5. Open Forum — Chair Jacobs shared comments regarding the December 27, 2018 City Council meeting including Bass Lake Crossing 2nd addition approvals, Council liaisons, and bee ordinance. 6. Minutes a. Minutes — December 6, 2018 Motion made by Theis seconded by Wu to approve the minutes as presented. Voting Aye: Jacobs, Theis, Wu, Dickman, and Shoulak. (Motion carried 5:0) 7. New Business a. Public Hearing. Kariniemi Preliminary Plat for 20801 Larkin Road (PID 27- 119 -23 -41 -0009) (City File 18 -037) i. Staff Report y ii. Open Public Hearing — Chair Jacobs opened the Public Hearing. Motion made by Theis seconded by Dickman to continue the public hearing to February 7, 2019. Voting Aye: Jacobs, Theis, Wu, Dickman, and Shoulak. (Motion carried 5:0) iii. Commission Discussion & Recommendation — The Commission briefly discussed private drive requirements and development rights. 8. Reports /Information a. Planning Project Update — Information only b. Consider Work Session on March 7t" at 5:45 pm — The Commission directed staff to call the work session. c. City Council Report — Council Liaison Schultz updated the Commission on City Council activities. d. Other Business — None 9. Commissioner Liaison Calendar Commissioners Shoulak and Jacobs swapped liaison dates. City Council Meetings 01/10/19 01/24 02/14 02/28 3114 3/28 Dickman Theis Wu Shoulak Jacobs Dickman 10. Adjournment Motion made by Wu seconded by Theis to adjourn Voting Aye: Jacobs, Theis, Wu, Dickman, and Shoulak. (Motion carried 5:0) Meeting adjourned at 7:42pm. Submitted by Mike Pritchard Code Compliance Official • L A N From Site to Finish TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform Agenda Item: 6.a D F O R M 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: January 30, 2019 for the February 7, 2019 Planning Commission Meeting RE: Public Hearing. Preliminary Plat for 20801 Larkin Road (PID 27- 119 -23 -41 -0009) (City File 18 -037) 120 -DAY REVIEW: April 6, 2019 1. Application Request Nate Kariniemi has submitted a request for a Preliminary Plat for 20801 Larkin Road to create one new lot from an existing 7.89 -acre parcel. One lot is currently developed as a homestead with various structures. The new lot is being developed as a single - family home. 2. Planning Commission Review This item was originally scheduled for the January 3rd Planning Commission meeting, however, there was an error in the public hearing notice. The Planning Commission opened the Public Hearing at the January meeting and continued it to the February 7th meeting. There was no one present to speak on this item. 3. Context Level of City Discretion in Decision - Making The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the preliminary plat. Zoning and Land Use The subject property is guided Rural / Ag Residential in the 2030 Future Land Use Plan and zoned Rural Residential. Property to the south and west is guided and zoned the same as the subject property. Property to the north and east is guided Low Density Residential and zoned Urban Reserve (UR). Natural Characteristics of the Site Elm Creek Watershed Management Commission has reviewed the wetland delineation on the site and approved the delineation. Landform�, SensiblyGra O and Site to Finish"" ^' are registered service marks of Landform Professional Services, LLC. • Background • • • The subject property was created as part of a minor subdivision that split the existing lot into two separate parcels and was approved by City Council on July 26, 2018. The previous subdivision divided the development rights so that the eastern parcel (Parcel B) retained one development right and the western parcel (Parcel A) retained two development rights, one of which is used by the existing home. The subject property with this application is the western parcel created from the minor subdivision and will be using the one remaining development right. 4. Analysis of Request Preliminary Plat The applicant is proposing a preliminary plat with 2 single family home lots. The applicant has not yet identified the plat name, but will submit with the final plat application. Access /Streets The proposed lots will both have access off a private drive that connects to Larkin Road. A private drive is allowed in the Rural Residential District only if the Council finds the following conditions are met: • That a public street connection is not required for the street network. • That the private drive meets the design standards adopted in the Subdivision Ordinance. • That the access for each lot in the subdivision is from the private drive and the private drive is not included in the parcel size calculation. • That an easement and maintenance agreement are established for all private drives. • That an HOA (homeowners association) is established to ensure that the private drive remains "private ". As part of this application an access easement is being dedicated over the private drive. The existing home will be removing the existing driveway and constructing a new gravel driveway with access off the private drive. The city engineer has reviewed the private drive for compliance with the design standards and we have included the memo provided as a condition of approval. As part of the final plat a recordable easement document, maintenance agreement and HOA document must be submitted to ensure the private drive is properly maintained in perpetuity. If all of the conditions in the draft resolution are met, the Code requirements will be met for a private drive. Lot Standards The applicant is proposing to create two lots — one lot for a new home and a lot for the existing homestead. The proposed lots on the preliminary plat exceed the minimum lot size and depth standards in the zoning ordinance for the RR district. For purpose of complying with the minimum lot width requirements, the front of the lot shall be the lot line adjacent to the private drive. Both lots meet the lot width requirement at the private drive. 20801 Larkin Road PP (18 -037) February 7, 2018 • • • Wetlands • A wetland delineation report was submitted with a previous application to split the lot. The wetland delineation report was approved by the Elm Creek Watershed Management Commission with the previous application. Section 1050.010 of the Zoning Ordinance provides standards for wetlands. The wetland on -site is defined as a medium quality wetland on site, which requires a 25 -foot average wetland buffer and a 15 -foot buffer setback. Wetland buffer monuments must be 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. Utilities This site is located outside of the MUSA boundary and will be served by individual water wells and septic sites. The location for the future septic area shown on Lot 1 does not meet the 75 -foot setback standard from the wetland delineation line as required by Section 1050.010 Subd. 4a of the Zoning Ordinance. The location for this septic area will need to be revised and an acceptable location must be provided prior to approval of the final plan in order to ensure that a buildable lot is created. Storm Water Management The engineer's memo indicated that the lots have sufficient drainage as shown but some grading work is shown outside the property limits and documentation will need to be provided prior to the work. Any significant grading will need City approval. Parks and Trails While reviewing the application we used the 2030 Comprehensive Plan Parks and Trails Map. The map shows an on -road trail on Larkin Road. The on -road trail could be accommodated within the existing right -of -way. Park Dedication Requirements Under the current ordinance, park dedication is only taken for newly created lots. Lot 1, Block 1 is an existing developed lot and is exempt from park dedication. The Comprehensive plan shows a future on -road trail on Larkin. There is no park land planned on this site, therefore, staff recommends cash -in -lieu of land for this site. 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 (1 x $3,970 = $3,970). Park dedication is due prior to release of the final plat for recording. 20801 Larkin Road PP (18 -037) February 7, 2018 • Cnnrlusinn • • The staff report noted the outstanding issues that must be addressed and we have included conditions in the attached resolution to address these issues. 5. Recommendation Move to recommend approval of the Resolution approving the Preliminary Plat. Attachments a. Draft Resolution approving Preliminary Plat b. Hennepin County Aerial c. Preliminary Plat dated December 5, 2018 d. Access Easement dated December 5, 2018 e. Engineer's Memo dated December 20, 2018 20801 Larkin Road PP (18 -037) February 7, 2018 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Motion By: Seconded By: February xx, 2019 APPROVING PRELIMINARY PLAT FOR "20801 LARKIN ROAD" FOR NATE KARINIEMI ON THE 7.98 -ACRE SITE AT 20801 LARKIN ROAD (PID 27- 119 -23 -41 -0009) (CITY FILE 18 -037) WHEREAS, Nate Kariniemi ( "the applicant ") has requested approval of a preliminary plat to create 2 lots from an existing 7.98 -acre parcel legally described as: Parcel 1: The north 960.00 feet of the west 347.00 feet of the east 789.00 feet and the north 720.00 feet of the west 20.00 feet of the east 809.00 feet of the Northeast Quarter of the Southeast Quarter of Section 27, Township 119 North, Range 23 West, 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 plat, subject to the following conditions: 1. A preliminary plat is approved to allow the creation of two lots for single family homes, in accordance with the application materials and plans received by the City on November 12, 2018 and revisions received December 07, 2018, except as amended by this resolution. 2. The applicant shall comply with all conditions in the City Engineer's memo dated December 20, 2018. 3. The future septic site for Lot 1, Block 1 does not meet the 75 -foot setback from the wetland as required by Section 1050.010 Subd. 4.a of the Zoning Ordinance. The location for this septic area will need to be revised and an acceptable location must be provided prior to approval of the final plat in order to ensure that a buildable lot is created. 4. Wetland buffer monuments shall be installed prior to issuance of building permit. 5. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 6. There are no development rights remaining. 7. The developer is required to create a Home Owners Association (HOA) for maintenance of the private drive. The applicant shall provide copies of the final HOA documents /covenants for City review as part of the final plat application. a. The HOA documents shall ensure that the private drive remain "private" in perpetuity Page 1 of 2 City of Corcoran February xx, 2019 County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx b. The HOA documents shall require mandatory participation of all homeowners that have access via the private drive and shall include the requirement for creation of a fund to address maintenance, drainage and snow removal on the private drive. 8. The applicant shall provide a recordable access easement for the private drive as part of the final plat. 9. The applicant shall provide a maintenance agreement for the private drive as part of the final plat application, subject to the review of the City Attorney. 10. Park dedication shall be cash in lieu of land in accordance with the park dedication policy in place when the final plat is released for recording. a. Park dedication is due for the one new lot. Park dedication shall not be required for Lot 1, Block 1 with the existing home. 11. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 2 of 2 Engineer's Memo To: Kendra Lindahl, City Planner From: Kent Torve, P.E. Date: December 20, 2018 Subject: Kariniemi Plat Summary The Kariniemi parcel is proposed to be divided with access off Larkin. 'V^,Ak,v WENCK Responsive partner. Exceptional outcomes. The private driveway should comply with City Standard Plate STR -3 (attached). A The private drive shall be a minimum of 20 feet wide the entire length A Gravel shall be a minimum of 12 -inch depth the entire length A Required to pass a roll test A Provide stormwater runoff conveyance via ditch and culvert as required to maintain drainage A 60 -foot road, drainage, and utility easement is required Other A Verify if any permits are required from the Elm Creek Watershed and City. A Grading work is shown outside of the property limits, therefore submit documentation of an easement or right -of -entry to complete the work A Install necessary private drive sign with address identification information. No work is shown as being proposed in the drainage easement, which would require a separate City /LGU approval. Wenck Associates, Inc. 1 1800 Pioneer Creek Center I P.O. Box 249 1 Maple Plain, MN 55359 -0249 Toll Free 800 - 472 -2232 Main 763 - 479 -4200 Email wenckmp @wenck.com Web wenck.com 4 Hennepin County Property Map .71 I kv 4f 40 .mod' Ori r Ai� Date: 12/21/2018 1 inch = 400 feet 1 i •� PARCEL ID: 2711923410009 Comments: OWNER NAME: Willow1 Llc PARCEL ADDRESS: 20801 Larkin Rd, Corcoran MN 55340 PARCEL AREA: 15.7 acres, 683,857 sq ft A -T -B: Torrens SALE PRICE: $291,000 SALE DATA: 08/2018 SALE CODE: Warranty Deed 'AS This data(i)is furnished IS' with no representation as to completeness or ASSESSED 2017, PAYABLE 2018 accuracy; (ii) is furnished with no PROPERTY TYPE: Residential warranty of any kind; and (iii) is notsuitable for legal, engineering or surveying purposes. HOMESTEAD: Homestead Hennepin County shall not be liable for any MARKET VALUE: $372,000 damage, injury or loss resulting from this data. TAX TOTAL: $5,657.50 COPYRIGHT ©HENNEPIN ASSESSED 2018, PAYABLE 2019 COUNTY 2018 PROPERTY TYPE: Residential HOMESTEAD: Non - homestead MARKET VALUE: $380,000 W i� 0 Z 0 cD Z X I M 1-11 Z 0 0 X 0 _j Uj EL V) cr M X CM -4�5016_s_1 E C"I 0 C5 0 0 E Cq C) N i ox 0 <01 q' V CAST QUARTER CORNER NORTH LINE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER-♦ f SECTION 27, TOWNSHIP 119, RANGE 23. FOUND HENNEPIN n 7 COUNTY CAST IRON MONUMENT- - - L -'TNT- 7-S8 , 9*23'24"W 567.03 R 0 ADS 7A R K - . ......... 367-02 200.01 i0oi 511E BENCHMARK 98852 FEET--" t140 FOOT WIDE EASEMENT FOR STREET AND UTILITY PURPOSES 'l 7 CfVi . ...... .......... ............ .. 7.0'65,-t ----------- 9' j PER DOCUMENT NUMBER 2234986 -994 20�. ---- 242 ---------------- .02 1 a' ELM : 993 1 V WAL 32 M7 14" MAP 32" MAP 28- MAP 24' MAP 20* MAP '�,'20- MAP 20 SPR 16 MAP 30" C MAP 2 SPR 24:' 1PI S 1 8* ASH 22' SPR L, In inO U,w W in Z < =IW CX I+- � � - 111 18" WAL C, -, 16' MAP� ;� I-,- IAP M CO C, J 9 /// I IZ .1 12' MAP 14* I< 20- MAP 20' MAP i' SOUTH LINE OF THE NORTH 270.0 FEET OF THE 16 ASH 30" MAP 1 1 16� E6M NORTHEAST QUARTER OF THE SOUTHEAST QUARTER-% 18- MAP 6* WAL/ 20* MAP 16* W ✓ I ASH' 22' ASH a 8" ASH, 1 6. 24' MAP 14 ASH -014 APP ♦ 8• ASH 8* ASH �C 28' MAP 10' ASH S87'01128*k_Z8 80 B 94_� :.- L _ _,e ♦ BARN -9.93 12 . / I t r. I--.. , ort. 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ASH 14" ASH 0 1Z 14' ASH ♦ o ASH 16' ASH 12" ASH 12' WAL 12 1 A j I NORTHEAST QUARTER OF THE SOUTHEAST QUA 12' WAL 8• ASH T4- ASH( SOUTH LINE OF THE NORTH 720.0 FEET OF THE ASH NOR QUARTER -, 0 - 20- ASH 14" ASH 12' ASH 20.00 a I , 14 ASH 10• ASH 1 AS O \ I '24-"E %%,10* ASH N89*23 975.1 18- COT EE LINE J'R 2 COT -IN Y INV-97za 0 TREE uNE, 42.29 EE LINE -NS8*35'07"E 47.00 In _-4- '-EDGE OF TRIBUTARY- r N84-15'39"E 0 97&_ <<\ (j w ce, 51, is 4K !�7 04 789 -< ------------- CD 979__ 00 N n Im 0 6 .0 LIMITS OF FLOOD ZONE A-- ------ w rn d --- - -- --- -- ----------- 347.00 --------------------- W PER FEMA MAP NO Z < , // =jw 2705=15W 981- in REVISED DATE 11/4/16 E cn <�- W2 442.02 347.02 - - IN.00- T It S89*23'24"W 0 60 120 k__SOUTH LINE OF THE NORTH 960.0 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER SCALE IN FEET tr M w° H !Nw t; 40 60 wa: W i3 Lj Z < Z C.jln%9_W BLUEWATER BUILDERS, INC. JVINVL- l I%jl%. PROPERTY ADDRESS: 20801 Larkin Road, Corcoran, Minnesota. LEGAL DESCRIPTION: The North 960.00 feet of the west 347.00 feet of the east 789.00 feetand the north 720.00 feet of the west 20.00 feet of the east 809.00 feet of the Northeast Quarter of Southeast Quarter of Section 27, Township 119 North, Range 23V West Hennepin County, Minnesota. Area is 347,538 square feet or 7.9784 acres, or area less the street easement is 332,858 square feet or 7.6414 acres. CERTIFICATION: I hereby certify that this survey 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. Dated: May 10, 2018 Revised: July 24, 2018 Revised: Nov. 12, 2018 Anderson Engineering of Minnesota, LLC b y: Jack Bolke Minnesota License No. 20281 NOTES: 1. The horizontal datum and bearings are based on the Hennepin County Coordinate System NAD83(2011). 2. The vertical datum is NAVD 88. The site benchmark is Hennepin County cost iron monument (C.I.M) marking the east quarter comer of section 27 (depicted hereon). Elevation = 988.52 feet. 3. The area of the property described hereon Is 706,538 square feet or 16.2199 acres. The area less the street easement is 683,857 square feet or 15.6992 acres. 4. The location and extent of underground utilities, if shown, are based upon existing drawings provided by the utility companies and above ground evidence. There is no guarantee as to the accuracy or the completeness of this information. The size and location should be considered approximate. Additional underground utilities may be present. Verification of the existence and location of all utilities should be obtained from the utility owners prior to any planning or design. In accordance with Minnesota Statute, the location of utilities shall be confirmed prior to any demolition or construction. 5. The tree information shown hereon was collected during the field survey by non-forestry trained Anderson Engineering of Minnesota survey personnel. Tree sizes are estimates and locations are accurate to plus or minus three feet. 6. No title work was provided for the preparation of this survey to verify the legal description or the existence of any easements or encumbrances. BUILDING DETAILS LEGEND CLEAN OUT OO COMMUNICATION JUNCTION BOX ELECTRIC METER LIGHT POLE MONITOR WELL POWER POLE C- POWER POLE ANCHOR SIGN WELL • FOUND IRON MONUMENT 0 SET IRON PIPE WITH P.LS. NO. 20281 OVERHEAD WIRES 1\jZ1 CONIFEROUS TREE DECIDUOUS TREE BITUMINOUS SURFACE CONCRETE SURFACE O 17-77-7-1 GRAVEL SURFACE 5 V 997- DEOC 0 ELEvA'noN = 1004.1 ELEVATION HOUS DECK 1000.8 20801 LARKIN ROAD PRELIMINARY PLAT CORCORAN, MINNESOTA 9 24.0 37.8 29.0 Ci GARAGE d N MACHINE 't, SHED 3 V 12-4 DRAWING NO. co 7.8 / 12.7 SHE 10.4 999 v o C; I TRAILER ON 'BLOCKS PRELIMINARY PLAT APPLICATION 124 89e 7j y- L7A. 3.5 -, q STABLE 13.2 _,W @ !2 99,9 7.1 FIRE RING IC4 �!\oi SHED 997 91, 15.2 S<LTER 15.2 SCALE 1"=20 LEGEND CLEAN OUT OO COMMUNICATION JUNCTION BOX ELECTRIC METER LIGHT POLE MONITOR WELL POWER POLE C- POWER POLE ANCHOR SIGN WELL • FOUND IRON MONUMENT 0 SET IRON PIPE WITH P.LS. NO. 20281 OVERHEAD WIRES 1\jZ1 CONIFEROUS TREE DECIDUOUS TREE BITUMINOUS SURFACE CONCRETE SURFACE O 17-77-7-1 GRAVEL SURFACE 5 DESIGNED: RLS 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 PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA. . PRINT NAME: ROBERT L SWANSON SIGNATURE:N0 T FOR CONS TRUC TION I DATE 11/02/18 LICENSE #_ZI_094 ANDERSON m�==ENGINEERINZ; ENGINEERING • ARCHITECTURE • LANDSURVEYING ENVIRONMENTAL SERVICES • LANDSCAPE ARCHITECTURE Anderson Engineering of Minnesota, LLC 13605 1 st Avenue North Suite 100 763412 -4 lymouth, MN 55441 000 (o) 763-412-4090 (0 www.ae-mn.com 1 EXISTING CONDITION SURVEY 20801 LARKIN ROAD PRELIMINARY PLAT CORCORAN, MINNESOTA 9 COMM. No. 15016 I PLOTTED: 4 3 DRAWN: DRAWING NO. co 2 12/05/18 PER CITY COMMENTS 1 11/02/18 PRELIMINARY PLAT APPLICATION CHECKED BY: NO. DATE DESCRIPTION OF REVISIONS U 3: '9 U .C: *e _. `0 3: 1 :< _j a- :2 _j LLJ (If 0- 1 �2 0 0 Q) > U i < 0 0 1 11 cn -2 � 0 < 0 01 = 2 () r- 0 ,� z < W 0 C-) of 0 0 I _j Ld C-) M < CL U < rl� I / -Y (n Cj o::-2 M M _j M 41) a- r- -#a W0 ff) 9 x w _t :3 C14 _j I 03 1 2 to 0 1; E-3 Lr] %,_, 0 >1 0 � 0, Lo , �(nl 5.: -Z, I U 1 �2 Co min >1 01 C -3 0) a) a J3 1 E 0 a I 0 E C14 a r_ - LA_ .+ .T 0 ,u w. 0 0) ox EXISTING LEGEND PROPOSED LEGEND z: : SEPTIC TANK COVER _985_ CONTOUR LINE CLEAN i " : . - PROPERTY LINE 01 ­ � : 0 5 100, z � -.-,! `� ; : . : I � :.it t - - - ! . . r- WETLAND - WETLAND BUFFER i -.1, 00 .1-- � ; � z -..:. :;: � � COMMUNICATION JUNCTION BOX . 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PAVED DRIVEWAY APRON SECTION SHALL CONSIST OF 3.5" BITUMINOUS (MIN.), 6 _�� ; ,:, * -- , �,,�-� " `- ,,, *, "', �� ` 1- , - " - ,:,t \ , , � �� ... - ,. � I : � , - - �'. ­_ .�� j " I ��i ,� �_ . , ,�., " _ , " _. , , , " t _; ,� I �"` : It i . % % 1111, -��:���-."�,.--�-.-.-,,�",�l.-",�ll'-�,,� I ". - ., " �4� �; " �- -11 I `%, 11, I ';: � . � - :1 I SUBGRADE UNLESS CITY STANDARDS ARE DETERMINED TO BE MORE STRINGENT. 15 >1, �, I , ,; , __, , - I . :1. t � \ . 1, ­ .., � - ­ �, , , , ,, � I - . . �,'_ - " I I � I ,� .� - ,� ... : � 'It: 5�. - �': - , I � , �'. , �_ � 11 �1,i t.i . �, - ��;, 11 'j"t-' -�% I-- - , 1/� I" I " .. 1� - - , , -.-*. . I .1 ­ , (Z); b j _­ I t� ". , ,_ �, - t ,� .1 �� ..� ', � .. , � . I j , i& ,,,� � , ,, ;� I ", 1 - 1, � . I � ',' ;,. .­ - -, ­1 . I, , - 1-1 ", - 6 ,- `�,��`,. I i,,,. , � ­ � �ff .., _: - , I., " *� ... ,� -1 ; .1 j, , ,� , '' , , �1; . , * , . , I � . . - _,� E , 4�.-,:;t , , _+ -+% - .,.� -, -, , , � �;n I I 1 " 7�, � , ,:. -, --,,, :" I SED PRIVATE RC , ., 1 ��.S'. ` � - , ., � - 11 " "", , ,% ,,,t,,-, ,�,-.,-,-, FENCE . - .�; 't" -'w�. i-�, _1�1 ­­ " - ",_;`, �', -j�;, "., , ROPO )A , , _ . "I. " I � ­ _ !" ,-",- " I I - " +' P t I - ­ , ­ - -'--', - I �- . ,-,*-, .�­�- -.. - , - " , � ��, , I� ,,� .--, ,�",,­11 ,,, ,-,, URFACE AREA = 7170 S.F , � , ., , -, _'!` -, ` ­ - t- �,� ",,,- - � - i - , , I " ,,,-*"`," 1 I I 11 . I - � � . , , tz� , i% � I I � - 7­.� ...... - I -.i-.�_,� I—- I I I I _1 , t 1� �� , -1, � - . it .it " .. . I : � - , , ,..i, , ._ 0` ol 11 �, , ­­ , , :11 I , '.' t�. _;�,+ � -� _ .-- � , � . _; � ;1 :� - I - I , ., �_ 1-- I 11. - - , : � I I i , ,., ­1 . I ." - : -�_;,' - : " � � 11'� , I � -�' I I ,�. - . __� I " . - .1 '" : � : � � . , , I 1 �,,� 1. ,_,.;_. ­. � . ­­ SITE DATA: ,+,� - it , I , , I.. PROVIDE ONE "PRIVATE DRIVE" " " SIGN, PER CITY STANDARD 20801 LARKIN ROAD, CORCORAN, MIN 55340 LEGAL DESCRIPTION: THE NORTH 960.00 FEET OF THE WEST 347.00 FEET OF THE EAST 789.00 FEET AND THE NORTH 720.00 FEET OF THE WEST 20.00 FEET OF THE EAST 809.00 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST = 04 QUARTER OF SECTION 27, TOWNSHIP 119 NORTH, RANGE 23 WEST, HENNEPIN COUNTY, MINNESOTA. ENGINEERING FABRIC PROPOSED ZONING DISTRICT: ER (RURAL RESIDENTIAL) REINFORCEMENT _ WETLAND (OPTIONAL) FABRIC ANCHORAGE TRENCH BUFFER SITEAREA: 7.98AC.(TOTAL) METAL OR WOOD ­`e ; BACKFI LL WITH TAMPED 0.5' 1 75 75 0.51 No cutting or disturbance 7.64 AC. (EXCLUDING LARKIN ROAD EASEMENT) POST OR STAKE NATURAL SOIL SHLD SHLD Is allowed in this buffer LOT 1 AREA: 2.46 AC. (EXCLUDES LARKIN RD. EASEMENT) area. This area provides 2.5% 2. 5 0/co critical wildlife habitat LOT2AREA: 5.18AC. 1-- - *.- and protects the water DIRECTION OF ----. - �- 12:11 C, 1:1 1:1:11=1=11: 11' i 3-1 0 quality of the wetland. NoIFF FLO'N op, �: . 44 \ '��;, 13-A _j_�PN,X,,4_ RU t.'.'.'.'.'�'.*-'.'.'-'-'.'.'.'.'.* -- LARKI N ROAD (40') EASEMENT AREA: 0.34 AC. ­... � ­ � ........ . � 10 _j . op', ....... Z­ ... I—— * ­ R:7�77 ' y .... . . .... ...... � ........ ­ I Corcoran MINIMUMLOTAREA: 2.OAC. . ,.,.,..!N ". . - 1.5" SPVVEA240B WEAR COURSE PER MNDOT 2360 . . . . , , • ........... � �, ... I . * ........... * '' 'Z%%' * '" * 8" CLASS 5 *'�***''*''*'- . MINIMUM LOTWIDTH: 20O FT. AGGREGATE SHLD. TACK COAT PER MNDOT 2357 � . I ... I . . 7 . .. . . . . . . . . . . . . . NATURAL SO_ I ........ - *** ­ * * '' * �* . � ' 6" (TYP.) " MIN. - 1.5" SPNWB230B BASE COURSE PER MNDOT 2360 4) MINIMUM LOT DEPTH: 300 FT. NOTE: DEPENDING UPON CONFIGURATION, ATTACH FABRIC 8" CLASS 5 AGGREGATE BASE IVINDOT 3138 BUILDING SETBACKS: FRONT: 100 FT. (FROM MAJOR ROADS) TO VVI RE MESH WITH HOG RINGS, STEEL POSTS WITH 50 FT. (FROM OTHER ROADS) TIE WIRES, OR WOOD POSTS WITH STAPLES. PAVED PRIVATE DRIVE APRON 4"x 4" TREATED REAR& SIDE: 25 FT. WOOD POST k BENCH MARK: REFER TO SHEET CO. &� ILT NCE INSTALLATION DETAIL 7.5' 7.5- - REQUIRED WETLAND BUFFER AREA: 0.33 AC. (BASED UPON EXACT 25 FT. OFFSET) PROVIDED WETLAND BUFFER AREA: 0.34 AC. (AVERAGE 25 FT. OFFSET) Sc . ! . .T.� . -.02.5% 1 __ 2.5% N.- JAPY­ ! I 3-1 �eS \j V\, -- '3A!���N�N'Iow$-A NEW HOME DATA: 8" CLASS 5 AGGREGATE BASE MNDOT 3138 SIDE - LOOKOUT FOUNDATION STYLE: GARAGE FLOOR ELEV. = 994.50 (APPROX.) PROPOSED DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: LONG AGGREGATE DRIVEWAY - BASEMENT FLOOR ELEV. = 986.00 (APPROX.) _, '" ��� i�_ I NOTES: 1 CALL 48 HOURS BEFORE DIGGING _1. THE CITY RESERVES THE RIGHT TO INCREASE THE DRIVEWAY SECTION BASED ON u I rV UNWW Undenround Locahm Center 0 5 SOIL CONDITIONS FOR A 10-TON SECTION. Z-) 2 - 5 2. MINIMUM SLOPE = 0.5% 1E DLAL _ 3. MAXIMUM SLOPE = 10% . BEING 10 FEET IN WIDTH AND ADJOINING 4. A SINGLE DRIVEWAY IS RECOMMENDED TO FOLLOWTHIS DETAIL, BUT MAY NOT BE RIGHT-OF-WAY LINES AND 5 FEET IN WIDTH AND REQUIRED. 0 ADJOINING INTERIOR AND EXTERIOR LOT LINES. 5. ROLL TEST TO BE CONDUCTED. 6. PAVED APRON REQUIRED WHEN PRIVATE DRIVE COMES OFF PAVED PUBLIC ROAD. PROPOSED DRAINAGE AND NOTE: ALL SIGNS SHALL BE OBTAINED AT CITY HALL Know w%tys below, Y EASEMENTS DETAIL OZI UTILI1 s � E DRIVE TYPICAL SECTION WETLAND BUFFER IGN call before you dig, SCALE: N.T.S. .� 4 . .T.T . SCALE: N.T.S. I , I I - \"" '_ - -1 ' ' - ' " , , I � , , - 4/ , I -1 I _ __�A 1 . , i I I i , , ". +-. 71- �T_i i ", -1 .1 I - j __ > - / . - / -, I T j �� 0 .4 I I ,,- , UPRIMAR - I YS ". F ELD . � '' , _� ,__ \ , _ " I I % , ` 1 , � ."\%O, � : 1) 5 DESIGNED: I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION. OR REPORT WAS COMM. NO. I PLOTTED: ' 4 RLS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM ­4w Anderson Engineering of Minnesota, LLC 20801 LARKIN ROAD 15016 ' ' A DULY LICENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE 136051st Avenue North 3 DRAWN: - STATE OF MINNESOTA. Suite uth,MN DRAWING NO. 2 12/05/18 PER CITY COMMENTS JN . PRNT NAME: ROBERTL. SWANSON .ENGINEERING Plym 55441 PRELIMINARY PLAT PRELIMINARY PLAT 1 11/02/ PRELIMINARY PLAT APPLICATION - SIGNATURE: T FOR CONS TRUC 7_10N ENGINEERING • o ARCHITECTURE • a LANDSURVEYING - I BY: IG 763-412-4000 (o) 763-412-4090 (f) CORCORAN, MINNESOTA C1 NO. DATE DESCRIPTION OF REVISIONS I DATE 11z02/18 LICENSE # 24094 1 ENVIRONMENTAL SERVICES a LANDSCAPE ARCHITECTURE www.ae-mn.com I - - W E NORTH UNE OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER-, TA _R TI -N S89-23'24"W 567.03 367.02 - - - - r- - - 40 FOOT WIDE EASEMENT FOR - -N89-23'24 E STREET AND UTIUTY PURPOSES 30.09 PER DOCUMENT NUMBER 2234986 367.02 J SOUTH UNE OF THE NORTH 40 FEET OF THE--' C-) NORTHEAST QUARTER OF THE SOUTHEAST QUARTER PROPOSED LOT 1 00 C*4 X C1 0 4 PROPOSED PROPERTY LINE ­ Z VA L44 185.00 S89*23*24"W jW CV (o iW .CV1 00 0 . / C5 Ul) a P N tn S73:2S' 00 34. 0 E 0'(-, "I't 1 0) X 0 0 P Cb. C6 0 < I vu a t") (0 hi ( 182,00 LL S89*23'24 "W 34. 00 IV7j 0011 *25 CV W CY 2, W I- Ul 0< i-3- / 0 J Ci W co -f- 1_8 C-) in CV WW NM _ Y 0 00 ir= < wo: U_ a 300 II in 0 Z< IV74 =IW 138.w II e� I` i.- F_ Z ----------------------------------------------------------- -;- t2OO 20.0 PROPOSED LOT 2 SOUTH UNE OF THE NORTH 720.0 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER 20.00 N89*23'24'E' L WS F_ , L, In 0 < Li 0 0 CjWC14 ---------------------------------------------------------------------- p F w knO w 110 wo: iF< b ------------------------------ W 0 - 347.00 l�; -------------------------------- Z < =)w Z 0 Z 347.02 1' NORTHEAST UNE OF THE NORTH 960.0 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER 15016-ACCESS EASEMENT ACCESS EASEMENT EXHIBIT R 0 A D EAST QUARTER CORNER SECTION 27. TOWNSHIP 119, RANGE 23. FOUND HENNEPIN COUNTY CAST IRON MONUMENT . .. . .. 200-01 to in Uj 71,71 200.01 THE INTERSECTION OF SOUTH UNE OF THE NORTH 40 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER AND THE WEST UNE OF THE EAST 442.0 FEET OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 27 -- ------------ 242 ----------------- POINT OF BEGINNING 00 C� C14 0 C14 r- -T- A I Ld 0 Ld 00 Q in .0 00 C4 in )-w W I < W C4= 1 C Lin ch Z CY N89*23'24"E 242.01 WO 0!� Uj M Z a --loo, In (n Lit LLJ 442.02 A. of --EDGE OF TRIBUTARY L F C 000' ---------- -------------------------------- to o 0 to 0) W 2 M L 442 ------------------------------------------- 0 .4- 0 0 to in Uj 0 CO W9--L -------------------------------------------------------------------------------- 0 (of) C4 )-w W I W 0 Ix 0 1 C Lin Z CY in In < W It 0 Z ------- 789 -1 ------------------------------------------------------------------------------ _57 Lit 442.02 S89"23'24"W 789.04 Q X SURVEY FOR: BLUEWATER BUILDERS PROPERTY ADDRESS: 20801 Larkin Road, Corcoran, Minnesota. CERTIFICATION: I hereby certify that this survey 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. Dated: December 3, 2018 NOTES: Anderson Enqlneering of Minnesota, LLC by. & lf4e Jack Balks einnesota License No. 20281 1. The horizontal datum and bearings are based on the Hennepin County Coordinate System NAD83(2011). 2. The area of the property described hereon is 706,538 square feet or 16.2199 acres. The area less the street easement is 683,857 square feet or 15.6992 acres. 3. No title work was provided for the preparation of this survey to verify the legal description or the existence of any easements or encumbrances. PARCEL DESCRIPTION The north 960.00 feet of the west 347.00 feet of the east 789.00 feet and the north 720.00 feet of the west 20.00 feet of the east 809.00 feet of the Northeast Quarter of the Southeast Quarter of Section 27, Township 119 North, Range 23 West, Hennepin County, Minnesota. PROPOSED ACCESS EASEMENT DESCRIPTION That part of the north 960.00 feet of the west 347.00 feet of the east 789.00 feet and the north 720.00 feet of the west 20.00 feet of the east 809.00 feet of the Northeast Quarter of the Southeast Quarter of Section 27, Township 119 North, Range 23 West, Hennepin County, Minnesota, described as follows: Beginning at the intersection of the south line of the north 40 feet of said Northeast Quarter of the Southeast Quarter with the east line of said west 347.00 feet of the east 789.00 feet of said Northeast Quarter of the Southeast Quarter, thence South 0 degrees 0 minutes 48 Seconds East along said east line of the west 347.00 feet a distance of 252.84 feet; thence South 15 degrees 51 minutes 22 seconds West a distance of 269.49 feet; thence North 74 degrees 8 minutes 38 seconds West a distance of 30.00 feet; thence North 15 degrees 51 minutes 22 seconds East a distance of 79.37 feet; thence North 28 degrees 25 minutes 32 seconds West a distance of 30.43 feet; thence North 73 degrees 25 minutes 32 seconds West a distance of 34.00 feet; thence North 16 degrees 34 minutes 28 seconds East a distance of 35.00 feet; thence South 73 degrees 25 minutes 32 seconds East a distance of 34.00 feet; thence North 61 degrees 34 minutes 28 seconds East a distance of 29.06 feet; thence North 15 degrees 51 minutes 22 seconds East a distance of 108.86 feet; thence North 0 degrees 0 minutes 48 seconds West a distance of 248.35 feet to said south line; thence North 89 degrees 23 minutes 24 seconds East along said south line a distance of 30 feet to said point of beginning. Area = 17.908 square feet or 0.4111 acres LEGEND • FOUND IRON MONUMENT I 1-7-7__1-/j 1 PROPOSED ACCESS EASEMENT /- --.I/- 0 60 120 180 240 SCALE IN FEET 4 ANDERSON ENGINEERING ENGINEERING • ARCHITECTURE • LAND SURVEYING ENVIRONMENTAL SERVICES a LANDSCAPE ARCHITECTURE Anderson Engineering of Minnesota, LLC 136051st Avenue North Suite 100 Plymouth, MN 55441 763-412-4000 (o) 763-412-4090 (1) www.ae-mn.com Agenda Item: 6_b. L A N D F O R M From Site to Finish • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: January 30, 2019 for the February 7, 2019 Planning Commission Meeting RE: Public Hearing. Rezoning, Preliminary Plat and Preliminary PUD Development Plan for U.S. Home Corporation (dba Lennar) for "Ravinia 11th Addition" (PID 36- 119 -23- 44 -0012) (City File 18 -040) 60 -DAY REVIEW: March 3, 2019 Application Request Lennar has submitted a request for a Rezoning, Preliminary Plat and Preliminary PUD for "Ravinia 11th Addition" a development of 15 homes on 5.59 acres. 2. Context Level of City Discretion in Decision - Making The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City's Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City's Comprehensive Plan. The City may impose reasonable requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety and welfare of the community and surrounding area. The City's discretion in approving or denying a preliminary plat is limited to whether or not the proposed plat meets the standards outlined in the Comprehensive Land Use Regulations. If it meets these standards, the City must approve the preliminary plat. Background City Council reviewed a sketch plan of the development on November 21, 2016. The Council identified several concerns that they asked the applicant to address, but was generally supportive of the concept. Landform�, SensiblyGra O and Site to FinisW are registered service marks of Landform Professional Services, LLC. • Zoning and Land Use • • • The site is guided Low Density Residential, which is planned to be developed at 3 -5 units per acre. The net post- density of this project is 3.21 units per acre. The site is zoned RSF -2 (Single Family Residential 2). Surrounding Properties The surrounding properties to the south and west are guided Low Density Residential and zoned RSF -2 (Single Family Residential 2). The property to the north is guided Low Density Residential, zoned PUD (Planned Unit Development) and is part of the Ravinia PUD by Lennar. The property to the east is in Maple Grove and is currently residential. Natural Characteristics of the Site The 2030 Comprehensive Plan shows a low- quality wetland on the west part of the property. Elm Creek Watershed Management Commission has reviewed and approved the wetland delineation for the site. No wetland impacts are proposed. 3. Analysis of Request Rezoning The applicant is proposing to rezone the property from RSF -2 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 Planning Commission 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 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 on the various portions 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 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. It allows the developer to include this property in the Ravinia development. Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 • • • C. There is adequate infrastructure available to serve the proposed action. • 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. D. There is an adequate buffer or transition provided between potentially incompatible districts. The surrounding districts are all used and guided for single family residential and are compatible with the single - family development. The property to the north is platted as Ravinia 61" Addition and this would bring this property into that development. 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. 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. It would also allow the developer to expand the Ravinia development by adding this property. 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. However, the PUD will allow Lennar to add this parcel to the Ravinia development. 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. Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 • • • • 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. 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. 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. The development will provide high quality homes, decorative street lights and preserve the wetlands on the site. These homes help diversify the housing available for residents that want to stay in Corcoran. Preliminary Plat The applicant is proposing a preliminary plat with 15 single family home lots. The proposed plat is consistent with the PUD standards for previous Ravinia phases. If this subdivision is approved, it would bring the total number of platted lots to 354 of 472 approved: • Phase 1 = 38 Units • Phase 2 = 36 units • Phase 3 = 27 units • Phase 4 = 44 units • Phase 5 = 47 units • Phase 6 = 23 units • Phase 7 = 29 units • Phase 8 = 20 units* • Phase 9 = 49 units • Phase 10 = 26 units • Phase 11 = 15 units ** Total Units = 354 units (75% of the approved lots) *The Ravinia 8th Addition added land and units to the Ravinia project and the total increased from 437 to 457 units and 268.07 gross acres to 274.07 gross acres. * *The Ravinia 11thAddition added land and units to the Ravinia project and the total increased from 457 to 472 units and 274.07 gross acres to 279.68 gross acres. Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 • Lot Standards • • • The applicant is requesting PUD flexibility for lot area, lot width, side, rear setbacks and separation between structures. Variation in lot size is a result of the wetlands on site and the design of the site aims to reduce impacts to the natural features of the site. The following table shows the lot dimensions required in the RSF -2 District and the lot dimensions proposed in the PUD. *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. Product Type Lennar will be using their Discovery series which is a smaller home (2,100 — 2,600 sq. ft.) than some of the products currently offered in Ravinia and will have 2 -car garages. The target market for these homes is young families. The homes will be part of the master association but will not have the association maintained components that are planned in the villas. Architecture 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. It is staff's understanding that the homes will be similar to the homes proposed in Ravinia 4th and 8th Addition. Section 1040.040, Subd. 8, D. of the Zoning Ordinance provides residential architectural standards and the applicant will need to show compliance with the final building plans. Access /Streets The new development would be served by construction of new public streets, Larkspur Lane and Road 2. Road 2 will be named in compliance with the City's naming policy. Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 Required Proposed Minimum Lot Area 11,000 square feet 7,776 square feet Minimum lot width 80 feet 55 feet Minimum Principal Structure Setbacks: Front, From Major Roadways* 100 feet NA Front, From all other streets 20 feet 20 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. Product Type Lennar will be using their Discovery series which is a smaller home (2,100 — 2,600 sq. ft.) than some of the products currently offered in Ravinia and will have 2 -car garages. The target market for these homes is young families. The homes will be part of the master association but will not have the association maintained components that are planned in the villas. Architecture 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. It is staff's understanding that the homes will be similar to the homes proposed in Ravinia 4th and 8th Addition. Section 1040.040, Subd. 8, D. of the Zoning Ordinance provides residential architectural standards and the applicant will need to show compliance with the final building plans. Access /Streets The new development would be served by construction of new public streets, Larkspur Lane and Road 2. Road 2 will be named in compliance with the City's naming policy. Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 • • • • These streets have a 50 -foot right -of -way and will be stubbed to the property line so that they can be extended to the adjacent properties in the future. This is consistent with City Engineering standards for residential streets and will allow parking on one side of these local streets. Larkspur Lane will have a temporary cul de sac for public safety and public works turnarounds, with Road 2 utilizing a temporary turnaround. The lot /outlot with turnarounds are unbuildable, as the buildable area is used for these turnarounds. The temporary turnarounds will be removed when the streets are extended. At that time Lot 1, Block 3 would be buildable and Outlot B will remain unbuildable. Staff has included a condition that the temporary cul de sac easement be provided for city review and approval prior to recording with the final plat. The City Engineer's memo dated January 30, 2019 includes several conditions that must be addressed prior to submittal of the final plans. These have been included as conditions of approval. 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." Street Lights The applicant has not submitted street lighting details. Staff recommends that the street lighting approved for previous Ravinia phases be provided in this development. This is 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. 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 -car garages. This complies with ordinance requirements. Additionally, parking will be allowed on the sidewalk side of the new public street. Landscaping Section 1070 of the Zoning Ordinance requires one overstory tree per dwelling unit. The applicant's plans 42 trees where 15 are required for the residential lots. 21 of the trees are planted at the edge of the front drainage and utility easement and are evenly spaced along the residential street to create an attractive streetscape with a mix of Princeton Elm and Autumn Blaze Maple. The remaining 21 trees are planted in the rear yard of Lots 5 -7 adjacent to County Road 101 to provide screening from the County Road. The screening contains a mix of Prairie Rose Crab, Colorado Green Spruce and White Pine. Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 • • • • Wetlands A wetland delineation was approved by ECWMC on July 10, 2017. Section 1050.010 of the Zoning Ordinance provides standards for wetlands. The wetland on -site is defined as a low- quality wetland on site, which requires a 15 -foot average wetland buffer and a 15 -foot buffer setback. 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. Monuments are required around the entire perimeter of the wetlands. Wetland buffer monuments must be 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 update the landscape plan to comply with these standards. Utilities Municipal sewer and water are available to the site. As noted in the attached Engineer's memo, sanitary sewer and water will be extended from the Ravinia property to the site. 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 January 30, 2019 memo. 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. Sidewalks The applicant shows five -foot sidewalks on one side of the street in the proposed plans as required by ordinance. Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 • Park Dedication Requirements • • • Under the current ordinance, park dedication of land is required at 15% of the net pre - development area for residential land. 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 (15 x $3,970 = $59,550). The Comprehensive Plan shows an on -road trail on County Road 101. This trail would be built when County Road 101 is improved, but the applicant must show on the how this trail will be accommodated. 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. The applicant has requested PUD flexibility for: a. Lot size b. Lot width c. Setbacks The applicant has not clearly articulated what specific benefits that the PUD will offer the city, however, staff notes the following: 1. The plan shows a landscaped streetscape with evenly spaced trees and screening from County Road 101. 2. The property would be an expansion of the Ravinia development, which exceeded park dedication requirements as part of the original approval and additional park dedication (cash in lieu of land) would be acquired with this project. 4. Recommendation Move to recommend approval of the following: 1. Draft Ordinance approving Rezoning from RSF -2 to PUD 2. Draft Resolution approving Findings of Fact for Rezoning 3. Draft Resolution approving Preliminary PUD Development Plan 4. Draft Resolution approving Preliminary Plat Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 • • • Attachments a. Draft Ordinance approving Rezoning from RSF -2 to PUD b. Draft Resolution approving Findings of Fact for Rezoning c. Draft Resolution approving Preliminary PUD Development Plan d. Draft Resolution approving Preliminary Plat e. Hennepin County Aerial f. Engineer's Memo dated January 30, 2019 g. Applicant's narrative submitted December 19, 2018 h. Plat submitted December 19, 2018 i. Civil Plans submitted December 19, 2018 j. Landscape Plans submitted December 19, 2019 Ravinia 11th RZ, PP and PUD (city file 18 -040) February 7, 2019 • City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2019 -xx Motion By: Seconded By: February xx, 2019 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT 6351 COUNTY ROAD 101 (PID 36- 119- 23 -44- 0012) (CITY FILE 18 -040) 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 Single Family Residential 2 (RSF -2) to Planned Unit Development (PUD), legally described as follows: The East 780 feet of the part of the Southeasterly '4 of the Southeasterly % of Section 36, Township 119, North Range 23 West of the 5th Principal Meridian, lying Northerly of the South 1,010.00 feet, Hennepin County Minnesota. 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 ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 1 of 1 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Motion By: Seconded By: February xx, 2019 APPROVING FINDINGS OF FACT FOR REZONING FOR PROPERTY LOCATED AT 6351 COUNTY ROAD 101 (PID 36- 119 -23 -44 -0012) (CITY FILE 18 -040) WHEREAS, U.S. Home Corporation (dba Lennar) ( "the applicant ") has requested approval to rezoning land on a single parcel totaling 5.59 acres legally described as follows: The East 780 feet of the part of the Southeasterly % of the Southeasterly % of Section 36, Township 119, North Range 23 West of the 5th Principal Meridian, lying Northerly of the South 1,010.00 feet, Hennepin County Minnesota. 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 parcels from Single Family Residential 2 (RSF -2) 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 of U.S. Home Corporation for the reclassification of the property, based on the following findings and conditions: 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. It allows the developer to include this property in the Ravinia 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 development agreement. 4. The surrounding districts are all used and guided for single family residential and are compatible with the single - family development. The property to the north is platted as Ravinia 6t" Addition and this would bring this property into that development. 5. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. 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. It would also allow Page 1 of 2 City of Corcoran February xx, 2019 County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx the developer to expand the Ravinia development by adding this property. In exchange for this flexibility, the developer will provide additional landscaping to buffer the homes adjacent to County Road 101. 6. 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. However, the PUD will allow Lennar to add this parcel to the Ravinia development. 7. The quality of the site design proposed by the PUD shall substantially enhance the aesthetics of the site, install and provide more efficient use of streets, utilities and public facilities than may otherwise be expected and create public benefit that is greater than would otherwise be achieved due to the construction and financing of all related infrastructure improvements. The development will meet the City's density goals while preserving high quality natural resources, providing amenities and high - quality architecture. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 2 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Motion By: Seconded By: February xx, 2019 APPROVING PRELIMINARY PUD DEVELOPMENT PLAN FOR "RAVINIA 11TH ADDITION" FOR PROPERTY AT 6351 COUNTY ROAD 101 (CITY FILE 18 -040) WHEREAS, U.S. Home Corporation (dba Lennar) ( "the applicant ") has requested approval of a preliminary PUD (planned unit development) plan for "Ravinia 11th Addition" for 15 lots on property legally described as: The East 780 feet of the part of the Southeasterly % of the Southeasterly % of Section 36, Township 119, North Range 23 West of the 5th Principal Meridian, lying Northerly of the South 1,010.00 feet, 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 by U.S. Home Corporation for a preliminary PUD development plan, subject to the following conditions: 1. A preliminary PUD development plan is approved to create for 15 lots and two outlots for Ravinia 11th Addition on 5.59 acres, in accordance with the plans and application received by the City on December 18, 2018, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat. 3. Park dedication shall be cash in lieu of land for the 15 new lots. The park dedication fee is subject to the fee schedule in place at the time the final plat is released for filing. 4. The applicant shall comply with all requirements of the City Engineer's memo, dated January 30, 2019. 5. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the County. 6. The preliminary PUD development plan is approved based on the finding that the proposed project is consistent with the City's Comprehensive Plan. 7. The plans must be revised to show driveway locations as part of the final PUD development application. Page 1 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx 8. All platted residential lots shall comply with the following: February xx, 2019 9. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. 10. The plans must be revised to show the planned on -road trail on County Road 101 can be accommodated. 11. The lot /outlot with turnarounds are unbuildable, as the buildable area is used for these turnarounds. The temporary turnarounds will be removed when the streets are extended. At that time Lot 1, Block 3 would be buildable and Outlot B will remain unbuildable Architectural and Design standards 12. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face. In exchange for this flexibility: a. Garage door colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de- emphasize the garage doors. c. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior of the home. 13. The approved PUD standards are hereby modified to specifically allow flexibility from the Zoning Ordinance requirement that "Each elevation facing a street or park shall have a minimum of 50% comprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. " a. Homes shall be allowed to have vinyl siding on the front elevation. b. The front elevation shall have a minimum of two different materials, which may include vinyl and stone /brick. c. A variety of vinyl siding styles are encouraged on all elevations (lap siding, board and batten, shake, etc.). 14. The plans show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations provided to the City, prior to release of the final plat. Page 2 of 4 Single Family Minimum Lot Area 7,776 square feet Minimum Lot Width 55 feet Front, From County Road 101* 100 feet Front, From all other streets 20 feet Front Porch <_ 120 square feet 15 feet Side 5 feet Rear 25 feet Maximum Principal Building Height 35 feet February xx, 2019 9. All garages must have a minimum 22 -foot parking area in front of the garage that does not overlap into sidewalks, drives or streets. 10. The plans must be revised to show the planned on -road trail on County Road 101 can be accommodated. 11. The lot /outlot with turnarounds are unbuildable, as the buildable area is used for these turnarounds. The temporary turnarounds will be removed when the streets are extended. At that time Lot 1, Block 3 would be buildable and Outlot B will remain unbuildable Architectural and Design standards 12. PUD flexibility is provided to allow the face of the garage to exceed 55% of the building face. In exchange for this flexibility: a. Garage door colors shall be compatible with the building colors. b. Architectural elements shall be added above the garage to de- emphasize the garage doors. c. Garage doors shall be architecturally styled (this includes details such as raised panels, accent color, windows, etc.) to match the exterior of the home. 13. The approved PUD standards are hereby modified to specifically allow flexibility from the Zoning Ordinance requirement that "Each elevation facing a street or park shall have a minimum of 50% comprised on natural material consisting of brick, stone, stucco, hardi- board, redwood, cedar or other similar materials. A minimum of two different materials is required, except that brick may be used on the entire elevation. " a. Homes shall be allowed to have vinyl siding on the front elevation. b. The front elevation shall have a minimum of two different materials, which may include vinyl and stone /brick. c. A variety of vinyl siding styles are encouraged on all elevations (lap siding, board and batten, shake, etc.). 14. The plans show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations provided to the City, prior to release of the final plat. Page 2 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Landscaping and Lighting 15. Plans shall be revised to show proposed street lighting. February xx, 2019 16. No sub - neighborhood signage is requested or approved in this phase. 17. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs shall be purchased from the City. b. The final locations must be inspected and approved by City staff. c. Monuments and signs shall be installed prior to approval of the building permit. Streets, Parking and Utilities 18. The development shall comply with the City's requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrants, fire department connections and fire lane signage. 19. A temporary cul -de -sac easement shall be submitted with final PUD development plan for review and approval by the City. 20. Street names shall be revised to comply with the city naming policy. FURTHER, that the following conditions be met prior to issuance of building permits: 1. The applicant must record the approving resolutions and associated documents at Hennepin County and provide proof of recording to the City. 2. The applicant shall provide proof of recording the final plat and related documents at Hennepin County. 3. The applicant shall provide the approved preliminary and final plan drawings to the City in an electronic (AutoCAD) format. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Page 3 of 4 VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx February xx, 2019 Whereupon, said Resolution is hereby declared adopted on this xx day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 4 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx Motion By: Seconded By: February xx, 2019 APPROVING PRELIMINARY PLAT FOR "RAVINIA 11TH ADDITION" AT 6351 COUNTY ROAD 101 (CITY FILE 18 -040) WHEREAS, U.S. Home Corporation (dba Lennar) ( "the applicant ") has requested approval of a final plat for "Ravinia 11th Addition" for 15 lots and 2 outlots on property legally described as follows: The East 780 feet of the part of the Southeasterly % of the Southeasterly % of Section 36, Township 119, North Range 23 West of the 5th Principal Meridian, lying Northerly of the South 1,010.00 feet, 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 the Corcoran City Council approves the request for a preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to create for 15 lots and 2 outlots for Ravinia 11th Addition, in accordance with the plans and application received by the City on December 18, 2018, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the preliminary PUD development plan for Ravinia 11th Addition. The developer shall comply with all conditions of preliminary PUD development plan approval (Resolution 2019 -xx). 3. Park dedication is due as required by the PUD approvals, prior to release of the final plat for recording. 4. The applicant shall comply with all requirements of the City Engineer's memo, dated January 30, 2019. 5. There is a public driveway agreement easement located on the south side of the property that will need to be vacated prior to approval of the final plat. 6. The following conditions be met prior to issuance of building permits a. The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. b. All drainage and utility easements shall be staked, surveyed and properly recorded prior to beginning any work on site. Wetland buffer monument signs must be purchased from the City and installed by the applicant. Page 1 of 2 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -xx February xx, 2019 d. The applicant must record the approving resolutions and associated documents at Hennepin County and provide proof of recording to the City. e. The applicant shall provide the approved preliminary and final plan drawings to the City in an electronic (AutoCAD) format. 7. The following conditions be met prior to release of remaining escrow: a. Lot corner monuments shall be installed as required by the Subdivision Ordinance. A financial guarantee shall be required to ensure installation per city requirements. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 2 of 2 Hennepin County Property Map C tit.- d I � 1 Date: 1/30/2019 �= - •�, lop Vip IQ 41p OF w " VF F1 F X' 1 Ago. y I 19 IL ��- y ^�•.�r_ '- �� �F "tea.,; �a.ea.., PARCEL ID: 3611923440012 . - OWNER NAME: J O Nichols & D L Nichols PARCELADDRESS: 6351 Co Rd No 101, Corcoran MN 55340 PARCEL AREA: 5.24 acres, 228,073 sq ft A -T -B: Abstract SALE PRICE: $52,000 SALE DATA: 09/1988 SALE CODE: Warranty Deed ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Residential HOMESTEAD: Homestead MARKET VALUE: $465,000 TAX TOTAL: $6,740.38 ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Residential HOMESTEAD: Homestead MARKET VALUE: $489,000 IL 1 inch = 800 feet Comments: 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 2019 Technical Memo To: Kevin Mattson, PE, Director of Public Works From: Kent Torve, P.E. Nicholas Wyers Rowdy Schmidt Date: January 28th, 2019 Subject: Ravinia - 11th Addition Plan Review V ^AV WENCK Responsive partner. Exceptional outcomes. Lennar submitted plans for the Ravinia development 11th Addition for City of Corcoran review. Plans dated September 19th, 2018 have been received January 2nd, 2019 for the proposed Ravinia development. The following comments are regarding the plans submitted and should be considered and addressed. 1.0 Transportation 1.1 Include pedestrian ramp details. 1.2 45' radius required on temporary cul -de -sac on Larkspur Lane. 1.3 Curb to be added to the south end of Larkspur Lane and Road 2 to prevent water from spilling over onto neighboring property. 1.4 Due to curve on Road 2, City recommends extending temporary turn around further into Outlot B. Shift temporary turn around to avoid CBMH 4. Coordinate with Engineer. 1.5 Update street profiles to provide elevations of existing and proposed. 2.0 Trails 2.1 Identify Hennepin County trail needs on plans along CSAH 101. 3.0 Sewer 3.1 Sewer services appear to end at the D/U easement line, update to show using current standards of 1' within the R /W. 3.2 Lot 1 Block 3 does not have sewer and water services. Verify with City whether it should be considered an Outlot. 3.3 Verify depth of Lot 6 Block 1 sewer service with watermain crossing. 4.0 Water 4.1 Lower watermain by MH 3 to avoid high point. 4.2 Water service to Lot 1 Block 3. 4.3 Install 8" valve north of temporary hydrant on Larkspur Lane. 4.4 Move hydrant on Road 2 to the south end of Road 2 for flushing purposes. Wenck I Colorado I Georgia I Minnesota I North Dakota I Wyoming Toll Free 800 - 472 -2232 Web wenck.com Engineer's Memo January 28, 2018 5.0 Grading and Stormwater Storm Sewer 'V ^'V WENCK Responsive partner. Exceptional outcomes. 5.1 Provide outlet control structure detail for storm structure 16. 5.2 Provide profile for storm structure 16 to flared end section 15. 5.3 Provide storm sewer structure table. 5.4 Upon evaluation of existing conditions of flared end section under CSAH 101, an outlet control structure may be required. 5.5 Dual pipes that serve as EOF will be further evaluated for freeboard and back to back storm events. Stormwater Model 5.6 Provide HydroCAD model. 5.7 Stormwater to be reviewed separately. Stormwater Plan 5.8 Provide forebay in filtration basin sized to 10% of water quality volume. 5.9 Include detail of filtration basin cross - section. Grading 5.10 Fencing required on retaining walls per City permit. 5.11 City has concerns with slope at STA 9 +00 at the end of Larkspur Lane. Please verify maximum of 3:1 slope. Retaining wall and fence may be required. 5.12 City has concerns with location of maintenance access. Coordinate with City staff. Basin access shows overhead utility pole in the way. Show profile of basin maintenance access. 5.13 Provide permanently stabilized EOF per City Detail for filtration basin at 980.0. 5.14 Locate Wetland 2 EOF. 5.15 Rear yard draintile, or swale needed on Lots 1 and 2 Block 1 (update easements). 5.16 Lot 2 Block 3, 1.8' from low opening to Wetland #1 HWL. 5.17 Provide additional details on retaining wall material. 5.18 Provide encroachment agreement on retaining walls inside D/U easement. 6.0 Erosion Control 6.1 City of Corcoran is an MS4 city and site visits to be conducted weekly. 7.0 General 7.1 Make pond and wetland numbering consistent with prior submittals. 7.1.1 Wetland #15 was the largest number from prior submittal, rename wetland #1 to be Wetland #16 and Wetland #2 to be Wetland #17. 2 T: \2294- Corcoran \17- Lennar \Phase 11 \Plan Review \Submittal 1_2019_0102\_Wenck Review \2019 -0123 Plan Reivew_Phase 11 Review 1.docx Engineer's Memo January 28, 2018 'V ^'V WENCK Responsive partner, Exceptional outcomes. 7.1.2 Wetland #3 to be renamed Wetland #18. 7.1.3 Wetland #15 was the largest number from prior submittal, rename wetland #2 to be Wetland #17. 7.1.4 Largest pond number is number 20. Rename filtration basin to be consistent with prior submittals. 7.2 Add street lighting plan. 7.3 Vacate existing driveway agreement along southern property line. 7.4 Provide ghost plat information for properties to the south to verify street alignment and utility availability. Coordinate with Engineer. 7.5 City permit required for demolition of existing homestead. 7.6 Verify irrigation in boulevards is the responsibility of the home owner. 7.7 Provide soil boring information at STA 8 +50 on Larkspur Lane since it is between two wetlands. 3 T: \2294- Corcoran \17- Lennar \Phase 11 \Plan Review \Submittal 1_2019_0102LWenck Review \2019 -0123 Plan Reivew_Phase 11 Review l.docx LENNAIZ December 18, 2018 Ms. Kendra Lindahl City of Corcoran 8200 CR 116 Corcoran MN 55340 Dear Kendra, Lennar is pleased to submit this application for a Preliminary Plat and Preliminary PUD plan for the Nichols property, located just south of Ravinia 6th addition. Due to its proximity to Ravinia, it is Lennar's intention to include this parcel in the Ravinia Community. Proposed homes would be 2 -car Discovery homes, similar to was constructed in Ravinia 4t' and 8th additions. Access to the area is planned from Larkspur Drive in a southerly fashion through the property, as was noted in the Nichols Sketch Plan review in November 2016. Total proposed homesites are 15. It is Lennar's intent to reach out to adjacent landowners to coordinate development work. Enclosed is a signed application, application fees and escrows, and a preliminary plat and PUD plan set. Westwood is preparing landscape plans and will be submitting them under separate cover. Additionally, the site has been delineated and wetland boundaries have been factored into the proposed layout. A copy of the NOD and the delineation is enclosed as well. City support is greatly appreciated, and upon approval of this preliminary Plat, it is Lennar's intention to final plat and develop the site as part of Ravinia in 2019. Please contact me with questions. Thank you, Paul Tabone Land Entitlement Mgr Lennar Minnesota < I LIJ Al PONG 0. i F I _ FBI- rinn_I T �) n /I N I I n = .r..;t''�'1 �^I -- j - t' J I r 1 /�'t..! �/; :1 -] k 1 •I- V� _ - �t - `, : _ __ .. --' i I ! - J < A F1 17-N I T I n f\ I n '`"� - -'�- tY - 6D 3 1 I 1 I L r.y, i IJ > CBS , t;,z, SIGN f WET EIJF�' ;,.'.. ° .. , F'A ;t _...__ .................... _._.. _ _.........._.... ' °a ..... it'll r� a� 89 3 E 780. 2 -- �.,h,.� f \1 3 " Inv � i tr:- 8' fs �.; c 0 r --N r�ti I. - _ f `\` ...........: y ............ 1 \ ------- - - - - -= 00 2 0 0 9 8 ` .................... I i. 10 248.46 r... 74,7-7--........__ ..�.....- - - - - -- Y39. _ _ > x - ... _ ....... x x __ � - � -j I.I I .. ��"`� •M .. jib /' 11 5 M / - rl ^_F �; tom_- NORTH... LINE OF THE 1T T°' X928 ,h TAIN p (o g, - SE 1/4 OF THE SE 1/4 FENCE IN ^ ri I I / �. _ _ _ DiSREF .1iR i Q ... ...........:. j.. p 16,.022__ -__ - . _ Ep a -_ ............ ....`F V�iI \LJ Sq. t% /iO itt -t°n coh/ / S `�\._. _ -°- =- _ -- .WET - LAND ^ ""' ="-�- , ! e=1 .. .... EX. HOUSE o / ' L o / OUTLOT A eD �j ... ...... _ .:.... I r - - - - - - v' - t0 / I l \ / `� `�i i ' 1 18.459 SO. FT t,i W ..:.. . • .;/ "' �.._` �.> r LQ � i ��/ 0 NAGE AND UTILITY O JY ........::..: 37 co/ \ 6+ �, 1 16.68 - NS _.`,�6 j W' - F ° / °Y' \' I RF)i N Ld o >A'�ER_ �o.0 ::L�47 17'• :;� .t' �• . 25 ,�+ �_ �� j C SEMENT OVER ALL - r ... . _ ` . t4`ALK - '.. 72.7 N 11 / 7,776 0��/ `� \. ]J/I ; �r.Ofi' QIJTLOT A a < I Sq. Ft. N \ \ \, \' f >c 4_ .... tv ^ 2 �� cS EDGE OF IivT,l AND - - - -�` \� Z cn 1.1,x. L - 11,395 c r0. on' �o / \ `5 0 / 3 p�` / \ \ w. `,5 n Sq. Ft. :N �.r... / 0 56. 10 \ ~�`�/ 9,417 � / o . ' - M • �'t ( j ... � . \ U1.w,� _ ~ cv :...... L4__--9./0 , .� Sq. Ft. �"� / / _ 81 ;;E - �- "` t ►!-' Q t� ..... IC r, 90 00 S 70 Q O E,:.t w o ...... r r rri _ / DSO` / 4 �ry \ 1 �.. ` , C 1676` `� ��� ;I S gQ / ..- 4�9 03 \ / 7,843 //ry AN 6g' ( ` 1 25'l� \� Ft. Sq- o ; ;PcIJ q� F I a 3 /� ^ s� w� ° - < � ry o. bT N i ,U ::: , %� - tv _ry/ �0 :i .,,. `�/( ��'7/ \ `t j .. .... �� \t ij, 10,924 h/' p q� 56.Ig ?/4 St�� p` n� �� \ �.... ..:.' :.. �J o t 4 Sq. Ft. r�`' ' o h %\ 9 �^� 81080 p I .... _............ i V1 t.: f / .{V :? 1/60 0 /g�?�j3 // l/� ^Q�' _ \ `�. \ ` / ,8 R� ?9 Q/ ry f : t�! \ s Sq. Ft. j / \ I OI V � \ ar f ..... ......• J I IL Q• .1 r dos •'� /,3� \ \ / �� •��f ` \�.` ` • 02 "• I "I ✓` I. .. O I V V V I� % / f J t F-� ... .......' .Lt / /o �� ,r5 : °�- .-- _ " 1` J/�' //�I /U�/ �/J ! 11`.~. .0. n _ °� �`\ 3 ry�'. \�� \ ` �I �( pii.. .... ................ :•^.••>�.�,,.,. �, \ Y Y V / I t � .�J ... !w 14.729 0V) j c �... �-.6 Q� 6� PO,'�ACCESS ..:.......- 14 07 / `/ �� / Sq. Pt:... _ t ....� I t C f, -� � / Q r /7 N 2 �� 7 166 - ;.. ,974- .�0. ''f,• S Ft. / / O �' 2 2 i.. . in w 10 `; , , q• /� / �/ /oi 8,558 "� _ �� \� Q`� Sq. Ft /A Apj ~� 1 < a ��/ /,�a' / 0 Sq. Ft. \ �. S�j 7`o `•,� /. -� °�� ... .. ►`�' : : :. -' 1 wLL i of / o��� O �\ �� LLy ✓ /S�:`�J� ! / Q�� �,., Q s. Li �9., � N6 / /111 /,� � r1 ......... . o ^`o k `! o / n`° 7,790 _..... Z En o� /� ;` -.mot / r� \ / \ \ :�q:.1.11 /1 rY j� j \t , / �• / �` pX - 50 -.O.. L w),, xa 6,;;W d15.8? _,�` r ,y'r ? 7 Do a� - 4r,�'c. / ob` 507:. - t_� Z \ - - - 1 1... : : : ::::: / LA .� Gj G 5� / �O E, �`Q; to 5q. Ft. 60 I-. .. 1 - --- UTILIT f EASEMENT �� OLJTLO, �'�= J / FIP I/2" /CAP DESTROYED ------------ - - - 0.26 E. AND 1.20 N. -j OF CORNER F1 S / g4'ORI Bearings are based on the Hennepin County Coordinate System (NAD 83 -1986 adl.) 40 20 0 20 40 80 SCALE IN FEET 1, 2`/- X z I Fence ties are shown on the o = I = side of the boundary line that M J " X the fence is located on. '~ 4-1 the DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: 4 460 SO.; FT o tp 1 - - - - - - - - - - - - - .� - - ;, -... : : ........... . 45.0 t WET�L6AND ' o Y, �, o , " j 130.78. , 41.44 Ix, - -- _....._........_............__ 111.30 ' .: �: 2 40 5 0 - 134.87 - -- -AI2.2s : C -,-. -� _- 60.00 >:..:.._.:. ........ t N89023L47"W 780.01 ' NORTH LIN OF THE SOUTH 1010.00 FEET I i • .1 ... LIJ � ...� . � �.. ,.,... u.,-. , - - - - - - - - - - OF THE SE I/4 OF THE SE I/4 oa �, i \� ... ! �1- Being 5 feet in width and adjoining lot lines, unless otherwise c, =- DRIVEWAY AGREEMENT PER DOC. NO. 465 8 J n - ' ,q �, / 1 • 'k' ' • • • • indicated, and 10 feet in width and adjoining right of way lines, o-7o., I - �• • unless otherwise indicated, as shown on the plat. o : �. '.'..: '.,.. . - ! _ ....... � .....:.:.:.:.V. : ......I �\ f 501 I 60 ` 2 R e. 5.7 DESCRIPTION OF PROPERTY SURVEYED The East 780 feet of the part of the Southeasterly 1/4 of the Southeasterly 1/4 of Section 36, Township 119, North Range 23 West of the 5th Principal Meridian, lying Northerly of the South 1,010.00 feet. 1) Site Address: 6351 County Road No. 101, Corcoran, Minnesota. 2) Flood Zone Information: This property appears to lie in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 270155 0159 F, effective date of November 4, 2016 3) Parcel Area Information: Gross Area: 243,659 s.f. - 5.594 acres R/W Area: 15,584 s.f. -- 0.358 acres Wet Area: 24,766 s.f. - 0.569 acres Net Area: 203,309 s.f. -- 4.667 acres. 4) Benchmark: Elevations are based on Hennepin County Station Name: HACK which has an elevation of: 970.69 feet (NAVD88). 5) Zoning Information: The current Zoning for the subject property is RSF -2 (Single Family Residential 2) per the City of Corcoran's zoning map dated December 24, 2014. We have not received the current zoning classification and building setback requirements from the insurer. 6) Utilities: We have shown the location of utilities on the surveyed property by observed evidence and city record plans only. There may be underground utilities encumbering the subject property we are unaware. Please note that we have not placed a Gopher State One Call for this survey. There may or may not be underground utilities in the mapped area, therefore extreme caution must be exercise before any excavation takes place on or near this site. Before digging, you are required by law to notify Gopher State One Call at least 48 hours in advance at 651/454 -0002. 7) Wetland Delineation: The wetland delineation was preformed by Kjolhaug Environmental Services and was flagged 2016. Sathre- Bergquist located the wetland flags November 2016. 8) A title opinion was not furnished to the surveyor as part of this survey. Only the road easement per county maps is shown hereon. PREPARED BY PREPARED FOR SURVEYOR DEVELOPER `. ' _TAL lit. V 150 SOUTH BROADWAY "J SAY �ry \ all -2. _ C N N O Orr]- LYE_ k SITE I T Y FAX: (952) 476-0104 JOE JABLONSKI CONCRETE C J i .t1 M 1T1 L E El ELECTRIC TRANSFORMER P 1, 2`/- X z I Fence ties are shown on the o = I = side of the boundary line that M J " X the fence is located on. '~ 4-1 the DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: 4 460 SO.; FT o tp 1 - - - - - - - - - - - - - .� - - ;, -... : : ........... . 45.0 t WET�L6AND ' o Y, �, o , " j 130.78. , 41.44 Ix, - -- _....._........_............__ 111.30 ' .: �: 2 40 5 0 - 134.87 - -- -AI2.2s : C -,-. -� _- 60.00 >:..:.._.:. ........ t N89023L47"W 780.01 ' NORTH LIN OF THE SOUTH 1010.00 FEET I i • .1 ... LIJ � ...� . � �.. ,.,... u.,-. , - - - - - - - - - - OF THE SE I/4 OF THE SE I/4 oa �, i \� ... ! �1- Being 5 feet in width and adjoining lot lines, unless otherwise c, =- DRIVEWAY AGREEMENT PER DOC. NO. 465 8 J n - ' ,q �, / 1 • 'k' ' • • • • indicated, and 10 feet in width and adjoining right of way lines, o-7o., I - �• • unless otherwise indicated, as shown on the plat. o : �. '.'..: '.,.. . - ! _ ....... � .....:.:.:.:.V. : ......I �\ f 501 I 60 ` 2 R e. 5.7 DESCRIPTION OF PROPERTY SURVEYED The East 780 feet of the part of the Southeasterly 1/4 of the Southeasterly 1/4 of Section 36, Township 119, North Range 23 West of the 5th Principal Meridian, lying Northerly of the South 1,010.00 feet. 1) Site Address: 6351 County Road No. 101, Corcoran, Minnesota. 2) Flood Zone Information: This property appears to lie in Zone X (area determined to be outside the 0.2% annual chance floodplain) per Flood Insurance Rate Map, Community Panel No. 270155 0159 F, effective date of November 4, 2016 3) Parcel Area Information: Gross Area: 243,659 s.f. - 5.594 acres R/W Area: 15,584 s.f. -- 0.358 acres Wet Area: 24,766 s.f. - 0.569 acres Net Area: 203,309 s.f. -- 4.667 acres. 4) Benchmark: Elevations are based on Hennepin County Station Name: HACK which has an elevation of: 970.69 feet (NAVD88). 5) Zoning Information: The current Zoning for the subject property is RSF -2 (Single Family Residential 2) per the City of Corcoran's zoning map dated December 24, 2014. We have not received the current zoning classification and building setback requirements from the insurer. 6) Utilities: We have shown the location of utilities on the surveyed property by observed evidence and city record plans only. There may be underground utilities encumbering the subject property we are unaware. Please note that we have not placed a Gopher State One Call for this survey. There may or may not be underground utilities in the mapped area, therefore extreme caution must be exercise before any excavation takes place on or near this site. Before digging, you are required by law to notify Gopher State One Call at least 48 hours in advance at 651/454 -0002. 7) Wetland Delineation: The wetland delineation was preformed by Kjolhaug Environmental Services and was flagged 2016. Sathre- Bergquist located the wetland flags November 2016. 8) A title opinion was not furnished to the surveyor as part of this survey. Only the road easement per county maps is shown hereon. PREPARED BY PREPARED FOR SURVEYOR DEVELOPER SATHRE - BERGQUIST, INC. LENNAR 150 SOUTH BROADWAY 16305 36TH AVE N. SUITE 600 WAYZATA, MINNESOTA 55391 PLYMOUTH, MN 55446 PHONE: (952) 476 -6000 CONTACT: FAX: (952) 476-0104 JOE JABLONSKI CONCRETE PHONE: (952) 249 -3014 CONTACT: JARED AVERBECK, P.L.S EMAIL: JOE.JABLONSKI @LENNAR.COM EMAIL: JAVERBECK @SATHRE.COM El ELECTRIC TRANSFORMER CONTACT:DAVID PEMBERTON,P.L.S. SITE WORK EMAIL: PEMBERTON @SATHRE.COM DAVID HINNERS 4e• WWW.SATHRE.COM PHONE: (952) 255 -9624 US HOME CORPORATION EMAIL: DAVID.HINNERS @LENNAR.COM SURVEY LEGEND OO CAST IRON MONUMENT WOE WALKOUT ELEVATION :: BITUMINOUS ® CATCH BASIN FIFE FIRST FLOOR ELEVATION BUILDING SETBACK LINE < FLARED END SECTION GFE GARAGE FLOOR ELEVATION CTV CABLE TV M GATE VALVE TOF TOP OF FOUNDATION ELEV. CONCRETE CURB < GUY WIRE LOE LOWEST OPENING ELEV. CONCRETE '0' HYDRANT © CABLE TV PEDESTAL - 960. - CONTOUR EXISTING O SURVEY MONUMENT SET El ELECTRIC TRANSFORMER CONTOUR PROPOSED • SURVEY MONUMENT FOUND ® ELECTRIC MANHOLE - - - - - GUARD RAIL SETBACKS- SINGLE FAMILY © HAND HOLE SOIL BORING SIZE: FRONT: PORCH: SIDE: CRNR: REAR: LOTS (15 LOTS) 25' 15' 5' 20' 25' REVISION USE (INCLUDING COPYING, DISTRIBUTION, AND /OR 1 hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed CONVEYANCE OF INFORMATION) OF THIS PRODUCT IS Land Surveyor under the laws of the State of Minnesota. STRICTLY PROHIBITED WITHOUT SATHRE- BERGQUIST, INC: s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT SAID Dated this 18th day of December, 2018. AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES 19red J. Averbeck, PLS Minnesota License No. 53642 RESULTING FROM ILLEGITIMATE USE. javerbeck @sathre.com Q SURVEY CONTROL POINT ® ELECTRIC METER DT DRAIN TILE LIGHT POLE © GAS METER ELC ELECTRIC UNDERGROUND © GAS VALVE -X-X- FENCE `Cb POWER POLE Q SANITARY MANHOLE © HAND HOLE SOIL BORING FO FIBER OPTIC UNDERGROUND GAS GAS UNDERGROUND O SANITARY CLEANOUT TREE CONIFEROUS oHU OVERHEAD UTILITY -o- SIGN 972.5 GROUND ELEVATION TREE DECIDUOUS RAILROAD TRACKS . ® STORM DRAIN O TELEPHONE MANHOLE > SANITARY SEWER © STORM MANHOLE [11 TELEPHONE PEDESTAL »- STORM SEWER - TRAFFIC SIGNAL TEL TELEPHONE UNDERGROUND 0 YARD LIGHT 0 UTILITY MANHOLE Lnt UTILITY UNDERGROUND ❑A A/C UNIT up UTILITY PEDESTAL I WATERMAIN ® WELL es St/ pt,�� TWP:119- RGE.23- SEC.36 Hennepin County RAVINIA I I TH ADDITION FILE NO. 5401 -681 w N SATHRE - BERGQUIST, INC. �Ok CORCORAN, PRELIMINARY PLAT T 150 SOUTH BROADWAY WAYZATA, MN. 55391 (952) 476 -6000 co N c "FRS 4e• WWW.SATHRE.COM MINNESOTA US HOME CORPORATION ? \-Vl \ N-1 \ \ \ \ 47 >-> "_ I I I LOCATION MAP 40 20 0 20 40 80 iiJ ® 0 51 0 SCALE IN FEET SHEET INDEX TABLE SHEET SHEET Description Description 1 Title Sheet 2 -3 Final Street Plan 4 -5 Final Sanitary Sewer & Watermain Plan 6 -7 Final Storm Sewer Plan 8 Final Grading Plan 9 Final Erosion Control Plan 10 -15 City Details CONTACT: ROBERTS. MOLSTAD, P.E. EMAIL: JOE.JABLONSKI @LENNAR.COM PREPARED BY PREPARED FOR ENGINEER DEVELOPER SATHRE - BERGQUIST, INC. LE`INAR 150 SOUTH BROADWAY 16305 36TH AVE N. SUITE 600 WAYZATA, MINNESOTA 55391 PLYMOUTH, MN 55446 PHONE: (952) 476 -6000 CONTACT: FAX: (952) 476 -0104 JOE J.ABLONSKI 25' PHONE: (952) 249 -3014 CONTACT: ROBERTS. MOLSTAD, P.E. EMAIL: JOE.JABLONSKI @LENNAR.COM EMAIL: MOLSTAD @SATHRE.COM CONTACT:CHARLIE WIEMERSLAGE,P.E SITE WORK EMAIL: CWIEMERSLAGE @SATHRE.CO DAVID FiINNERS PHONE: (952) 255 -9624 EMAIL: DAVID.HINNERS @LENNAR.COM SETBACKS- SINGLE FAMILY SIZE: FRONT: PORCH: SIDE: CRNR: REAR: LOTS (15 LOTS) 25'5 15' 5' 20' 25' PLANS SHOW: 1. 25' AVERAGE WETLAND BUFFER FOR MEDIUM QUALITY WETLANDS 2. 15' AVERAGE WETLAND BUFFER FOR LOW QUALITY WETLANDS 3. WETLANDS CONTAINED WITHIN RAVINIA 3RD ADDITION ARE LOW QUALITY ACCORDING TO CITY OF CORCORAN NATURAL RESOURCE COMMUNITIES QUALITY RANKING MAP 4. AT FINAL PLAT, WILL SHOW BUFFER AVERAGING 5. 55ft LOT WIDTH SHOWN AT 25' SET BACK LINE. EXISTING UTILITIES SHOWN ARE SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ANY AND ALL EXISTING UTILITIES BEFORE COMMENCING WORK. HE AGREES TO BE FULLY RESPONSIBLE FOR ANY w6 WETLAND BUFFER POST AND ALL DAMAGES ARISING OUT OF HIS FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL EXISTING UTILITIES. DRAWING NAME NO. BY DATE REVISIONS USE (INCLUDING COPYING, DISTRIBUTION, AND /OR CONVEYANCE OF I HEREBY CERTIFY THAT THIS PLAN OR SPECIFICATION WAS CITY PROJECT NO. J4681 SHEETS INFORMATION) OF THIS PRODUCT IS STRICTLY PROHIBITED WITHOUT PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I HERS SljRL — PRELIMINARY TITLE SHEET _ — _ _ _ — _ r _ r _ _ _ AM A DULY REGISTERED PROFESSIONAL ENGINEER UNDER THE �`� F� DRAWN BY v ._. _ .. _ _�. _. _ _ _._ ._._ . _ .__ ...._ ._ SATHRE- BERGQUIST, INC.'s EXPRESS WRITTEN AUTHORIZATION. USE WITHOUT �, SAT H R E- BERGQUIST, INC. SAID AUTHORIZATION CONSTITUTES AN ILLEGITIMATE USE AND SHALL THEREBY LAWS OF THE STATE OF MINN SO A. °� CHECKED BY T — — — _ _ — — INDEMNIFY SATHRE - BERGQUIST, INC. OF ALL RESPONSIBILITY. v �,,, 15D SOUTH BROADWAY WAY7ATA, MN. 55391 (952) 476 -6000 CORCO RAN, RAVI N IA 11TH ADDITION CAW ` — — — — — — — — — — __._ — — -" — SATHRE - BERGQUIST, INC. RESERVES THE RIGHT TO HOLD ANY ILLEGITIMATE � USER OR PARTY LEGALLY RESPONSIBLE FOR DAMAGES OR LOSSES RESULTING ' � MINNESOTA L E N NAR DATE FROM ILLEGITMATE USE. LES A. WIEMERSLAGE, P.E. c "�P� .� .�... ......' _... _... �' ._._ _." ._.... -.... �............�. _.._.._._ .._ _. _...........' Date: Z 8 8 Lic. No. 49180 12/18/18 LJ �I t :D Z n Li 0 a 2018 Westwood Professional Services, Inc. Plantinq Details Plantinq Notes /—PRUNE OUT MISDIRECTED BRANCHES. PRUNE OUT MISDIRECTED Ldp PRC3MDF ONF rFNTRAI IFAUR. GUYING AND STAKING, (OPTIONAL) CENTRAL LEADER. 2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE FOR ONE (1) YEAR ON ALL GUYING AND STAKING. (OPTIONAL) DECIDUOUS AND CONIFEROUS TREES: BEEN COMPLETED IN THE IMMEDIATE AREA. FOR ONE (1) YEAR ON ALL TOP STAKES 5' ABOVE GROUND (MAX.) OR TO FIRST BRANCH. DECIDUOUS AND CONIFEROUS TREES: TOP STAKES 5' ABOVE GROUND 4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR BOTTOM OF STAKE 3' (MIN.) BELOW GROUND. STAKING POSTS (MAX.) OR TO FIRST BRANCH. BOTTOM OF STAKE 3' (MIN.) TO BE 2"X2" STAINED WOOD OR FIELD SUBSTITUTIONS MUST BE APPROVED BY LANDSCAPE ARCHITECT AND/OR CITY PRIOR TO INSTALLATION. BELOW GROUND. STAKING PAINTED STEEL DELINEATOR POSTS TO BE 2*X2' STAINED POSTS. PLACE 3 POSTS EQUIDISTANT AROUND AND a, A- WOOD OR PAINTED STEEL DELINEATOR POSTS. PLACE 3 OUTSIDE ROOT BALL SECURE POSTS EQUIDISTANT AROUND OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT TREE TO POSTS WITH 16* LONG AND OUTSIDE ROOT BALL POLYPROPYLENE OR POLYETHYLENE, 40 MIL, 1.5- PLANTING. SECURE TREE TO POSTS WITH 16" LONG POLYPROPYLENE OR MADE STRAP. POLYETHYLENE, 40 MIL, 1.5' MINNESOTA—GROWN AND/OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: jW WIDE STRAP. S -PLACE MULCH, DEPTH AS u Pd . DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. SPECIFIED, OVER PLANT PITS - .. PLACE MULCH, DEPTH AS SPECIFIED, CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3. DO NOT PILE AGAINST TRUNK. A OVER PLANT PITS - DO NOT PILE DI FORM 3" DEEP WATERING BASIN. DI METER AGAINST TRUNK. FORM 3" DEEP WATERING BASIN. BACKFILL PLANT PIT WITH SPECIFIED BACKFILL SOIL BACKFILL PLANT PIT WITH SPECIFIED B. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING SCARIFY SIDES AND BOTTOM OF BACKFILL SOIL HOLE. —REFER SCARIFY SIDES AND BOTTOM OF HOLE. TO AMERICAN STANDARD FOR REFER TO AMERICAN STANDARD FOR NURSERY STOCK FOR NURSERY STOCK FOR MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED NO MINIMUM BALL SIZE. ROOT FLARE TO BE PLANTED AT OR AT OR NEAR FINISHED GROUNDLINE. NEAR FINISHED GROUNDUNE. SET ROOT BALL ON UNDISTURBED s. SET ROOT BALL ON UNDISTURBED NECESSARY. SUBSOIL OR COMPACTED SOIL MOUND SUBSOIL OR COMPACTED SOIL m MATCHING TREES NATURAL GROUNDUNE WITH FINISHED SITE MOUND MATCHING TREES NATURAL GROUNDUNE WITH FINISHED SITE GRADE. N.T.S. GRADE. N.T.S. W DECIDUOUS EE Lk5T 'EOSED: 12,A4,A7 EVERGREEN TREE 14. STAKING OF TREES IS OPTIONAL AT CONTRACTOR DISCRETION; REPOSITION AND PLUMB IF NOT PLUMB AFTER ONE YEAR. NON—PLUMB TREES TO BE SUBJECT LAST _11M� 'M3 06J7 LA28 I LA29 PLANTING PLANTING 16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (COMMON TOPSOIL BORROW) AND TO BE NATIVE TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL REMOVE CONTAINER, SET SOIL LAWN GRASS AREAS AND 12' DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. MASS ON COMPACTED SOIL MOUND MATCHING PERENNIALS NATURAL GROUNDUNE WITH FINISHED SITE GRADE. REMOVE CONTAINER, SET SOIL MASS ON COMPACTED SOIL MOUND ALL PERENNIAL PLANTING BEDS SHALL RECEIVE 2" COMPOST MATCHING SHRUBS NATURAL GROUNDUNE WITH FINISHED GRADE. MULCH. EDGE ALL PLANTING BEDS WITH ALL PLANTING BEDS SHALL RECEIVE 4" OF SPECIFIED MULCH AND WEED SPECIFIED EDGER WERE ADJACENT TO LAWN AREAS. BARRIER FABRIC. Ti 12F EDGE ALL PLANTING BEDS WITH SPECIFIED EDGER WHERE ADJACENT TO LAWN AREAS. ff, F 1 7:3 cuunvATE TO 10* MINIMUM. SCARI SIDES AND BOTTOM OF SCARIFY SIDES AND BOTTOM OF HOLE. HOLE. BACKFILL PLANT PIT WITH SPECIFIED BACKFILL PLANT PIT WITH 1/4 BACKFILL SOIL PART COMPOST TO 1 PART EXISTING TOPSOIL, WELL MIXED. N.T.S. N.T.S. SHRUB PLANTING LA5 fEM OOWA PERENNIAL PLANTING LAST=ED- 3 LA27 I LA26 1. CONTRACTOR SHALL CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO [KICTAI I ATIMI A17 AMY DI AKITZ rNP I AK1f14Zf'AD9* UATrOlAl 2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS. 3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. FIELD SUBSTITUTIONS MUST BE APPROVED BY LANDSCAPE ARCHITECT AND/OR CITY PRIOR TO INSTALLATION. 5. CONTRACTOR SHALL PROVIDE ONE YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. 6. AT TIME OF PLANTING ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA—GROWN AND/OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, OPEN WOUNDS, SCARS, S ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR u Pd . DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. .. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3. ........ ... ...... ...... ... ....... . •­ * 7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2004 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED. B. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 9. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL—IN MATERIALS IF NECESSARY, TEMPORARY ONLY. 10. AT CONTRACTOR DISCRETION, TWINE AND TOP OF BURLAP MAY BE LEFT ON FOR INITIAL YEAR AFTER INSTALLATION ONLY IF BIODEGRADABLE TONE AND NO BURLAP ARE USED. CONTRACTOR TO VERIFY TWINE AND BURLAP DEGRADATION AFTER ONE YEAR PERIOD AND REMOVE ANY REMNANT MATERIAL AS s. NECESSARY. m 11. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR ROOT FLAIR SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 12. REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS. 13. PRUNE PLANTS AS NECESSARY — PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. ...••• . . 14. STAKING OF TREES IS OPTIONAL AT CONTRACTOR DISCRETION; REPOSITION AND PLUMB IF NOT PLUMB AFTER ONE YEAR. NON—PLUMB TREES TO BE SUBJECT TO WARRANTY REPLACEMENT OR REPAIR. 15. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL COND11IONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 16. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MN/DOT STANDARD SPECIFICATION 3877 (COMMON TOPSOIL BORROW) AND TO BE NATIVE TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12' DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. ARM p, T�ff_Aw. 17. FV1ULVr1 IV BE AT ALL IrNr-r-, 3rlr-,UD, r-F_r`,r_1N1'A1r%L, ^1'4LJ ^rNF_^0. TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF SHREDDED HARDWOOD MULCH. SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2* DEPTH SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL MULCH AND FABRIC TO BE APPROVED BY OWNER LZ PRIOR TO INSTALLATION. —T- 18. EDGING TO BE COMMERCIAL GRADE VALLEY—VIEW BLACK DIAMOND (OR EQUAL) V POLY EDGING OR SPADED EDGE, AS INDICATED. POLY EDGING SHALL BE T PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD AT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING _ I- - T _ _ WHERE POSSIBLE. SPADED EDGE TO PROVIDE V—SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN—GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. • EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). 19. ALL DISTURBED AREAS TO BE SODDED EXCEPT POND AREAS AND WETLAND BUFFERS (SEE GRADING PLAN / EROSION CONTROL). SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALL BE STAKED. IF NOT INDICATED ON j: LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. .44 .......... . ...... ... . ....... 20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE. IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS —BUILT PLANS, AND NORMAL PROGRAMMING. LAWN SPRINKLERS/IRRIGATION SYSTEMS SHALL ALL HAVE RAIN SENSORS TO LIMIT UNNECESSARY WATERING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE—YEAR WARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT 0 INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR. 21. CONTRACTOR SHALL PROVIDE NECESSARY WATERING OF PLANT MATERIALS UN11L THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR. 22. REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. J 23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST 300' TO OWNER. —T— . . .... ............ ....... Call 48 Hours before digging: I /.811 or c 011811.com �Common Grpund Alliance La- .1. . SAN ...max mr 4011017' WN a Ir Kim- m C"M WE W � - :�, g' 4V INC. P H A S E 10 Ll M I T , gml �� N4 0002528.11 PLF01.dwg Date "/jA Sheet 1 OF 2 1 hm" ca" p1m vm 1, 1 a I by = cc md my ftermmi fon. Ravinia 11- cl vupwvW= =A &a I am • ftly Hemmed LANDSCAM Dm6mA sm Westwood ARCHrr= —A— ft km of &a Staft of hffnuwotL cim C*uaU Fing Lm&smpe Phone (952) 937-5150 12701 WhItewater Drive, Suite #300 Lennar Corcoran, MIN Fax (952) 937-5822 Minnetonka, MN 55343 D=W= Plan - Phase 11 Toll Free (888) 937-5150 vvestwoodpLcom c1i 1R eased Rpq!!p& b' /date 16M 36th Avenue North, Suite 6W VVe*wood ProfeWonal Semlce% Inc. Data IV2D/18 Lj� No. 2M Plymouth, MIN SSW —1 c2018 Westwood Professional Services, Inc. Phase 11 Final Tree Schedule CODE QTY. COMMON /BOTANICAL NAME SIZE SPACING O.C. PRE 11 Princeton Elm / Ulmus arnericana 'Princeton' 2.5" BB AS SHOWN ABN! 1r1 Autumn Blaze Mal-le I/ A,., v frPCmArlll 'AafforcrPA' 7 r'" DD AC CWrNWKI PRC 6 Prairie Rose Crab / Malus 'Prairie Rose' 1.5" BB AS SHOWN CGS 11 Colorado Green Spruce / Picea pungens 6' HT., BB AS SHOWN WHP 4 White Pine / Pinus strobus 6' HT., BB AS SHOWN NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. NOTES: 1. STREET TREE LOCATIONS AND SPACING ARE SUBJECT TO CHANGE BASED ON CONSTRUCTED DRIVEWAY AND UTILITY LOCATIONS. 2. TREES INSTALLED IN FRONT OF INDIVIDUAL LOTS SHALL BE PLANTED IN A LOCATION THAT DOES NOT INTERFERE WITH CURBSTOPS OR INDIVIDUAL SEWER & WATER CONNECTIONS. 3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4. TREES TO BE PLANTED 15ft FROM BACK OF CURB, AND 6ft FROM BACK OF SIDEWALK. -Westwood Phone (952) 937-5150 12701 Whitewater Drive, Suite 9300 Fax (952) 937-5822 Minnetonka, MN 55343 TcA Free (888) 937-5150 vvestwoodpmom Westwood PrafeWonal ServIces, Irr- I henby acetify dua " FbM W" F - ef - I by me (W wide my dhad supwAslan and dtat I am a duly Hownd UNDSCAPS ARCEUn= Wade the kws of the 36de at 1ffvmmK*L cw� Dda 12/20/18 Ua NO. 269%1 peskype& MR Prepared for: cledim& C= Lennar MIM= sAx UM %& Avenue North, Suite W Rmawd RM!jft W/&W Plymouth, MIN &U" Call 48 Hours before digging 811 or call8l tcom Common Groun4 Alliah� EXISTING ON—SITE VEGETATION SEE GRADING/EROSION CONTROL PLANS FOR WETLAND BUFFER & POND SEEDING MIXES & SPECS. Wy of 100' 200' 300 0002528.11 PLF02.dwc Date 12/20/18 sheet 2 of 2 Ravinia Final Landscape Plan Camoran, MIN Phase 11 —1 —1 F_ Wy of 100' 200' 300 0002528.11 PLF02.dwc Date 12/20/18 sheet 2 of 2 Ravinia Final Landscape Plan Camoran, MIN Phase 11 —1 —1 Agenda Item: 6_c. • • L A N D F O R M From Site to Finish • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran City Council FROM: Kendra Lindahl, Landform • • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: January 30, 2019 for the February 7, 2019 Planning Commission Meeting RE: Preliminary plat, final plat and variances for "Dahlheimer Farms" on property located at 20702 County Road 50 (PID 22- 119 -23 -41 -0001) (City File 18 -041) 120- DAY REVIEW DEADLINE: March 5, 2019 1. Application Request Peter and Jean Dahlheimer are requesting approval of a preliminary plat, final plat and variances from the minimum lot size, minimum lot width, and allowed accessory structure requirements for a two -lot subdivision to be known as "Dahlheimer Farms ". 2. Context Background On November 8, 2018, the City reviewed and approved a request to waive the Topography and Wetland Delineation survey requirements for property located at 20702 County Road 50. The applicants' request will create one five -acre lot and one 34.94 -acre outlot. They intend to keep farming the proposed outlot while selling the proposed five -acre lot. The subdivision would require variances from the minimum lot size, minimum lot width and allowed accessory structure requirements. Zoning and Land Use The property is guided Low Density Residential and zoned Urban Reserve. The property is in the Metropolitan Urban Service Area (MUSA) and is in the final phase of the planned MUSA staging. All the surrounding properties are zoned Urban Reserve. The properties to the west and south are guided Low Density Residential. The property to the north is guided Agricultural Preserve. The properties to the east are guided Existing Residential and Low Density Residential. Natural Characteristics of the Site There are several different wetlands on site, located in both the proposed lot and proposed outlot, as shown on the Hennepin County Natural Resources Map. A wetland delineation exemption was previously granted for the wetlands located on the proposed outlot. A wetland delineation report for the proposed Lot 1 is attached. A 100 -year FEMA floodplain surrounds Rush Creek, located on site. Landform ®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. • • • Rush Creek also is also surrounded by a Shoreland Overlay District. If future development is proposed this could restrict future development and should be noted in future plans. Development Rights • The property currently has four development rights. The applicant did not specifically request how the development rights would be allocated. Staff recommends the four development rights be applied to the proposed outlot. It is important to note that this property is within the MUSA, and it is intended to transition from agricultural use into low density residential use once sewer and water are extended. Parks and Trails The Parks and Trails Map from both the 2030 Comprehensive Plan and draft 2040 Comprehensive Plan shows two proposed trails on or adjacent to the site. A proposed off -road trail would run through the northern portion of the site, while a proposed on -road trail would be located on County Road 50 directly south of the site. 3. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and City Code requirements, as well as City policies. A. Level of Discretion in Decision - Making The City's discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outline in the City's subdivision and zoning ordinance and the conditions of the preliminary plat approval. If it meets these standards, the City must approve the final plat. The City's discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City's subdivision and zoning ordinance and the conditions of preliminary plat approval. If it meets these standards, the City must approve the final plat. The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. B. Consistency with Ordinance Standards Preliminary Plat Access A portion of the existing property is shown being dedicated as Hennepin County right -of -way for County Road 50. Access to the outlot is proposed off County Road 50. According to their plat review memo, Hennepin County is not precluding the proposed access off County Road 50 but did state Dahlheimer Farms (city file 18 -041) February 7, 2019 0 0 their intent to seek access consolidation upon further subdivision or development of the property, as it is their policy to limit access along county roads. The City is recommending that the 60 -foot lot width for Outlot A be expanded to 80 feet so that the City would also have the option of shifting Cain Road west when the Outlot is developed. This change would reduce the size of Lot 1 from 5.00 acres to 4.84 acres. A' /2 right -of -way for Cain Road was dedicated with the Corcoran Estates plat to the east. Upon development of Outlot A, the City Engineer is recommending the following: • A 40- foot' /2 right -of -way for Cain Road be dedicated along the east boundary of the property • Street and utility connections and rights -of -way be dedicated for a connection from 78th Avenue North (within Corcoran Estates) to the property to the west (Eagle Ridge Outlot A). These changes would reduce the size of Lot 1 from 5.00 acres to 4.84 acres. Natural Resources /Wetlands A wetland delineation report has been completed for the wetlands in in proposed Lot 1. The applicant must submit the wetland delineation to the Elm Creek Watershed Management Commission (ECWMC) for review and approval. The ECWMC's review period runs from May 15- October 15. The final plat cannot be recorded with Hennepin County until the wetland delineation is approved by the ECWMC. Staff finds that City approval of the plat can be granted contingent upon ECWMC approval of the delineation. The plat shows that all structures meet required buffers and setbacks for wetlands. Wetland buffer monuments are required to be installed as indicated in Section 1050.10, Subd. 7. Plans should be revised to show the location of the buffer monuments. City Code typically requires that buffers around wetlands be planted with vegetation in accordance with Section 1050.10, Subd. 8. However, since no development is proposed staff recommends that the applicant simply not mow the wetland buffer area allowing natural vegetation to grow and act as a vegetative buffer. Lot Standards The proposed lots will remain zoned as Urban Reserve (UR). The following table shows the lot standards for the UR district: Minimum Lot Area 20 Acres Minimum Lot Width 300 feet Minimum Lot Depth 300 feet Minimum Principal Structure Setbacks: Front, from Major Roadways 100 feet From, from all other streets 50 feet Front Porch <_ 120 square feet 40 feet Side 25 feet Rear 30 feet Maximum Principal Building Height 35 feet Dahlheimer Farms (city file 18 -041) February 7, 2019 • • • The proposed subdivision meets all lot standards, except for the following: • • The proposed Lot 1 does not meet the minimum 20 -acre lot size requirement and requires a variance to allow for the subdivision. • The proposed outlot does not meet the 300 ft. minimum lot width, with a lot width of 60 feet (with a condition requiring it to be expanded to 80 feet) at the front lot line. A variance is required to allow the subdivision. The existing residential structure does not meet the 50 -foot minimum front setback. However, because the structure is an existing non - conforming use it will not require a variance to allow for the subdivision. Accessory Structure Standards According to Section 1030.020, Subd. 3 (E), accessory agricultural uses shall be a minimum of 100 feet from all property lines. By obtaining the 40 feet of ROW on the east border of Lot 1, the easternmost barn will become a nonconforming structure with a setback of 88.6 feet. The barn is considered a legal non - conforming structure and will not require a variance to allow for the subdivision. All other existing accessory buildings meet all setback requirements A 4.84 -acre lot is allowed 2,375 sq. ft. of detached accessory structure area according to Section 1030.020, Subd. 4 (E). As shown on the existing conditions survey, there is a total of 5,945.6 sq. ft. of detached accessory buildings area. A variance is required to allow for the accessory structures to exist on the proposed Lot 1. Park Dedication Because no new development is proposed, no park dedication is required at this time. For future development, it is important to consider the two proposed trails indicated on the 2030 Parks and Trails Plan. If future development is proposed, Park dedication will be required and an easement for the off -road trail will be needed. Variances Variances are requested for the following: To allow for the lot size of the proposed Lot 1. It does not meet the minimum lot size requirement. To allow for the width of the proposed outlot. It does not meet the 300 ft. minimum lot width. To allow for the existing accessory structures which would exceed the maximum allowed detached accessory structure area for a 4.84 -acre lot. The burden of proof is on the applicant to show that all of the variance criteria in Section 970.030 of the Zoning Ordinance have been met. Staff finds that criteria have been met as follows: 1. That there are practical difficulties in complying with the Zoning Ordinance. 4 Dahlheimer Farms (city file 18 -041) February 7, 2019 • • • • Minimum Lot Size: The applicant intends to keep the outlot as farmland and sell Lot 1 as residential property. The size of Lot 1 generally follows the portion of the site that is not used as farm land and uses the wetlands present on -site as a natural border for the parcel. If the applicant followed the 20 -acre minimum lot size, the residential property would have to include a portion of the farm land. This would prevent the sale of proposed Lot 1 as exclusively residential property and would not maintain the integrity of the farming operation under the ownership of the Dahlheimers. Minimum Lot Width: The proposed lot width is a result of the need for access to the outlot. Currently, the only adjacent improved right -of -way is County Road 50. Cain Road, to the east of the site is not improved. 78th Ave N is also not improved and would require access through an existing neighborhood road. The proposed access is currently the only current option for providing access to the outlot, which would require the smaller lot width. Accessory Structures: The lot size is intended to separate the residential portion of the farm from the agricultural portion. Increasing the lot size to allow the accessory structures would not maintain the integrity of the farm operation under the ownership of the Dahlheimers. Additionally, the detached accessory structures are an existing condition and the site will not physically change if the variance is granted. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. Minimum Lot Size: This is a unique situation due to the desire to keep the agricultural operation while selling the residential portion of the farm. The 4.84 -acre lot size generally follows that portion of the site that is not used as active farmland. Minimum Lot Width: Because the only improved access available is off County Road 50, this is a unique situation where the applicant must make a provision for that access. Accessory Structures: This is a unique situation due to the desire to separate the residential portion of the site, including accessory structures, from the agricultural portion of the site. This separation generally follows the borders of the farm field and wetlands. Because of these unique circumstances, the smaller lot contains accessory structures that exceed the maximum allowed accessory structure area. 3. That the granting of the variation will not alter the essential character of the locality. For all variances: The granting of the variances will not alter the essential character of the locality. No physical changes are being made to the site. The variances do not change the site's character and the lot will remain a rural farmstead until new development is proposed. 4. The proposed variance would be in harmony with the general purposes and intent of the Ordinance. Dahlheimer Farms (city file 18 -041) February 7, 2019 • • • • For all variances: The Urban Reserve district is intended to preserve agricultural uses where urban services are planned as shown on the 2030 Comprehensive Plan, but not yet available. The proposed outlot preserves the agricultural use of the property. There is no new development proposed for Lot 1. The agricultural nature of this property will not change, which is in harmony with the spirit of the ordinance. 5. The variance is consistent with the Comprehensive Plan. For all variances: The variances to allow the subdivision as proposed are consistent with the Comprehensive Plan's vision for the transitioning a rural environment to a more urbanized land pattern for property guided Low Density Residential. The subdivision retains the agricultural use, while preserving the potential for future development once utilities are extended. Final Plat The final plat is only reviewed by City Council. The Planning Commission will not provide a recommendation on the Final Plat. Summary Staff finds that the proposed preliminary plat and variances are generally consistent with the City Comprehensive Plan and Ordinance goals. If the commission finds that the variance standards have not been met for the variances, they could recommend denial of the variances and provide findings of fact for denial 4. Action Move to recommend approval for the following: a. Draft resolution approving preliminary plat b. Draft resolution approving variances Attachments 1. Draft resolution approving preliminary plat 2. Draft resolution approving variances 3. Site Map 4. Hennepin County Natural Resource Map 5. City Engineer memo dated January 29, 2019 6. Hennepin County Preliminary Plat Review Letter dated January 17, 2019 7. Existing Conditions Survey 8. Preliminary Plat 9. Final Plat 6 Dahlheimer Farms (city file 18 -041) February 7, 2019 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX Motion By: Seconded By: February XX, 2019 APPROVING PRELIMINARY PLAT FOR "DAHLHEIMER FARMS" FOR PETER AND JEAN DAHLHEIMER ON PROPERTY LOCATED AT 20702 COUNTY ROAD 50 (PID 22- 119- 23 -41- 0001) (CITY FILE NO. 18 -041) WHEREAS, the Peter and Jean Dahlheimer has requested approval of a preliminary plat to allow for the subdivision of the 39.94 -acre property legally described as: East Half of the East Half of the Southeast Quarter, Section 22, Township 119, Range 23, Subject to easements, restrictions and reservations of record, if any. Hennepin County, Minnesota. WHEREAS, the Planning Commission reviewed the submitted preliminary plat at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and herby does approve the request for preliminary plat subject to the following findings and conditions: 1. A preliminary plat is approved to allow the creation of 1 lot for a single - family home and accessory structures, and one outlot in accordance with the plans received by the City on December 19, 2018, except as amended by this resolution. 2. Approval of the preliminary plat is contingent upon approval of the requested variances 3. There are 4 development rights remaining on the proposed outlot and zero building rights remaining on Lot 1, Block 1. 4. No new development is proposed; therefore, no park dedication is required. Upon any proposed development or further subdivision of Outlot A, park dedication will due as required by the subdivision ordinance. 5. The application shall comply with all conditions in the City Engineer's memo dated January 28, 2019. a. The plans must be revised to increase the width of Outlot A from 60 to 80 feet. 6. The application is subject to the review and approval by Hennepin County. The applicant shall comply with any conditions of approval from the letter from the County dated January 17, 2019. 7. The applicant shall not mow the wetland buffer area in accordance with Section 1050.10, Subd. 5 of the Zoning Ordinance. Page 1 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX February XX, 2019 8. The wetland delineation for Lot 1, Block 1 must be approved prior to release of the final plat for recording. The preliminary and final plat must reflect the approved delineation. 9. Prior to release of escrow: a. The applicant must record the approving resolutions, mylar and all related documents at Hennepin County and provide proof of recording to the City. b. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance prior to the release of escrow. i. Wetland signs shall be purchased from the City. ii. Wetland buffer signs must be installed at each lot line where it crosses a wetland buffer and where needed to indicate the contour of the buffer, with a maximum spacing of 200 feet of wetland edge as shown on the preliminary plat. iii. The final locations must be inspected and approved by City staff. c. The applicant shall provide the approved preliminary and final plat drawings to the City in an electronic (AutoCAD) format. 10. Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. Page 2 of 3 City of Corcoran County of Hennepin State of Minnesota VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan RESOLUTION NO. 2019 -XX VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan February XX, 2019 Whereupon, said Resolution is hereby declared adopted on this XX day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 3 of 3 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX Motion By: Seconded By: February XX, 2019 APPROVING VARIANCES FOR "DAHLHEIMER FARMS" FOR PETER AND JEAN DAHLHEIMER ON PROPERTY LOCATED AT 20702 COUNTY ROAD 50 (PID 22- 119- 23 -41- 0001) (CITY FILE NO. 18 -041) WHEREAS, the Peter and Jean Dahlheimer has requested approval of variances to allow for the subdivision of the 39.94 -acre property legally described as: East Half of the East Half of the Southeast Quarter, Section 22, Township 119, Range 23, Subject to easements, restrictions and reservations of record, if any. Hennepin County, Minnesota. WHEREAS, the Planning Commission reviewed the requested variances 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 herby does approve the request for variances subject to the following findings and conditions: The variances are approved to allow the creation of 1 lot for a single - family home and accessory structures, and one outlot in accordance with the plans received by the City on December 19, 2018, except as amended by this resolution. 2. The following variances are approved: Variance from 1040.020, Subd. 9 of the Zoning Ordinance and to allow the proposed Lot 1, Block 1 to be platted as shown on the plans, which does not meet the minimum lot size based on the following findings: i. There are practical difficulties in complying with the zoning ordinance. The applicant intends to keep the outlot as farmland and sell Lot 1 as residential property. The size of Lot 1 generally follows the portion of the site that is not used as farm land and uses the wetlands present on -site as a natural border for the parcel. If the applicant followed the 20 -acre minimum lot size, the residential property would have to include a portion of the farm land. This would prevent the sale of proposed Lot 1 as exclusively residential property and would not maintain the integrity of the farming operation under the ownership of the Dahlheimers. ii. The conditions are unique to the parcel of land and were not created by the owner. This is a unique situation due to the desire to keep the agricultural operation while selling the residential portion of the farm. The 4.84 -acre lot size generally follows that portion of the site that is not used as active farmland. iii. The granting of the variances will not alter the essential character of the locality. No physical changes are being made to the site. The variances do Page 1 of 4 City of Corcoran County of Hennepin State of Minnesota February XX, 2019 RESOLUTION NO. 2019 -XX not change the site's character and the lot will remain a rural farmstead until new development is proposed. iv. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The Urban Reserve district is intended to preserve agricultural uses where urban services are planned as shown on the 2030 comprehensive plan, but not yet available. The proposed outlot preserves the agricultural use of the property. There is no new development proposed for Lot 1. The agricultural nature of this property will not change, which is in harmony with the spirit of the ordinance. v. The variances to allow the subdivision as proposed are consistent with the Comprehensive Plan's vision for the transitioning a rural environment to a more urbanized land pattern for property guided Low Density Residential. The subdivision retains the agricultural use, while preserving the potential for future development once utilities are extended. b. Variance from 1040.020, Subd. 9 of the Zoning Ordinance to allow the proposed Outlot A to be platted as shown on the plans, which does not meet the minimum lot width and based on the following findings: i. There are practical difficulties in complying with the zoning ordinance. The proposed lot width is a result of the need for access to the outlot. Currently, the only adjacent improved right -of -way is County Road 50. Cain Road, to the east of the site is not improved. 78th Ave N is also not improved and would require access through an existing neighborhood road. The proposed access is currently the only viable option for providing access to the outlot, which would require the smaller lot width. ii. The conditions are unique to the parcel of land and were not created by the owner. Because the only improved access available is off County Road 50, this is a unique situation where the applicant must make a provision for that access. iii. The granting of this variance will not alter the essential character of the locality. No physical changes are being made to the site. The variances do not change the site's character and the lot will remain a rural farmstead until new development is proposed. iv. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The Urban Reserve district is intended to preserve agricultural uses where urban services are planned as shown on the 2030 comprehensive plan, but not yet available. The proposed outlot preserves the agricultural use of the property. There is no new development proposed for Lot 1. The agricultural nature of this property will not change, which is in harmony with the spirit of the ordinance. v. The variances to allow the subdivision as proposed are consistent with the Comprehensive Plan's vision for the transitioning a rural environment to a more urbanized land pattern for property guided Low Density Residential. The subdivision retains the agricultural use, while preserving the potential for future development once utilities are extended. c. Variance from 1030.020, Subd. 4 of the Zoning Ordinance to allow the proposed Lot 1, Block 1 to be platted as shown on the plans, which exceeds the allowed Page 2 of 4 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019 -XX February XX, 2019 detached accessory structure area for a 4.84 -acre lot based on the following findings: i. There are practical difficulties in complying with the zoning ordinance. The lot size is intended to separate the residential portion of the farm from the agricultural portion. Increasing the lot size to allow the accessory structures would not maintain the integrity of the farm operation under the ownership of the Dahlheimers. Additionally, the detached accessory structures are an existing condition and the site will not physically change if the variance is granted. ii. The conditions are unique to the parcel of land and were not created by the owner. This is a unique situation due to the desire to separate the residential portion of the site, including accessory structures, from the agricultural portion of the site. This separation generally follows the borders of the farm field and wetlands. Because of these unique circumstances, the smaller lot contains accessory structures that exceed the maximum allowed accessory structure area. iii. The granting of this variance will not alter the essential character of the locality. No physical changes are being made to the site. The variances do not change the site's character and the lot will remain a rural farmstead until new development is proposed. iv. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The Urban Reserve district is intended to preserve agricultural uses where urban services are planned as shown on the 2030 comprehensive plan, but not yet available. The proposed outlot preserves the agricultural use of the property. There is no new development proposed for Lot 1. The agricultural nature of this property will not change, which is in harmony with the spirit of the ordinance. v. The variances to allow the subdivision as proposed are consistent with the Comprehensive Plan's vision for the transitioning a rural environment to a more urbanized land pattern for property guided Low Density Residential. The subdivision retains the agricultural use, while preserving the potential for future development once utilities are extended. 3. The applicant /landowner must record the approving resolution with Hennepin County and provide proof or recording to the City. 4. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use. Page 3 of 4 City of Corcoran County of Hennepin State of Minnesota VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan RESOLUTION NO. 2019 -XX VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schultz, Alan February XX, 2019 Whereupon, said Resolution is hereby declared adopted on this XX day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 4 of 4 Hennepin County Property Map Date: 1/4/2019 AL i y f ,'Pixy r•- is tr+..t r ,�•a F i F J i y 7- 1 inch = 800 feet PARCEL ID: 2211923410001 OWNER NAME: P A& J F Dahlheimer PARCEL ADDRESS: 20702 Co Rd No 50, Corcoran MN 55340 PARCEL AREA: 40.2 acres, 1,751,055 sq ft A -T -B: Abstract SALE PRICE: $135,000 SALE DATA: 07/1997 SALE CODE: Excluded From Ratio Studies ASSESSED 2017, PAYABLE 2018 PROPERTY TYPE: Farm HOMESTEAD: Homestead MARKET VALUE: $387,300 TAX TOTAL: $3,122.02 ASSESSED 2018, PAYABLE 2019 PROPERTY TYPE: Farm HOMESTEAD: Homestead MARKET VALUE: $391,000 Comments: 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 2019 Legend Hennepin County Natural Resources Map FEMAFloodplains -100 Year Date: 1/4/2019 A AE FLOODPLAIN �^ 1 AH AO AE FLOODWAY Wetlands Potential Wetland - HCWI M1i Probable Wetland - HCWI _ Y Probable Wetland - NWI ■ I-at bark 4t, PID: 2211923410001 Address: 20702 CO RD NO 50, Comments: 1 inch = 800 feet N A CORCORAN Owner Name: P A& J F DAHLHEIMER This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with Acres: 40.2 no warranty of any kind; and (in) is notsuitablefor legal, engineering or surveying purposes. Hennepin County shall not be liable for any damage, injuryor loss resulting from this data. COPYRIGHT ©HENNEPIN COUNTY 2019 Technical Memo ENGINEER'S MEMO To: Kendra Lindahl, AICP, City Planner From: Kent Torve, P.E., City Engineer Date: January 29, 2019 Subject: Dahlheimer Farms 1. Existing Conditions WENCK Responsive partner. Exceptional outcomes. The Dahlheimer Farms parcel is west of the Corcoran Trail development (legally described as the west edge of the Corcoran Estates and Corcoran Estates Second Addition plats). The development will create a lot for the original homestead and an Outlot which could potentially be further developed. A half ROW for future Cain Road exists on the west border of Corcoran Estates /Corcoran Estates Second Addition. A ROW currently exists within Corcoran Estates for 78th Ave. N. 2. Lot 1 Block 1 A The west boundary of Lot 1 shall be moved east to provide an access 80 feet in width (currently shown as 60 feet). 2. Outlot Upon development of the Outlot it is recommended; A Obtain a 40 -foot half ROW along east boundary for Cain Road extension unless other connections and other approved extensions are provided Dedicate ROW for a connection to 78th Avenue North within Corcoran Estates for street and utilities. Provide a street and utility connection and ROW to the property to the west (Eagle Ridge Outlot A) Wenck Associates, Inc. 1 1800 Pioneer Creek Center I P.O. Box 249 1 Maple Plain, MN 55359 -0249 Toll Free 800 - 472 -2232 Main 763 - 479 -4200 Email wenckmp @wenck.com Web wenck.com HENNEPIN COUNTY MINNESOTA Mr. Mike Pritchard January 17, 2019 Code Compliance Official City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Preliminary Plat Review — Dahlheimer Farms (Received 72128178) 20702 County Road 50 Hennepin County Plat Review ID #3739 (Reviewed 07108179) Subdivides 40 acre farmstead into a 5 acre single family lots, 35 acres remaining in active farming use Dear Mr. Pritchard: Please consider the following in your review of this proposal: Access Proposes to retain easterly gravel driveway access to the homestead while adding a farm field access on the westerly edge of the property (approximately 500 feet to the west). Comments Our first preference would be to consolidate a single driveway access along County Road 50 to serve both of the subdividing properties. If that is not considered reasonable at this time, in the future we will be seeking access consolidation upon any further subdivision or development of the farm field property. Contact Michael Olmstead, Permits Coordinator - 672- 596 -0336, michael.olmsteod @hennepin.us. Right -of -Way Comment(s) We envision this section of County Road 50 to remain as a two -lane roadway with rural ditch drainage for the foreseeable future. To be consistent with the 50 foot half right -of -way previously obtained along the property to the west, we request a 17 foot dedication of right - of -way or highway easement. Permits Requirements Please inform the developer that all construction within county right -of -way requires an approved Hennepin County permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, trail development, and landscaping. Contact Michael Olmstead, Permits Coordinator - 672 -596 -0336, michael.olmstead @ hennepin.us. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55430 hennepin.us More information Please contact us for any further discussion of these items. • Bob Byers at 612- 596 -0354, robert.byers @hennepin.us • Jason Gottfried at 612- 596 -0394, jason.gottfried @hennepin.us Sincerely, f kmd .ALI. JJym Robert Byers, PE Principal Professional Engineer, Transportation Planning CC: Michael Olmstead, Permits Coordinator Minnesota Statutes 505.03, 505.021, and 462.358, Plats and Surveys, allow up to 30 days for county review of preliminary plats abutting county roads. Zj C I i i � 1 � W � �� i N a~ '' ( C � q) -0 1 y I co 1b U) (i Z'01 CN - I C14 W C-) Q) o �� Mh C) % v .. 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C- Zt q) N -C, q) Q) Q) Q) Ei q) Q) co q) -41.1 c- �2 L2 q) 0- Q zz- s, C: N q) Q) q) ra ts tl 0 ra) c LQ t3 L. :s o rz 10 -C) :Z. , cx (2 ra P q) ra -jZ ra A.Z -f3 -CA q) flb 0 q) lull -Ta co ro CS - *� z -t S U- C'- Z3 ra lb co Ei "CC co CO 0 0 Eo a a .!On ral 03 .- N, . ED ra C.- -IK — -rz a co 4.1 L2 a Q3 -,a CIZ E IQ, Rz, G Agenda Item:6.d • L A N D F O R M From Site to Finish • 105 South Fifth Avenue Suite 513 Minneapolis, MN 55401 TO: Corcoran Planning Commission FROM: Kevin Shay through Kendra Lindahl, Landform • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net DATE: January 30, 2019 for the February 7, 2019 Planning Commission Meeting RE: PUBLIC HEARING. City- Initiated Bee Keeping Ordinance (City File 17 -038) 60 -Day Review Deadline: N/A 1. Application Request Consider allowing bee keeping in all zoning districts. 2. Background Staff has researched animals in commercial districts in response to complaints and questions from local businesses. There is some interest from Heidi's Lifestyle Garden to keep bees as part of the commercial operations. The Council reviewed this amendment at their January 25th, 2018 and December 27th, 2018 meeting. A subcommittee was created to discuss the ordinance amendment and is recommending that bee keeping be allowed in all zoning districts. The bee ordinance is the recommended ordinance language from the subcommittee with a few minor modifications by staff. It is staff's understanding that the subcommittee's recommendation is based on research from other cities and the University of Minnesota. 3. Analysis of Request Bee keeping is a common practice in both urban and suburban communities. Staff and the subcommittee reviewed several cities in the region and the University of Minnesota Bee Lab to understand how other communities and local experts address bee keeping in residential and commercial districts. The standards adopted by other communities were reviewed to create standards that are appropriate for Corcoran. The City Council has set policy to allow the keeping of bees. The focus of the Planning Commission should be to discuss the standards associated with allowing bees in residential and commercial districts. Chapter 81 of the City Code currently regulates bees as a farm animal and agricultural use and the Zoning Ordinance allows animals (as regulated by Chapter 81) in all of the residential zoning districts and the Transitional Rural Commercial District. However, there are not specific standards Landform�, SensiblyGra O and Site to FinisW are registered service marks of Landform Professional Services, LLC. • • • • for beekeeping and the animal ordinance does not adequately address the unique characteristics of these animals. The ordinance does not allow animals in any commercial or industrial districts, except that Commercial Kennels are allowed as a principal use in the UR, RR and CR districts and as an accessory use to veterinary clinics and animal hospitals in the C -1 and C -2 districts. The desire expressed was to allow bees in all zoning districts. The Corcoran City Code identifies animals in two ways: FARM ANIMALS. Shall mean those animals commonly associated with a farm or performing work in an agricultural setting. Unless otherwise defined, such animals shall include members of the equestrian family (horses, mules), bovine family (cows, bulls), sheep, poultry (chicken, turkeys), fowl (ducks, geese), swine (including Vietnamese pot - bellied pigs), goats, bees, and other animals associated with a farm, ranch, or stable. AGRICULTURAL USE: The production, for sale, of livestock, dairy animals, dairy products, poultry, or poultry products, fur - bearing animals, horticultural or nursery stock, fruit, vegetables, forage, grains, timber, trees or bees and apiary products. Animals as defined in Chapter 81 of the City Code are allowed based on the size of the property, with a property size of one -half acre being the minimum size required to keep animals. The number of animals allowed on a property are computed based on the size of the property and are referred to as an Animal Unit Equivalent (AUE). Each animal kept on a property contributes to this unit depending on the species of animal. A fenced in area and shelter or stabling facility is required when keeping animals on a property. When the City Council reviewed the subcommittee recommendation, they expressed concerns about bee behavior and the necessary setbacks and screens to buffer bee keeping from adjacent properties. Staff reviewed the setbacks adopted in other communities with bee ordinances and believe that the proposed setbacks are appropriate. Large setbacks are not required because if proper fly away barriers are provided, they will ensure that the flight path of a bee is up and over any people on adjacent property. The draft ordinance has a 10 -foot setback for hives, with a requirement for a fly away barrier to be provided if the hive is located within 25 feet of a property line. The draft ordinance does not allow hives in the front yard. These setbacks are consistent with accessory building setbacks. Section 1030.020 of the Zoning Ordinance requires 10 -foot side and rear yard setbacks in the urban residential and non - residential zoning districts. In the UR and RR districts, the side yard setback is 20 feet and the rear yard setback is 15 feet. Included below is a graphic that depicts why screens are effective for bee keeping. Ordinance Amendment — Animals in Commercial Districts (City File 17 -038) February 7, 2019 Hove can you direct a bee's flight path? ... r i • MEN r r a • • i The fl ight path behavior of bees can be directed away from private and public activities so that setbacks are unnecessary or need only be a minimal. This can be accomplished by either. 4) raising a colony onto a roof top, balcony, or other elevated position, or B) placing obstacles 4 (such as a hedge or lattice) in a colony's flight path. Bee keeping is a common practice in residential areas and some commercial areas. The draft ordinance creates standards and allows bee keeping in all zoning districts. There are some potential issues associated with allowing bees in commercial districts: Noise, safety, appearance and space restrictions are all potential issues with allowing bees in commercial districts. These are all factors to consider given the proximity of adjacent properties in commercial districts. The draft ordinance includes standards for setbacks, screening and limits the number of colonies to address the potential issues with allowing bees. The University of Minnesota bee lab has a website with helpful information at https: / /www.beelab.umn.edu /. They provide a lot of information about bee keeping and honey bees. Honey bees are not aggressive by nature and will not sting while out foraging, only in defense of their hive. For most people, getting stung means some swelling and a little hurting and then it's over. Only 3% of the entire population will develop more severe reactions. The public hearing should focus on developing appropriate standards for bee keeping rather than the practice of bee keeping. If the Commission or public is interested in bee keeping practices, staff notes that the Corcoran bee club is hosting an event in March and the public is welcome to attend. The draft bee ordinance attached outlines the recommended standards for the keeping of bees that would be included as part of the ordinance amendment. The ordinance amendment would include: • Including the bee ordinance as a new subsection in Section 81.12 of the City Code. • Amending the definition of "Farm Animals" in Section 81 of the City Code. • Amending the definition of "Agricultural Use" in Section 1020 of the City Code. • Incorporate beekeeping as a permitted use in all zoning districts. Ordinance Amendment — Animals in Commercial Districts (City File 17 -038) February 7, 2019 • • • 4. Recommendation Staff recommends that the Planning Commission recommend approval of the following: a. Ordinance Amendment b. Resolution approving findings of fact for Ordinance amendment Attachments a. Ordinance Amendment b. Resolution approving findings of fact for Ordinance amendment C. Bee Article Ordinance Amendment — Animals in Commercial Districts (City File 17 -038) February 7, 2019 • City of Corcoran County of Hennepin State of Minnesota ORDINANCE NO. 2019 -xx Motion By: Seconded By: CITY OF CORCORAN February xx, 2019 AN ORDINANCE AMENDING THE TEXT OF CHAPTER 81, CHAPTER 1020 AND CHAPTER 1040 OF THE CORCORAN CITY CODE RELATED TO BEE KEEPING (CITY FILE 17 -038) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Chapter 81.01. "Definitions" (Animal Ordinance) of the Corcoran City Code is hereby amended by deleting the lea material and adding the underlined material as follows: APIARY. The assembly of one or more managed colonies of bees at a single location. BEEKEEPER. A person who owns or has charge of one or more colonies of bees. BEEKEEPING EQUIPMENT. Anything used in the operation of an apiary, such as hive bodies, supers, frames, top and bottom boards and extractors. COLONY, An aggregate of bees consisting principally of workers and a developing or adult queen, and at times drones, brood, combs, and honey. FARM ANIMALS. Shall mean those animals commonly associated with a farm or performing work in an agricultural setting. Unless otherwise defined, such animals shall include members of the equestrian family (horses, mules), bovine family (cows, bulls), sheep, poultry (chicken, turkeys), fowl (ducks, geese), swine (including Vietnamese pot - bellied pigs), goats, bee-and other animals associated with a farm, ranch, or stable. HIVE. A manufactured receptacle inhabited by a colony. A hive that is not under management by a beekeeper but has been occupied by a swarm shall be deemed a hive under the control of the owner of the property on which the hive is located and is subject to the requirements of this Chapter. HONEYBEE. All life stages of the common domestic honey bee, apis mellifera. LOT. A contiguous parcel of land under common ownership. NUCLEUS. A colony temporarily maintained for swarm management, re- queening, re- establishing, or wintering _a permanent colony, where honey supers are not maintained as a part of the nucleus hive. City of Corcoran County of Hennepin State of Minnesota February xx, 2019 SWARM. A compact cluster of bees located outside a hive and containing a queen, in the process of establishing a new hive. SECTION 2. Amendment of the City Code. The text of Chapter 81.12. "Bees" (Animal Ordinance) of the Corcoran City Code is hereby amended by deleting the semen material and adding the underlined material as follows: 1. Location and Hive Densitv. a. Subject to the restrictions stated in this Chapter 81, beekeeping shall be a permitted use in all zoning districts within the City. b. No apiary shall occupy a front yard. For the purposes of this section, a corner lot is considered to have two front vards. c. Hives may be maintained on rooftops, subject to Section 2. d. African bee subspecies and Africanized hybrids are prohibited within the City. e. No person may keep an apiary on a lot less than one acre in size. No colonies may be maintained inside dwellings, garages, or any other structure requiring a building permit. f. On lots one acre or greater, the following maximum number of colonies may be kept: i. At least one acre but less than 2 1/2 acres : 4 colonies ii. At least 2 1/2 acres but less than 5 acres : 6 colonies iii. Greater than 5 acres : no restriction g. Compliance with the requirements of this Chapter shall be the obligation of the owner of any property on which an apiary is maintained, regardless whether the property owner owns or directly manages the i1piary, beekeeping equipment or hives located on the owner's property. h. Sale to the general of products derived from beekeeping within the City shall be governed by Mplicable zoning standards, including ordinances regulating Home Occupations. Beekeepers maintaining hives on lots zoned commercial or industrial shall post signage in an area open to the e� public, identifying the location of the apiary on the lot. 2. Required Beekeeping Practices. All apiaries and persons keeping bees in the City shall comply with the following standards of practice: City of Corcoran County of Hennepin State of Minnesota February xx, 2019 a. Honeybee colonies shall be kept in hives with removable frames, which shall be kept in sound and usable condition. b. Each beekeeper shall ensure that so long as colonies remain active outside of the hive, a source of water is available on the apiary lot in close proximity to the colony. c. Each beekeeper shall ensure that no wax comb or other material that might encourage robbing by other bees are left exposed at or about the apiary. Such materials, once removed from the apiary, shall be stored in sealed containers, placed an insect -proof structure, or destroyed. d. For each colony permitted to be maintained under this chapter, there may also be maintained upon the same lot one nucleus colony in a hive structure not to exceed one standard nine and five-eighths (9 5/8) inch ten (10) frame hive body with no supers. e. Each beekeeper shall maintain beekeeping hives and equipment in good condition and if the beekeeper is not actively managing a colony within any hive maintained by the beekeeper, the beekeeper shall remove the hive from the apiary and store the unused hive in a manner to prevent occupation of the unused hive by a swarm. f. Setbacks and Barriers. Except as provided in this sub - section F, no hive shall be kept within ten (10) feet of any lot line. In each instance where a hive is kept less than twenty. -f�25 feet from any lot line, the beekeeper shall establish and maintain between the hive and the lot line a flyway barrier at least six (6) feet in height. The flMay barrier shall be of a reasonably impervious nature so that honeybees will fly over rather than through the material to reach the colon.. If f a flyway barrier of dense vegetation is used, the initial planting may be four (4) feet in height, so long as the vegetation normally reaches six (6) feet in height or higher. The flMay barrier must continue parallel to the apiary lot line for ten (10) feet in either direction from the hive. A ten (10) foot lot line setback and a flyway barrier are not required if the property adjoining the lot line is either (a) an undeveloped parcel greater than one (1) acre, (b) agricultural or industrial, or (c) a wildlife management area or nature park land with no public trails or facilities within twenty -five 25) feet of the hive, and in the case of any of (a), (b), or (c) the hive entrances face away from the adjoining property. A flMay barrier is not required if the hives are located on the roof of a structure containing at least one (1 ) full story and all hives are located not less than five (5) feet from the side of the structure. Rooftop hives remain subject to any screening requirements contained in applicable zoning standards. City of Corcoran February xx, 2019 County of Hennepin State of Minnesota SECTION 3. Amendment of the City Code. The text of Chapter 81.09. "Possession or Sale of Non - Domestic Animals" (Animal Ordinance) of the Corcoran City Code is hereby amended by deleting the semen material and adding the underlined material as follows: In addition to the penalty provided in 81.138 for a violation of this section, any person found guilty of violating this section shall be liable to the city for all expenses, whether incurred by the city or advanced by the city, for the shelter, food, veterinary expenses, boarding and transportation of the seized non - domestic or dangerous animal, and such other expenses as may be required in the relocation or destruction of any such non - domestic animal. SECTION 4. Amendment of the City Code. The text of Chapter 1020.020 "Definitions" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the men material and adding the underlined material as follows: AGRICULTURAL USE: The production, for sale, of livestock, dairy animals, dairy products, poultry, or poultry products, fur - bearing animals, horticultural or nursery stock, fruit, vegetables, forage, grains, timber, trees or- bees and apiary products. SECTION 5. Amendment of the City Code. The text of Chapter 1040.090 Subd. 3. "CR (Commercial Rural)" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the 6tFiGken material and adding the underlined material as follows: C. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code. SECTION 6. Amendment of the City Code. The text of Chapter 1040.100 Subd. 3. "C -1 (Neighborhood Commercial)" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the StFmGkeR material and adding the underlined material as follows: D. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code SECTION 7. Amendment of the City Code. The text of Chapter 1040.110 Subd. 3. "C -2 (Community Commercial)" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the sken material and adding the underlined material as follows: E. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code SECTION 8. Amendment of the City Code. The text of Chapter 1040.120 Subd. 3. "BP (Business Park)" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the StFiGken material and adding the underlined material as follows: E. Keeping of Animals, sublect to Chapter 81 (Animals) of the City Code SECTION 9. Amendment of the City Code. The text of Chapter 1040.125 Subd. 3. 1 -1 (Light Industrial)" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the StFisl«n material and adding the underlined material as follows: C. Keeping of Animals, sublect to Chapter 81 (Animals) of the City Code City of Corcoran County of Hennepin State of Minnesota February xx, 2019 DQ Retail sales related to the processing of product on site so long as it does not exceed thirty percent (30 %) of the floor space of the principal building. ED. Tenant restaurants, cafeterias, and retail service limited to tenants of the building, provided that they be essentially limited to providing service to the users of the permitted use, and that no signs or other evidence of these uses are visible from the exterior of the building. SECTION 10. Amendment of the City Code. The text of Chapter 1040.130 Subd. 3. "Downtown Mixed Use (DMU) District)" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the striGken material and adding the underlined material as follows: C. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code Dl;. Outdoor seating within the public right of way or public open space for a permitted or conditional use, provided that: 1. A sidewalk area at least six feet (6) wide is maintained free of seating in the area. 2. An outdoor seating plan is prepared and approved by the City Council on the recommendation of the planning commission, on finding that the plan will not compromise public health, safety, or welfare. The plan may also include seasonal temporary landscaping and features such as planter boxes, hanging baskets, low partitions, roped off areas, and other approved elements. ED. Public open space plaza, square or other related uses. SECTION 11. Amendment of the City Code. The text of Chapter 1040.135 Subd. 3. "General Mixed Use (GMU) District" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the striGkeR material and adding the underlined material as follows: D. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code ED. Outdoor seating accessory to a restaurant. FR. Public open space plaza, square or other related uses. Gig. Structured parking. SECTION 12. Amendment of the City Code. The text of Chapter 1040.145 Subd. 3. "PI (Public /Institutional)" (Zoning Ordinance) of the Corcoran City Code is hereby amended by deleting the semen material and adding the underlined material as follows: C. Keeping of Animals, subject to Chapter 81 (Animals) of the City Code. DQ Play and recreational facilities, including swimming pools and tennis City of Corcoran February xx, 2019 County of Hennepin State of Minnesota courts, for use of the property owner and guests. SECTION 13. Effective Date. This Ordinance shall be in full force and effect upon its passage. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schulz, Alan VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schulz, Alan Whereupon, said Resolution is hereby declared adopted on this xx day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019- Motion By: Seconded By: February xx, 2019 A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF CHAPTER 81, CHAPTER 1020 AND CHAPTER 1040 OF THE CORCORAN CITY CODE RELATED TO BEE KEEPING (CITY FILE 17 -038) WHEREAS, the City Council directed staff to prepare an ordinance amendment to update the City Code to allow bee keeping as an accessory use in all zoning districts, as well as adding standards for operation; and WHEREAS, the amendment would be consistent with the 2030 Comprehensive Plan; and WHEREAS, the amendment would be consistent with other City Code standards and City policies; and WHEREAS, the Planning Commission has reviewed the proposed text amendments at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the Bee Keeping Ordinance text amendment based upon the following findings: 1. The proposed amendment would be consistent with State law and the City's Comprehensive Plan, and compatible with other provisions of the City Code. 2. The amendment would amend the ordinance to allow bee keeping as an accessory use in all zoning districts. 3. The amendment would establish standards to ensure appropriate buffers for the keeping of bees. VOTING AYE ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schulz, Alan Page 1 of 2 VOTING NAY ❑ Thomas, Ron ❑ Bottema, Jon ❑ Dejewski, Brian ❑ Keefe, Mike ❑ Schulz, Alan City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2019- February xx, 2019 Whereupon, said Resolution is hereby declared adopted on this xx day of February 2019. Ron Thomas - Mayor ATTEST: City Seal Jessica Beise — City Clerk /Administrative Services Coordinator Page 2 of 2 Why you shouldn't freak out about swarming honeybees and how to save bees from those who do By Chelsea Harvey May 26, 2015 O Washington Post For many people, the late - spring onset of warm weather conjures up images of barbecues, beach trips and long afternoons spent out in the sun. But if you're a beekeeper, the changing seasons may have an extra significance: It's the start of honeybee swarm season. To many, a swarm of honeybees which can number well above 10,000 bees and take the form of a living, buzzing, basketball -sized clump of insects is the stuff of nightmares. But both scientists and beekeepers (who manage hives of honeybees either for fun or to sell honey commercially) encourage citizens not to kill or molest the bees if they happen upon a swarm. In fact, as the nation continues to experience widespread honeybee declines, allowing a beekeeper to capture the swarm alive is not only good for the beekeeper it can help save struggling bees, too. And that's critical: Concern over protecting honeybees has never been higher. Honeybees have been declining for several decades, largely thanks to a mysterious phenomenon known as coloLay coll.a se disorder, which causes bees to suddenly abandon their hives. The U.S. Department of Agriculture estimates that honeybee populations are less than half what they were in the 1940s. Most scientists believe the honeybee's plight has been caused by a complex set of factors, including negative effects from pesticides, various diseases and parasites, and habitat degradation. One of the most recent honeybee studies found that beekeepers lost about 40 percent of their commercial colonies in the past year a worrisome statistic because honeybees play a crucial role in pollinating crops. In fact, many experts are afraid that their continued decline could have a major impact on human food supplies. Policy- makers are taking the problem seriously. Last week, the Obama administration released its National Strategy to Promote the Health of Honey Bees and Other~ Pollinators, which aims to put honeybees on the upturn by reviewing and placing restrictions on certain pesticides and restoring land for use by pollinators. Still, honeybees are not protected under the Endangered Species Act, and there are no federal laws to prohibit people from killing them, although state - level regulations may vary. This can be unfortunate for honeybee swarms, which tend to appear more menacing than they actually are. Swarming is a particular behavior that honeybees exhibit in the late spring or early summer as a way f propagating the s ecies, says Andrew Cote, a New York -based beekeeper and founder of Y p Y the New York City Beekeepers .A.ssociati.o -n.. When a colony gets big enough, it splits in two and the queen bee flies off, usually taking a third to a half of the colony with her, in search of a new home. (Back at the home base, a new queen will take her place and continue on with the old colony.) While they're looking for a suitable new home, these swarms sometimes make brief stopovers on tree branches, walls, road signs or other objects. Their appearance a dripping ball of stinging insects can be menacing, but neurobiologist and bee expert Thomas Seel , says honeybees are at their safest when exhibiting swarming behavior. "The reality is that a swarm of bees is not defensive," says Seeley, a professor of neurobiology and behavior at Cornell University, where he specializes in the behavior and social life of honeybees. Swarming bees are still en route to a new home, meaning they have no nest and no stores of honey to defend, and they tend to be at their most docile. Swarms rarely stay in one place for more than a day or so, says Seeley, so chances are the bees will take off on their own if left alone. "A lot of people think that cluster of bees is a bunch of bees building a nest, and it's not," he says. "It's just a temporary assemblage." But some business or homeowners might get antsy about having a huge blob of bees hanging around, particularly if there are children in the area. In these cases, experts encourage citizens to call a local beekeeper, a person who has experience managing honeybee hives, to come and safely remove the swarm, rather than attempting to spray it with insecticide or hire an exterminator. Beekeeper Toni Burnham, founder of the I.Q.C. Beekeepers Alliance and president of the Mar land State Beekee ers Association Inc., says some exterminators will refuse to destroy honeybees. But even in these cases, some citizens may take matters into their own hands by spraying the swarm with insecticide or other chemicals. Seeley says it would be hard to put a number on the population -level effects of destroying honeybee swarms. "I don't know if it's contributing much to the pressure on the population of honeybee colonies, but every time one is killed it does have some effect for sure," he says. "I guess the main thing is there's really no need to [destroy them]." And even swarms that are left alone by humans are homeless and vulnerable to environmental disturbances. Many don't make it to their next hive, says Burnham. But she adds that allowing beekeepers to collect swarms can have other benefits besides just saving the bees. Burnham says collecting swarms can help beekeepers by bolstering the genetic pool on their bee farms. A swarm that's found in an urban setting, where there aren't too many bee farms around, likely came from a feral colony a colony that isn't being managed by beekeepers and essentially lives in the wild. In order to survive long enough to produce a swarm in the first place, a feral bee colony must be pretty hardy, she says. "We're in a day and age where we're trying to find bees that know how to cope with pests and disease, that know how to cope with profound changes in climate. The genes "really, really matter," Burnham says. "When you have a swarm, you have bees of an unknown background. One thing you do know is that they came from a strong colony, a colony that had existed for a long time." Seeley, the neurobiologist, agrees that collecting swarms can be an advantage for beekeepers. "If you're not in a suburban area or something like that, chances are that the swarm is coming out of a wild colony," he says. "They've been tested. They've had to be living somewhere on their own." Cote, the New York City beekeeper, cautions that honeybees can sometimes be confused with other insects, such as yellow] ackets, so he encourages citizens to make sure they've properly identified the insect they're looking at when they call their local beekeeper for help. He recommends taking a photo of the insects and comparing them with photos of honeybees to make sure. Some beekeepers may be willing to move wasp nests or other insect colonies, but some will only be willing to work with honeybees. "My thoughts are that any sort of pollinator has value," says Cote. "However, I am partial to the Apis mellifera the honeybee and I do believe that everyone who enjoys food owes a debt to the honeybee, and we all need to be good stewards of them." 3 6e. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - general(cDci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: February 7, 2019 To: Planning Commission From: Brad Martens, City Administrator Re: Annual Report and 2019 Priorities Annually the City Council requests an update from commissions on accomplishments from the previous year and priorities for the upcoming year. Staff has drafted a memo to the Council from the commission on accomplishments from 2018. It is requested the commission discuss the priorities for 2019 to be included in the memo. Additionally, it is requested that a member of the Planning Commission provide this update to the City Council at the February 28, 2019 City Council meeting. Attachment: 1. Draft memo to City Council CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - general(cDci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: February 28, 2019 To: City Council From: Planning Commission Re: Planning Commission Accomplishments and Priorities As requested by the City Council, the Planning Commission is to update the Council on activities of the previous year and priorities for 2019. The following are some of the activities completed in 2018: • Reviewed an amendment to the sign ordinance regarding dynamic signs • Reviewed a variance and site plan for accessory buildings at Pheasant Acres Golf Club • Reviewed a Final PUD Development plan for Bass Lake Estates • Recommended changes to ordinances regarding dog kennels • Reviewed a Final PUD Development Plan and PUD amendments for Ravinia 9th addition and 10th addition • Reviewed the proposed purchase of park land from the Rockford School District • Reviewed a home relocation plan • Reviewed a Preliminary Plat for Rush Creek Run • Reviewed a Conditional Use Permit for High 5 Companies • Reviewed a Comprehensive Plan Amendment for Bellwether • Reviewed a Variance and Site Plan Amendment for building expansion and bus parking • Held the public hearing for the 2040 Comprehensive Plan • Reviewed a PUD Rezoning, Preliminary Plat, and Preliminary PUD Development Plan for Bellwether; reviewed Final Plat and Final PUD Development Plan for Bellwether 1St addition • Reviewed a PUD Rezoning, Preliminary Plat, and Preliminary PUD Development Plan for Fehn Meadows 2" addition • Reviewed an ordinance amendment for event centers • Reviewed ordinance amendments for ROW, Small Cell, and DAC Reviewed an ordinance amendment for financial guarantee requirements Reviewed ordinance amendments for nuisances • Reviewed a Final Plat and Final PUD and amendments for Bass Lake Crossing 2nd addition In 2019 the Planning Commission has the following priorities: • To be discussed by the Planning Commission; possibilities: o Process ordinance amendments as required to by the 2040 Comprehensive Plan o Other?? The Planning Commission appreciates the support of the City Council and requests feedback on its proposed priorities for 2019. Attachments: N/A Agenda Item 7a. L A N D F O R M From Site to Finish 0 105 South Fifth Street, MEMORANDUM Suite 513 Minneapolis, MN 55401 DATE January 14, 2.0.1.9 TO Brad Martens .. ............................... _ . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . cc City Council, Planning Commission, Parks & Trails Commission • • Tel: 612 - 252 -9070 Fax: 612 - 252 -9077 www.landform.net FROM Kendra l- indahl, City Planner .. ............................... _. RE.....Active Corcoran... Planning.. Applications .................................................................................................................................................. ............................... Projects /Comments in blue italics are new Project marked with an * have moved from active to approved The following is a summary of project status for current, active projects: 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 three community open houses /events and several commission meetings and Council work sessions. The Parks and Trails Commission reviewed at their March 20th meeting, the Planning Commission held a public hearing on April 5th and on April 26th the City Council approved the 2040 Comprehensive Plan for distribution to adjacent jurisdictions for comment. The adjacent jurisdictions have six months to review and comment and then Corcoran will send to the Metropolitan Council to review for compliance with regional systems. City staff met with Metropolitan Council staff to discuss their preliminary comments, is working to address comments and intends to bring the final draft to the February 281h meeting where the Council will approve for formal submission to the Metropolitan Council. 2. Animal Ordinance (city file 17 -038). The City has received questions about allowing animals in commercial areas, specifically bees and chickens. The Council considered this item at their January 25th meeting and established a subcommittee to review the issues and bring back a recommendation to the City Council. Staff has the subcommittee recommendation on bees and is awaiting feedback on chickens. This item was reviewed by the Council on December 27, 2018 and is scheduled for a public hearing at the February 7th Planning Commission meeting and Council action on February 281h 3. Southeast District Master Plan and Design Guidelines update (city file 18 -012). The draft 2040 Comprehensive Plan anticipates significant changes to the transportation network that make it necessary to update this plan, which is adopted as Appendix B of the Zoning Ordinance. At the April 26th meeting, the Council authorized staff to begin this work. Staff met with Hennepin County and is now drafting road alignments for incorporation into updated plan options. This item was discussed at the November 8th Council Work Session. The Council will review the revised draft at a February 28th work session. 4. Development Rights and OS8t.P ordinance updates (city file 18 -014). One of the implementation strategies from the Draft 2040 Comprehensive Plan was to consider amendments to the OS &P ordinance to better reflect City goals. The Council is also considering changes to the development rights program. Staff presented the City Council with a work plan and schedule at the May 241h meeting. The Council discussed at the October 11th Work Session and staff will bring a revised draft to the January 24th Work Session. 5. Preliminary Plat, Preliminary PUD and Rezoning for "Pheasant Ridge Second Addition ". (PID 0311923310003, 0311923430005, 0311923410002) (City File 18 -029). The Council has reviewed and provided feedback to the applicant on a PUD sketch plan. This formal application for an OS &P Landforma, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1 subdivision is currently incomplete. Upon receipt of the missing items, staff will schedule this request for Council action. 6. Kariniemi Preliminary Plat for two lots at 20801 Larkin Road. (PID 2711923410009) (City File 18- 037). There was an error in the public hearing notice, so the Planning Commission opened the public hearing at the January 3rd Planning Commission meeting and continued it to February 7th. City Council action is expected on February 28tH 7. Corcoran Land Holdings L.L.C. Rezoning, Conditional Use Permit and Site Plan at the SW corner of CR 19 and CR 10 (PID 18- 119 -23 -12 -0001) (City File 18 -038). The request is currently incomplete, but if the missing information is received the item could be scheduled for Planning Commission and Council review in February. The applicant is discussing access issues with Hennepin County. 8. Meyer Lot Line Adjustment at 10740 Bechtold Road (City File 18 -039). The application is currently incomplete. Additional right -of -way is required for the lot line adjustment and this item will be scheduled for Council action when deemed complete. 9. Rezoning, Preliminary Plat and Preliminary PUD for U.S. Home Corporation (dba Lennar) for "Ravinia 1111 Addition" (PID 36- 119 -23 -44 -0012) (City File 18 -040). Lennar has filed a plat for 15 lots at 6351 CR 101 (the Nichols property) and is proposing to the property to Ravinia. The landowner submitted a sketch plan for Council review in 2017. The application is scheduled for a public hearing on February 7th and City Council on February 28tH 10. Preliminary plat, final plat, and variances for "Dahlheimer Farms" on property located at 20702 County Road 50 (PID 22- 119 -23 -41 -0001) (City File 18 -041). The Council approved a wetland waiver for a portion of this property in 2018. The applicants are proposing to subdivide the existing farm to create a 5 -acre lot for the farmstead and the fields will be platted as an outlot. The application is scheduled for a public hearing on February 7th and City Council on February 28tH Also, there are several projects that have been approved, but are still not filed and closed out: 1. Corcoran Business Park (City file 06 -005). The City Council granted a one -year extension to the final plat approval, which expired on April 12, 2011. Staff has spoken to the applicant and is still working to close out this project. Staff has spoken to the applicant and will schedule a meeting when more information is available on the Loretto sewer project. Hope Ministries Conditional Use Permit for Cemetery and Vacation of Drainage & Utility Easement at 19951 Oswald Farm Road (City file 12 -002). Hope Ministries submitted a request for a conditional use permit to allow a cemetery west of the existing church. The application was approved by the City Council on March 22nd and site work had begun. The letter of credit for site improvements has been released, but we are holding the escrow pending completion of the approved landscaping. The applicant has indicated that they are considering a site plan amendment application to modify the approved plans. Staff met again with Pastor Brian Lother in July 2017 to discuss the outstanding issues and future expansion plans on the property. 3. Sawgrass Preliminary Plat, Preliminary PUD Development Plan and Rezoning for 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. The City Council approved another one year extension at the January 25, 2018 meeting. 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 MEMORANDUM permit, variance and site plan approval. The project was reviewed at a public hearing at the June 41h 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. Private Drive Ordinance Amendment (City file 16 -003). The City Council approved an ordinance amendment allowing private drives in the Rural Residential district, subject to certain conditions. However, after adoption the City Council directed staff to revisit this issue and consider an ordinance amendment to eliminate the requirement that private drives off paved roads must be paved. The City Council approved the amendment on May 26th. The Council also identified additional issues that should be reviewed and discussed at a future date. 6. Natural Resource Protection Ordinance (city file 18 -010). The Council directed staff to look at options to preserve trees and natural resources to maintain the rural character of the community in both rural and urban areas. Staff presented for Council review at the May 24th meeting and the Council tabled this item. 7. Sketch Plan for "Edgewater of Corcoran" at 19220 County Road 10 (PID 25- 119 -23 -14 -0003 and 25- 119 -23 -14 -0002) (City file 18 -018). Trek Development, Inc. has submitted a sketch plan for a residential development with a senior living continuum of care complex, apartment and single family homes. The Council reviewed the sketch plan at the May 24th meeting and indicated support. 8. Final Plat for "Rush Creek Run" at 7320 Rolling Hills Road (PID 28- 119 -23 -22 -0003) (city file 18- 026). A request for final plat approval has been submitted but is currently incomplete. The preliminary plat for this project was approved on April 26th. This item was approved at the October 25th Council meeting. 9. Final Plat and Final PUD Development Plan for "Bellwether" at 9975 County Road 101 (PID 1211923120001) (city file 18 -027). The preliminary plans were approved by the City Council in June. A request for final plat approval has been submitted and staff is reviewing for completeness. This application is for Phase 1, which will plat the Newman property and create 79 lots (78 home lots plus the activity center). This item was reviewed by the Planning Commission on October 4th and the City Council approved it on October 11tH 10. *Lot Line Adjustment and Variance for Allen James Pouliot located at 6626 Pioneer Trail (PID 31- 119 -23 -11 -0004) (city file no. 18 -030). The applicant is proposing to adjust a lot line between two properties and a variance is required to accommodate the request. The applicant submitted a request for a wetland delineation and topographic survey waiver that was approved by the City Council on November 8th. The lot line adjustment and variance reviewed by the Planning Commission on December 6th and City Council approved on December 27th. 11. Lot Combination and Easement Vacation for Tony Maghrak located at 21580 Sicora Lane (PID 09- 119 -23 -11 -0003) (city file no. 18 -031). The applicant is proposing consolidate two properties and an easement vacation is required along the eliminated lot line. The Council approved this item on November 191H 12. Kottke Development Rights Appeal for 22901 Oakdale Drive (PID 05- 119 -23 -31 -0001) (city file no. 18 -032). The applicant is appealing the number of development rights on the Development Rights Map. The Council approved this item on October 251h 13. Ravinia 101 Addition Final PUD Development Plan and Final Plat (PID 3611923430040 and 3611923430041) (city file no. 18 -034). The Planning Commission reviewed the item on November 1St and City Council approved it on November 19tH 14. *Bass Lake Crossing 2 "1 Addition PUD Amendment, Final PUD Development Plan and Final Plat (city file no. 18 -035). The applicant is requesting a PUD amendment to allow more 3 -car garages in the project, which will result in fewer units. The Planning Commission reviewed the request on December 6th and City Council approved on December 27th. MEMORANDUM 15. Peter and Jean Dahlheimer request for Topography Exemption and Wetland Delineation Exemption at 20702 County Road 50 (PID 22- 119 -23 -41 -0001) (City File No. 18 -036). The application was reviewed and approved by the City Council action on November 81h. MEMORANDUM 7b. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - general andcorcoran.mn.us / Web Site - www.ci.corcoran.mmus MEMO Meeting Date: February 7, 2019 To: Planning Commission From: Brad Martens, City Administrator Re: City Council Report The Planning Commission last met on January 3, 2019. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website January 10, 2019 Council Meeting o Acting Mayor ■ Appointed Councilmember Mike Keefe as Acting Mayor o Oath of Office — Councilmember Mike Keefe ■ Jessica issued the Oath of Office o Oath of Office — Councilmember Alan Schultz ■ Jessica issued the Oath of Office • Request for Contribution — Dayton Parkway Interchange ■ Approved the resolution committing $250,000 to the project • Website Update Project ■ Authorized staff to execute an agreement with CivicLive for website redesign services o Annual Appointments ■ Approved the annual appointments as presented 0 2019 City Council Calendar ■ Adopted the 2019 calendar o Subwatershed Assessment Grant Application ■ Directed staff to submit a grant application and authorize an expenditure of up to $3,000 if the grant is awarded We] January 24, 2019 Council Meeting o Oath of Office — Ron Thomas ■ Mayor Thomas took the oath of office o Code Enforcement Contract ■ Authorized staff to execute a contract with Landform for assistance in code enforcement services • Commissioner Appointment Process ■ Scheduled a work session on February 141" at 6:20 pm to interview candidates for the Planning Commission • Deputy Clerk Hiring Process ■ Approved the job description; authorized staff to begin an internal recruitment for the position • Tree Inventory /Forest Management Plan ■ Heard a request from Councilmember Bottema to complete a tree inventory and forest management for the City owned properties; Council directed Councilmember Bottema to speak with Tom Anderson of the Parks and Trails Commission • Water Service Approval — The Stanchion Bar ■ Approved a water only connection for The Stanchion Bar until May 1, 2019. • Work Plan for Establishing Water Supply System ■ Council reviewed the draft plan and directed staff to proceed as outlined. • Meeting Recap — Housing For All ■ Councilmember Dejewski provided a recap of a recent Housing For All meeting and discussed the need for the Council to plan for affordable housing Attachments: None 7c. CITY OF CORCORAN 8200 County Road 116, Corcoran, MN 55340 763.420.2288 — Office 763.420.6056 — Fax E -mail - general(cDci.corcoran.mn.us / Web Site - www.ci.corcoran.mn.us MEMO Meeting Date: February 7, 2019 To: Planning Commission From: Brad Martens, City Administrator Re: Commissioner Term Update The following is the current appointment terms for Planning Commissioners: Term ending February 29, 2019 • Dean Jacobs • Dorothy Theis Term ending February 28, 2020 • Jim Shoulak Term ending February 28, 2021 • Jeff Dickman • Meredith Wu The City Council will be considering the appointing commissioners at the February 28, 2019 City Council meeting. Attachment: N/A Legend Hennepin County Natural Resources Map 2 Foot Elevation Contours Date: 1/2/2019 Index - I ae l 41 � tf e JI) � n � Intermediate � \' ' ' �. Wetlands o I I I Potenti al Wetland HCI Probable Wetland - HCWI 'Q Probable Wetland - IMI i� J 1' N iJ I • SDI Is 1 I \, ! ws r b2 nd Ave U PID: 3611923440009 Address: 19220 HACKAMORE RD, �:aay - wwwrw t «r«wn 4Hrmy..» W .waw.w� a. CORCORAN -- - �' ai '1� I� Tlack•arn oraHgl.w O N GREGORY S& '• - ,.�� d'.47 ' caner ame: JACKIEA HOGLUND I _ Acres: 6.84 it Comments: I i _ r r 1 inch =400 feet A \ /1 J \•_ ';I U This data (1) is famished A6 l9 with mrepresenlahmuv to canplelenessora,. -mmy.(i)isfumishedxllhm"rartvof arty knd7 iiQlsnalsmlairle for legal,"ineering er sa,asrrg - 1 prpwes. HennepinCountyshall nd beliade fa anytlanege, �.'j' njry orlws lesJOng ROm las esta. __ f�l _ __ / t ... ,1'x111 f. __ III II'. - . —'. '. •�_ �`�'. /'J•i . -� /- - :�.a:.. (' /!JI MPVRIGHT©HENNEPIN COONTV 2979 Hennepin County Natural Resources Map Arl 4-4-✓ � .ni� r � ;� _. � ,� �t , � .,7 ..,rte, r/ �l�' -• 11 1,,.•t� y X i .lei ��- .; I ;. III -� -���. - i`r• -.. � _ �. oil r,;t { . i , }if •i..'� �T - a Iry OR I. • -�:•'. Fk . F _ ..ate v. N Ik4��lJ•..►:� �r�- . r • \IT rrr t fry r �� �� � • ( I,AII 1 1 11• - a 1 ``II � Y ..� ' it �; > •, �. , • J, P+ ��... / r i ., r� =,.- 1 1SAF E v •� r } A J �r PID: 3611923440014 � �_, Address: 19200 HACKAMORE RD, j: •! CORCORAN Owner Name: H CAN DERSON LLC Comments: d I f VUXIM I. T 11" � I l t� • (f /.rJ S=am„ 1 " 1 inch = 400 feet A 1 w Thnplermassoram acy;(IS'w rNshedresenlatinnasy �f .y mykk);wd(flQ snotsuft ble founrjal,a)gllS nowa rasui • � �' - r 11 Y i I 7 J wpose;eHwrxisnooL"yb� shall at halinlefor n as�eling ..I� 7 , _ grposr'l Henneping Irm INS c na!be liablefa arrytlartege, '�+� �t r {'- _�I, , � h,wYa�c6s resulting bam lhiadala. COPYRIGHT HENNEPIN COUNTY 2019 Legend 2 Foot Elevation Contours Date: 1/2/2019 -- index Intermediate .•1 Wetlands �` -• \ w. Potential Wetland - HCWI �` ■ Probable Wetland - HCWI ;� ■ Probable Wetland - MNI { . i , }if •i..'� �T - a Iry OR I. • -�:•'. Fk . F _ ..ate v. N Ik4��lJ•..►:� �r�- . r • \IT rrr t fry r �� �� � • ( I,AII 1 1 11• - a 1 ``II � Y ..� ' it �; > •, �. , • J, P+ ��... / r i ., r� =,.- 1 1SAF E v •� r } A J �r PID: 3611923440014 � �_, Address: 19200 HACKAMORE RD, j: •! CORCORAN Owner Name: H CAN DERSON LLC Comments: d I f VUXIM I. T 11" � I l t� • (f /.rJ S=am„ 1 " 1 inch = 400 feet A 1 w Thnplermassoram acy;(IS'w rNshedresenlatinnasy �f .y mykk);wd(flQ snotsuft ble founrjal,a)gllS nowa rasui • � �' - r 11 Y i I 7 J wpose;eHwrxisnooL"yb� shall at halinlefor n as�eling ..I� 7 , _ grposr'l Henneping Irm INS c na!be liablefa arrytlartege, '�+� �t r {'- _�I, , � h,wYa�c6s resulting bam lhiadala. COPYRIGHT HENNEPIN COUNTY 2019